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Home My WebLink About07/02/2025 - Agenda Packet AGENDA Planning Commission Meeting 6:00 PM - Wednesday, July 2, 2025 Council Chambers, 7th Floor, City Hall – 1055 S. Grady Way 1. CALL TO ORDER 2. ROLL CALL 3. CORRESPONDENCE RECEIVED 4. AUDIENCE COMMENT - NON AGENDA ITEMS 1. Virtual Attendees 2. In-person Attendees Those attending virtually (Call 253-215-8782, Zoom meeting ID: 880 3465 9736, password: Weplan2024 or https://us06web.zoom.us/j/88034659736?pwd=z1TyxJNsMEloal0MglAamlJkjbnLaR.1) will be offered an opportunity to speak before the in-person (physical meeting at the City Hall, 7F Council Chambers) comments are completed. Please use your device to raise your (electronic) hand in order to be recognized by the Recording Secretary.Each speaker will be provided three (3) minutes to address an item. Groups or organizations may select a spokesperson to speak on a group’s behalf. Alternatively, interested parties are encouraged to provide written comments to planningcommission@rentonwa.gov. Attendees will be muted and not audible to the Commission except during times they are designated to speak.Public can use the “Raise Hand” option if attending through video.If there are others calling in, you can be called upon by the last 4 digits of your telephone number. Phone instructions: *6 to mute/unmute, *9 to raise hand. 5. COMMISSIONER COMMENTS 6. ADMINISTRATOR'S REPORT 7. BRIEFING - DOCKET GROUP 20A D-241: NEIGHBORHOOD SCALE RETAIL a) 8. PUBLIC HEARING - DOCKET GROUP 20A Page 1 of 6 a) D-239: CO-LIVING b) D-240: INCENTIVIZING SMALL BUSINESSES 9. COMMISSIONER COMMENTS 10. ADJOURNMENT Hearing assistance devices for use in the Council Chambers are available upon request. For more information please visit rentonwa.gov/planningcommission Page 2 of 6 D-241: Neighborhood Retail in Residential Areas June 13, 2025 CITY OF RENTON Community and Economic Development Department STAFF REPORT #D-241: Neighborhood Retail in Residential Areas Staff: Katie Buchl-Morales, Principal Planner Date: June 13, 2025 _____________________________________________________________________________________ SUMMARY This docket item proposes amendments to Renton Municipal Code to allow small-scale commercial uses in residential zones. Additionally, it will consider opportunities to rezone select residential areas to Commercial Neighborhood to create small-scale convenience retail/commercial areas offering incidental retail and service needs for the surrounding residential area. General Description A Brief History of Zoning In 1916, New York City adopted the nation’s first comprehensive zoning ordinance, dividing the city into districts and prescribing compatible land uses within each to protect public health, safety, welfare, and economic stability. As zoning and land use practices gained acceptance, municipalities across the country enacted their own regulatory frameworks. Overtime, industrial expansion, technological advancements, private automobile ownership, urban sprawl, and increasingly restrictive zoning policies further segregated commercial and residential uses. Existing Regulations in Renton Renton Municipal Code currently prohibits “Eating and Drinking Establishments” within residential zones Resource Conservation (RC) through R-10, unless collocated within an existing or new golf course or regional park. For example, Ivar’s at Gene Coulon Memorial Beach Park operates within the R-1 zone. Similarly, the River Rock Grill, located Flora Bakehouse and Café in Beacon Hill/Seattle. AGENDA ITEM #7. a) Page 3 of 6 D241 Page 2 of 4 June 13, 2025 within the Maplewood Golf Course, is zoned RC and allowed through its colocation with the golf course. “Retail Sales” are strictly prohibited in residential zones RC through R-10. Small scale retail is not synonymous with “Home Occupations.” Home occupations are allowed as an accessory use in all residential zones. Retail sales associated with a home occupation business are permitted when products are made on-site or sold online. Renton Municipal Code defines Home Occupation as any commercial use conducted entirely within a dwelling or accessory building and carried on by persons residing in that dwelling unit, but which is clearly incidental and secondary to the use of the dwelling as a residence (RMC 4-9-090, Home Occupations). As defined in RMC 4-11-120, a “Live-work” is a structure or portion of a structure that combines a commercial activity with a residential living space where there is an internal connection between the living and working spaces within the unit. The nonresidential portion of the unit must meet commercial building standards. Renton Municipal Code allows live-work units in the R-14, Commercial Neighborhood (CN) and Commercial Arterial (CA) zones with an Administrative Conditional Use Permit. Proposed Policy Consideration: Neighborhood Retail Through this docket item, City