HomeMy WebLinkAboutPRE23-000270_Riu_Cottages_Meeting_SummaryDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200
PREAPPLICATION MEETING FOR
Riu Cottages
13012 80th Ave S Renton, WA 98178 (APN 2144800325)
PRE23-000270
September 14, 2023
Contact Information:
Planner: Clark H. Close, 425-430-7289, cclose@rentonwa.gov
Public Works Plan Reviewer: Sam Morman, 425-430-7383, smorman@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org
Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the project manager to have it pre-screened before
making all of the required copies.
The pre-application meeting is informal and non-binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will be formally reviewed under the regulations in effect at the time of project
submittal. The information contained in this summary is subject to modification and/or
concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director,
Development Services Director, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council).
M E M O R A N D U M
DATE:September 14, 2023
TO:Clark Close, Principal Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:Riu Cottages
1. The fire flow requirement for a single-family home is 1,000 gpm minimum for dwellings
up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square
feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is
required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to
1,500 gpm. It appears that there is one existing fire hydrant that will meet the minimum
requirements.
2. The fire impact fees are currently applicable at the rate of $829.77 per single family unit.
This fee is paid at building permit issuance. No charges apply to the existing homes that are to
remain or if they are replaced with new homes.
3. Fire department apparatus access roadways are required to be a minimum of 20-feet
wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways
shall be constructed to support a 30-ton vehicle with 75-psi point loading. Access is required
within 150 feet of all points on the buildings. The maximum grade is 15 percent.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:September 14, 2023
TO:Clark Close, Planner
FROM:Sam Morman, Civil Engineer
SUBJECT:Riu Cottages
13012 80th Ave S
PRE23-000270
NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-
binding and may be subject to modification and/or concurrence by official City decision-makers. Review
comments may also need to be revised based on site planning and other design changes required by
City staff or made by the applicant.
I have completed a preliminary review for the above-referenced proposal located at parcel(s)
2144800325. The following comments are based on the pre-application submittal made to the City of
Renton by the applicant.
Water
1. The project is within the City of Rentons water service area in the West Hill 495 Pressure Zone.
2. The static water pressure is approximately 93 psi at ground elevation of 280 feet.
3. There is an existing 6-inch water main located in 80
th Ave S that can deliver a maximum flow capacity
of 1,000 GPM (see water plan No. W-036804).
4. There is an existing 8-inch water main located in S 130
th St that can deliver a maximum flow capacity
of 2,500 GPM (see water plan No. W-282901).
5. Based on the review of project information submitted for the pre-application meeting, Renton
Regional Fire Authority has determined that the preliminary fire flow demand for single-family homes
is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the
dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required.
6. Based on the information provided with the pre-application submittal documents, Renton Regional
Fire Authority (RRFA) has determined that the preliminary fire flow demand for the development
ranges from 1,000 gpm to 1,500 gpm depending on the size of the buildings. The following developers
installed water main improvements will be required to provide domestic and fire protection service
to the development including but not limited to the items that follow.
•Installation of an 8-inch water main within the interior access road/drive lane depending on
the final layout of the development.
•The existing 6-inch water main in 80th Ave S must be replaced with a new 8-inch water main
if it is impacted by the installation of new off-site improvements and related utilities and
landscaping.
•Installation of additional fire hydrant(s) as required by RRFA.
•A 15-foot-wide public water easement is required for any public water main, hydrants and
water meters located outside City Right-of-Way.
•Installation of a separate water service (minimum 1-inch) and meter for each new cottage.
The sizing of the meter shall be in accordance with the most recent edition of the Uniform
Plumbing Code. Installation of the service and water meter shall be done by City forces if the
meter is connected to an existing water main, a separate water permit is required.
•A pressure reducing valve is required downstream of the any meters where the water
pressure exceeds 80 psi.
•Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if
applicable.
7. Civil plans for the water main improvements will be required and must be prepared by a professional
engineer registered in the State of Washington. Please refer to City of Renton General Design and
Construction Standards for Water Main Extensions as shown in Appendix K of the Citys 2019 Water
System Plan. Adequate horizontal and vertical separations between the new water main and other
utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the
operation and maintenance of the water main. Retaining walls, rockeries or similar structures cannot
be installed over the water main unless the water main is installed inside a steel casing.
8. A conceptual utility plan will be required as part of the land use application for the subject
development.
9. The development is subject to applicable water system development charges (SDCs) and meter
installation fees based on the number and size of the meters for domestic uses and for fire sprinkler
use. The development is also subject to fees for water connections, cut and caps, and purity tests.
Current fees can be found in the 2023 Development Fees Document on the Citys website. Fees will
be charged based on the rate at the time of construction permit issuance.
•The SDC fee for water is based on the size of the new domestic water to serve the project.
The current water fee is $4,850.00 per 1-inch meter.
•Water service installation charges for each proposed domestic water service is applicable.
Water Service installation is $2,875.00 per 1-inch service line,
•Drop-in meter fee is $400 per -inch meter and $460.00 per 1-inch meter.
•A credit will be applied to the existing services if abandoned.
•The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof
Renton
Sanitary Sewer
1. The project is within the City of Rentons sanitary sewer service area.
2. There is an 8-inch gravity wastewater main located in 80
th Ave S (see record drawing S-28290A).
3. There is an 8-inch gravity wastewater main located in S 130
th St (see record drawing S-28290C).
4. An 8-inch sewer main extension to serve the proposed cottages will be required.
•A 15-foot-wide public sewer easement is required for any public sewer main located outside
City Right of Way.
5. Individual sewer stubs from the sewer main and individual side sewers are required for each lot. All
new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details.
6. A conceptual utility plan will be required as part of the land use application for the subject
development.
7. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer
is based on the size of the new domestic water to serve the project. Current fees can be found in the
2023 Development Fees Document on the Citys website. Fees will be charged based on the rate at
the time of construction permit issuance.
•The current sewer SDC fee is $3,650.00 per 1-inch meter.
•Final determination of applicable fees will be made after the water meter size has been
determined.
•The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof
Renton
Surface Water
1. There is an existing stormwater ditch located in 80
th Ave S that connects to a catch basin located at
the southwest corner of the parcel.
2. Any new on or off-site drainage systems must be designed in accordance with Chapter 4 of the 2022
RSWDM.
3. Critical areas on site that may affect stormwater review include regulated (steep) slopes.
4. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design
Manual will be required. Refer to Figure 1.1.2.A Flow Chart of the 2022 Renton Surface Water Design
Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls
within the Flow Control Duration Standard Matching Forested Site Conditions. The site falls within the
West Lake Washington Seattle South drainage basin and West Hill sub basin.
5. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current
City of Renton Standard Details are available online in the City of Renton website
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton
6. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will
be required to provide basic water quality treatment. Any proposed detention and/or water quality
vault shall be designed in accordance with the RSWDM that is current at the time of civil construction
permit application. Separate structural plans will be required to be submitted for review and approval
under a separate building permit for the detention and/or water quality vault.
7. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new
runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated
as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan, including the
application of on-site BMPs, shall be included with the land use application, as applicable to the
project. The final drainage plan and drainage report must be submitted with the utility construction
permit application.
8. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual
Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with
recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be
included in the report. The report should also include information concerning the soils, geology,
drainage patterns and vegetation present shall be presented in order to evaluate the drainage,
erosion control and slope stability for site development of the proposed plat. The applicant must
demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage,
or excess surface water runoff.
9. Erosion control measures to meet the City requirements shall be provided.
10. The development falls within the R-8 zone which has a maximum impervious surface area of 65% per
lot, and maximum building coverage of 50% per lot.
11. The development is subject to a surface water system development charge (SDC) fees. Fees will be
charged based on the rate at the time of construction permit issuance.
•The current SDC fee for a single family residence is $2,300 per lot.
•The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof
Renton
Transportation
1. Per City code 4-6-060 frontage improvements are required for new construction in excess of
$175,000. The proposed project fronts 80th Ave S to the west, S 130th St to the north, and private
property on all other sides.
•80th Ave S is classified as a Residential Access street. Existing ROW width is 60 feet per the
King County Assessors Map. Existing improvements include a paved roadway of
approximately 22 feet with the remainder unimproved. To meet the Citys complete street
standards for Residential Access streets, minimum ROW is 53 feet. Per City code 4-6-060,
minimum half street improvements shall include a pavement width of 26 feet (13 feet from
centerline), a 0.5 foot curb, an 8 foot planting strip, a 5 foot sidewalk, street trees and storm
drainage improvements. No ROW dedication is anticipated pending final survey.
•S 130th St is classified as a Residential Access street. Existing ROW width is 60 feet per the King
County Assessors Map. Existing improvements include a paved roadway of approximately 22
feet with the remainder unimproved. To meet the Citys complete street standards for
Residential Access streets, minimum ROW is 53 feet. Per City code 4-6-060, minimum half
street improvements shall include a pavement width of 26 feet (13 feet from centerline), a
0.5 foot curb, an 8 foot planting strip, a 5 foot sidewalk, street trees and storm drainage
improvements. No ROW dedication is anticipated pending final survey.
2. A unit lot drive may serve as access to the site. Unit lot drives shall have a minimum paved roadway
width of sixteen feet (16) however, the Fire Department may require the paved roadway to be up
to twenty feet (20), with 0.5 curbs, and an eight foot (8) wide landscaping strip and five foot (5)
wide sidewalk along one side of the drive. Each unit lot drive can serve as access for up to nine (9)
lots. Refer to RMC 4-6-060.K for further detail.
3. Undergrounding of all existing utilities is required on all frontages per RMC 4-6-090.
4. Street lighting and street trees are required to be installed by the developer and must meet current
City standards. Lighting and Photometric plans are required to be submitted with the land use
application and will be reviewed during the construction utility permit review.
5. Paving and trench restoration within the City of Renton right of way shall comply with the Citys Trench
Restoration and Street Overlay Requirements.
6. The development is subject to transportation impact fees. Fees will be charged based on the rate at
the time of building permit issuance.
•The 2023 transportation impact fee is $12,208.54 per single family home.
•The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof
Renton
General Comments
1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone, and
cable services, etc.) along property frontage or within the site must be underground as outlined in
RMC 4-6-090 UTILITY LINES - UNDERGROUND INSTALLATION. The construction of these franchise
utilities must be inspected and approved by a City of Renton inspector.
2. Adequate separation between utilities as well as other features shall be provided in accordance with
code requirements.
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is
required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or
building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the
building.
3. All construction utility permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer
shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-
to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets.
5. Fees quoted in this document reflect the fees applicable in the year 2023 only and will be assessed
based on the fee that is current at the time of the permit application or issuance, as applicable to the
permit type. Please visit www.rentonwa.gov for the current development fee schedule.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2023\PRE23-000270
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:September 14, 2023
TO:Pre-Application File No. 23-000270
FROM:Clark H. Close Principal Planner
SUBJECT:Riu Cottages 13012 80th Ave S Renton, WA 98178
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and permitting
issues are based on the pre-application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official decision-
makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public
Works Administrator, Planning Director, Development Services Director, Development
Engineering Director, and City Council). Review comments may also need to be revised based on
site planning and other design changes required by City staff or made by the applicant. The
applicant is encouraged to review all applicable sections of the Renton Municipal Code. The
Development Regulations are available online at https://www.codepublishing.com/WA/Renton.
Project Proposal: The applicant is proposing a unit lot subdivision of 6 to 8 cottage units each with
a minimum of 250 square feet (sq. ft.) of private yard space. The units would include half of the
units totaling 1,000 sq. ft. (500 sq. ft. footprint) and the other half of the units totaling 1,500 sq.
ft. (750 sq. ft. footprint). The subject property is located at 13012 80th Ave S (APN 2144800325)
at the southeast corner of S 130th St and 80th Ave S. The project site totals 22,667 square feet
(0.52 acres) in area and is currently developed with a single-family home and a detached accessory
structure (garage) which are proposed for removal. The site has a Comprehensive Plan Land Use
of Designation of Residential Medium Density and a zoning designation of Residential-8 (R-8). Up
to 5,743 sq. ft. of parking with up to 13 onsite parking spaces are proposed depending on the
feasibility site plan (Options 1-5). Access to the site is proposed via S 130th St or 80th Ave S
depending on the feasibility site plan option. According to the Geotechnical Assessment, the
property is mapped with sensitive slopes, erosion hazard areas, high landslide hazard areas, low
seismic hazard area, and a stream buffer from a Type Np stream located off-site to the east.
Current Use: The project site is currently developed with a 1,580 sq. ft. single-family home and a
detached 480 sq. ft. garage, which are proposed for removal.
