HomeMy WebLinkAboutPlanning _ Development Committee - 09 Jun 2025 - Agenda - Pdf
CITY OF RENTON
AGENDA - Planning & Development Committee
Meeting
5:00 PM - Monday, June 9, 2025
7th Floor Council Conference Room/Videoconference
1. 2025 MID-YEAR TITLE IV DOCKET #20-A
a) AB - 3850 Community & Economic Development Department submits additional items for
the 2025 Title IV Docket #20. These items will be reviewed by the Planning Commission
which will present code revisions to Council.
2. DELIBERATIONS LUA-24-000184: 2024 DOCKET GROUP 19B D-236A:
MIDDLE HOUSING STREET STANDARDS UPDATE, ECF
a) Presentation
3. 2025 DOCKET 20 GROUP A BRIEFING
a) D-239: Co-living
b) D-240: Impact Fees Related to Vacant Buildings
c) D-241: Commercial Neighborhood and corner Stores/Commercial Uses in Residential
Areas
4. EMERGING ISSUES IN CED
If you would like to attend this week's meeting remotely, you can do so by going to
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AB - 3850
City Council Regular Meeting - 02 Jun 2025
SUBJECT/TITLE: 2025 Mid-Year Title IV Docket #20-A
RECOMMENDED ACTION: Refer to Planning & Development Committee
DEPARTMENT: Community & Economic Development Department
STAFF CONTACT: Angie Mathias, Long Range Planning Manager
EXT.: 6576
FISCAL IMPACT SUMMARY:
None
SUMMARY OF ACTION:
Staff has compiled a series of amendments to Title IV of the Renton Municipal Code (Development Regulations) that
initiates several regulatory initiatives that respond to important issues facing the City. Planning Commission to conduct
review of the Development Regulations (Title IV Docket) and will make recommendations regarding the Land Use
Regulations to the Council. Final recommendation of the Title IV Docket is the authority of the Council.
EXHIBITS:
A. Issue Paper
STAFF RECOMMENDATION:
Refer the additional items for the 2025 Title IV Docket #20 to the Planning and Development Committee and Planning
Commission for review. Following this review, the Planning Commission will present code revision recommendations to
Council.
AGENDA ITEM #1. a)
DEPARTMENT OF COMMUNITY &
ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: May 22, 2025
TO: James Alberson, Jr., Council President
Members of Renton City Council
CC: Armondo Pavone, Mayor
FROM: Gina Estep, Communitiy & Economic Development
Administrator, x6619
STAFF CONTACT: Angie Mathias, Long Range Planning Manager x6576
SUBJECT: 2025 Mid-Year Title IV Docket #20-A
ISSUE:
Should the 2025 Mid-Year Title IV Docket #20-A work program be referred to the Planning &
Development Committee and the Planning Commission for consideration and potential
adoption?
RECOMMENDATION:
Refer the additional items for the 2025 Title IV Docket #20 to the Planning and Development
Committee and Planning Commission for review. Following this review, the Planning
Commission will present code revision recommendations to Council.
BACKGROUND:
RMC 4-8-070G outlines the types of review the Planning Commission shall conduct. The
review of the Development Regulations (Title IV Docket) process is specifically listed. Land
Use Regulations review occurs upon Council request. The Planning Commission will make
recommendations regarding the Land Use Regulations to the Council. Final
recommendation of the Title IV Docket is the authority of the Council.
Title IV Development Regulations
This process is codified in RMC 4-9-025, Title IV Development Regulation Revision Process.
Staff has compiled a series of amendments to Title IV of the Renton Municipal Code
(Development Regulations) that initiates several regulatory initiatives that respond to
important issues facing the City. The proposed list of amendments includes City initiated
amendments as shown in the Table below.
FISCAL IMPACT:
There will be no fiscal impact.
AGENDA ITEM #1. a)
James Alberson, Jr., Council President, Members of Renton City Council
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CONCLUSION:
The proposed schedule is for Planning Commission to review the 2025 Mid-Year Title IV
Docket #20-A Amendments through December 2025.
2025 MID-YEAR TITLE IV DOCKET #20-A
City-Initiated Amendments
1. Indoor Recreation in IL and IM Zones
Staff have received requests to help find space for an indoor climbing gym and a
gymnasium for gymnastics; both requesters are interested in existing warehouse
structures to accommodate their needs, but indoor recreation is not allowed in the IL
or IM Zones. Staff would like to explore making a distinction between such facilities
from a typical gym and distinguishing different types of indoor recreation facilities and
their regulations. Staff have also received inquiries about spa-type uses in zones other
than IL and IM.
