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6042CITYOFRENTON,WASHINGTONORDINANCENO.6042ANORDINANCEOFTHECITYOFRENTON,WASHINGTON,AMENDINGSECTIONS4-2-110AND4-2-115,SUBSECTIONS4-4-080.F.10.d,4-4-090.A,AND4-4-090.B,SECTION4-7-090,SUBSECTIONS4-9-065.A,4-9-065.B,4-5-065.D,4-9-200.B,AND4-9-200.D,ANDSECTION4-11-030OFTHERENTONMUNICIPALCODE,ADDINGCOTTAGEHOUSEDEVELOPMENTREGULATIONS,INCLUDINGADDINGADEFINITIONOF“COTTAGEHOUSEDEVELOPMENT”TOSECTION4-11-030,PROVIDINGFORSEVERABILITY,ANDESTABLISHINGANEFFECTIVEDATE.WHEREAS,thismatterwasdulyreferredtothePlanningCommissionforinvestigationandstudy,andthematterwasconsideredbythePlanningCommission;andWHEREAS,thePlanningCommissionheldapublichearingonFebruary17,2021,consideredallrelevantmatters,andheardallpartiesinsupportoropposition,andsubsequentlyforwardedarecommendationtotheCityCouncil;andWHEREAS,pursuanttoRCW36.70A.106,onApril27,2021,theCitynotifiedtheStateofWashingtonofitsintenttoadoptamendmentstoitsdevelopmentregulations;NOW,THEREFORE,THECITYCOUNCILOFTHECITYOFRENTON,WASHINGTON,DOORDAINASFOLLOWS:SECTIONI.AllportionsoftheRentonMunicipalCodeinthisordinancenotshowninstrikethroughandunderlineeditsremainineffectandunchanged.SECTIONII.Section4-2-110oftheRentonMunicipalCodeisamendedtoaddanewsubsection4-2-110.G,toreadasshownbelow.Allotherprovisionsin4-2-110remainineffectandunchanged.4-2-110.GDEVELOPMENTSTANDARDSFORRESIDENTIALDEVELOPMENT(COTTAGEHOUSEDEVELOPMENT):1 ORDINANCENO.60421.Purpose:Theprovisionsofthissubsectionareavailableasalternativestothedevelopmentoftypicaldetachedsingle-familyhomeswiththeintentionofgeneratinghousingtypesthatareresponsivetochanginghouseholddemographicsandhomeownershipopportunitiesinsingle-familyneighborhoods.2.Applicability:ThissubsectionappliestoproposedcottagehousedevelopmentsinresidentialzonesR-4,R-6,R-8,R-10,andR-14.Anexistingsingle-familyhomeincorporatedintoacottagehousedevelopmentthatdoesnotmeettherequirementsofthissubsectionisallowedtoremainonsite.Proposedmodificationsoradditionstothestructurenotconsistentwiththeprovisionsofthissubsectionshallnotbepermitted.3.Limitations:Nomorethanonehundred(100)cottagehousesshallbepermittedcitywideinacalendaryear.4.DEVELOPMENTREGULATIONS:MaximumUnitSize1,500sq.ft.Atleast50%ofallcottagesinadevelopmentshallbelessthan1,000sq.ft.MinimumNumberofCottagesperCluster3MaximumNumberofCottagesperCluster12MinimumDistanceBetweenStructuresAllunitsmustbedetached,withaminimumseparationof8ft.MaximumWallPlateHeight18ft.2 ORDINANCENO.6042Roofswithapitchequaltoorgreaterthan4:12mayprojectanadditional6’verticallyfromthemaximumwallplateheight.MaximumNumberofStories2SeparationBetweenClustersIndividualclustersshallbeseparatedbylandscaping,commonopenspace,criticalareas,oracommunitybuilding.SECTIONIII.Subsection4-2-115.8oftheRentonMunicipalCodeisamendedasfollows:B.APPLICABILITY:1.ThisSectionshallapplytoallnewprimaryandattacheddwellingunitsinthefollowingzones:ResourceConservation(RC),Residential-i(R-1),Residential-4(R-4),Residential-6(R-6),Residential-S(R-8),Residential-lO(R-10),andResidential-14(R-14),andunitlotsubdivisionswithintheRMFandCVzones.ThestandardsoftheSiteDesignsubsectionarerequiredtobeaddressedatthetimeofsubdivisionapplication.ThestandardsoftheResidentialDesignsubsectionarerequiredtobeaddressedatthetimeofapplicationforbuildingpermits.ThestandardsofResidentialDesignarerequiredtobeaddressedforthebuildingforwhichthebuildingpermitisbeingissued.2.Additionsand/orexpansionstodetachedorattacheddwellingsthatarevaluedatfiftythousanddollars($50,000.00)ormore,oratfiftypercent(50%)orgreaterofthemostrecentassessmentorappraisalshallrequirethattheentiredwellingorstructurecomplywiththestandardsoftheResidentialDesignsubsection.3.WhennewdwellingunitsarecreatedintheResidentialTenDwellingUnitsperAcre(R-i0)andResidentialFourteenDwellingUnitsperAcre(R-14)3 