HomeMy WebLinkAboutPlanning _ Development Committee - 10 Mar 2025 - Agenda - Pdf
CITY OF RENTON
AGENDA - Planning & Development Committee
Meeting
4:30 PM - Monday, March 10, 2025
7th Floor Council Conference Room/Videoconference
1. CONVERSION OF COMMERCIAL TO HOUSING BRIEFING
a) Presentation
2. HB1110/HB1337 MIDDLE HOUSING BRIEFING
a) Presentation
3. EMERGING ISSUES IN CED
If you would like to attend this week's meeting remotely, you can do so by going to
https://us02web.zoom.us/j/86997277667?pwd=VU9Wb3ZRSCtvM2lOTy9ybUZwZmQ0dz09
Zoom Meeting ID: 869 9727 7667, Passcode: 749418
You can call through Zoom at (253) 215-8782 and use the Meeting ID.
D -237: HB 1042 Conversion to Housing
Planning & Development Committee
March 10, 2025
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HB 1042 – Conversion
to Housing
Requires cities to allow
commercial buildings to
convert to residential
Compliance required by
June 30, 2025
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HB 1042 – Conversion to Housing
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HB 1042 – Conversion to Housing
Only for buildings with C of O at least
3 years old
50% more density than zone allows
No requirement to provide additional
parking
Can require retention
No exterior design or architectural
requirements beyond health and
safety
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HB 1042 – Conversion to Housing
Cannot deny a permit due to
non-conforming parking, height,
setbacks, modulation, etc.
Can require ground floor
commercial on major pedestrian
corridor as defined by city code
Unchanged portions cannot be
required to meet energy code,
but new dwelling units must
meet energy code
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Next Steps
Planning Commission Briefing
March 19, 2025
Public Hearing
April 2, 2025
Deliberations and Recommendation
April 16, 2025 AG
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March 1, 2025Angelea Weihs, Associate Planner
Katie Buchl-Morales, Senior Planner
March 10, 2025
D-236: Proposed Recommendations for State Compliance
HB 1110 Middle Housing
HB 1337 Accessory Dwelling Units
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HB 1110 ONLINE OPEN HOUSE SUMMARY
Online Open House #1 – Saturday, June 1, 2024
Population and Growth Targets
Legislative Briefing
Live Poll
Q&A
Online Open House #2 – Saturday, March 1, 2025
Population and Growth Gargets
Legislative Briefing
Summary of Public Feedback
Staff Recommendations
Q&A
General Feedback
Mixed response to HB 1110
Opportunities: Expand housing inventory
and type, generational wealth, more
flexibility and options for future
development
Concerns: Parking and traffic, privacy,
capacity and limitations of aging
infrastructure, affordability of middle
housing, disproportionate impacts, etc.AG
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HB 1110 Middle Housing
Proposed Recommendations for State Compliance
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LOCAL APPROACH TO
MIDDLE HOUSING
UPDATES
Applicants will have the option to choose
Middle Housing or pursue traditional
development.
Current standards for residential zones
will largely remain the same (e.g., height,
setbacks, design standards, etc.).
Staff proposes development standards
for Middle Housing that are consistent
with those required for single-family in
order to achieve compatibility in scale,
form, and character with existing Renton
neighborhoods.
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MIDDLE HOUSING UPDATE PROPOSALS – UNITS PER LOT
Number of Units per Lot: Up to 4 units per lot,
within applicable zones.
Up to 6 units per lot on all lots within 1/4-mile
walking distance of a major transit stop.
Up to 6 units per lot if at least 2 units are
reserved as affordable. AG
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MIDDLE HOUSING UPDATE PROPOSALS – ZONES
Proposed
Applicable Zones:
RC, R -1, R-4, R-6, and R-8
zones.
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MIDDLE HOUSING UPDATE PROPOSALS – UNIT TYPES
Proposed Middle Housing Types:
Townhouses
Duplexes
Triplexes
Fourplexes
Stacked Flats
Courtyard Apartments
MIDDLE HOUSING UPDATE PROPOSALS – UNIT TYPES
Proposed Excluded Middle
Housing Types:
Fiveplexes
Sixplexes
Cottage Housing
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HB 1110 PARKING STANDARDS
Parking Restrictions: HB 1110 precludes cities from
requiring off-street parking when located within ½
mile walking distance of a major transit stop. A major
transit stop is defined as:
A stop on high-capacity transportation system funded or
expanded under the provisions of chapter 81.104 RCW;
Commuter rail stops;
Stops on rail or fixed guideways systems; and
Stops on bus rapid transit routes, including those under
construction
Qualifying transit routes:
King County RapidRide F line;
Future Sound Transit Stride; and
Future King County RapidRide I line
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MIDDLE HOUSING UPDATE PROPOSALS - PARKING
Off-Street Parking Space Requirements for Middle Housing:
As proposed, Middle Housing developments will comply with all driveway
and parking design standards applicable to single-family development,
except for the number of required parking spaces, as noted above.
Lots 6,000 sq. ft. or Less Lots greater than 6,000 sq. ft.
Lots located within ½ mile
walking distance of a Major
Transit Stop
1 per dwelling unit.2 per dwelling unit.
No off-street parking required.
Parking incentives may be provided
for developers that provide off-street
parking when not required.
MIDDLE HOUSING UPDATE PROPOSALS – PARKING
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CLOSING REMARKS
Not all residential lots are
eligible for maximum unit
count.
