HomeMy WebLinkAboutPlanning & Development Committee - 12 Jan 2026 - Agenda c ,�
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CITY OF RENTON
AGENDA - Planning & Development Committee
5:00 p.m.-Monday,January 12,2026
7th Floor Council Conference Room/Videoconference
1. TITLE IV DOCKET 20
a) Group A, D-241: Neighborhood Scale Retail
b) Group C, D-246: Fences
c) Group C, D-247: Indoor Recreation in IL and IM Zones
2. APPOINTMENT TO THE PLANNING COMMISSION
Mayor Pavone recommends confirmation of his appointment of Kevan Petek to the
Planning Commission with a term expiring December 31, 2029.
3. 2026 WORK PROGRAM - DOCKET 21
Community and Economic Development Department submits the 2026 Title IV
Docket#21 items, and recommends referral to the Planning Commission for
review.After the review,the Planning Commission will forward code revision
recommendations to Council.
4. 2025 PLANNING DIVISION YEAR IN REVIEW
5. 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=VU9Wb3ZRSCtvM2lOTy9ybUZwZmQOdz09
Zoom Meeting ID: 869 9727 7667, Passcode: 749418
You can call through Zoom at(253)215-8782 and use the Meeting ID.
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D-241 : Nei hborhood Scale Retail
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Planning & DevelopmentCommittee // January12, 2026
Katie Buchl-Morales // Principal Planner
Introduction � �
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Explore. Options to allow small-scale retail and
commercial uses in residential zones , �
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Public engagement. Gather feedback from Planning _ _ __ __� p �
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Commission, the public, and other community
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stakeholders to inform policy
Why?: Informed by past discussions with Planning
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Commission, consistent with public feedback for wanting �
better access retail, climate, entrepreneurship, etc.
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Ke Provisions of HB 1175
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Failed to advance: New proposal is expected in the next legislative cycle.
Permissibility required: Cities must allow neighborhood stores and cafes in all zones
allowing residential uses.
Neighborhood cafe: Establishment that has at least 500 sq. ft. of gross floor area.
Neighborhood store: 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.
Hours of operation: Cities may establish allowed operating hours provided that
neighborhood cafes are permitted to operate for at least 12 consecutive hours.
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Ke Provisions of HB 1175
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Parking regulations: Cities may establish
parking requirements provided that the � �.�� ; `, . , � ��
regulations are not infeasible. ., ;�� ,����, �,�w;���, ��
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Alcohol: Establishments serving alcohol must �� �� ��� � �� -' -�`� �� =
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also provide food. � ' �' �� s� - � - � M
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Signage: Neighborhood stores and cafes may � � � 4_ �a w
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not have signage, displays, or advertising for r 6 ��,��� ' , _ ��` ,�� " , , �'�
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products that are illegal to sell to individuals � ����I '` ��� � ���, ; "
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under 21 years of age nor sell products ,��- ���. � - _ �_
containing nicotine.
Local authority: Cities may establish additional
regulations as necessary, including parking and
maximum square footage requirements. '
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Public En a ement
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Goal: Gauging public support, understanding sentiment, and raising awareness
Your Voice Renton: Launched July 12, 2025
CITY OF RENTON
Total survey responses: 540 Neighborhood Retail
Jlould you like to s ���,
>> eater coffee °�'"
Total quick poll responses: 187 `,�;h m ak<< � �a�,
�,��y, , . ,,�o��o�
Community outreach events � n `A°-: � 9 a�a=�a�aa=��=,��W°v�a
Renton Farmer's Market: August 5, 12, and 26 - ��_� "'=� � � ��;ss ° .