ORDINANCENO.6042zones,anyretaineddwellingunitsincludedinthedevelopmentshallcomplywiththestandardsofthisSection.4.ForcottagehousedevelopmentsintheR-4,R-6,R-8,R-10,andR-14zones,theprojectisrequiredtodemonstratecompliancewiththeapplicableResidentialDesignandOpenSpaceStandardsatthetimeofsubdivisionapplication.Whenthereisanexistingdwellingontheparentsitethatisproposedtoremaininthecottagedevelopment,itshallberequiredtocomplywiththestandardsofthisSection.SECTIONIV.Section4-2-115oftheRentonMunicipalCodeisamendedtoaddanewsubsection4-2-115.F,toreadasfollows:F.COTTAGEHOUSEREQUIREMENTS:1.SiteDesign:UNITLOTCONFIGURATION:Theparentsiteandunitlotconfigurationshouldbedesignedtoencourageneighbor-to-neighborinteraction,communitybuilding,andbalancetheneedforprivacy.Guidelines:Developmentsshallcreatepedestrianorientedenvironmentsandamplifythemutualrelationshipbetweenhousingunits,openspace,andpedestrianamenities,whilealsoprotectingtheprivacyofindividuals.Standards:AllUnitlotsshouldbeorientedtowardcommonopenspaceareaorcommunityzonesbuilding;whennotachievable,unitlotsshouldbeorientedtowardaright-of-way.PARKINGANDGARAGES:Theminimizationofthevisualimpactofparkingandgaragescontributestocreatingcommunitiesthatareorientedtopeopleandpedestrians,asopposedtoautomobiles.4 ORDINANCENO.6042Guidelines:Thevisualimpactofparkingareasandgaragesshallbeminimized.Allformsofparkingshallbelocatedinamannerthatminimizesthepresenceoftheparkingareaandassociatedstructuresandshallnotbelocatedattheendofviewcorridorsunlessappropriatelyscreened.Whenpossible,alleyaccessisencouraged.llofthefollowingapply:1.Parkingshallbeprovidedindesignatedareaswithintheparentsitebutnotatindividualunitlots;2.Sharedgaragesontheparentsiteareallowed,providedtheregulationsofRMC4-4-080aremet;3.Parkingstructures,i.e.,garagesandcarports,shallbedetachedandsetbackfromtheprivateyardspacebyatleastsixfeet(6’);4.Sharedgaragesandcarportsshallnotexceedforty-fourfeet(44’)inwidth,andshallmaintainaneight-foot(8’)separationfromanycottages;5.Parkingdesignshallbeofsimilardesignandcharactertothecottages.IICarportsarepermittedwhenasolarpanelisincorporatedintothedesign;6.Architecturaldetailthatisconsistentwiththearchitecturalcharacterofzonesthecottagehousedevelopmentshallbeincorporatedinthegaragedesign,includingbutnotlimitedtotrim,columns,and/orcornerboards.LSharedgaragesshallnotbelocatedfurtherthanonehundredsixtyfeet(160’)fromanyofthehousingunitstowhichitisassigned;8.Whensharedgaragesareproposed,eachunitmusthavegaragespaceassignedtoit;9.Surfaceparkingofmorethantwo(2)spaces,visiblefromapublicright-of-way(notincludingalleys)oradjacenttosingle-familyusesorzones,shallbescreened;and10.Parkingstructuresandsurfaceparkingshallnotbelocatedbetweenthecommonopenspaceandthecottageunits.2.OpenSpace:OPENSPACE:Openspaceisasignificantelementinthedesignandlivabilityofacottagehouse_developmentandshouldcreateopportunitiesforsocialinteraction,communitybuilding,goodphysicalhealth,andpersonalreflection.Commonopenareasandsemi-privatespacearefavoredandprioritizedoverpurelyprivatespace.Landscaping:5 ORDINANCENO.6042SeeRMC4-4-070,Landscaping.AllIndividualunitlotsareexemptfromRMC4-4-070.F.3,FrontYardTreesRequiredzonesWhenStreetTreesAreNotLocatedWithintheRight-of-WayAbuttingaFrontYard.StandardsforCommonOpenSpace:Abovegrounddrainagefacilities(i.e.,ponds,swales,ditches,raingardens,etc.)shallnotbecountedtowardsthecommonopenspacerequirement.Requiredtoprovidecommonopenspaceasfollows:1.Openspaceshallbedesignedasacommongreenlocatedwithinthedevelopmentandshallincludepicnicareas,andspacesforpassiverecreationalactivitiessuchasoutdoorcooking,picnicking,walking,biking,observingnature,and/oractiverecreationalactivities,suchasplaygrounds,bocceball,andpickleball;2.Openspace(s)shallbeaccessibletoallcottages.Forsitesoneacreorsmallerinsize,openspace(s)shallbenolessthanthirtyfeet(30’)inanydimension.Forsiteslargerthanoneacreinsize,openspace(s)shallbenoAlllessthanfortyfeet(40’)inanydimension.Forallsites,toallowforzonesvariation,openspace(s)oflessthantheminimumdimensions(thirtyfeet(30’)orfortyfeet(40’),asapplicable)areallowed;provided,thatnodimensionislessthaneightfeet(8’)inwidthandwhenallopenspacesareaveraged,theapplicabledimensionrequirementismet;3.Grass-creteorotherpervioussurfacesmaybeusedinthecommonopenspaceforthepurposeofmeetingtheonehundredfiftyfeet(150’)distancerequirementforemergencyvehicleaccessbutshallnotbeusedforpersonalvehicleaccessortomeetoff-streetparkingrequirements;and4.Commonopenspaceareasshallhaveamaximumslopeoffivepercent(5%):and5.Obstructions,suchasretainingwallsandfences,shallbestrategicallyplacedsoasnottoreduceusableopenspace.StandardsforPrivateYards:EachindividualcottageshallhaveaprivateyardthatisatminimumtwohundredAllfifty(250)squarefeetinsizewithnodimensionlessthaneightfeet(8’)inwidth.Frontyardporchesandbackyardpatiosandreciprocaluseeasementsmaybeincludedinthecalculationofprivateyard.CommunityBuildings:6 