HomeMy WebLinkAboutPlanning _ Development Committee - 28 Apr 2025 - Agenda - Pdf
CITY OF RENTON
AGENDA - Planning & Development Committee
Meeting
4:45 PM - Monday, April 28, 2025
7th Floor Council Conference Room/Videoconference
1. MIDDLE HOUSING/ADU
a) Presentation
2. COMMERCIAL CONVERSION TO RESIDENTIAL
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.
March 1, 2025Angelea Weihs, Associate Planner
Katie Buchl-Morales, Senior Planner
April 28, 2025
D-236: HB 1110/Middle Housing and HB 1337/ADUs
Proposed Recommendations for State Compliance
Planning and Development Committee
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MIDDLE HOUSING UPDATE SUMMARY
Renton Approach to Middle Housing: Current standards for residential zones will remain the same.
Development standards for Middle Housing will be consistent with those required for single-family.
Maximum Number of Units per Lot: Up to 4 units per lot, within applicable zones, with the following exceptions.
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.
Proposed Applicable Zones:RC, R -1, R-4, R-6, and R-8 zones.
Proposed Middle Housing Types:Townhouses, Duplexes,Triplexes, Fourplexes, Stacked Flats, and Courtyard
Apartments.
Parking Requirements:Off-Street Parking Space Requirements for Middle Housing:
Lots 6,000 sq. ft. or less shall provide 1 parking space per dwelling unit.
Lots greater than 6,000 sq. ft. shall provide 2 parking spaces per dwelling unit.
For lots within ½ mile walking distance of a major transit stop, no off-street parking is required,
but is incentivized.
Major Transit Stop:Provide a definition for major transit stop.
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ADUs HB 1337 COMPLIANCE SUMMARY
Maximum Number of ADUs per Lot and Configuration: Up to 2 ADUs per lot in zones where single-family
development is allowed; RC, R-1, R-4, R-6, R-8, R-10, and R-14.
Owner Occupancy:Not required.
Maximum ADU Size:Gross floor area and total building area restricted to 1,000 sq. ft.
Parking Requirements:Apply existing ADU parking requirement of one parking space per unit
For lots within ½ mile walking distance of a major transit stop, no off-street parking is required.
Major Transit Stop: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 Conversions: Allow flexibility for conversion of existing structures to ADUs.
ADUs shall not be subject to select development standards, including unit size, height, setbacks, and lot
coverage.
Conversion units that occupy an entire floor within the primary dwelling may be allowed to increase the
maximum unit size beyond 1,000 sq. ft. to efficiently use/occupy available floor area and still be considered an
ADU.
Conversions exceeding 1,250 sq. ft. shall be classified as an attached dwelling for the following: interior
remodels, attached garages, basements, attics, etc.
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ADUs HB 1337 COMPLIANCE SUMMARY
Setbacks: ADU setbacks shall not be more restrictive than those for principal units
Internal and attached ADUs
All setbacks: Apply existing setback requirements applicable to principal dwellings to all internal and attached
ADUs.
Detached ADUs
Front yard setbacks: Apply existing front yard setback requirements to principal dwellings.
Side and rear yard setbacks: Apply existing ADU setback requirements.
Multiple ADUs: When two (2) ADUs are proposed, the second ADU shall comply with the standards
applicable to principal units in the underlying zone.
Building Height: 24 ft. measured to the highest point of a flat roof or the highest peak of a pitched roof.AG
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MIDDLE HOUSING UPDATE PROPOSALS – UNIT TYPESSTAFF RECOMMENDATION
Adopt recommended amendments to Renton Municipal Code for compliance with HB 1110 and HB 1337.
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Ordinance Review: Ongoing
Fielding inquiries/customer service:
Ongoing
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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HB 1110 Middle Housing
Proposed Recommendations for State Compliance
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LOCAL APPROACH TO MIDDLE HOUSING UPDATES
Current standards for residential zones, such as building height, setbacks, building coverage, and
imperious surface, will remain the same.
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.
Why is a more
conservative approach to
middle housing a better
approach?
Does a conservative
approach meet the intent
of HB 1110 to encourage
more housing?
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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.
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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: One detached ADU allowed per lot.
Required Code Amendments:
Cities must allow at least 2 ADUs on all lots
that are in all zoning districts 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.
City staff applies critical area
regulations in all residential zones
where critical areas are present.
No RMC amendments
proposed/required.
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ADU Compliance:
Maximum Unit Size
Current Code: Unit size based on lot size and
size of primary residence.
Lot Area Maximum Unit Size
3,000 sq. ft. or less 600 sq. ft.
3,001 – 4,999 sq. ft 700 sq. ft.
5,000 – 6,999 sq. ft. 800 sq. ft.
7,000 – 8,999 sq. ft.900 sq. ft.
Greater than 9,000 sq. ft.1,000 sq. ft.
