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HomeMy WebLinkAboutPRE24-000112_626MosesLN S_Moses Lane Cottages_Staff CommentsDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.gov PREAPPLICATION MEETING FOR Moses Lane Cottages 626 Moses Lane S (Parcel number 7841300545) PRE24-0000112 04/25/2024 Contact Information: Planner: Brianna Burroughs, 425-430-7246, bburroughs@rentonwa.gov Public Works Plan Reviewer: Yong Qi, 425-430-7439, yqi@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: April 2, 2024 TO: Brianna Burroughs, Associate Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Moses Lane 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. One existing hydrant seems to meet minimum requirements. One other existing hydrant shall be retrofitted with a 5-inch storz quick connect fitting. 2. The fire impact fees are currently applicable at the rate of $421.98 per single family unit. This fee is paid at building permit issuance. Credit will be provided for any homes removed or retained. 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. Access as proposed does not meet minimum fire department requirements. Whitworth Lane South shall be widened to a minimum of 20 feet fully paved roadway all along the adjacent east property line. 1 Brianna Burroughs From:Robert Shuey Sent:Friday, March 29, 2024 9:27 AM To:Brianna Burroughs Subject:RE24-000112 • Building Review - Pre App/Pre Sub • Pre-Application Meeting Submittal v1 Categories:Action Item Brianna, My comment: This project shall comply with WAC 51-50-0429 – Electric Vehicle Charging Infrastructure. Required Infrastructure shall be shown on submiƩed plans. Thank you, Rob Shuey, Building Official, CBO Development Services Director City of Renton | CED | Building Division 1055 S Grady Way | 6th Floor | Renton, WA 98057 Virtual Permit Center | Online Applications and Inspections D: (425) 430-7290 | M: (206) 550-8523 | rshuey@rentonwa.gov DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: April 25, 2024 June 20, 2011 TO: Brianna Burroughs, Associate Planner FROM: Yong Qi, Civil Engineer III SUBJECT: Moses Lane Cottages 626 Moses Lane S, Renton, WA PRE24-000112 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 # 7841300545. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER COMMENTS 1. The proposed development is within the City of Renton’s water service area and in the Valley 196 Pressure Zone. The approximate static water pressure is 73 PSI at elevation 26 feet. 2. There is an existing 18-inch water main located in S 7th St that can deliver a maximum flow capacity of 12,000 GPM (Record Dwg: W-002007). There is an existing 8-inch dead end water main located in Whitworth Ln S that can deliver a maximum flow capacity of 1,200 GPM (Record Dwg: W-045101). 3. The site is located within the City’s aquifer protection area zone 2. 4. There is an existing 1.5-inch domestic water meter (facility ID number MTR-017149) serving the existing southern building. There is an existing ¾ - inch domestic water meter (facility ID number MTR-008799) and an existing ¾ - inch domestic water meter (facility ID number MTR-008798) that serve the other two buildings on the property. 5. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority has determined that 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. 6. The following developer’s installed water system improvements will be required to provide domestic and fire protection service to the development including but not limited to: Moses Lane Cottages_PRE24-000112 Page 2 of 6 April 25, 2024 2 a) Installation of a separate domestic water meter and service line (minimum 1-inch in size) to each cottage house. The sizing of the domestic water meters shall be done in accordance with Chapter 6 of Uniform Plumbing Code. A double check valve assembly (DCVA) is required behind the domestic water meter if the buildings are 3-story or more. All new water service connections will be made to the existing 8” water main along Whitworth Lane S. All new water meters will be placed along the edge of the property line within the alley ROW. b) Installation of off-site and on-site fire hydrants may be required. The location and number of hydrants will be determined by the Fire Authority based on the final fire flow demand and final site plan. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two fire hydrants if the fire flow goes up to 1,500 gpm. Below is a summary of the existing fire hydrants in the vicinity of the site. Please refer to the Fire Authority for fire hydrant requirements: i. One fire hydrant within the landscaping on the north side of S 7th St to the southeast of the project site (Hydrant ID No. HYD-S-00194). ii. One fire hydrant within the landscaping on the west side of Whitworth Ln S to the northeast of the project site (Hydrant ID No. HYD-S-00246). c) Installation of “Storz” adapters on the existing hydrants will be required, if they are not already equipped with one. d) A 15-foot-wide public water easement is required for any public water main, hydrants and water meters located outside City Right of Way. e) Installation of a landscape irrigation meter and double check valve assembly (DCVA) per City standard plan no.340.8, if applicable. 7. A conceptual utility plan will be required as part of the land use application for the subject development. 