1.Zoning /Land Use Designation, and Overlays: The subject property is located within the R-8
zoning classification. The density range allowed in the R-8 zone is a minimum of 4.0 to a
maximum of 8.0 dwelling units per one net acre. The Residential Medium Density Land Use
designation is intended to create opportunities for new single family residential
neighborhoods and to facilitate high-quality infill development that promotes reinvestment
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in existing single family neighborhoods. Detached single family residential dwelling units are
permitted uses within the R-8 zoning designation.
Cottage housing developments (a unit-lot subdivision consisting of at least three (3) unit lots
containing small scale (no more than one thousand five hundred (1,500) gross square foot)
detached, single-family dwelling units clustered around a shared common open space) may
be granted additional density, at a rate of two and one-half (2.5) times the maximum density
that could be achieved in a standard subdivision within the R-8 zone. The applicant shall
submit a pro forma subdivision plan for the proposed property showing the number of
conventional lots that would be permitted by the R-8 zone. This pro forma subdivision plan
will be used to determine the maximum number unit lots allowed, by multiplying the number
of lots in the pro forma subdivision plan by two and one-half (2.5).
The area of public and private streets (including driveway tracts and private access
easements) and critical areas would be deducted from the gross site area to determine the
net site area prior to calculating density.
The applicant would be required to provide a pro forma subdivision plan to determine the
maximum number of cottage housing units that could be developed on the project site.
2.Development Standards: The project would be subject to RMC 4-2-110A, Development
Standards for Single Family Zoning Designations effective at the time of complete application
(noted as R-8 standards herein).
Cottage Housing Development Standards (RMC 4-2-110G):
1,500 sq. ft.Maximum Unit Size
At least 50% of all cottages in a
development shall be less than 1,000 sq. ft.
Minimum Number of Cottages per Cluster 3
Maximum Number of Cottages per Cluster 12
Minimum Distance Between Structures All units must be detached, with a
minimum separation of 8 ft.
18 ft.Maximum Wall Plate Height
Roofs with a pitch equal to or greater than
4:12 may project an additional 6’ vertically
from the maximum wall plate height.
Maximum Number of Stories 2
Separation Between Clusters Individual clusters shall be separated by
landscaping, common open space, critical
areas, or a community building.
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3. Minimum Lot Size, Width and Depth The minimum lot size in the R-8 zone is 5,000 sq. ft.
The minimum lot width is 50 feet for interior lots and 60 ft. for corner lots and the minimum
lot depth is 80 feet. Additionally, the subdivision regulations require new residential lots to
contain a minimum width at their foremost points (where the front property line meets ROW
or private access) of no less than 80-percent of the required lot width and no new lots shall
have a depth-to-width ratio greater than four to one. Individual unit lots created for cottage
house developments are exempt from the minimum lot size, minimum lot width, and
minimum lot depth requirements of the R-8 zone.
Building Standards The R-8 standards allow a maximum building coverage of 50% of the lot
area. The maximum impervious coverage in the R-8 zone is 65%. Individual unit lots created
for cottage house developments are exempt from the maximum building coverage, and
maximum impervious surface area requirements of the R-8 zone.
Setbacks Setbacks are the minimum required distance between the building footprint and
the property line. The required setbacks for the R-8 zone are: Front yard: 20 feet for the
primary structure, except when all vehicle access is taken from an alley, then 15 ft; Rear yard:
25 feet; Side yards: 5 feet; and Secondary Front yard: 15 feet. Corner lots required to have a
front yard and a secondary front yard are relieved of the requirement to have a rear yard; in
place of a rear yard setback, the side yard setback of the zone shall apply. Individual unit lots
created for cottage house developments are exempt from setback requirements of the R-8
zone.
4.Residential Design and Open Space Standards: All single family residences would be subject
to the Residential Design Standards for the Cottage Housing Developments, outlined in RMC
4-2-115F. The standards are required to be addressed at the time of subdivision. The following
are applicable within the R-6 zone.
•Unit Lot Configuration
o Unit lots should be oriented toward common open space area or community
building; when not achievable, unit lots should be oriented toward a right-of-way.
•Parking and Garages
o All of the following apply:
1. Parking shall be provided in designated areas within the parent site but
not at individual unit lots;
2. Shared garages on the parent site are allowed, provided the regulations
of RMC 4-4-080 are met;
3. Parking structures, i.e., garages and carports, shall be detached and set
back from the private yard space by at least six feet (6’);
4. Shared garages and carports shall not exceed forty-four feet (44’) in
width, and shall maintain an eight-foot (8’) separation from any cottages;
5. Parking design shall be of similar design and character to the cottages.
Carports are permitted when a solar panel is incorporated into the
design;
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6. Architectural detail that is consistent with the architectural character of
the cottage house development shall be incorporated in the garage
design, including but not limited to trim, columns, and/or corner boards;
7. Shared garages shall not be located further than one hundred sixty feet
(160’) from any of the housing units to which it is assigned;
8. When shared garages are proposed, each unit must have garage space
assigned to it;
9. Surface parking of more than two (2) spaces, visible from a public right-
of-way (not including alleys) or adjacent to single-family uses or zones,
shall be screened; and
10. Parking structures and surface parking shall not be located between the
common open space and the cottage units.
Parking areas with three (3) or more stalls in a row would need to have a 10-foot
(10) sight fully sight obscuring landscaping screen abutting the property line(s).
•Open Space
o Landscaping: Individual unit lots are exempt from RMC 4-4-070F3, Front Yard
Trees Required When Street Trees Are Not Located Within the Right-of-Way
Abutting a Front Yard.
o Standards for Common Open Space: Above ground drainage facilities (i.e.,
ponds, swales, ditches, rain gardens, etc.) shall not be counted towards the
common open space requirement. Required to provide common open space as
follows:
1. For each unit in the development, three hundred fifty (350) square feet
of common open space shall be provided.
2. Open space shall be designed as a common green located within the
development and shall include picnic areas, and spaces for passive
recreational activities such as outdoor cooking, picnicking, walking,
biking, observing nature, and/or active recreational activities, such as
playgrounds, bocce ball, and pickleball;
3. Open space(s) shall be accessible to all cottages. For sites one acre or
smaller in size, open space(s) shall be no less than thirty feet (30’) in any
dimension. For all sites, to allow for variation, open space(s) of less than
the minimum dimensions (thirty feet (30’) or forty feet (40’), as
applicable) are allowed; provided, that no dimension is less than eight
feet (8’) in width and when all open spaces are averaged, the applicable
dimension requirement is met;
4. Grass-crete or other pervious surfaces may be used in the common open
space for the purpose of meeting the one hundred fifty feet (150’)
distance requirement for emergency vehicle access but shall not be used
for personal vehicle access or to meet off-street parking requirements;
and
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5. Common open space areas shall have a maximum slope of five percent
(5%); and
6. Obstructions, such as retaining walls and fences, shall be strategically
placed so as not to reduce usable open space.