Ant'icipa[etlbene/'i[sof �
\. I, Ne ghborhood R I
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Family Fun Extravaganza at Kiwanis Park: August 14 � ����� '�
� :�� What s next�
Sunset Community Group Listening Session: September 10 '��� ����a���
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Media coverage and other outreach `� �F�feP�hOu5P9a5Pm55O�5 � �
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Featured in city-publication This Week in Renton
Renton Reporter article published August 29, 2025 •
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Our Renton
Public En a ement
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96% support some form of neighborhood retail in
their community
Preferred land uses/business typologies
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Eating and Drinking Establishments (86/o)
'� � �' Specialty Shops (71 %)
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� -,y� �` � Neighborhood Markets (66 /o)
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- � ' ��r� ,,�.,-,��� ; , . ,� , ` ,� .. _ Varied preferences for location of
' � �fl��������� � �'� � � '-�
�� � , ������„ ;;�� � ��-� �� ,.� �.�, , neighborhood scale retail
/// c�� (�-- i .��'� � ` 39% all lots
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17% corner lots
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22% higher density zones
17% area along streets '
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No response '�
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Quick Poll
1 WVl.11l.l IIKC lV IIVC 111 lrlV,C� f.Jl V1C11111 ��/ lV IICI�IIfJV� � IVVI.I
�Ptail anr� �Pru�GP� w�th���t havin� tn rPl�catP- �PIPr�t one.
Strongly agree: �o��o The survey results demonstrate a clear
Agree: 11 % community preference for integrating
Neutral: 6��o small scale retail and other services into
residential areas to support convenience
Disagree: 4%
and livability.
Strongly disagree: 9%
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Su rve
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1 . vvr �a < <yNGs ui � ICI�� I �JVI IIVVU ,lrcllC IJ1.1,111C„C, WVI.IIU
���u like to see irr ���ur ne��� borhood? Select all that apply.
. . . -
Eating and Drinking Establishments 86%
Specialty Shops 72%
Sma(l bookstores,bike shops,gift shops,f(owers/plants and floral supplies,etc.
Salon and Spa 32%
Hairand skincare services with groomingand beautyrelated retail
Pet Retail and Services 34%
Petgrooming,daycare,and pet/animal related retai(
Neighborhood Markets 66%
Mini-marts,bodegas,and convenientstores
Medical Offices 14%
Dentist,chiropractor,familymedicine,etc.
Office 38%
Real estate offices,design firms/studios,accounting,etc.
Clothing 8% � �
Small boutipues,consignmentshops,alterations,etc. `�
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I do not support efforts to allow neighborhood retail in residential 4% �
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L. VV � IC� C ,IIVLIII.I IICI�IIIJVI � IVVU � C �Glll LJC GIIVWCU :
Selectone.
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Allow neighborhood scale retail on all o � �
residential lots. 39/o ,
Only allow neighborhood scale retail on ��o�o � � � l� �� :a -�
corner lots, excluding midblock locations. ; } �� � �o� �����
Allow neighborhood scale retail in select ; �� � ' I I�.�I�� ! _�
areas (e.g., higher densityzones). 22%
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Allow neighborhood scale retail in ��
residential areas along streets with high 17% �
traffic volumes.
No response. 4%
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10
Su rve
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J. �711V�.Ill.1 V� I,IIC IIV�.1,1 � 1� LJC 1 Cl.i �.11 � Cl.l :
Selectone.
. - . - - - . . -
Yes, onsite housing should be required. 25%
Residentialshould be required on all lots exceptforwhen the 45%
proposed site is on a street with higher traffic volumes.
No, onsite housing should not be required. 26%
No response. 4%
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Public En a ement
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"I love this idea. Suburb areas feel so disconnected in «I live in the Benson Hill neighborhood and while we
most American cities. Not to mention this would have the Fred Meyer on 108th, it's not readily accessible
improve the walkability score of the neighborhood to walkers or bikers, especially for those living east of
making it more desirable. If I had a coffee shop or 116th (where there are no sidewalks). A neighborhood
convenience store in walking distance we'd go there corner store would greatly approve accessibility to
all the time:' food and simple household supplies. I have lived in a
neighborhood that had a small corner store and it was
such an improvement to be able to quickly run down
"KEEP THE RETAILAND COMMERCIAL ESTABLISHMENTS and grab things that are needed without havingto jump
IN THE RETAIL/COMMERCIALZONES OFTHE in a car. Especiallywith havingchildren now, it's so
CITY. RESIDENTIAL NEIGHBORHOODS ARE FOR much more work to pack the kids in a car just to run to
RESIDENTS, NOT BUSINESSES!!!" pick up one or two items:'
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Review of Peer J u risd ictions
Hi ia �y� i � oc i i i� i�i i ��
Permissibility: Typically allowed outright in all residential zones or higher density residential
zones
Size: Maximum area varies from 1 ,200 - 1 ,800 sq. ft., with the option to increase to 2,500 sq. ft.