Development regulations for
underlying residential zone
must be met, including but not
limited to:
Building height
Setbacks
Building coverage
Impervious surface
Tree retention
Access
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HB 1337 Accessory Dwelling Units
Proposed Recommendations for State Compliance
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ADU Compliance:
Unit Configuration
Current Code: Allows 1 detached ADU per lot.
Required Code Amendments:
Cities must allow at least 2 ADUs on all lots
that are in all zoning districts within an urban
growth area that allow for single-family
development
1 attached ADU and 1 detached ADU; or
2 attached ADUs; or
2 detached ADUs
Allow ADUs as accessory uses to a larger
variety of housing types
Principal dwellings: Single-family, townhouse,
duplex, triplex, stacked flat, courtyard
apartments, etc.
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ADU Compliance:
Residential Zones
Current Code: ADUs are currently
allowed in residential zones RC, R-1, R-
4, R-6, R-8, R-10, and R-14.
Required Code Amendments: n/a
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ADU Compliance:
Maximum Unit Size
Current Code: Unit size based on lot size and size of primary residence.
Required Code Amendments: Cities are required to allow a gross floor area of at least 1,000 sq. ft.
Gross floor area refers to the maximum interior
habitable area of a dwelling unit, measured
from the exterior face of each wall, not including
attached garages, accessory structures,
porches or exterior stairs.
For the purposes of this code section, habitable
area refers to space in a building for living,
sleeping, eating, or cooking, and includes areas
such as bathrooms, toilets, hallways, storage
areas, closets, utility rooms, and similar areas.
Proposed Code Amendment: Establish maximum gross floor area and total building area of 1,000 sq. ft.
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Current Code: Onsite owner occupancy
is required; property owner may reside in
either the primary residence or ADU.
Required Code Amendments: Remove
owner occupancy requirement.
ADU Compliance:
Owner Occupancy
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Parking Restrictions: HB 1337 precludes cities from requiring off-street parking when located within ½ mile walking distance of a major transit stop. A major transit stop is defined as:
A stop on high-capacity transportation system
funded or expanded under the provisions of
chapter 81.104 RCW;
Commuter rail stops;
Stops on rail or fixed guideways systems, including
transitways;
Stops on bus rapid transit routes or routes that run
on high-occupancy vehicle lanes; or
Stops for a bus or other transit mode providing
actual fixed route service at intervals of at least
15-minutes for at least 5 hours during the peak
hours of operations on weekdays
ADU Compliance:
Parking Requirements
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ADU Compliance:
Parking Requirements
Current off-street parking requirements
Single-family dwelling: A minimum of 2 parking spaces
ADUs: A minimum of 1 parking space
No off-street parking required for ADUs when located within ¼ mile of a
mass transit facility
Tandem parking is allowed
Proposed off-street parking requirements:
Single-family dwelling: A minimum of 2 parking spaces
Middle housing: Parking requirements vary based on location and lot size
ADUs: No proposed changes to number of required parking spaces
No off-street parking required for ADUs when located within ½ mile walking
distance of a major transit stop
Tandem parking is allowed
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ADU Compliance:
Conversions
Current Code: Allows some flexibility for
accessory building to ADU conversion.
Required Code Amendment: Allow ADUs to be
converted from existing structures even if they
violate current code requirements for setback or
lot coverage.
Proposed Code Amendments:
Conversion units that occupy an entire floor of
the primary dwelling may be allowed to increase
the maximum unit size to efficiently use all the
floor area.
Conversions exceeding 1,250 sq. ft. shall be
classified as an attached dwelling for the
following:
Interior remodelsAttached garagesBasement to ADU
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ADU Compliance:
Setbacks – Attached & Internal ADUs
A city may not impose setback
requirements for ADUs that are more
restrictive than those for principal units.
Proposed Code Amendments for
Attached and Internal ADUs:
All Setbacks: ADUs shall comply with
the standards applicable to principal
units in the underlying zone.
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ADU Compliance:
Setbacks – Detached ADUs
Proposed Code Amendments:
Single Detached ADU
Front Yard Setback: ADUs shall comply with the standards applicable to
principal units in the underlying zone.
Side Yard Setback: Apply existing setback requirements
RC and R-1: 25 ft.
R-4, R-6, and R-8: 5 ft.
R-10 and R-14: 4 ft.
Rear Yard Setback: Apply existing setback requirements
All zones: 5 ft.
When located within 10 ft. of the rear property line, at least 25% of the lineal length of
the rear yard shall remain unoccupied from accessory dwellings, except when the rear
property line abuts an alley.
Multiple ADUs: When 2 detached ADUs are proposed, the second ADU shall comply
with the standards applicable to principal units in the underlying zone.
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ADU Compliance:
Building Height
Current Code:
ADUs are subject to the maximum wall plate height restrictions applied to principal units in the underlying zone.
ADUs shall not be taller than the principal unit.
Required Code Amendment: Cities may not establish roof height restrictions for ADUs that are less than 24 ft.
Proposed Code Amendment: 24 ft. measured to the highest point of a flat roof or the highest peak of a pitched roof.
Proposal helps to mitigate height differences between ADUs and principal units.
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Planning Commission
Briefing: March 19, 2025
Public Hearing: April 2, 2025 (tentative)
Deliberations and Recommendation:
April 16, 2025
Compliance Deadline: June 30, 2025
Effective Date: July 1, 2025
RentonWA.gov/HousingLeg
Housing Legislation
Next Steps
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Q&A
Katie Buchl-Morales
kbuchl-morales@rentonwa.gov
424-430-6578
Angelea Weihs
aweihs@rentonwa.gov
424-430-7312
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