Open space shall be placed in tracts, usable and active. Preferably in the center
of the development and independent of the required stream buffer. Calculations
identifying how the open space requirements are being met would be required
at the time of land use application.
o Standards for Private Yards: Each individual cottage shall have a private yard that
is at a minimum 250 square feet in size with no dimension less than eight feet (8)
in width. Front yard process and backyard patios and reciprocal use easements
may be included in the calculation of private yard.
Calculations identifying how the private yard requirements are being met would
be required at the time of land use application.
o Sidewalks and Pedestrian Easements: All of the following are required:
1. Sidewalks shall be provided throughout the cottage house development.
The sidewalk may disconnect from the road, provided it continues in a
logical route throughout the development;
2. Front yards shall have entry walks that are a minimum width of four feet
(4’); and
3. Sidewalks shall be used to connect common open space, common
buildings, and to provide access to cottages. They shall be a minimum of
four feet (4’) in width and made of concrete, or porous material such as:
porous paving stones, crushed gravel with soil stabilizers, or paving blocks
with planted joints. When possible, sidewalks connecting to parks and
green spaces shall be located at the edge of the common open space to
allow a larger usable green and easy access to cottages.
Front yard entries were not shown on the provided drawings. Compliance with
requirement would be verified at the time of land use application.
•Residential Design
o Primary Entry: Entrances to cottages shall be a focal point and allow space
for social interaction. Front doors shall face the common area or a street and
be on the faade closest to the street.
o Faade Modulation: Buildings shall not have monotonous facades along
public areas. Cottages shall include articulation along public frontages; the
articulation may include the connection of an open porch to the building, a
dormer facing the street, or a well-defined entry element.
o Windows and Doors: Windows and front doors shall serve as an integral part
of cottage character. Primary windows shall be proportioned vertically rather
than horizontally. Vertical windows may be combined to create a larger
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window area. Front doors shall be a focal point of the cottage and be in scale
with the home. All doors shall be of the same character as the home.
o Scale, Bulk, and Character: A diverse yet complementary streetscape shall be
provided by using elevations and models that demonstrate a variety of floor
plans, home sizes, and character.
o Roofs: Roofs shall represent a variety of forms and profiles that add character
and relief to the landscape of the neighborhood. The use of bright colors, as
well as roofing that is made of material like gravel and/or a reflective
material, is discouraged.
o Eaves: Eaves should be detailed and proportioned to complement the
architectural style of the home.
o Architectural Detailing: Architectural detail shall be provided that is
appropriate to the architectural character of the house, including but not
limited to detailing like trim, columns, and/or corner boards.
o Materials and Colors: A diversity of materials and color shall be used
throughout the community. A variety of materials that are appropriate to the
architectural character of the neighborhood shall be used. A diverse palette
of colors shall be used to reduce monotony of color or tone.
o Mail and Newspapers: Mailboxes shall be located so that they are easily
accessible to residents. They shall also be architecturally compatible with the
cottages.
o Mechanical Equipment: Mechanical equipment shall only be located in the
rear and side yards.
o Utilities: All surface and roof-top equipment shall be screened or enclosed
from public view.
o Dumpster/Trash/Recycling Collection Area: Both of the following are
required:
▪Trash and recycling containers shall be located so that they have minimal
impact on residents and their neighbors and so that they are not visible
to the general public; and
▪A screened enclosure in which to keep containers shall be provided or
garages shall be built with adequate space to keep containers. Screened
enclosures shall not be located within front yards. In addition, see RMC 4-
4-090, Refuse and Recyclables Standards, for additional requirements.
Elevations were not provided. Compliance with all applicable specific requirements
would be reviewed at the time of subdivision application.
5.Landscaping: With the exception of critical areas, all portions of the development area not
covered by structures, required parking, access, circulation or service areas, must be
landscaped with native, drought-resistant vegetative cover. The minimum on-site landscape
width required along street frontages is 10 feet and shall contain trees, shrubs, and
landscaping. Street trees in the ROW planter will also be required. Landscaping may include
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hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc.
Minimum planting strip widths between the curb and sidewalk are established according to
the street development standards of RMC 4-6-060, Street Standards. Street trees and, at a
minimum, groundcover are to be located in this area when present. Street trees shall be
planted in the center of the planting strip between the curb and the sidewalk at the following
intervals; provided, that, where right-of-way is constrained, irregular intervals and slight
increases or decreases may be permitted or required. Additionally, trees shall be planted in
locations that meet required spacing distances from facilities located in the right-of-way
including, but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire
hydrants, and driveways; such spacing standards are identified in the Citys Approved Tree
List. Generally, the following spacing is required: i. Small-sized maturing trees: thirty feet (30’)
on center; ii. Medium-sized maturing trees: forty feet (40’) on center; and iii. Large-sized
maturing trees: fifty feet (50’) on center.
All parking lots shall have perimeter landscaping at least 10-feet (10) in width as measured
from the street right-of-way. Surface parking lots shall be landscaped with plantings and trees
as follows:
Total Number of Parking Stalls Minimum Landscape Area
15 to 50 15 sf/parking space
51 to 99 25 sf/parking space
100 or more 35 sf/parking space
Parking areas need a 10-foot fully site-obscuring buffer between them and any neighboring
properties. A conceptual landscape plan shall be provided with the formal land use
application as prepared by a registered Landscape Architect or other certified professional.
6.Significant Tree Retention: When significant trees (greater than 6-inch caliper or 8-caliper
inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree
retention plan along with an arborist report, tree retention plan and tree retention worksheet
shall be provided with the formal land use application as defined in RMC 4-8-120. The tree
retention plan must show preservation of at least 30% of significant trees. Please refer to RMC
4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree
retention and land clearing requirements.
In addition to retaining a minimum of 30% of existing significant trees, properties subject to
an active land development permit shall comply with minimum tree credit retention
requirements of a minimum of 30 credits per net acre. Tree credits encourage retention of
existing significant trees with larger trees being worth more tree credits.