2. Impact Fees Related to Vacant Buildings
Consider amending provisions related to vacant buildings and rate charged if vacant
more than 3 years. A large impact fee for many small businesses is a deterrant for them
as they startup. Staff would like to review whether this provision incentivizes property
owners to lease up vacant buildings or if it serves as a disincentive for new tenants to
occupy buildings that have been vacant for an extended time.
3. Large Site Master Plan Flexibility and Development Agreements
Development regulations specific for large scale developments that are phased over a
longer planning horizon are not anticipated in the city’s current entitlement process.
Consider text amendments to the existing master plan regulations for large site large
scale projects, add specific provisions for development agreements that provide, and
add flexibility to the development standards in either of these processes similar to a
Planned Urban Development entitlement.
4. Valley Community Plan
The Valley will be changing rapidly in the near future. A new community plan will help
ensure we compliment the new additions of the Seattle Sounders, Alaska Airlines, and
Blue Origin; the anticipated additions of residential, commercial, and a new major
employer; and the existing industry within the Valley Community Planning Area.
5. Encourage Infill in CO Zone
Consider allowing standalone accessory uses in the CO Zone where primary uses are
already established. Currently, uses deemed to be permitted accessory uses in the CO
Zone, such as restaurants, are only allowed if integrated into an office building or a
residential mixed-use building; consider allowing such uses to be built as standalone
infill development to encourage full utilization of CO-zoned sites.
6. Contractor’s Yard vs. Contractor’s Office
Add a new land use and corresponding definition for “Contractor’s Yard.” The two uses
have considerably different external impacts and therefore should be distinguished by
zoning.
AGENDA ITEM #1. a)
James Alberson, Jr., Council President, Members of Renton City Council
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7. Fence Permits
Variations from fence or hedge standards are allowed through a special administrative
fence permit or through the variance application. Specifically, the special fence permit
process (a Type I land use permit) allows increases to fence or hedge height in
residential zones from forty-eight inches (48") up to seventy-two inches (72") within the
setbacks of front yards, secondary front yards, or rear yards abutting a public or private
street, while a variance application (a Type II land use permit) is required for fences or
hedges greater than seventy-two inches (72") in height anywhere within a residential
zone. This code section should be amended to allow all residential fence or hedge
height increases through the special administrative fence permit process. In addition,
the special administrative fence permit evaluation criteria would be more applicable
than the variance decision criteria for this circumstance.
8. Condominium Regulations
Propose city review process for new residential condominium development within
residential zoning districts. Current condominium regulations are limited to
conversions of existing multifamily buildings into condominimun or cooperative units
and via the binding site plan process within commercial zoning districts. Recent Middle
Housing legislation has mandated cities to allow for condominiums in new residential
development that would occur in residential zones and existing city regulations do not
have a process to review and currently the process defaults to King County.
9. Design and Construction Manual
A Design and Construction Standards Manual would establish consistent,
comprehensive guidelines for public and private infrastructure development within the
city. It would be developed through collaboration among City departments—including
Community and Economic Development, Public Works, and Parks and Recreation—
and would consolidate technical standards, permitting procedures, and construction
requirements into a single, accessible resource. The manual would be periodically
reviewed and updated to reflect changes in regulations, best practices, and
community goals, ensuring it remains current and effective.
cc: Matt Herrera, Planning Director
Brianne Bannwarth, Development Engineering Director
AGENDA ITEM #1. a)
D-236A: Middle Housing Street Standards UpdatePlanning & Development Committee Recommendations
Angelea Weihs, Associate Planner June 9, 2025
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MIDDLE HOUSING UPDATE PROPOSALS – UNIT TYPES
BACKGROUND
In 2023, the Washington State Legislature passed a series of bills, including:
HB 1110 (Middle Housing): requires cities to allow Middle Housing in residential zones with
up to 4 units per lot, and up to 6 units per lot if within a 1/4-mile walking distance of a major
transit stop.
HB 1337 (ADUs): requires cities to allow at least 2 ADUs per lot within all zones that allow
single-family. Also mandates that a city may not require public street improvements for ADUs.
Major Transit Stops: HB 1110 and HB 1337 prohibit cities from requiring off-street parking for
middle housing or ADUs when the lot is located within a ½ mile of a Major Transit Stop.
Additional Parking Restrictions: mandates limit on-site parking that cities can require, based
on lot size:
6,000 SF or less: 1 parking space per unit
6,000 SF or greater: 2 parking spaces per unit
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MIDDLE HOUSING UPDATE PROPOSALS – UNIT TYPES
OTHER LEGISLATION IN THE HORIZON
Washington State Legislature recently passed other bills that impact on-site parking, including:
SB 5184 (Parking Reform): Senate Bill 5184 aims to reform parking requirements by limiting
the amount of parking cities can require for development, as follows:
o Cities may not require more than 0.5 parking space per multi-family dwelling.
o Cities may not require more than 1 parking space per single-family dwelling.
o Cities may not require more than 2 parking spaces per 1,000 SF of commercial space.
o Cities may not require minimum parking for: homes < 1,200sf,commercial < 3,000sf,
affordable/senior housing, childcare, Ground-level commercial, or changes of use.