Hours of Operation: Hours vary from as early as 6:00 am to 10:00 pm
Permitted Uses:
Food and Beverage: Restaurants, coffee shops, bakeries, bars/pubs/taverns, etc.
Retail Sales: Grocery and food markets, hardware stores, bike and sporting goods, boutiques, etc.
Services: Childcare centers, salons and barbers, veterinary, florists, etc.
Prohibited Uses: gas stations, drive-throughs, automotive repair, bodywork, and painting,
parking and storage of heavy equipment or vehicles, commercial kennels and pet boarding,
marijuana retail and producers, large item retailers, etc.
Other Restrictions
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Locations: cul-de-sacs and dead-end streets �, ,�
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Permissibilit & Location
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Housin : Onsite housin not re uired. �� � � ' �
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Allowed uses: Allow small-scale retail, eating ��� � i= a �, � ;;f�� -,. �,� -;�k �.:
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and drinking establishments and limited onsite " ���� � � - _ ��: Y� ` 4� �:� �
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services that primarily serve daily needs of nearby s��;� � � :� �1 � � �` � ".��-
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residents '"�� k�`� '� ���'�" =� ��x� '
c�i r� �. _.i�dR�f', ;��a ?'+��<�,
Corner markets, cafes, low-intensity convenience- :� � � 4k I ` i� �p� � 4� iqp '��
�.f i +a.` ♦ _; F 7 . . .:�Z _ 'y�
oriented businesses and services such as offices � �x�'� .r ' �, �'� � 'F `� ' -� � �`
> > 5�;>M,� ��:, � ,�, ,� -�,-,� -'�,, ;
salons and barbers, pet retail and services, and � `�.�� �'- . � -� � ��'�
�,� . �: q .`':��2 i .� � �,�
other uses as determined bythe Administrator �,_ �`,� �'�'� �� ���%�,;�� r ti�
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Locations and Zoning. Residential zones R-4 ti� ���.�:S.F�,,.��; , � ", � � " �,� ti � ,, :_; :
'�`' �. '� a f-' •l� �r �rF�� �'"'
thru R-14 when one of the following conditions �-� � s;,���� ��� � ��� . ��: ��-�� ���,���
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«!RF ��;'- �'�.�a� H-6 � '_.a-u _" .,}�� ��1 "� ..{S� t"
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The use is on a corner lot; or =�� `� :,��_ ,�..; �n Htn �, � � 'a� ,�n«+� t � ��,.�G
���i �� .. � �..��:"��`, .,.� ,� ..y����'�'�
The use is located on a lot within �/2 mile of a major � � �., . ; ,�,, � ,_ �<�� � �
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transit stop �r�,�� �`�t, � ` ''; '", ��,b � �
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Exploring extending allowance to principal and �,y��` , ��' �`�_ � ,��� �� t � '��` � � ° � * �
minor arterials f. � �~�'' � T � ��
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MaximumSize & Hoursof0 eration
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Maximum size: 1 ,800 sq. ft. of gross floor area with the , � s� , ;:;� �T ��,T ��,,�;�
�' a �fk � ��` � ��l�✓��"/��`�x �..�t�L.
option to increase with an approved modification ��� �q� �� f�=W`�F� �,��,�,f"� �
�� �n��y� � rC��' _ � ♦.