ORDINANCENO.6042Developmentswithtwenty-four(24)ormorecottagesarerequiredtoprovideatAllleastonecommunitybuildingforindoorgatherings.Designelements,suchasroofzonespitch,architecture,materials,andcolors,shallbesimilartothatofthecottageswithinthedevelopment.SidewalksandPedestrianEasements:llofthefollowingarerequired:1.Sidewalksshallbeprovidedthroughoutthecottagehousedevelopment.Thesidewalkmaydisconnectfromtheroad,provideditcontinuesinalogicalroutethroughoutthedevelopment.2.Frontyardsshallhaveentrywalksthatareaminimumwidthoffourfeet(4’);andpill3.Sidewalksshallbeusedtoconnectcommonopenspace,commonbuildings,Zonesandtoprovideaccesstocottages.Theyshallbeaminimumoffourfeet(4’)inwidthandmadeofconcrete,orporousmaterialsuchas:porouspavingstones,crushedgravelwithsoilstabilizers,orpavingblockswithplantedjoints.Whenpossible,sidewalksconnectingtoparksandgreenspacesshallbelocatedattheedgeofthecommonopenspacetoallowalargerusablegreenandeasyaccesstocottages.3.ResidentialDesign:PRIMARYENTRY:Cottageswithavisuallyprominentfrontentry,includingarchitecturalcharacterandlandscapedesign,fosterthesensethatthecommunityisorientedtopedestrians.Featureslikeporchesandstoopsatthefrontentryprovideopportunityforsocialinteractionandcancontributetoasenseofplaceforresidents.Additionally,porchesworktominimizetheappearanceofbulkbybreakingupthefacade.Guidelines:Entrancestocottagesshallbeafocalpointandallowspaceforsocialinteraction.Frontdoorsshallfacethecommonopenareaorastreetandbeonthefacadeclosesttothestreet.Standards:AllAllofthefollowingarerequired:1.Theprimaryfrontentryshouldbeabuttingandorientedtowardazones—commonopenspace;whennotachievable,thecottageshallhaveaprimaryentryandcoveredporchorientedtowardaright-of-way;2.Theentryshallincludeaporchorstoopwithaminimumdepthoffivefeet(5’)andminimumheighttwelveinches(12”)abovegrade;and7 ORDINANCENO.60423.Unitlotsshouldbeorientedtowardcommonopenspacearea;whennotachievable,unitlotsshouldbeorientedtowardaright-of-way.FACADEMODULATION:Themodulationoffacadescreatesanappearanceofvariety,aswellasvisualbreaksthathelptocreatevisualinterest.Guidelines:Buildingsshallnothavemonotonousfacadesalongpublicareas.Cottagesshallincludearticulationalongpublicfrontages;thearticulationmayincludetheconnectionofanopenporchtothebuilding,adormerfacingthestreet,orawell-definedentryelement.AllBothofthefollowingarerequired:zones1.Theprimarybuildingelevationorientedtowardcommonopenspaceorright-of-wayshallhaveatleastonearticulationorchangeinplaneofatleasttwofeet(2’)indepth;and2.Aminimumofonesidearticulationthatmeasuresatleastonefoot(1’)indepthshalloccurforallfacadesfacingstreetsorcommonopenspaces.WINDOWSANDDOORS:Windowsandfrontdoorsareanintegralpartofthearchitecturalcharacterofacottageandwhentheyincorporatearchitecturalelementsofthecottageandtheycontributetotheoverallbalanceandintegrationofthebuildingform.Additionally,whentheyrepresentasignificantamountofthefacadeofacottage,theyamplifythesensethatthecommunityisorientedtopeople.Guidelines:Windowsandfrontdoorsshallserveasanintegralpartofcottagecharacter.Primarywindowsshallbeproportionedverticallyratherthanhorizontally.Verticalwindowsmaybecombinedtocreatealargerwindowarea.Frontdoorsshallbeafocalpointofthecottageandbeinscalewiththehome.Alldoorsshallbeofthesamecharacterasthehome.Standards:AllAllofthefollowingarerequired:zones1.Primarywindowsshallbeproportionedvertically,ratherthanhorizontally;2.Verticalwindowsmaybecombinedtocreatealargerwindowarea;3.Alldoorsshallbemadeofwood,fiberglass,metal,orglassandtrimmedwiththreeandone-halfinches(31/2”)minimumheadandjambtrimaroundthedoor;4.Screendoorsshallbeallowedincombinationwithanydoortypelistedaboveareabove;5.Primaryentrydoorsshallfaceacommonopenareaorstreet,andshallbepaneledorhaveinsetwindows;and6.Slidingglassdoorsshallnotbepermittedalongafrontageelevationoranelevationfacingapedestrianeasement.8 ORDINANCENO.6042SCALE,BULK,ANDCHARACTER:Residentialcommunitiesareintendedforpeopleandcottagesthathaveappropriatescaleandbulkcontributetothesenseoforientationtopeople.Varietyinthecharacterofcottageshelpstominimizevisualmonotonywhilehelpingtofosteraperceptionofuniquenessofplace.Guidelines:Adiverseyetcomplementarystreetscapeshallbeprovidedbyusingelevationsandmodelsthatdemonstrateavarietyoffloorplans,homesizes,andcharacterAllAllofthefollowingarerequired:zones1.Theprimarybuildingformshallbethedominatingformandelementssuchasporches,principaldormers,orothersignificantfeaturesshallnotdominate;2.Primaryporchplateheightsshallbeonestory.Stackedporchesareallowed;and3.Todifferentiatethesamemodelsandelevations,differentcolorsshallbeused;and4.Nomorethantwo(2)ofthesamemodelandelevationshallbebuiltwithinthesameclusterandthesamemodelandelevationshallnotbeabutting,adjacent,ordiagonal.ROOFS:Roofformsandprofilesareanimportantcomponentinthearchitecturalcharacterofcottagesandcontributetothemassing,scale,andproportionofthehome.Roofsalsoprovideopportunitytocreatevariety,especiallyforcottagesofthesamemodel.Guidelines:Roofsshallrepresentavarietyofformsandprofilesthataddcharacterandrelieftothelandscapeoftheneighborhood.Theuseofbrightcolors,aswellasroofingthatismadeofmateriallikegraveland/orareflectivematerial,isdiscouraged.Standards:AHBothofthefollowingarerequired:zones1.Avarietyofroofingcolorsshallbeusedwithinthedevelopmentandallroofmaterialshallbefireretardant;and2.Cottagedevelopmentsshalluseavarietyofroofformsappropriatetothestyleofthehome.EAVES:_The_designofeavesandoverhangsactasunifyingelementsinthearchitecturalcharacterofahome.Whensizedadequatelyandusedconsistently,theyworktocreatedesirableshadowsthathelptocreatevisualinterestespeciallyfromblank,unbrokenwallplanes.Guidelines:Eavesshouldbedetailedandproportionedtocomplementthearchitecturalstyleofthehome.Standards:AllBothofthefollowingarerequited:zones1.Eavesshallbeatleasttwelveinches(121T)withhorizontalfasciaorfasciagutteratleastfiveinches(5”)deeponthefaceofalleaves.9 ORDINANCENO.60422.Rakesongableendsmustextendaminimumoftwoinches(2”)fromthesurfaceofexteriorsidingmaterials.ARCHITECTURALDETAILING:Architecturaldetailingcontributestothevisualappealofacottageandthecommunity.Ithelpstocreateadesirablehumanscaleandaperceptionofaquality,well-designedhome.Guidelines:Architecturaldetailshallbeprovidedthatisappropriatetothearchitecturalcharacterofthehouse,includingbutnotlimitedtodetailingliketrim,columns,and/orcornerboards.Standards:AllAllofthefollowingarerequired:zones1.Threeandone-halfinches(31/2’)minimumtrimsurroundsallwindowsanddetailsalldoors;2.Atleastoneofthefollowingarchitecturaldetailsshallbeprovidedoneachhome:shutters,kneebraces,flowerboxes,orcolumns;3.Wheresidingisused,metalcornerclipsorcornerboardsshallbeusedandshallbeatminimumtwoandone-halfinches(21/2”)inwidthandpainted.Ifshuttersareused,theyshallbeproportionedtothewindowsizetosimulatetheabilitytocoverthem;4.Ifcolumnsareused,theyshallberound,fluted,orstronglyrelatedtothehome’sarchitecturalstyle.Sixinchesbysixinches(6”x6”)postsmaybeallowedifchamferedand/orbanded.Exposedfourinchesbyfourinches(4”x4”)andsixinchesbysixinches(6”x6”)postsareprohibited;and5.Ifonesidingmaterialisusedonanysideofthecottagethatisatleasttwo(2)stories,ahorizontalbandthatmeasuresatleasteightinches(8”)isrequiredbetweenthefirstandsecondstory.MATERIALSANDCOLOR:Theuseofavarietyofmaterialsandcolorcontributestothesenseofdiversityofhousingstockinthecottagecommunity.Guidelines:Adiversityofmaterialsandcolorshallbeusedthroughoutthecommunity.Avarietyofmaterialsthatareappropriatetothearchitecturalcharacteroftheneighborhoodshallbeused.Adiversepaletteofcolorsshallbeusedtoreducemonotonyofcolorortone.AllAllofthefollowingarerequired:zones1.Acceptableexteriorwallmaterialsare:wood,cementfiberboard,stucco,stone,andstandardsizedbrickthreeandone-halfinchesbysevenandone-halfinches(31/2”x71/2”)orthreeandfive-eighthsinchesbysevenandfive-eighthsinches(35/8”x75/8”).Simulatedstone,wood,stone,orbrickmaybeusedtodetailcottages;2.Whenmorethanonematerialisused,changesinaverticalwall,suchasfromwoodtobrick,shallwrapthecornersnolessthantwenty-fourinches(24”).Thematerialchangeshalloccurataninternalcorneroralogical10 ORDINANCENO.6042transitionsuchasaligningwithawindowedgeorchimney.Materialtransitionshallnotoccuratanexteriorcorner;3.Multiplecolorsonbuildingsshallbeprovided.Colorpalettesforallnewstructures,codedtothehomeelevations,shallbesubmittedforapproval;4.Abutting,adiacent,anddiagonalcottagesshallbeofdifferingcolor.Colorpalettesforallnewcottages,codedtothehomeelevations,shallbesubmittedforapproval;and5.Guttersanddownspoutsshallbeintegratedintothecolorschemeofthehome_and_bepainted,orofanintegralcolor,tomatchthetrimcolor.MALANDNEWSPAPERS:Guidelines:Mailboxesshallbelocatedsothattheyareeasilyaccessibletoresidents.Theyshallalsobearchitecturallycompatiblewiththecottages.AllAllofthefollowingarerequired:zones1.MailboxesshallbeclusteredandlocatedsoastoservetheneedsofUSPSwhilenotadverselyaffectingtheprivacyofresidents;2.MailboxesshallbelockableconsistentwithUSPSstandards;and3.Mailboxesshallbearchitecturallyenhancedwithmaterialsanddetailstypicalofthehomesarchitecture.MECHANICALEQUIPMENT:Guidelines:Mechanicalequipmentshallbeplacedsoastonotnegativelyimpactneighbors.AllMechanicalequipmentshallonlybelocatedintherearandsideyards.zonesUTILITIESAllAllsurfaceandroof-topequipmentshallbescreenedorenclosedfrompubliczonesview.DUMPSTER/TRASH/RECYCLINGCOLLECTIONAREA:AllBothofthefollowingarerequired:zones1.Trashandrecyclingcontainersshallbelocatedsothattheyhaveminimalimpactonresidentsandtheirneighborsandsothattheyarenotvisibletothegeneralpublic;and2.Ascreenedenclosureinwhichtokeepcontainersshallbeprovidedorgaragesshallbebuiltwithadequatespacetokeepcontainers.Screenedenclosuresshallnotbelocatedwithinfrontyards.Inaddition,seeRMC4-4-090,RefuseandRecyclablesStandards,foradditionalrequirements.11 ORDINANCENO.6042SECTIONV:ResidentialUsesOutsideofCenterDowntownZoneinsubsection4-4-080.F.10.doftheRentonMunicipalCodeisamendedtoaddanewrowentitled“CottageHouseDevelopments”inbetweentherowsentitled“Detacheddwellingsandtownhouses”and“Manufacturedhomeswithinamanufacturedhomepark,”toreadasshownintheexcerptof4-4-0$0.F.10.d,below.Allotherprovisionsin4-4-080.F.10.dremainineffectandunchanged.USENUMBEROFREQUIREDSPACESRESIDENTIALUSESOUTSIDEOFCENTERDOWNTOWNZONECottageHouseDevelopments:Aminimumandmaximumof1.6percottagehouseof3bedroomsorgreater;1.4per2-bedroomcottagehouse;1.0penbedroomcottagehouseorstudio.Inadditiontotheminimumparkingstallsrequired,aminimum20%ofthetotalnumberofrequiredparkingspacesinthecottagehousedevelopmentshallbeprovidedforguestparkingandlocatedinacommonareaaccessiblebyguests.SECTIONVI.Subsections4-4-090.Aand4-4-090.BoftheRentonMunicipalCodeareamendedasshownbelow.Allotherprovisionsin4-4-090remainineffectandunchanged.A.APPLICABILITY:Allnewdevelopmentsforcottagehousing,multi-familyresidences,commercial,industrialLandothernonresidentialusesshallprovideon-siterefuseandrecyclablesdepositareasandcollectionpointsforcollectionofrefuseandrecyclablesincompliancewiththisSection.B.EXEMPTIONFORSINGLEFAMILYANDTWO(2)ATTACHEDRESIDENCES(DUPLEXES):Single-familyandtwo(2)attachedresidences(duplexes)shallbeexemptfromtheserequirementsforrefuseandrecyclablesdepositareas.Single-family12 ORDINANCENO.6042residencesthatcompriseacottagehousedevelopmentdonotqualifyfortheexemption.SECTIONVII.Section4-7-090oftheRentonMunicipalCodeisamendedasfollows:RMC4-7-090UNITLOTSUBDIVISIONS:A.PURPOSE:ThisSectionisintendedtoallowthecreationofunitlotsfortownhouseandcottagehousedevelopmentthroughestablishedsubdivisionprocedureswhilegenerallyonlyapplyingdevelopmentstandardstotheparentsiteasawholeratherthantoindividualunitlots,asdiscussedinsubsectionEofthisSection,Exceptions.B.APPLICABILITY:TheprovisionsofthisSectionshallonlyapplytosubdivisionsintheR10,R14,RMF,andCVzonesinthefollowingcases:1.NewTownhouseDevelopment:SubdivisionsintheR-10,R-14,RMF,andCVZonesintendedforthepurposeofnewtownhousedevelopment.2.ExistingTownhouseDevelopment:SubdivisionsintheR-10,R-14,RMF,andCVZoneswhentheexistingtownhousedevelopmentshavereceivedaCertificateofOccupancybeforeOctober17,2016.3..CottageHouseDevelopments:SubdivisionsintheR-4,R-6,R-8,R-10,andR-14Zonesintendedforthepurposeofnewsingle-familydevelopment,includingexistingsingle-familydwellingswhenintegratedintoproposedcottagehousedevelopments.13 ORDINANCENO.6042C.PRINCIPLESOFACCEPTABILITY:1.ParentSite:Thewholeparentsiteshallcomplywithalldevelopmentstandardsasthoughitwereastandalonelot.2.Access:Theparentsiteshallhavedirectvehicularaccesstoapublicstreet.Eachunitlotshallhavedirectvehicularaccesstoeitherapublicorprivateroadway(seeRMC4-6-060.K,UnitLotDrives).3.PhysicalCharacteristics:Aproposedsubdivisionmaybedeniedbecauseofthepresenceofflood,inundation,wetlandconditions,steepslopes,unstablesoils,mineshaftsLorotherunsuitablesitecharacteristics.Constructionofprotectiveimprovementsmayberequiredasaconditionofapproval,andsuchimprovementsshallbenotedonthefinalplat.4.Drainage:Makeadequateprovisionfordrainageways,streets,alleys,otherpublicways,watersuppliesandsanitarywastes.D.SCOPEANDPROCESS:1.ShortSubdivision:Unitlotsubdivisionsofnine(9)orfewerunitlotsshallbeprocessedasshortsubdivisions,andsubjecttoallprovisionsofRMC4-7-070,DetailedProceduresforShortSubdivisions,unlessotherwisespecifiedbythisSection.2.Subdivision:Unitlotsubdivisionsoften(10)ormoreunitlotsshallbeprocessedassubdivisions,andsubjecttoallprovisionsofRMC4-7-080,DetailedProceduresforSubdivision,unlessotherwisespecifiedbythisSection.14 