Compliance Required by December 2026.
HB 1998 (Co-Living): HB 1998 requires cities to allow co-living on any lot that allows at least
6 multi-family dwellings. HB 1998 limits the amount of parking cities can require as follows:
o Cities may not require off-street parking within ½ mile of a major transit stop; or
o Cities may not require more than 0.25 off-street parking spaces per sleeping unit.
Compliance required by December 2025.
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MIDDLE HOUSING UPDATE PROPOSALS – UNIT TYPES
AMENDMENT PURPOSE
To mitigate for the parking limitations imposed by State Legislation, staff proposes amendments
to the street standards to:
Provide one (1) additional parking lane for the residential access street classification; and
Provide additional limitations for limited residential access streets and shared driveways to:
o Ensure appropriate traffic volumes based on the intended use of these streets.
o Ensure streets can accommodate vehicles while maintaining emergency access.
This proposal would require only 3 additional feet of ROW dedication on each side. AG
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MIDDLE HOUSING UPDATE PROPOSALS – UNIT TYPES
PROPOSAL SUMMARY
The following summarized key revisions to RMC 4-6-060, Street Standards, are proposed:
Exempt ADUs from the requirement for street improvements, in compliance with HB 1337.
Update Residential Access Street standards to require a 6-foot parking lane on both sides of
the street. Continue the practice of allowing modifications to standards when warranted.
Update Limited Residential Access Street standards to require two 10-foot travel lanes. Provide
criteria limiting when the Limited Residential Access Street classification can be utilized.
Update shared driveway standards to allow a maximum of 1 primary dwelling and 1 ADU
(attached or detached) per lot.
Update half-street standards to include a parking lane for consistency with amendments
described above, and to ensure consistency with current procedures.
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MIDDLE HOUSING UPDATE PROPOSALS – UNIT TYPES
STAFF RECOMMENDATION
Amend RMC 4-6-060, Street Standards, as described above, to mitigate for the legislative
mandates restricting parking requirements as indicated in HB 1110 and HB 1337, by providing
more opportunities for on-street parking, as well as providing restrictions for lots that are
accessed via shared driveways and limited residential access streets.
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MIDDLE HOUSING UPDATE PROPOSALS – UNIT TYPES
THANK YOU!!!
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D-239: Co-Living UpdatePlanning & Development Committee Briefing
Angelea Weihs, Associate Planner June 9, 2025
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MIDDLE HOUSING UPDATE PROPOSALS – UNIT TYPES
BACKGROUND
In 2024, the Washington State Legislature passed House Bill (HB) 1998, which aims to expand
flexible housing options and streamline co-living development in urban areas.
This bill mandates that cities must allow co-living as a permitted use on any lot that permits at
least 6 multi-family residential units, including those zoned for mixed-use development.
Co-living housing is defined as:
“Residential development with sleeping units that are independently rented and lockable
and provide living and sleeping space, and residents share kitchen facilities with other
sleeping units in the building.”
The legislation also establishes standards related to unit size, parking, density, fees, etc.
Renton is required to implement the new housing regulation by December 31, 2025.
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KEY PROVISIONS OF HB 1998
Zoning: Co-living must be a permitted use on any lot that permits at least 6 multi-family units,
without any additional restrictions compared to other multi-family uses in the same zone.
Development Standards: Standards for co-living housing cannot be stricter than those for other
multi-family units in the same zone.
Unit Standards: Cities cannot impose:
Room size or unit dimension requirements beyond the state building code, or
Requirements for a mix of unit sizes or number of bedrooms.
Mixed -Use: Cities cannot require mandatory inclusion of commercial uses, unless those uses are
also required for other multi-family dwelling types.
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KEY PROVISIONS OF HB 1998 – CONTINUED
Parking: Cities cannot require off-street parking within a 0.5 mile walking distance (walkshed) of a
major transit stop. Outside of that walkshed, cities may only require up to 0.25 parking space per
sleeping unit.
Affordable Housing Incentive Programs: Co-living units must be eligible for affordable housing
incentives, such as the MFTE program, Waived Fees program, and Density Bonus.
Density: For density calculations, cities must treat a co-living unit as equal to 0.25 of a dwelling
unit.
Sewer Connection Fees: For sewer connection fees, cities must treat a sleeping unit as no more
than 0.5 of a dwelling unit.
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MIDDLE HOUSING UPDATE PROPOSALS – UNIT TYPESNEXT STEPS
Planning Commission Briefing:
June 18, 2025
Planning Commission Public Hearing:
July 2, 2025
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