Outdoor dining/service area: Not to exceed 800 sq. ft., � � }� : � �
which is applied toward building area =,5��`�� � ��° ,�':�, "`��
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1�, ���'�l I �r,� 'f�:. .,m =.�.r�� / If',''ll
Hours of operation: Business hours are restricted to 7:00 ,.�`_.�- �� �� � ��� �� �` � , ��
z � �`�,I yi ',:�i. � � ��!
am thru 9:00 pm, 7 days per week �`�� l � �+� �� ,
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Prohibited Uses & Other Restrictions
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Controlled substances: Marijuana manufacturing . ,, , , ,,�, ,
and retail
Vehicle oriented businesses: Gas stations, drive- � �, �� ,�� ,.
through services, automotive repair, bodywork,
painting, and parking and storage of heavy „ „ � . ►„ ,
equipment or vehicles
Other use restrictions: Spa-oriented uses that are • '' " ' " ,
solely massage therapy, nail salons, or similar ,-- ,
services � , „ . ", ,.
...........�„ ____
Deliveries: Deliveries are limited to hours of �
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operation ���_ ,
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Pa rki n Re u lati o n s
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In compliance with recently adopted SB 5184, cities cannot require off-street parking for
the following:
Commercial spaces under 3,000 sq. ft.
A city may not require parking for ground level commercial spaces in mixed-use
buildings
A building undergoing a change of use from a nonresidential to a residential use or a
change of use for a commercial use
We're exploring standards for bicycle parking and requirements for temporary parking,
which is allowed
Next Ste s
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Planning Commission
Briefing: January 21 , 2026
- .�: ���,
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Public Hearing: February 4, 2026 '- �-- `��� — __�� -�
Deliberations & Recommendations: February 18, 2026 , �� �
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R M C 4-4-040 a n d R M C 4-11 -190
PLANNING AND DEVELOPMENT COMMITTEE - JANUARY 12, 2026
ASHLEY WRAGGE, ASSISTANT PLANNER
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Back rou nd � �
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House Bill 1688, Electric Security
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Offers regulation when
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jurisdictions have none sE�Ri
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Renton regulates through �
"electric fences" in RMC 4-4- ,
040, Fences, Hedges, and
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RetainingWalls _ s ��
Purview of the Special Fence Permit ___ � �; � � ,
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Update code language to be consistent
with state legislation
Clarify local regulations on electric
security alarm systems 0 � � � ��
Potential code clean-up in RMC 4-4-
040, Fences, Hedges, and Retaining 0 � 0 � � �
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Planning Commission on 1 /21 /2026
Planning Commission Public Hearing on 2/4/2026
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Planningand DevelopmentCommittee // Jan . 12, 2026
Maya Simon, AICP // Associate Planner
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�� M•,• ��� �: �--._ UC1 , UC2), and industrial (IL, IM,
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Proposed Changes
• Recreation facilities can activate vacant buildings and promote a
healthy community, so our goal is to make regulations more
permissive.
• Staff propose condensing it into one use and simplifying associated
conditions, where appropriate.
• Planning Commission briefing Jan. 21 , 2025.
� �
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• 4
AB- 3983 .
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. � . �
SUBJECT/TITLE: Planning Commission Appointment
RECOMMENDED ACTION: Refer to Planning & Development Committee
DEPARTMENT: Mayor Pavone
STAFF CONTACT: Linda Moschetti-Newing, Executive Assistant
EXT.: 6520
. • . . •
Appointment of Kevan Petek to the Planning Commission has no fiscal impact.
� • • � •
Due to a term expiring December 31, 2025,the Planning Commission will need to fill a vacancy effective
January 1, 2026. The Community and Economic Development Department and Planning Commission Chair
recently interviewed three candidates to fill Commission vacancies. Two of those applicants demonstrated
the excellent knowledge, background, and interest needed on the Commission. One of these applicants was
appointed earlier this fall. The remaining applicant, Kevan Petek has been selected by the interview panel as
their recommendation to Mayor Pavone to fill the upcoming vacant term.