ORDINANCENO.60423.SitePlanReview:UnitlotsubdivisionsshallbesubjecttoRMC4-9-200,MasterPlanandSitePlanReview;however,RMC4-9-200.C2.b,SEPAExemptDevelopment,shallnotapply.E.EXCEPTIONS:1.ResidentialDevelopmentStandards:IndividualunitlotscreatedfortownhousesandcottagehousedevelopmentsareexemptfromthefollowingstandardsofRMC4-2-110.A,DevelopmentStandardsforResidentialZoningDesignations(PrimaryandAttachedAccessoryStructures):maximumnetdensity,minimumlotsize,minimumlotwidth,minimumlotdepth,yardsetbacks,maximumbuildingcoverage,andmaximumimpervioussurfacearea.IndividualunitlotscreatedforcottagehousedevelopmentaresubjecttotheprovisionsofRMC4-2-110.G,DevelopmentStandardsforResidentialDevelopment(CottageHouseDevelopment).2.Landscaping:___________________________________________________a.TownhouseDevelopment:IndividualunitlotsareexemptfromthefollowingsubsectionsofSection4-4-070,Landscaping:i.a-RMC4-4-070.F.1,StreetFrontageLandscapingRequired;RMC4-4-070.F.2,StreetTreesandLandscapingRequiredWithintheRight-of-WayonPublicStreets;andiii€..RMC4-4-070.F.3,FrontYardTreesRequiredWhenStreetTreesAreNotLocatedWithintheRight-of-WayAbuttingaFrontYard.15 ORDINANCENO.6042b.CottageHouseDevelopment:IndividualunitlotsareexemptfromtheRMC4-4-070.F.3,FrontYardTreesRequiredWhenStreetTreesAreNotLocatedWithintheRight-of-WayAbuttingaFrontYard.3.Parking:a.TownhouseDevelopment:ThenumberofparkingspacesrequiredforattacheddwellingspursuanttoRMC4-4-080.F.10.d,ParkingSpacesRequiredBasedonLandUse,maybeaveragedanddispersedamongunitlotsorwithintheparentsite;however,atleastoneparkingspaceshallbeprovidedwithineachunitlot.b.CottageHouseDevelopment:ThenumberofparkingspacesrequiredforcottagehousedevelopmentpursuanttoRMC4-4-080.F.10.d,ParkingSpacesRequiredBasedonLandUse,maybeaveragedanddispersedwithintheparentsite,providedthatatleastoneparkingspaceisprovidedforeachunitlot.4.Access:a.TownhouseDevelopment:Primaryaccessforindividualunitlotsmaybefromapublicalley.b.CottageHouseDevelopment:Vehicleaccessisonlyrequiredfortheparentsiteandnotindividualunitlots.5.ExistingNonconformingTownhouseDevelopments:Legallyestablishedexistingtownhouseandsingle-familyhousingintendedforcottagehousedevelopmentsthatarenonconformingwithrespecttodevelopmentstandards(e.g.,maximumnetdensity)shallbeconsideredconformingforthe16 ORDINANCENO.6042purposeofthisSectionandmaybesubdividedpursuanttothisSection;provided,thatasconditionsofaunitlotsubdivisionapprovaltheCitymayrequitethatanynonconformingdevelopmentstandardbebroughtintocompliancetotheextentfeasible,asdeterminedbytheAdministrator.F.UNITLOTSUBDIVISIONREQUIREMENTS:1.UnitLots:Parentsitesdevelopedorproposedtobedevelopedwithattachedtownhousedwellingsorcottagehousesmaybesubdividedintounitlotsandtheremainderoftheparentsiteshallbeplattedasoneormoretracts.Thewholeparentsiteshallmeetapplicabledevelopmentstandards.Anyprivateopenspaceorprivateamenitiesforadwellingunitshallbeprovidedonthesameunitlotasthedwellingunit.2.SitingofUnitLots:Unitlotsubdivisionsthatproposetoincorporateoneormoreunitlotdrives(refertoRMC4-6-060K,UnitLotDrives)shallsiteunitlotsasfollows:a.Forunitlotdrivesservingsix(6)unitlotsorless:Atleastoneunitlotshallbesituatedtowardsapublicstreetwithnothingotherthanopenspacebetweenthepublicright-of-wayandtheunitlot.b.Forunitlotdrivesservingseven(7)unitlotsormore:Atleasttwo(2)unitlotsshallbesituatedtowardsapublicstreetwithnothingotherthanopenspacebetweenthepublicright-of-wayandtheunitlots.3.ParentSite:Priortoaunitlotsubdivisionoranysubsequentplattingactions,additionsormodificationstothestructure(s),theapplicantshall17 ORDINANCENO.6042demonstratethatthewholeparentsitewillcomplywithapplicablestandardsandrequirementsofthisTitle(i.e.,theparentsiteshallbereviewedasthoughitisasinglelotwithoutanyunitlotsortractswithin).Forexample,buildingcoverageoftheparentsiteshallincludeallqualifyingstructureswithinthedevelopment,includingthoselocatedorproposedtobelocateduponindividualunitlots.Portionsoftheparentsitenotsubdividedforindividualunitlotsshallbeplattedasatractandownedincommonbytheownersoftheindividualunitlots,orbyahomeowners’associationcomprisedoftheownersoftheindividualunitlots.4.Density:Thedensityoftheparentsiteshallnotexceedthemaximumnetdensityofthezone.Onlyonedwellingunitshallbelocatedonaunitlot.5.DesignandOpenSpaceStandards:______________________________a.TownhouseDevelopment:RMC4-2-115,ResidentialDesignandOpenSpaceStandards,asappliedtotheR-10andR-14zonesshallapplytounitlotsubdivisionswithintheRMFandCVzones.UnitlotsubdivisionswithintheRMFandCVzonesshallbeexemptfromRMC4-3-100,UrbanDesignRegulations.b.CottageHouseDevelopment:SeeRMC4-2-115,ResidentialDesignandOpenSpaceStandards.6.Homeowners’AssociationandCovenants:a.CovenantsandHomeowners’Association:Priortotherecordingoftheplat,theapplicantshallprovidefinalcovenants,declarationsandrestrictionsinaformsatisfactorytotheCityAttorney,andshallrecordthedocumentwiththeKingCountyRecorder.18 