8. The development is subject to meter installation fees based on the number and size of the meters for domestic uses. Current fees can be found in the 2024 Development Fees document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a) The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee for a single 1-inch meter is $4,850.00 per meter. b) Water Service installation fee is $2,875.00 per 1-inch service line. c) Drop-in meter fee is $460.00 per meter for a 1-inch meter. This is payable at issuance of the building. d) Credits will be applied to the existing services if abandoned. e) Final determination of applicable fees will be made after the water meter size and numbers has been determined. SDC fees are assessed and payable at civil construction permit issuance. f) The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10593568&dbid=0&repo=Cityof Renton. SEWER COMMENTS 1. Sewer service is provided by City of Renton. 2. There is an 8-inch gravity wastewater main located in Moses Lane S (Record Dwg: S-035104). There are existing PVC sewer stubs serving the existing buildings. 3. The applicant will need to show how they propose to serve the new cottage houses with sanitary sewer services. New sewer stub from the sewer main is required for each of the cottage house if Moses Lane Cottages_PRE24-000112 Page 3 of 6 April 25, 2024 3 the cottage houses belong to separate ownerships, otherwise, these cottage houses may share side sewer connections to the public main. The existing sewer stubs may be reused depending on the location and conditions. All new side sewers and sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 4. A conceptual utility plan will be required as part of the land use application for the subject development. 5. The development is subject to wastewater system development charge (SDC) fees. SDC fee for sewer is based on the size and number of the domestic water meters to serve the project. Current fees can be found in the 2024 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. The current sewer fee for a 1-inch meter is $3,650.00 per meter, and 1-1/2-inch meter is $18,250.00. b. Credits will be applied for the existing side sewer service per water meter size if abandoned within last two years. c. SDC fees are payable at construction permit issuance. d. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=Cityo fRenton. SURFACE WATER 1. There is a City of Renton 8-inch concrete stormwater main within Whitworth Lane S (no record drawing available). 2. There is a City of Renton 36-inch stormwater main within S 7th Street (Record Dwg: D-295920) and a City of Renton 21-inch stormwater main within S 7th Street (Record Dwg: D-295920). 3. Refer to Figure 1.1.2.A – Flow Chart in the 2022 City of Renton Surface Water Manual (2022 RSWDM) to determine what type of drainage review is required for this site. A drainage study complying with the 2022 RSWDM will be required. Based on the City’s flow control map, the site falls within the City’s Peak Rate Flow Control Standard (Matching Existing Conditions). The site falls within the Black River drainage basin. 4. The site falls within Zone 2 of the City’s Aquifer Protection Area (APA), stormwater open conveyance systems, such as ditches and channels, and water quality facilities may require a liner per Sections 6.2.4 and 1.2.4.3 of the 2022 RSWDM. 5. 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 2022 RSWDM. 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. Special inspection from the building department is required. 6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extend 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 appliable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit. 7. A geotechnical soils report for the site is required per the 2022 RSWDM Section C.1.3. Information on the water table and soil permeability (infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report Moses Lane Cottages_PRE24-000112 Page 4 of 6 April 25, 2024 4 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. 8. Storm drainage improvements along all public street frontages are required to conform to the City’s Street standards. Any new storm drain installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2022 RSWDM and shall account for developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 9. All work proposed outside of the applicant’s property will require a permanent drainage easement to be provided to the City and a temporary construction easement prior to any permits being issued. 10. Critical areas that may affect surface water review, the project site is within high Seismic Hazard Areas. 11. Erosion control measures to meet the City requirements shall be provided. 