Mr. Petek resides in the Talbot neighborhood and has an extensive history as an architect concentrating on a
wide array of projects. He is licensed in seven states and has 25 years experience in the architectural field.
Over the last 15 years, he has focused on distribution, industrial, warehouse, food and beverage, and
advanced technology. He previously focused on retail architecture.
When his time permits, Mr. Petek has volunteered for Renton Community projects and has also served as a
youth basketball and softball coach. Mr. Petek is interested in devoting his free time to support the city and
believes his experience as an architect can be used to provide valuable input and service to the Planning
Commission.
:
A. Recommendation Memo
B. Application - Redacted
� • � � •
Mayor Pavone recommends Kevan Petek be appointed to fill an upcoming vacancy on the Planning
Commission with a term expiring December 31, 2029.
Department of Community �
& Econom ic Development •
Memorandum
DATE: November 14, 2025
TO: Armondo Pavone, Mayor
FROM: Gina Estep, CED Administrator
STAFF CONTACT: Angie Mathias, Long Range Planning Manager ext. 6576
SUBJECT: Kevan Petek Appointment to Planning Commission
The Planning Commission currently has a vacancy requiring appointment of a new
member as Sunayana Kannur's term ended on November 12, 2025. Planning Staff and the
Chair of the Planning Commission met with 3 applicants who were good candidates for a
prior open position in August of 2025. At the time there was only one vacancy and Dorsol
Plants was appointed. One of the other qualified applicants from those interviews is
Kevan Petek who will bring a unique perspective to the Planning Commission.
Staff would like to recommend Kevan Petek. Kevan lives in the Talbot Community
Planning Area near Valley Medical Hospital and currently works as an architect at BW
Design Group. He has 25 years of experience as an architect and now serves as a
director working on industrial projects. He has volunteered for various community
projects and coached youth basketball and softball for many years. Kevin spoke of his
pride of being a Renton resident and his excitement to have a role in ensuring new
development contributes to the success of the community.
Given Kevan's commitment to Renton and his community, we strongly believe he would
provide a valuable perspective on the Commission. His application is attached. It is our
recommendation that Kevan Petek be appointed to the seat vacated by Sunayana Kannur
and serve a three-year term expiring December 31, 2029.
6/10/25,12:00 PM Mayor's Office Review
CITY OF RENTON
� APPLICATION FOR BOARDS/COMMISSIONS/COMMITTEES
�
If you are interested in participating in local government by membership on any of the following city boards,commissions,or committees,please complete this
application.
Check the boards I commissions/committees in which you are interested:
QAIRPORTADVISORY COMMITTEE Q LODGING TAX ADVISORY COMMITTEE
O CIVIL SERVICE COMMISSION Q PARKS COMMISSION
p PLANNING COMMISSION Q RENTON MUNICIPALARTS COMMISSION
Q EQUITY COMMISSION ❑SENIOR ADVISORY BOARD(age 50 and older)
Q HOUSING AUTHORITY Q HUMAN SERVICES ADVISORY COMMITTEE
Special membership and residential requirements may apply for certain boards/commissions/committees.Ca11 425-430-65 0 0 for details.Your application
will be given every consideration as vacancies occur.
Do you qualify for a youth position(are you under the age of 21)?
No Yes
FIRST NAME* LAST NAME* DATE*
Kevan Petek 06/10/2025
ADDRESS'
Street Address
-
Address Line 2
City State/Province/Region
Renton WA
Postal/Zip Code
95055
PHONE NUMBER* EMAIL*
-
IF RENTON RESIDENT,SINCE WHEN?*
Yes No 2002
EDUCATIONAL BACKGROUND*
Bachelor of Architecture-Washington State University. Class of 2000.
l
OCCUPATION EMPLOYER
Architect -
OCCUPATIONAL BACKGROUND
Licensed Architect in 7 states(HI,ID,MT,NM,OR,WA,WY). ,
25 years of experience in the Architectural field;with a focus over the last 15 years on distribution,industrial,warehouse,food and beverage and advanced �
technology. Previously focused on retail. '
Previously worked at MG2,Architectural firm in Bellevue/Seattle,for Costco as contract worker for real estate development and entitlements,and currently for l
COMMUNITY ACTIVITIES
https://forms.rentonwa.gov/Formslform/approval/d7119e81-e67a-40ac�97eb-d113832d071 e/ il2
6/10/25,12:00 PM Mayor's Office Review
(organizations/dubs/service groups,etc)
Volunteer for Renton Community projects when possible.