TREE SIZE TREE CREDITS
New small species tree 0.25
New medium species tree 1
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CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2023\PRE23-000270
TREE SIZE TREE CREDITS
New large species tree 2
Preserved tree 6 9 caliper inches 4
Preserved tree 10 12 caliper inches 5
Preserved tree 12 15 caliper inches 6
Preserved tree 16 18 caliper inches 7
Preserved tree 19 21 caliper inches 8
Preserved tree 22 24 caliper inches 9
Preserved tree 25 28 caliper inches 10
Preserved tree 29 32 caliper inches 11
Preserved tree 33 36 caliper inches 12
Preserved tree 37 caliper inches and greater 13
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees
on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and
their associated buffers; significant trees over sixty feet (60’) in height or greater than
eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting
properties from strong winds, which could otherwise allow such sheltered trees to be blown
down if removed.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other
significant native evergreen or deciduous trees; and other significant non-native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained unless the alders and/ or cottonwoods
are used as part of an approved enhancement project within a critical area or its buffer.
The Administrator may require independent review of any land use application that involves
tree removal and land clearing at the City’s discretion.
The Administrator may authorize the planting of replacement trees on the site if it can be
demonstrated to the Administrator’s satisfaction that replacement requirements in RMC 4-4-
130H1e can be met.
Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-
040, Definitions D, of a property. If any trees are located onsite, a formal tree retention plan
and tree retention worksheet prepared by an arborist or landscape architect would be
reviewed at the time of the land use application.
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7.Fences/Retaining Walls: If the applicant intends to install any fences or retaining walls as part
of this project, the location must be designated on the landscape plan or grading plan. A fence
and/or wall detail should also be included on the plan. A retaining wall that is 4 feet or taller,
as measured by the vertical distance from the bottom of the footing to the finish grade at the
top of the wall requires a building permit. A fence shall not be constructed on top of a
retaining wall unless the total combined height of the retaining wall and the fence does not
exceed the allowed height of a standalone fence. For more information about fences and
retaining walls refer to RMC 4-4-040.
8.Access/Driveways/Parking: Access to the site is proposed via S 130th St or 80th Ave S at the
north or west boundaries of the project site, respectively. Parking requirements for cottage
housing developments would be required to comply with the following: a minimum and
maximum of 1.6 parking spaces per cottage house of 3 bedrooms or greater; 1.4 spaces per
2-bedroom cottage house; and 1.0 spaces per 1-bedroom cottage house or studio. In addition
to the minimum parking stalls required, a minimum 20% of the total number of required
parking spaces in the cottage house development shall be provided for guest parking and
located in a common area accessible by guests. The number of parking spaces required for
cottage house development may be averaged and dispersed within the parent site; provided,
that at least one parking space is provided for each unit lot. It is unclear how many bedrooms
would be in each cottage and whether the provided parking includes the required guest
parking. The number of parking spaces required for cottage house developments may be
averaged and dispersed within the parent site, provided that at least one parking space is
provided for each unit lot. All parking stalls and associated drive aisles shall meet the
requirements of RMC 4-4-080, Parking Loading and Driveway Regulations. Conformance
with access and parking requirements would be reviewed at the time of land use
application.
9.Critical Areas: According to the Geotechnical Assessment, the property is mapped with
sensitive slopes, erosion hazard areas, high landslide hazard areas, low seismic hazard area,
and a stream buffer from a Type Np stream located off-site to the east. A standard stream
study would be required to be prepared by a qualified biologist and submitted with the land
use application. In addition, due to the presence of geological hazards, a geotechnical study
may be required at the time of building permit application. The study shall specifically
address if the proposal will not increase the threat of the geological hazard to adjacent or
abutting properties beyond pre-development conditions; and the proposal will not
adversely impact other critical areas; and the development can be safely accommodated on
the site. It is the applicants responsibility to determine whether any other critical areas are
present on the site prior to formal land use application.
10.Environmental Review: Short Plats are generally exempt from State Environmental Policy Act
(SEPA) review; however, the project would be subject to Environmental Review as it appears
that a stream buffer is located on the property.
11.Site Plan Approval: Per RMC 4-9-200, site plan review is required for any cottage house
development, regardless of the zone. The purpose of the site plan review process is to analyze
the detailed arrangement of project elements to mitigate negative impacts where necessary
to ensure project compatibility with the physical characteristics of a site and with the
surrounding are. Site plan review ensures quality development consistent with the City goals
and policies. Site Plan review analyzes elements including, but not limited to, site layout, bui
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lding orientation and design, pedestrian and vehicular environment, landscaping, natural
features of the site, screening and buffering, parking and loading facilities, and illumination
to ensure compatibility with the potential future development. Decision criteria approval are
itemized in RMC 4-9-200E.3.
12.Permit Requirements: The proposal would require Preliminary Short Plat approval,
Environmental (SEPA) Review, and Site Plan Review. All applications would be reviewed
concurrently within an estimated timeframe of six to eight weeks. The 2023 fees would total
is $11,455.50 ($6,080 Preliminary Short Plat + $1,800 SEPA + $3,030 Site Plan Review +
$545.50 Technology Fee). Any modifications requested would be an additional $304.50 ($290
plus a 5% Technology Surcharge Fee). All fees are subject to change. Detailed information
regarding the land use permit application submittal requirements can be found on the Short
Plat Submittal Requirements and Site Plan Review Submittal Requirements checklists. Other
informational applications and handouts can be found on the Citys Digital Records Library .
The City requires electronic plan submittal for all applications. Please refer to the Citys
Electronic File Standards.
13.Public Information Sign: Public Information Signs are required for all Type II Land Use Permits
as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of
potential land development, specific permits/actions being considered by the City, and to
facilitate timely and effective public participation in the review process. The applicant must
follow the specifications provided in the public information sign handout. The applicant is
solely responsible for the construction, installation, maintenance, removal, and any costs
associated with the sign.
14.Impact Fees: In addition to the applicable building and construction fees, impact fees would
be required. The fee in effect at the time of residential building permit issuance will apply. For
informational purposes, the 2023 impact fees are as follows:
•A Transportation Impact Fee assessed at $12,208.54 per each new detached dwelling
unit.
•A Parks Impact Fee assessed at $3,276.44 per each new detached dwelling unit
subdivision.
•A Fire Impact Fee assessed at $829.77 per each new detached dwelling unit.
•A Renton School District Impact Fee assessed at $2,911.00 (plus a 5% processing charge)
per each new detached dwelling unit.
A handout listing Rentons development-related fees is available on the City of Renton
website for your review.