12. The current City of Renton Surface Water Standard Plans that shall be used in all onsite drainage submittals. The current City of Renton Standard details are available online at the City of Renton website: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton. 13. The development is subject to a surface water system development charge (SDC) fee. Fees will be charged based on the rate at the time of construction permit issuance. a) The 2024 Surface water system development fee is $0.92 per square foot of new impervious surface, but no less than $2,300.00. b) The full schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe nton&cr=1. TRANSPOTATION 1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions exceed an overall valuation of $175,000, the project site(s) shall be required to meet the City’s Complete Streets Standards. The proposed project fronts Moses Ln S to the west, S 7th St to the south, Whitworth Ln S to the east and private property to the north.: a. S 7th Street is classified as a Minor Arterial Street with an existing right-of-way (ROW) width of 60 feet per the King County Assessors Map. To meet the City’s complete street standards for Minor Arterial streets with 4 lanes, a minimum ROW width of 91 feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required and include a 54-foot paved road (27 feet each side), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, 2-foot clear space at the back of walk, street trees and storm drainage improvements. i. However, this portion of S 7th St is within the City’s Transportation Improvement Plan (TIP) as project 22-26. The project is initiating design and will be contained within the existing ROW, therefor, no ROW dedication is anticipated. The City will support a waiver to install improvements provided the necessary dedication is provided. A waiver is required to be submit with the land use. b. Moses Ln S is classified as an Alley with an existing ROW width of 16 feet per the King County Assessors Map. To meet the City’s complete street standards for Alleys, a Moses Lane Cottages_PRE24-000112 Page 5 of 6 April 25, 2024 5 minimum ROW width of 16 feet is required. Per RMC 4-6-060 Alley’s require a minimum 12-foot paved road. The existing alley is consistent with the above listed improvements. No dedication is anticipated. c. Whitworth Ln S is classified as an Alley with an existing ROW width of 20 feet per the King County Assessors Map. To meet the City’s complete street standards for Alley’s a minimum ROW width of 16 feet is required. Per RMC 4-6-060 Alley’s require a minimum 12-foot paved road. The existing alley is fully paved. i. However, due to the nature of the street network at the subject property, and other properties along Whitworth Ln between S 7th St and S 6th St, not having existing ADA accessibility along either Alley (Moses Ln S or Whitworth Ln S), ADA accessibility shall be provided by means of a Sidewalk within Whitworth Ln S. The existing 20-foot paved road shall remain and a new 0.5-foot curb with a 5-foot sidewalk shall be installed along the west side of Whitworth Ln S. Dedication of approximately 5.5 feet ROW is required to provide the sidewalk. 2. On and off-site ADA ramps, curbing, sidewalk and parking lot improvements will be reviewed in conjunction with the civil construction permit and will require a grading plan consisting of spot elevations and slopes showing that ADA and City specifications are being met. 3. Refer to City code 4-4-080 regarding driveway regulations. 4. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. 5. Street lighting is required for a project that consists of more than 4 residential units. Note street lighting is not required along Alley’s. 6. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090. 7. A traffic impact analysis is required when estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 - 9:00) or PM (3:00 –6:00) peak periods. If the number of proposed trips estimated by the applicant engineer using the current ITE Trip Generation book is more than 20 trips in either morning peak or evening peak, then level of service study is required. The applicant engineer can contact the City to determine the extent of the traffic study that will be required for the project. If the peak trips exceed 20, a traffic impact study will be required to be included with the land use application. 8. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. a. Unless otherwise noted on the fee schedule, the 2024 transportation impact fee is $8,031.94 per net new PM peak hour person vehicle trip. b. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=Cityo fRenton. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e., electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. 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. Moses Lane Cottages_PRE24-000112 Page 6 of 6 April 25, 2024 6 c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 3. All civil construction 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 and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Additional Building Permit Applications will be required for the following: a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040. b. Detention vaults for storm water flow control. c. Demo of any existing structures on the project site(s). 6. Fees quoted in this document reflect the fees applicable in the year 2024 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 fee schedule. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2023\PRE24-000112 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: April 25, 2024 TO: Pre-Application File No. 24-000112 FROM: Brianna Burroughs, Associate Planner SUBJECT: Moses Lane Cottages – 626 Moses LN S, Renton, WA 98057 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 to develop the property located at 626 Moses Ln S Renton, WA 98057 (APN 7841300545) into 11-unit lot subdivision for the benefit of a cottage housing development. The property has street frontage along S 7th St to the South, Moses LN S to the West, and Whitworth Ln S to the East. The 14,510 square foot (0.33 acres) property is located within the Residential-14 (R-14) zone. Access to parking is proposed via a Whitworth LN S with off-street parking stalls (12 total spaces with no garage or covered spaces proposed). The preferred development is cottage housing. There are no proposed lots or open space for the cottage housing development project. Additionally, the proposed site plan does not include a stormwater vault. According to City of Renton (COR) Maps, the site is within a high seismic hazard area and the Downtown Wellhead Protection Zone Area 2. Current Use: The project area is currently built with two (2) structures, 4 units of multifamily. 