Youth basketball and softball coach(most recently in�023),though for 7 years prior to that.
REASON FOR APPLYING*
I am a proud resident of the City of Renton. My daughters went to Renton High School. We love the City,the diversity and the culture,but I know that there are
challenges for the City of Renton. I am passionate about my City and now that my daughters are in college,I would like to take advantage of my free time to
support my City. Being an Architect,I feel I can provide valuable input and service to the Planning Commission,as proper development is the life blood of a
successful community. And I just want to know that I could do my part(whatever that is)to make things better for my kids and their kids. l
CAN YOU ATTEND DAY MEETINGS?" CAN YOU ATTEND NIGHT MEETINGS?`
Yes No Yes No
Applications will be kept on file for one year.If you have questions about serving on a board,commission,or committee,please feel free to contact the
mayor's office at 425-430-6500.
Mayor's Office Review
Reviewer Name
Linda Moschetti
Review Decision*
Q Accept and Notify B&C Staff
Q Reject
https://forms.rentonwa.gov/Formslform/approval/d7119e81-e67a-40ad-97eb-d113832d071 e/ 2l2
•
SUBJECT/TITLE: 2026 Title IV Docket#21
RECOMMENDED ACTION: Refer to Planning & Development Committee
DEPARTMENT: Community & Economic Development
STAFF CONTACT: Angie Mathias
EXT.: 6576
. . . . •
No fiscal impact.
� • • � •
RMC 4-8-070.G outlines the types of review the Planning Commission shall conduct. The review of the
Development Regulations (Title IV Docket) and Comprehensive Plan amendments process are specifically
listed. Land Use Regulations and Comprehensive Plan amendment review occurs upon Council request.
The Planning Commission will make recommendations regarding the Land Use Regulations and
Comprehensive Plan to the Council. Final recommendation of the Docket is the authority of the Council.
Tit(e IV Development Regu(ations and Comprehensive Plan Amendments
This process is codified in RMC 4-9-020, Comprehensive Plan Adoption and Amendment Process and 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 amendments
that respond to important issues facing the City and some potential Comprehensive Plan Land Use map
amendments, as well as some small text amendments. The proposed list of amendments includes City
initiated amendments.
� • � � •
Refer the items below for the 2026 Title IV Docket #21 to the Planning and Development Committee and
Planning Commission for review. Followingthis review,the Planning Commission will present code revision
recommendations to Council.
1
.
� �
. Community & Economic
Development Department
DATE: December 22, 2025
TO: Ruth Perez, Council President
Members of Renton City Council
VIA: Armondo Pavone, Mayor
FROM: Gina Estep, Community and Economic Development
Administrator(x6588)
STAFF CONTACT: Angie Mathias, Long Range Planning Manager(x6576)
SUBJECT: 2026 Title IV Docket#21
ISSUE:
Should the 2026 Title IV Docket#21 work program be referred to the Planning&
Development Committee and the Planning Commission for consideration and potential
adoption?
RECOMMENDATION:
Refer the items below for the 2026 Title IV Docket#21 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 4-8-070.G outlines the types of review the Planning Commission shall conduct. The
review of the Development Regulations (Title IV Docket) and Comprehensive Plan
amendments process are specifically listed. Land Use Regulations and Comprehensive Plan
amendment review occurs upon Council request. The Planning Commission will make
recommendations regarding the Land Use Regulations and Comprehensive Plan to the
Council. Final recommendation of the Docket is the authority of the Council.