15.Next Steps: When the formal application materials are complete, the applicant shall have the
materials pre-screened prior to submitting the complete application package. Please contact
Clark H. Close Principal Planner at 425-430-7289 or cclose@rentonwa.gov to submit
prescreen materials and subsequent land use application.
Expiration: Upon approval, the Preliminary Short Plat is valid for five years with a possible one
year extension (RMC 4-7-070M). It is the applicants responsibility to monitor the expiration
dates.
115-C north 36th street
s eattl e wa, 98103
CASTarchitecture.com
p h 206.256.9886
CAST
ARCHITECTURE
RIU COTTAGES
Feasibility | Site Planning 8/7/2023 4:45 PM G:\Shared drives\CAST-cloud\PROJECT FILES\2322 - RIU Cottages\Feasibility study\23-0803 Site Plan Feasibility - Scheme 1.2.pln/23-0803 Site Plan Feasibility - Scheme 1.2.plnN
VICINITY MAP
PROJECT INFORMATION
OWNER:
Son & Yee-Fan Riu
8015 S 130th St
Seattle, WA 98178
206.393.7979
sonhsiung@gmail.com
yeefan@gmail.com
PROJECT ADDRESS:
13012 80TH AVE
Seattle, WA 98178
LEGAL DESCRIPTION:
"EARLINGTON ACRE TRS LESS S 72 FT
PLat Block: 11
Plat Lot: 6"
PARCEL TAX NUMBER: 214480-0325
ZONING:R-8
PROJECT DESCRIPTION:
New cottage housing development on a corner lot
located in Renton, WA. Plans to demolish existing
single family home and garage to build 6-8 new
cottages.
PROJECT CONTACTS
ARCHITECTS:
CAST ARCHITECTURE
115 N 36TH ST
206.256.9886
SEATTLE, WA 98103
TIM HAMMER, PRINCIPAL
tim@castarchitecture.com
NATALIE GRIMM, ASSOCIATE
natalie@castarchitecture.com
NTS
115-C north 36th street
s eattl e wa, 98103
CASTarchitecture.com
p h 206.256.9886
CAST
ARCHITECTURE
RIU COTTAGES
Feasibility | Site Planning 8/4/2023 11:16 AM G:\Shared drives\CAST-cloud\PROJECT FILES\2322 - RIU Cottages\Feasibility study\23-0803 Site Plan Feasibility - Scheme 1.pln/23-0803 Site Plan Feasibility - Scheme 1.plnLOT COVERAGE - OPTION 1
Allowable Coverage (65%)15,531 sq. ft.
Cottage Footprints
1,500 sq.ft. (750 sq.ft. footprint)2,250 sq.ft.
1,000 sq.ft. (500 sq.ft. footprint)1,500 sq.ft.
Parking Lot 3,556 sq.ft.
Total Lot Coverage 7,306 sq.ft.
Remaining Lot Coverage 8,225 sq. ft.
LOT COVERAGE - OPTION 2
Allowable Coverage (65%)15,531 sq. ft.
Cottage Footprints
1,500 sq.ft. (750 sq.ft. footprint)2,250 sq.ft.
1,000 sq.ft. (500 sq.ft. footprint)1,500 sq.ft.
Parking Lot 3,914 sq.ft.
Total Lot Coverage 7,664 sq.ft.
Remaining Lot Coverage 7,867 sq. ft.
LOT COVERAGE - OPTION 3
Allowable Coverage (65%)15,531 sq. ft.
Cottage Footprints
1,500 sq.ft. (750 sq.ft. footprint)2,250 sq.ft.
1,000 sq.ft. (500 sq.ft. footprint)1,500 sq.ft.
Parking Lot 5,162 sq.ft.
Total Lot Coverage 8,912 sq.ft.
Remaining Lot Coverage 6,619 sq. ft.
N
1000 sq ftCOTTAGE500 sq ftFOOTPRINT
COMMON OPEN SPACE5,099 sq ftreq. 350 per unit(6 units) = 2,100 sq.ft.
DECK346 sq ft
PATIO534 sq ft
HOUSE1,898 sq ft
PRIVATE YARD250 sq ft
1500 sq ftCOTTAGE750 sq ftFOOTPRINT
PRIVATE YARD250 sq ft
PRIVATE YARD250 sq ft
PRIVATEYARD250 sq ft
PRIVATE YARD250 sq ft
1500 sq ftCOTTAGE750 sq ftFOOTPRINT
PRIVATE YARD250 sq ft
1500 sq ftCOTTAGE750 sq ftFOOTPRINT
20'FRONT YARDSETBACK 15'SECONDARYFRONT YARDSETBACK5' SIDE YARD
5' SIDE YARD3,556 sq ft
ADA STALL( 8 x 18 )
STANDARD STALL( 9 x 20 )
STANDAR
D
STALL( 9 x 20 )
STANDAR
D
STALL( 9 x 20 )
STANDARD STALL( 9 x 20 )
STANDARD STALL( 9 x 20 )
STANDARD STALL( 9 x 20 )
STANDARD STALL( 9 x 20 )
COMPACT STALL( 8.5 x 16 )
COMPACT STALL( 8.5 x 16 )
COMPACT STALL( 8.5 x 16 )
1000 sq ftCOTTAGE500 sq ftFOOTPRINT
1000 sq ftCOTTAGE500 sq ftFOOTPRINT
FEASIBILITY SITE PLAN - OPTION 11" = 30'
SW CORNER - OPTION 1
NW CORNER - OPTION 1
APPROACH FROM PARKING - OPTION 1
115-C north 36th street
s eattl e wa, 98103
CASTarchitecture.com
p h 206.256.9886
CAST
ARCHITECTURE
RIU COTTAGES
Feasibility | Site Planning 8/4/2023 11:07 AM G:\Shared drives\CAST-cloud\PROJECT FILES\2322 - RIU Cottages\Feasibility study\23-0803 Site Plan Feasibility - Scheme 3.pln/23-0803 Site Plan Feasibility - Scheme 3.plnCottage Footprints
1,500 sq.ft. (750 sq.ft. footprint)2,250 sq.ft.
1,000 sq.ft. (500 sq.ft. footprint)1,500 sq.ft.
Parking Lot 3,556 sq.ft.
Total Lot Coverage 7,306 sq.ft.
Remaining Lot Coverage 8,225 sq. ft.
LOT COVERAGE - OPTION 2
Allowable Coverage (65%)15,531 sq. ft.
Cottage Footprints
1,500 sq.ft. (750 sq.ft. footprint)2,250 sq.ft.