of Renton staff and Planning Commission will consider amendments to Renton Municipal Code that would allow small-scale commercial uses in residential zones, including corner stores, bodegas, coffee shops, small restaurants, etc. Some anticipated benefits to neighborhood commercial retail include the following: • Health & Sustainability – Encourages all forms of mobility as an alternative to driving, helping to lower greenhouse gas emissions • Convenience & Accessibility – Provides easier access to goods, services, and other destinations within walking distance • Community Building – Creates spaces for gathering and social interaction • Economic Vitality – Supports small business growth, especially when transitioning from a home occupation to a small-scale commercial business Specific topics anticipated for discussion include location of neighborhood retail, allowed commercial uses, hours of operation, signage and advertising, parking, conversion of existing buildings, storage, screening, lighting, and collection points for waste, recyclables, and compostables. Additionally, this docket item will explore potential rezone criteria and other considerations to inform selection of areas that could potentially be rezoned to Commercial Neighborhood. AGENDA ITEM #7. a) Page 4 of 6 D241 Page 3 of 4 June 13, 2025 Recent Legislative Changes: Middle Housing In 2023, the Washington State Legislature enacted mandates requiring cities to allow middle housing, which includes townhouses, multiplexes, courtyard apartments, stacked flats, and/or cottage housing. The legislation also requires cities to allow housing at greater quantities, up to six (6) units per lot when certain criteria are met, within areas that previously allowed only one (1) single-family residence and accessory dwelling unit per lot. Historically, many suburban and urban residential neighborhoods lacked the density needed to sustain small-scale retail. These recent legislative changes are anticipated to incrementally increase populations in certain neighborhoods, potentially generating the demand needed to sustain small-scale neighborhood retail. Proposed State Legislation: Neighborhood Stores and Cafes The Washington State Legislature has been actively exploring legislation to reduce barriers to neighborhood retail. Two bills, HB 2252 and HB 1175, would have required cities to allow neighborhood stores and cafes in any zone allowing residential uses. However, both bills failed to advance due to concerns from local governments regarding zoning preemption, parking requirements, and other operational challenges. From the 2025-26 legislative cycle, HB 1175 proposed the following: • Cities must allow neighborhood stores and neighborhood cafes to be permitted in any zone allowing residential uses provided that a café must offer food if alcoholic drinks are offered. • Cities may regulate parking provided that the regulations are not infeasible. • Hours of operation may be limited by the city provided that neighborhood cafes are permitted to operate for at least 12 consecutive hours. • Cities may establish additional regulations as necessary, including maximum square footage requirements. Take 5 Urban Market in Ballard/ Seattle, WA. AGENDA ITEM #7. a) Page 5 of 6 D241 Page 4 of 4 June 13, 2025 • “Neighborhood café” refers to an establishment that serves a limited menu of food items and has at least 500 sq. ft. of gross floor area. • “Neighborhood store” means a convenience grocery store or mini market that provides a variety of convenience items that may include, but are not limited to, food, beverages, and household items. A neighborhood store must be at least 500 sq. ft. of gross floor area. In addition to the state’s efforts, several municipalities have amended or are considering updates to local development regulations to help incentivize neighborhood retail, including Anacortes, Redmond, Spokane, and Seattle. Staff will provide a comparison adopted/proposed ordinances at the next briefing. Public Outreach and Community Engagement Feedback from the 2024 comprehensive plan survey, Planning Commission discussions, and other sources of community input indicates public support for zoning and land use reforms that integrate small-scale commercial uses into residential zones. A variety of potential approaches are being considered for presentation and public input, and community feedback will help shape the final staff recommendation. Planned public outreach will be conducted through various channels, including in-person events, city publications, social media, and through an online survey. Informational materials and posters will be placed at public locations such as local businesses, libraries, shopping districts, community centers, and City Hall. Staff Recommendation Prepare for public outreach and community engagement to help inform staff recommendation. BITS Café, Olympia, WA. AGENDA ITEM #7. a) Page 6 of 6