Title IV Deve(opment Regulations and Comprehensive Plan Amendments
This process is codified in RMC 4-9-020, Comprehensive Plan Adoption and Amendment
Process and 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 amendments that respond to important issues facingthe City
and some potential Comprehensive Plan Land Use map amendments,as well as some small
text amendments. The proposed list of amendments includes City initiated amendments.
Page 2 of 3
December 22,2025
CONCLUSION:
Staff recommend forwarding the following items for the Title IV Docket #21 and
Comprehensive Plan amendments to the Planning Commission for review and
recommendations.
2026 DOCKET#21 -TITLE IV
City Initiated Amendments
Child Care Centers
In 2025,the Legislature passed SB 5509 which requires the city to amend regulations to permit
out right child care centers in all zones,except industrial zones.The city currently allows child
care centers in all zones except RC and R-1. However, in residential zones they are required to go
through the Hearing Examiner conditional use process.Allowing them outright in all zones must
be implemented by July 27,2027.
Waived Fees
Staff would like to review eligibility criteria for waived fees in general, but also specifically the
minimum number of units to qualify and affordability levels. Currently, in order for affordable
owner-occupied housing to qualify for waived fees the project must consist of at least 10 units.
For the project overall, at least 50% of the units must be affordable to households that make 80%
or less Area Median Income (AMI).The other 50%of the units must be affordable to households
that make 120%AMI.The units that are at 80%must be affordable in perpetuity.
For affordable rental projects,there must be at least 8 units if it is in the R-1, R-4, R-6, R-8, R-10,
R-14, or RMF zones. For projects in the CN, CA,CV,CD, or CO zone the minimum number of units
for eligibility is 30.The income level for the rental housing must be affordable to residents who
make 60%or below AMI.
Urban Design Regulations
The city received a request to consider a docket item regarding urban design provisions and the
transition to surrounding development.The request was to amend the specific streets between
which applicants must demonstrate that their project has an appropriate transition to the
neighborhood in Design District C. Staff would like to expand this request to review the design
regulations in general to ensure that the regulations are compliant with recent legislation that
requires the regulations to be clear and objective or lacking in subjectivity.The regulations do
allowfor deviation from the prescribed standards, however a full review is appropriate to ensure
compliance.
Transportation Impact Fees
The city will be shifting its concurrency program to allow for collection and utilization for multi-
modal transportation projects.The code needs to be amended to implement this shift.
Frontage Improvements
Current city regulations require frontage improvements(sidewalk, planting strip, curb,and gutter)
for all new development.There have been instances when a single family home is demolished and
a new one is constructed on a site where there is no existing frontage improvements.
Occasionally,this is occurring mid-block and there are no existing sidewalks on either side of the
new construction. Staff would like to consider allowing a fee in lieu for some limited projects,
where the revenue collected would be dedicated to city projects that improve pedestrian
connectivity and access.
Page3of3
December 22,2025
Parking
SB 5184 passed bythe Legislature in 2025 requires the city to reduce or remove most of the
minimum parking requirements.The Department of Commerce is expected to release guidance
on compliance with the Legislation. Parking for ADA spaces,temporary, and loading parking can
be required.The city must have new regulations in place byJanuary 27, 2027.
2026 DOCKET#21 —COMPREHENSIVE PLAN
City Initiated Amendments
Comprehensive Plan Text and Map Amendments
There have been some scrivener's errors and other small text amendments that have been
identified for amendment. For example, changingthe name of the Parks, Recreation, and Natural
Areas Plan to the Parks, Recreation, and Open Space Plan. Potential Land Use Map amendments
may be recommended following staff review of potential rezones to RMF-2 and rezones to CN
zone. Review of rezones to RMF-2 that did not require a Land Use Map amendment was
completed in Fa112025.
cc: Angie Mathias,Long Range Planning Manager
Matt Herrera,Planning Director
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MATTHEW HERRERA
2025 was the year we became P�NNINGDIREC?OR
MUANGSAELEE
ADM W ScC4E iARY I
fu lly-staffed!