1,000 sq.ft. (500 sq.ft. footprint)1,500 sq.ft.
Parking Lot 3,914 sq.ft.
Total Lot Coverage 7,664 sq.ft.
Remaining Lot Coverage 7,867 sq. ft.
LOT COVERAGE - OPTION 3
Allowable Coverage (65%)15,531 sq. ft.
Cottage Footprints
1,500 sq.ft. (750 sq.ft. footprint)2,250 sq.ft.
1,000 sq.ft. (500 sq.ft. footprint)1,500 sq.ft.
Parking Lot 5,162 sq.ft.
Total Lot Coverage 8,912 sq.ft.
Remaining Lot Coverage 6,619 sq. ft.
N
COMMON OPEN SPACE4,239 sq ftreq. 350 per unit(6 units) = 2,100 sq.ft.
DECK346 sq ft
PATIO534 sq ft
HOUSE1,898 sq ft
1000 sq ftCOTTAGE500 sq ftFOOTPRINT
1500 sq ftCOTTAGE750 sq ftFOOTPRINT
PRIVATE YARD250 sq ft
1000 sq ftCOTTAGE500 sq ftFOOTPRINT
PRIVATE YARD250 sq ft
PRIVATE YARD250 sq ft
PRIVATE YARD250 sq ft
PRIVATE YARD250 sq ft
1500 sq ftCOTTAGE750 sq ftFOOTPRINT
PRIVATEYARD250 sq ft
1000 sq ftCOTTAGE500 sq ftFOOTPRINT
1500 sq ftCOTTAGE750 sq ftFOOTPRINT
COMMON OPEN SPACE2,494 sq ftreq. 350 per unit(6 units) = 2,100 sq.ft.
20'FRONT YARDSETBACK 15'SECONDARYFRONT YARDSETBACK5' SIDE YARD5'SIDEYARD
24'
COM
P
A
C
T
STAL
L
( 8.5 x 16 )
COM
P
A
C
T
STAL
L
( 8.5 x 16 )
COM
P
A
C
T
STAL
L
( 8.5 x 16 )
STAN
D
A
R
D
STALL
( 9 x 20 )
STAN
D
A
R
D
STALL
( 9 x 20 )
STAN
D
A
R
D
STALL
( 9 x 20 )
STAN
D
A
R
D
STALL
( 9 x 20 )
STAN
D
A
R
D
STALL
( 9 x 20 )
ADA STAL
L( 8 x 18 )STANDARD STALL( 9 x 20 )STANDARD STALL( 9 x 20 )3,914 sq ft
FEASIBILITY SITE PLAN - OPTION 21" = 30'
SW CORNER - OPTION 2
NW CORNER - OPTION 2
APPROACH FROM PARKING - OPTION 2
115-C north 36th street
s eattl e wa, 98103
CASTarchitecture.com
p h 206.256.9886
CAST
ARCHITECTURE
RIU COTTAGES
Feasibility | Site Planning 8/4/2023 11:17 AM G:\Shared drives\CAST-cloud\PROJECT FILES\2322 - RIU Cottages\Feasibility study\23-0803 Site Plan Feasibility - Scheme 2.pln/23-0803 Site Plan Feasibility - Scheme 2.plnCottage Footprints
1,500 sq.ft. (750 sq.ft. footprint)2,250 sq.ft.
1,000 sq.ft. (500 sq.ft. footprint)1,500 sq.ft.
Parking Lot 3,914 sq.ft.
Total Lot Coverage 7,664 sq.ft.
Remaining Lot Coverage 7,867 sq. ft.
LOT COVERAGE - OPTION 3
Allowable Coverage (65%)15,531 sq. ft.
Cottage Footprints
1,500 sq.ft. (750 sq.ft. footprint)2,250 sq.ft.
1,000 sq.ft. (500 sq.ft. footprint)1,500 sq.ft.
Parking Lot 5,162 sq.ft.
Total Lot Coverage 8,912 sq.ft.
Remaining Lot Coverage 6,619 sq. ft.
NN
COMMON OPEN SPACE5,043 sq ftreq. 350 per unit(6 units) = 2,100 sq.ft.
1500 sq ftCOTTAGE750 sq ftFOOTPRINT
PRIVATE YARD250 sq ft
1500 sq ftCOTTAGE750 sq ftFOOTPRINT
PRIVATE YARD250 sq ft
1500 sq ftCOTTAGE750 sq ftFOOTPRINT
PRIVATE YARD250 sq ft
PRIVATE YARD250 sq ft
PRIVATE YARD250 sq ft
1000 sq ftCOTTAGE500 sq ftFOOTPRINT
1000 sq ftCOTTAGE500 sq ftFOOTPRINT
1000 sq ftCOTTAGE500 sq ftFOOTPRINT
PRIVATE YARD250 sq ft
DECK346 sq ft
PATIO534 sq ft
HOUSE1,898 sq ft15'SECONDARYFRONT YARDSETBACK20'FRONT YARDSETBACK 15'SECONDARYFRONT YARDSETBACK5' SIDE YARD
5' SIDE YARD5,162 sq ft
ADA STALL( 8 x 18 )
COMPACT STALL( 8.5 x 16 )
COMPACT STALL( 8.5 x 16 )
COMPACT STALL( 8.5 x 16 )
STANDARD STALL( 9 x 20 )
STANDARD STALL( 9 x 20 )
STANDARD STALL( 9 x 20 )
STANDARD STALL( 9 x 20 )
STANDARD STALL( 9 x 20 )
STANDARD STALL( 9 x 20 )
STANDARD STALL( 9 x 20 )
FEASIBILITY SITE PLAN - OPTION 31" = 30'
SW CORNER - OPTION 3
NW CORNER - OPTION 3
APPROACH FROM PARKING - OPTION 3
115-C north 36th street
s eattl e wa, 98103
CASTarchitecture.com
p h 206.256.9886
CAST
ARCHITECTURE
RIU COTTAGES
Feasibility | Site Planning 8/4/2023 4:42 PM G:\Shared drives\CAST-cloud\PROJECT FILES\2322 - RIU Cottages\Feasibility study\23-0803 Site Plan Feasibility - Scheme 1.2.pln/23-0803 Site Plan Feasibility - Scheme 1.2.plnLOT COVERAGE - OPTION 1
Allowable Coverage (65%)14,734 sq. ft.
Cottage Footprints
1,500 sq.ft. (750 sq.ft. footprint)3,000 sq.ft.