ORDINANCENO.6042b.MaintenanceofCommonFacilities:Allcommonopenspaceandfacilities,privateutilityinfrastructure,exteriorbuildingfacadesandroofs,andotherphysicalimprovementstotheland,asdeterminedbytheAdministrator,shallbemaintainedinperpetuitybythehomeowners’association,unlessotherwiseagreedtobytheCity.Thecovenants,declarationsandrestrictionsshallprovideauthorityfortheCity,afterprovidingreasonablewrittennoticetothehomeowners’associationandopportunitytoperformrequiredmaintenance,torecoveranycostsincurredbytheCitytomaintainprivateinfrastructureorcommonareasduetoafailureofthehomeowners’associationtoadequatelymaintainprivatelyownedimprovements.InordertoensurethattheCitycanrecoveritscostsforperformingrequiredmaintenance,theCitymayfilealienagainstthepropertyoracceptotherappropriatesecurityapprovedbytheCity.7.Timing:Sitedevelopmentandbuildingconstructionmaycommenceuponapprovalofasiteplanandissuanceofabuildingpermit(s)forsuchconstructionandpriortofinalsubdivisionapprovalandrecordingifallapplicablepermitsandapprovalshavebeenobtainedbytheapplicant.However,nodwellingunitorunitlotmaybesold,transferred,occupiedorconveyedpriortofinalsubdivisionapprovalandrecording.8.RecordedPlat:NotesshallbeplacedontheplatrecordedwiththeKingCountyRecordertoacknowledgethefollowing:a.Thetitleoftheplatshallincludethephrase“UnitLotSubdivision”;19 ORDINANCENO.6042b.Subsequentplattingactions,additionsormodificationstothestructure(s)maynotcreateorincreaseanynonconformityoftheparentsiteasawhole;andc.Theindividualunitlotsarenotseparatebuildingsitesandadditionaldevelopmentoftheindividualunitlotsmaybelimitedasaresultoftheapplicationofdevelopmentstandardstotheparentsite.SECTIONVIII.Subsections4-9-065.Aand4-9-065.BoftheRentonMunicipalCodeareamendedasshownbelow.Allotherprovisionsin4-9-065remainineffectandunchanged,exceptasprovidedinSECTIONIXofthisordinance.A.PURPOSE:ThepurposeofthisSectionistoofferincreasedresidentialdensityfordevelopmentsthatconstructaffordabledwellingunitsLeiassistedlivingfacilitiesLorcottagehousing.DensitybonusesareofferedtomeettheintentoftheComprehensivePlanpolicies,includingbutnotlimitedtogoalsandpoliciesofthelanduseelement,andhousingandhumanserviceselement,aswellasthepurposeandintentofthezoningdistricts.Itisexpectedthatalldensitybonuseswillbeachievedwithnovariances.B.APPLICABILITY:Densitybonusesarepossibleforapplicantsrcqucstingbonusmarketratereliii,,.dwellingunitsinexchangeforthcconstructionarroroaoicaweiiingunits.Bonudcnsityisalsoofferedforassistedlivingfacilitieswheretheuseisallowedpursuanttochapter‘12RMC.20 ORDINANCENO.6042Densitybonusesshallbeconsideredwhenanyofthefollowingareproposed:1.Bonusmarket-ratedwellingunitsinexchangefortheconstructionofaffordabledwellingunits.2.Assistedlivingfacilitieswheretheuseisallowedpursuanttochapter4-2RMC.3.Cottagehousedevelopments.SECTIONIX.Subsection4-9-065.DoftheRentonMunicipalCodeisamendedtoaddanewsubsection4-9-065.D.3toreadasshownbelow.Further,thecurrentlycodifiedsubsection4-9-065.D.3shallberenumberedto4-9-065.D.4andamendedasshownbelow.Allotherprovisionsin4-9-065.Dremainineffectandunchanged.3.CottageHouseDevelopments:Bonusmarket-ratedwellingsmaybegrantedatarateoftwoandone-half(2.5)timesthemaximumdensitythatcouldbeachievedinastandardsubdivisionbasedonthedevelopmentstandardsoftheunderlyingresidentialzone.Theapplicantshallsubmitaproformasubdivisionplanfortheproposedpropertyshowingthenumberofconventionallotsthatwouldbepermittedbytheunderlyingzone.Thisproformasubdivisionplanwillbeusedtodeterminethemaximumnumberunitlotsallowed,bymultiplyingthenumberoflotsintheproformasubdivisionplanbytwoandone-half(2.5).4.MaximumBonusUnits:Thefollowingtableprovidesthemaximumdensitythatmaybegrantedinapplicablezonesforconformancewitheithertheaffordablehousinge-rassistedlivingfacility,orcottagehousingprovisions:21 