Existing Provision: For the purpose of calculating maximum unit size only, the square foot
calculation shall not include porches or exterior stairs. Garages attached to ADUs accessory
dwellings shall be included in the square foot calculation, except for when the entirety of the
living area is located above a garage.
Maximum ADU Size
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ADU Compliance:
Maximum Unit Size
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,
including basements and attics, but not
including a garage or accessory structure.
(HB 1337)
Gross floor area refers to the sum of the
gross horizontal areas of all floors of a
building measured from the exterior face of
each wall. (RMC 4-11-060)
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
Proposed off-street parking requirements:
No off-street parking required for ADUs
when located within ½ mile walking
distance of a major transit stop
No proposed changes to number of
required parking spaces
Maintain 1 parking space per unit
requirement
Current off-street parking requirements:
A minimum of 1 parking space
No off-street parking required for
ADUs when located within ¼ mile of a
mass transit facility
State Legislation: Parking requirements
are based on lot size
6,000 sq. ft. or less: 1 parking space
per unit
6,000 sq. ft. or greater: 2 parking
spaces per unit
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ADU Compliance:
Conversions
Current Code: Allows flexibility for accessory building to
ADU conversion, including unit size, height, and
setbacks.
Existing Provision: Conversion of accessory buildings to
ADUs shall be exempt from the relevant development
regulations if the accessory building was constructed
prior to January 1, 2020. However, modifications made to
accessory buildings after January 1, 2020, that would
increase the nonconformance of the proposed
conversion are ineligible from such exemptions.
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ADU Compliance:
Conversions
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 (Additional):
Conversion units that occupy an entire floor
within 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 remodels
Attached garages
Basement to ADU
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ADU Compliance:
Setbacks – Attached & Internal ADUs
State Legislative Requirement: 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 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 (Additional): 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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MIDDLE HOUSING UPDATE PROPOSALS – UNIT TYPES
Water and Sewer Availability Forms:
Prior to any building permit application, applicants are required to complete and submit both sewer and
water availability forms. These forms are routed to and reviewed by the city’s Utility Systems division to
ensure the proposed project would be adequately served by the existing utilities.
The sewer and water availability assessments verify if the existing utilities can support the proposed project,
based on:
•The availability of water and sewer mains in the street, and
•The utility main sizes and capacities
Water and Sewer Availability Determination:
If sewer and water availability is adequate and in-compliance, the applicant can connect to the utility, in
accordance with code and City standards.
If sewer and water availability is not adequate or in compliance, upgrades are required, based on the
assessment.
Building permits would not be approved or issued until compliance was ensured.
If the applicant is unable or unwilling to make the required upgrades, the project would not be allowed to
move forward.
FOLLOW-UP: UTILITY CONSIDERATIONS
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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 Targets
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.
Full public engagement summary for HB 1110 and HB 1337 was provided in the Staff Report.
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MIDDLE HOUSING UPDATE PROPOSALS – UNIT TYPES
Water and Sewer Availability Forms:
Prior to any building permit application, applicants are required to complete and submit both sewer and
water availability forms. These forms are routed to and reviewed by the city’s Utility Systems division to
ensure the proposed project would be adequately served by the existing utilities.
The sewer and water availability assessments verify if the existing utilities can support the proposed project,
based on:
•The availability of water and sewer mains in the street, and
•The utility main sizes and capacities
Water and Sewer Availability Determination:
If sewer and water availability is adequate and in-compliance, the applicant can connect to the utility, in
accordance with code and City standards.
If sewer and water availability is not adequate or in compliance, upgrades are required, based on the
assessment.
Building permits would not be approved or issued until compliance was ensured.
If the applicant is unable or unwilling to make the required upgrades, the project would not be allowed to
move forward.
MIDDLE HOUSING UPDATE – UTILITY CONSIDERATIONS
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D -237: HB 1042 Conversion to Housing
Planning & Development Committee
April 28, 2025
Angie Mathias, Long Range Planning Manager
Contact: amathias@rentonwa.gov
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HB 1042 – Conversion
to Housing
Requires cities to allow
commercial and mixed
use buildings to convert
to residential
Compliance required by
June 30, 2025
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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.
Unchanged portions cannot be
required to meet energy code,
but new dwelling units must
meet energy code
Can require ground floor
commercial on major pedestrian
corridor as defined by city code
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Staff Recommendation
Amend Renton Municipal Code to comply with HB 1042
Identify Principal and Minor Arterials as major pedestrian corridors
4-6-060 Public Streets and Right of Way Table with Functional
Classifications:
Principal Arterial
Minor Arterial
Commercial Mixed Use, Industrial, and Neighborhood Collector Arterial
All three require 8’ sidewalk with 8’ planting strip, working to create a
pedestrian friendly environment
Planning Commission concurred with the staff recommendation
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Next Step
Present Ordinance for adoption by June 30, 2025
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