1,000 sq.ft. (500 sq.ft. footprint)2,000 sq.ft.
Parking Lot 5,243 sq.ft.
Total Lot Coverage 10,243 sq.ft.
Remaining Lot Coverage 4,491 sq. ft.
LOT COVERAGE - OPTION 2
Allowable Coverage (65%)14,734 sq. ft.
Cottage Footprints
1,500 sq.ft. (750 sq.ft. footprint)2,250 sq.ft.
1,000 sq.ft. (500 sq.ft. footprint)2,000 sq.ft.
Parking Lot 4,951 sq.ft.
Total Lot Coverage 9,201 sq.ft.
Remaining Lot Coverage 5,533 sq. ft.
LOT COVERAGE - OPTION 3
Allowable Coverage (65%)14,734 sq. ft.
Cottage Footprints
1,500 sq.ft. (750 sq.ft. footprint)2,250 sq.ft.
1,000 sq.ft. (500 sq.ft. footprint)2,000 sq.ft.
Parking Lot 5,743 sq.ft.
Total Lot Coverage 9,993 sq.ft.
Remaining Lot Coverage 4,741 sq. ft.
N
1000 sq ftCOTTAGE500 sq ftFOOTPRINT
COMMON OPEN SPACE3,018 sq ftreq. 350 per unit(8 units) = 2,800 sq.ft.
DECK346 sq ft
PATIO534 sq ft
HOUSE1,898 sq ft
PRIVATE YARD250 sq ft
1500 sq ftCOTTAGE750 sq ftFOOTPRINT
PRIVATE YARD250 sq ft
PRIVATE YARD250 sq ft
PRIVATEYARD250 sq ft
PRIVATE YARD250 sq ft
1500 sq ftCOTTAGE750 sq ftFOOTPRINT
PRIVATE YARD250 sq ft
1500 sq ftCOTTAGE750 sq ftFOOTPRINT
1500 sq ftCOTTAGE750 sq ftFOOTPRINT
PRIVATE YARD250 sq ft
PRIVATE YARD250 sq ft
20'FRONT YARDSETBACK15'SECONDARYFRONT YARDSETBACK5' SIDE YARD
5' SIDE YARD30'5,243 sq ft
ADA STALL( 8 x 18 )STANDARD STALL( 9 x 20 )
STANDARD STALL( 9 x 20 )
STANDARD STALL( 9 x 20 )
COMPACT STALL( 8.5 x 16 )
COMPACT STALL( 8.5 x 16 )COMPACT STALL( 8.5 x 16 )COMPACT STALL( 8.5 x 16 )STANDARD STALL( 9 x 20 )STANDARD STALL( 9 x 20 )STANDARD STALL( 9 x 20 )STANDARD STALL( 9 x 20 )STANDARD STALL( 9 x 20 )STANDARD STALL( 9 x 20 )1000 sq ftCOTTAGE500 sq ftFOOTPRINT
1000 sq ftCOTTAGE500 sq ftFOOTPRINT
1000 sq ftCOTTAGE500 sq ftFOOTPRINT
FEASIBILITY SITE PLAN - OPTION 11" = 30'
SW CORNER - OPTION 1
NW CORNER - OPTION 1
APPROACH FROM PARKING - OPTION 1
115-C north 36th street
s eattl e wa, 98103
CASTarchitecture.com
p h 206.256.9886
CAST
ARCHITECTURE
RIU COTTAGES
Feasibility | Site Planning 8/4/2023 4:48 PM G:\Shared drives\CAST-cloud\PROJECT FILES\2322 - RIU Cottages\Feasibility study\23-0803 Site Plan Feasibility - Scheme 3.1.pln/23-0803 Site Plan Feasibility - Scheme 3.1.plnCottage Footprints
1,500 sq.ft. (750 sq.ft. footprint)2,250 sq.ft.
1,000 sq.ft. (500 sq.ft. footprint)2,000 sq.ft.
Parking Lot 4,951 sq.ft.
Total Lot Coverage 9,201 sq.ft.
Remaining Lot Coverage 5,533 sq. ft.
LOT COVERAGE - OPTION 3
Allowable Coverage (65%)14,734 sq. ft.
Cottage Footprints
1,500 sq.ft. (750 sq.ft. footprint)2,250 sq.ft.
1,000 sq.ft. (500 sq.ft. footprint)2,000 sq.ft.
Parking Lot 5,743 sq.ft.
Total Lot Coverage 9,993 sq.ft.
Remaining Lot Coverage 4,741 sq. ft.
NN
COMMON OPEN SPACE3,780 sq ftreq. 350 per unit(7 units) = 2,450 sq.ft.
1500 sq ftCOTTAGE750 sq ftFOOTPRINT
PRIVATE YARD250 sq ft
1500 sq ftCOTTAGE750 sq ftFOOTPRINT
PRIVATE YARD250 sq ft
1500 sq ftCOTTAGE750 sq ftFOOTPRINT
PRIVATE YARD250 sq ft
PRIVATE YARD250 sq ft
PRIVATE YARD250 sq ft
1000 sq ftCOTTAGE500 sq ftFOOTPRINT
1000 sq ftCOTTAGE500 sq ftFOOTPRINT
DECK346 sq ft
PATIO534 sq ft
HOUSE1,898 sq ft
1000 sq ftCOTTAGE500 sq ftFOOTPRINT
PRIVATEYARD250 sq ft
PRIVATE YARD250 sq ft
1000 sq ftCOTTAGE500 sq ftFOOTPRINT 15'SECONDARYFRONT YARDSETBACK20'FRONT YARDSETBACK 15'SECONDARYFRONT YARDSETBACK5' SIDE YARD
5' SIDE YARD5,743 sq ft
ADA STALL( 8 x 18 )
COMPACT STALL( 8.5 x 16 )
COMPACT STALL( 8.5 x 16 )
COMPACT STALL( 8.5 x 16 )
STANDARD STALL( 9 x 20 )
STANDARD STALL( 9 x 20 )
STANDARD STALL( 9 x 20 )
STANDARD STALL( 9 x 20 )
STANDARD STALL( 9 x 20 )
STANDARD STALL( 9 x 20 )
STANDARD STALL( 9 x 20 )
COMPACT STALL( 8.5 x 16 )
STANDARD STALL( 9 x 20 )
FEASIBILITY SITE PLAN - OPTION 31" = 30'
SW CORNER - OPTION 3
NW CORNER - OPTION 3
APPROACH FROM PARKING - OPTION 3