1. Zoning/Land Use, and Overlays: The subject property is located within the Residential-14 (R- 14) zoning classification and the Residential High Density (RHD) Comprehensive Plan Land Use designation. The purpose of the Residential-14 Zone (R-14) is to encourage development, and redevelopment, of residential neighborhoods that provide a mix of detached and attached dwelling structures organized and designed to combine characteristics of both typical single family and small-scale multi-family developments. Densities range from seven (7) to fourteen (14) units per net acre with opportunities for bonuses up to eighteen (18) dwelling units per net acre. Structure size is intended to be limited in terms of bulk and scale so that the various unit types allowed in the zone are compatible with one another and can be integrated together into a quality neighborhood. Project features are encouraged, such as yards for Moses Lane Cottages Page 2 of 13 April 25, 2024 private use, common open spaces, and landscaped areas that enhance a neighborhood and foster a sense of community. Civic and limited commercial uses may be allowed when they support the purpose of the designation. Detached dwelling units are permitted within the R-14 zone. 2. Development Standards: The project would be subject to RMC 4-2-110A, Development Standards for Residential Zoning Designations effective at the time of complete application (noted as “R-14 standards” herein). See RMC 4-2-110G for development standards for cottage house development that may supersede specific development standards in RMC 4-2-110A. Density – The area of dedicated public rights-of-way, legally recorded private access easements and critical areas would be deducted from the gross site area to determine the “net” site area prior to calculating density. In order to calculate the proposed density of the project, any area of public road, private driveway/easement, and/or critical area dedication must be known. All fractions which result from net density calculations shall be truncated at two (2) numbers past the decimal (e.g., 4.5678 becomes 4.56). Calculations for minimum or maximum density that result in a fraction that is 0.50 or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than 0.50 shall be rounded down to the nearest whole number. The R-14 zone has a minimum density of 7 units per acre and has a maximum density of four (14) dwelling units per acre. Cottage house developments may be granted a bonus density of 2.5 the number of lots identified in the pro forma subdivision plan (RMC 4-9-065, Density Bonus Review). A density worksheet was not included with the pre-application submittal materials; therefore, staff was unable to verify compliance with the density requirements. A completed density worksheet would be required with the land use application. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. According to King County Department of Assessments, the current parcel size is 14,510 square feet. The maximum units allowed on site is four (4) based on the gross density (as the net density has not been calculated). With the 2.5 bonus density for cottages, it appears that 10 cottage units would be allowed. Currently, the proposed project is 11 cottage units. The applicant would be required to demonstrate compliance with the net density requirements of the R-14 zone at the time of formal application. Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-14 zone is 3,000 square feet for parcels being subdivided. The minimum lot width is 30 feet (30’), the minimum lot width for corner lots is 40 feet (40’), and the minimum lot depth is 60 feet (60’). Currently no lots have been proposed. However, a unit lot subdivision for cottage house development is exempt from minimum lot size, minimum lot width and minimum lot depth. See “Unit Lot Subdivisions” below for additional information. Building Standards – The R-14 standards allow a maximum building coverage of 65 percent (65%) of the lot area. The maximum impervious coverage in the R-14 zone is 80 percent (80%). The maximum wall plate height is restricted to 24 feet (24’), and the buildings shall be not more than three (3) stories. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four vertical feet (4’) from the roof surface. Non- exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum Moses Lane Cottages Page 3 of 13 April 25, 2024 wall plate height unless the projection is stepped back one-and-a-half horizontal feet (1.5’) from each façade for each one vertical foot (1’) above the maximum wall plate height. New development would need to comply with the maximum building coverage, impervious surface requirements, and building height regulations of the zone at the time of building permit review. Individual unit lots created for the cottage house development would be exempt from maximum building coverage and maximum impervious surface coverage, but instead the parent site as a whole would be required to meet development standards. See “Unit Lot Subdivisions” below for additional information. Cottage house developments have separate height requirements. See “Cottage House Development” below and RMC 4-2- 110G. See also the Building Height Handout on how to calculate wall plate height. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the R-14 zone are as follows: front yard: 15 feet (15’) except when all vehicle access is taken from an alley; Alley access-garages or carports shall be setback 20 feet (20’) from the property line where the vehicle access is provided; front yard (applies to corner lots): 15 feet (15’); rear yard: 10 feet (10’); side yard: combined 4 feet (4’). Within subdivisions, the minimum front yard and secondary front yard setback may be reduced to no less than twenty feet (20') provided the applicant can demonstrate to the Administrator’s satisfaction that the setback reduction is necessary to preserve and maintain a landmark tree within a tree protection tract, as each term is defined in RMC 4-11- 200, Definitions T. An arborist report, pursuant to RMC 4-8-120D1, shall be prepared and provided to the City for review and concurrence, demonstrating that the setback reduction and project proposal serve to preserve the critical root zone of the tree within a tree protection tract. Compliance with required setbacks for new development would be verified at the time of building permit application. Individual lots created for cottage house developments are exempt from zoning yard setbacks and instead the parent site as a whole would be required to meet these development standards. See “Unit Lot Subdivisions” below for additional information. Cottage Housing Development – Cottage house development requirements apply to cottage house developments within the R-14 zone. The following regulations apply: Maximum Unit Size 1,500 sq. ft. 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. Maximum Wall Plate Height 18 ft. Roofs with a pitch equal to or greater than 4:12 may project an additional 6' Moses Lane Cottages Page 4 of 13 April 25, 2024 Architectural elevations and footprints were not provided for the cottages. Compliance with this requirement would be verified at the time of land use application. 3. Residential Design and Open Space Standards: Applies to all new primary dwelling units and cottage house developments in the R-14 zone, RMC 4-2-115, Residential Design and Open Space Standards. For cottage house developments in the R-14 zone, the project is required to demonstrate compliance with the applicable Residential Design and Open Space Standards at the time of subdivision application. Cottage Housing Requirements – Cottage house unit lot subdivisions are required to meet applicable standards within RMC 4-2-115F, Cottage House Requirements. The standards are required to be addressed at the time of subdivision. The following are applicable within the R-14 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; 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; 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. Moses Lane Cottages Page 5 of 13 April 25, 2024 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. • Open Space o Landscaping: Individual unit lots are exempt from RMC 4-4-070F.3, 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 sites larger than one acre in size, open space(s) shall be no less than forty feet (40') 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 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. Based on the unit count, a minimum of 3,850 square feet of common open space is required. The preliminary drawing does not designate if any open space is provided. Open space shall be placed in tracts. Calculations identifying how the open space requirements are being met will 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 Moses Lane Cottages Page 6 of 13 April 25, 2024 width. Front yard process and backyard patios and reciprocal use easements may be included in the calculation of private yard. 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. Based on the unit count, a minimum of 2,750 square feet of private open space is required. The preliminary drawing does not designate if any private open space is provided. Calculations identifying how the open space requirements are being met will be required 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 façade closest to the street. o Façade 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 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. Moses Lane Cottages Page 7 of 13 April 25, 2024 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. Architectural building elevations were not provided nor were any of the above residential design elements called out on the proposed site plan. Compliance with all applicable specific requirements would be reviewed at the time of land use application. 4. 