ORDINANCENO.6042a.AffordableHousingSubjectZonesMaximumDensityCD,UC,CV,CO,COR,R-30%abovemaximumdensity14,andRMFordensityallowedviaconditionalusepermitb.AssistedLivingFacilitiesSubjectZonesMaximumDensityRMF,CV,CD,CO,COR,50%abovemaximumdensityandUCR-1,R-10,andR-14Upto18dwellingunitspernetacrec.CottageHouseDevelopmentsCottageHouseDevelopmentsmaybegrantedabonusdensityof2.5thenumberoflotsidentifiedintheproformasubdivisionplanforthefollowingzoningdistricts:R-4,R-6,R-8,R-10,andR-14.SECTIONX.Subsections4-9-200.8and4-9-200.DoftheRentonMunicipalCodeareamendedasshownbelow.Allotherprovisionsin4-9-200remainineffectandunchanged.B.APPLICABILITYANDAUTHORITY:1.MasterPlanReview:MasterplanreviewisrequiredforCAzonedsitestwoandone-half(2.5)acresorgreaterinareauponwhichresidentialmixed-usedevelopmentisproposed,andmasterplanreviewisrequiredforallphaseddevelopmentprojectsregardlessofzone.Whenexistingparcelsaretwenty:five(25)acresorsmaller,amasterplanincorporatingallabuttinglotsincommonownershipasofDecember1,2003,isrequired.2.SitePlanReview:22 ORDINANCENO.6042a.WhenRequired:SiteplanreviewisrequiredforalldevelopmentintheIL,CO,CN,CD,CA,CV,COR,UC-1,UC-2,R-10,RMH,RM,andR-14Zones,alldevelopmentwithintheEmploymentArea(EA)designation,andforthefollowingtypesofdevelopment,regardlessofzone:i.K-12educationalinstitutions.ii.Parks.iii.Outdoorrecreationfacilities.iv.Rentalserviceswithoutdoorstorage.v.HazardousWasteFacilities:Allhazardouswastetreatmentandstoragefacilities.vi.Medicalinstitutions,assistedliving,andconvalescentcarefacilities.vii.Cottagehousedevelopments.b.Optional:Whenspecificallyauthorizedbythedevelopmentstandards,siteplanreviewmaybeusedasameanstoproposemodificationstodevelopmentstandardsfordevelopmentsotherwiseexemptfromsiteplanreview.3.Authority:TheCommunityandEconomicDevelopmentAdministratorshallhavetheauthoritytoapprove,approvewithconditions,ordenyproposalsbasedonthisSectionwhennootherpermitorapprovalrequiresHearingExaminerreview.D.CRITERIATODETERMINEIFPUBLICHEARINGISREQUIRED:23 ORDINANCENO.6042ApublichearingbeforetheHearingExaminershallberequiredinthefollowingcases:1.AllmasterplansexceptthosecovetedbyaplannedactionordinancethatincludedapublichearingthatwasdetetminedbytheCommunityandEconomicDevelopmentAdministratortohaveprovidedthepublicanddecision-makerswithsufficientdetailregardingtheproject’sscale,design,bulkanduses.Whereamasterplanisapproved,subsequentsiteplanssubmittedforfuturephasesmaybesubmittedandapprovedadministrativelywithoutapublichearing.2.SitePlanReview:a.SignificantEnvironmentalConcernsRemain:TheEnvironmentalReviewCommitteedetermines,basedondepartmentalcommentsorpublicinput,thattherearesignificantunresolvedconcernsraisedbytheproposal;orb.LargeProjectScale:Theproposedprojectismorethan:I.Onehundred(100)attachedresidentialunits;ii.Onehundredthousand(100,000)squarefeetofgrossfloorarea(nonresidential)intheILorCOZonesorotherzonesintheEmploymentArea(EA)landusedesignation;iii.Twenty-fivethousand(25,000)squarefeetofgrossfloorarea(nonresidential)intheCN,CD,CA,CV,orCOZonesoutsidetheEmploymentArea(EA)landusedesignation;iv.Four(4)storiesorsixtyfeet(60)inheight;v.Threehundred(300)parkingstalls;or24 ORDINANCENO.6042vi.Ten(10)acresinsizeofprojectarea.c.Allcommercialorindustrialprojectsadjacenttoorabuttingresidentiallyzonedproperty,unlesstheAdministratordeterminesthatthepresenceofcriticalareasorotherlimitingfactorsontheresidentialpropertymakedevelopmentunlikelyorunfeasible.SECTIONXl.Section4-11-030oftheRentonMunicipalCodeisamendedtoaddadefinitionof“CottageHouseDevelopment,”inalphabeticalorder,toreadasshownbelow.Allotherdefinitionsin4-11-030remainineffectandunchanged.COTTAGEHOUSEDEVELOPMENT:Aunit-lotsubdivisionconsistingofatleastthree(3)unitlotscontainingsmallscale(nomorethan1,500grosssquarefoot)detached,single-familydwellingunitsclusteredaroundasharedcommonopenspace.SECTIONXII.Ifanysection,subsection,sentence,clause,phraseorworkofthisordinanceshouldbeheldtobeinvalidorunconstitutionalbyacourtorcompetentjurisdiction,suchinvalidityorunconstitutionalitythereofshallnotaffecttheconstitutionalityofanyothersection,subsection,sentence,clause,phraseorwordofthisordinance.SECTIONXIII.Thisordinanceshallbeinfullforceandeffectfive(5)daysafterpublicationofasummaryofthisordinanceintheCity’sofficialnewspaper.Thesummaryshallconsistofthisordinance’stitle.25 ORDINANCENO.6042PASSEDBYTHECITYCOUNCILthis;3thdayofDecember,2021.JasoerkAPPROVEDBYTHEMAYORthis13thdayofDecember,2021.Approvedastoform:ShaneMoloney,CityAttorneyDateofPublication:12/16/2021(Summary)ORD:2181:11/5/21avone,Mayor26