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 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 City’s 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. Moses Lane Cottages Page 8 of 13 April 25, 2024 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 In a cottage house unit lot subdivision, individual unit lots are exempt from RMC 4-4-070F.3, Front Yard Trees Required When Street Trees Are Not Located Within the Right-of-Way Abutting a Front Yard. A conceptual landscape plan shall be provided with the land use application as prepared by a licensed Landscape Architect, a certified nurseryman or other certified professional. Please be aware that frontage improvements will be required. Storm drainage facilities are required to comply with the minimum 15-foot perimeter landscaping strip on the outside of the fence unless otherwise determined through the site plan review or subdivision review process. The landscape strip shall be located entirely within the boundaries of the storm drainage facility tract when associated with a subdivision. Please refer to landscape regulations RMC 4-4-070 for further general and specific landscape requirements. 5. 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, each new lot would be required to provide a minimum tree density of 30 tree 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 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 Moses Lane Cottages Page 9 of 13 April 25, 2024 TREE SIZE TREE CREDITS 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- 130H.1.e can be met. Protected trees within a subdivision shall be retained in the order of priority listed in RMC 4-4-130H.2. Protection of trees or groves by placement within a dedicated tract (Tier 1) is the highest priority. The applicant has stated that there are currently no significant trees onsite. The applicant has stated that there are currently no significant trees onsite. The applicant will need to provide a tree credit worksheet to demonstrate compliance with code standards, and list the tree types, sizes, and placements on the landscape plan. 6. 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 and grading plan with top of wall and bottom of wall elevations. 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. Moses Lane Cottages Page 10 of 13 April 25, 2024 The maximum height of any fence or retaining wall is 72-inches subject to further height limitations in setbacks and clear vision areas noted in RMC 4-4-040D. 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. 7. Access/Parking: Access to the lots is proposed via Whitworth LN S. Cottage housing developments required a minimum and maximum of 1.6 per cottage house of 3 bedrooms or greater; 1.4 per 2-bedroom cottage house; 1.0 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. Maximum driveway slopes shall not exceed 15 percent; provided, that driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. Architectural building plans were not provided with the application. Therefore, it is unclear how many bedrooms would be in each cottage and how much guest parking would be required. 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. The proposed site plan includes 15 surface parking spaces and no covered or garage spaces on Whitworth LN S. The parking shall be accessed from Moses LN S, not Whitworth LN S, in order to preserve the pedestrian safety and connectivity with the sidewalk dedication on Whitworth LN S. Compliance with access and parking requirements would be verified at the time of land use application. 8. Critical Areas: Per COR Maps, the site is in a high seismic hazard area and is within the Downtown Wellhead Protection Zone Area 2. Based on the presence of high seismic hazards and an aquifer protection area on the site, a geotechnical report may be required for the site and shall be prepared by a professional geotechnical engineer. The study shall demonstrate that the proposal will not increase the threat of the geological hazard to adjacent properties beyond the pre-development conditions, the proposal will not adversely impact other critical areas, and the development can be safely accommodated on the site. In addition, the study shall assess soil conditions and detail construction measures to assure building stability. It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental concerns are present on the site during site development or building construction. 9. Environmental Review: A unit lot subdivision would be subject to the Washington State Environmental Policy Act (SEPA) due to a subdivision exceeding nine (9) dwelling units. An environmental checklist is a submittal requirement. An environmental determination will be made by the Renton Environmental Review Committee. 10. Unit Lot Subdivisions: Within the R-14 zone a cottage house unit lot subdivision is permitted. The purpose of a unit lot subdivision is to allow the creation of unit lots for townhouse and cottage house development through established subdivision procedures while generally only applying development standards to the parent site as a whole rather than to individual unit Moses Lane Cottages Page 11 of 13 April 25, 2024 lots. Unit lot subdivisions are exempt from the following standards in RMC 4-2-110A, Development Standards for Residential Zoning Designations (Primary and Attached Accessory Structures): maximum density, minimum lot size, minimum lot width, minimum lot depth, yard setbacks, maximum building coverage, and maximum impervious surface area. For more information, refer to RMC 4-7-090. Unit lot drives may be constructed to serve unit lot subdivision; each unit lot drive may serve up to nine (9) lots. Please refer to RMC 4-6-060K for unit lot drive requirements. A unit lot subdivision of nine (9) or more lots would be processed as a plat. Currently the project site plan does not show individual lots. Please see Unit Lot Subdivision standards for cottage developments for more information on standards. Additional development standards for cottage housing developments can be found in RMC 4-2-110G. Per RMC 4-7- 090D.3, Site Plan Review, unit lot subdivisions are subject to RMC 4-9-200, Master Plan and Site Plan Review. 11. Site Plan Approval: Per RMC 4-9-200, site plan review is required for any cottage house development regardless of 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, building 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 unit lot subdivision would require preliminary plat approval, Hearing Examiner site plan review, and environmental review. The application would be reviewed within an estimated time frame of 12 weeks. The 2024 fees would total $19,152.00 ($12,170.00 Preliminary Plat + $4,270.00 Hearing Examiner Site Plan Review + $1,800.00 Environmental Review + $912.00 Technology Fee (5%) = $19,152.00). Each modification request is $290.00. A 5% technology fee added to the total cost of the reviews would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use permit application submittal requirements can be found on the Preliminary Plat Submittal Requirements and Site Plan Review Submittal Requirements checklists. Other informational applications and handouts can be found on the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. A Final Plat application, and its associated fee, will be required following construction of the subdivision’s infrastructure. 13. Waivers of Submittal Requirements: The submittal checklist is not an exhaustive list of submittal requirements and may be modified in cases where additional information is required to complete the review of an application. In addition, non-applicable submittal requirements may be waived. The applicant should contact the assigned Project Manager if there are any questions regarding submittal requirements. 14. Public Notice Requirements: Moses Lane Cottages Page 12 of 13 April 25, 2024 Neighborhood Meetings – A neighborhood meeting is required for preliminary plat applications. A required neighborhood meeting shall occur after a pre-application meeting and before submittal of applicable permit applications. The meeting shall be held at a location open to the public and that follows the Americans with Disabilities Act and can accommodate a reasonable number of neighbors within the notification boundary. The public meeting shall be held within Renton city limits, at a location no further than two (2) miles from the project site, unless an alternate meeting location is approved by the Administrator. Full meeting requirements can be found in RMC 4-8-090A, “Neighborhood Meetings.” Public Outreach Signs – Public outreach signs are required for preliminary plats. The sign shall be erected at the approximate midpoint of the site’s street frontage and five feet (5') within the front lot line or as otherwise directed by the Department for maximum visibility. The sign shall not be removed until a temporary certificate of occupancy or a certificate of occupancy is issued. Full public outreach sign requirements can be found in RMC 4-8-090B, “Public Outreach Signs.” Public Information Sign – Public Information Signs are required for all Type II and Type III 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. 15. 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 2024 impact fees are as follows: • A Transportation Impact Fee assessed at $11,485.67 per each new detached dwelling unit. • A Parks Impact Fee assessed at $3,276.44 per each new detached dwelling unit. • A Fire Impact Fee assessed at $421.98 per each new detached dwelling unit. • A Renton School District Impact Fee assessed at $2,161.00 (plus a 5% administrative fee) per each new detached dwelling unit. A handout listing all of the City’s Development related fees is available for your review at 2024 Current Fee Schedule. 16. 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 Brianna Burroughs, Associate Planner, at 425-430-7246 or bburroughs@rentonwa.gov to submit prescreen materials and subsequent land use application. 17. Expiration: Upon approval, the Preliminary Plat is valid for five (5) years. One single-year extension may be granted to an applicant who files a written request with the Administrator at least 30 days before the expiration of the original life of the preliminary plat, provided the Administrator finds that the applicant has obtained issuance of a construction permit and has made sustained progress towards final construction, engineering, and surveying necessary to record a final plat. One additional one-year (1 year) extension beyond the one-year (1 year) Moses Lane Cottages Page 13 of 13 April 25, 2024 extension may be granted by the Hearing Examiner if the applicant shows need caused by unusual circumstances or situations that occurred during the prior extension period, which makes it unduly burdensome to file the final plat. The applicant must file a written request with the Hearing Examiner and the Administrator for this additional extension; this request must be filed at least thirty (30) days prior to the plat expiration date. The request must include documentation as to the need for the additional extension. (RMC 4-7-080L). It is the responsibility of the owner to monitor the expiration date.