PAUL HINTZ ANGIE MATHIAS CLARK CLOSE
REDEVELOPMEN7 LONG RANGE CURRENTPLANNING
MANAGER P�ANNING MANAGER MANAGFR
• Long Range Planning — Angie's team
KATIE BUCHL-MORALES ALEX MORGANROTH
welcomed Associate Planner Maya Simon, PRWC!VAL�_ANNER PRtNCIPALFLANNER
Angelea Weihs was promoted to Senior
MAYASIMON JILLDING
Planner, and Katie Buchl-Morales was "SS���'"-=`�`"""E� S�"'°R�`"""��
promoted to Principal Planner. VALERIEPORTER
ANGELEA WEIHS Sf NiOR PI.aNNER
ASSOCIATE PLANNFR
• Current Planning — Clark's group welcomed
S e n i o r P l a n n e r Va l e r i e Po rt e r a n d A s s o c i a t e �RGARETTE BRAVO BRIANNA BURROUGHS
PI ANNING ASSCCIATE��ANNER
TCCHNICIAh
Planner lan Harris. �ANHARRIS
FSSOCIA-;PLANNFR
• Redevelopment Program - Paul Hintz was
promoted to Redevelopment Manager. This MARIAHKERRIHARD
aSSOCIATF Pl ANNFR
program was moved from Economic
ASHLEY WRAGGE
Development to Planning but maintains a `'SS1;"'"��'A""ER
G��Y �.o
strong connection to all four of the JENNIFERCISNEROS ; � t
PLANNING �
department's divisions• TFCHNICIAN RENT��
� Affordable Housin Investments
g
HB1590 Funds and CHIP Grant Support
�� � .�«vw�rest Phase II - Homestead Community Land
� �� � Trust will receive $900,000 in HB1590 funds to support
� _ :� � _ : ,} ;;�
� ��� � � R_,� three of the 19 townhomes set aside for families that are
_ , �
�. ;�:
; ;-;. homeless.
� � �� �
- • Steele House - St. Stephen Housing Association will
w ,� receive $500,000 in HB1590 funds to support six new
=z►....
,. � : +. ,� �, -; , .� _. .. townhomes for families that are homeless and survivors of
� domestic violence.
�i ' �! R� . : : ��I �1 _
� -� � - `� ��� � - • Connecting Housing to Infrastructure Program (CHIP) -
' - Planning staff submitted an application on behalf of
_ �. Homestead Community Land Trust for the state's CHIP
� grant to offset utility construction costs for the
Willowcrest Phase II project.
-_� .-��- •-��= • - - ■- - - - �r • 2026 Potential Funding - Vision House Phase IV will add
_ � r ■ u n � ■■ � � ■■ � � ■� � � � �
■° '' = ��_:: : : :: : : ;; � � : �W 28 units of housing for families that are homeless that will
° � ' = �� ���, :: ���� ;;�-� ,. also include wraparound services and childcare. Staff ,tY o
` �,� ���! .. � � � � o ,�
,�. � .�rr�,.,,�.,�r 1 __ � _ -v anticipates HB1590 funding and CHIP grant support. + � +
�
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urren
.
annin
Clark Close, Current
PlanningManager
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� Notable Ribbon Cuttin s
, g
� �� uu. �
� ��'w� �:� • LivAway Suites - a 126-room,
I T ur ose-built hotel desi ned for
� p p g
� professionals in healthcare, life
I E�
� :� � ., ' sciences, technology, construction,
� � �-..
� �;� � _ ���r� � ��
9.: i
�_ - � �� ,��: - and public service. This is the first hotel
;: � ��:.�� .': � of its kind in this part of the city, located
: �� � � .-.
� - near The Landing and Southport.
_ ,4wv, ri�:
�.'=F
� ` • Solera — Phase I of the master plan
� providing 590 mixed income multifamily
�
� units with ground floor commercial and
� �j , ���, substantial infrastructure
�_ � __ � � _ ~ � � � ,� ' improvements.
�e ` ' �` A II;.. ; ; a R � R c,�t Y �'�
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2026 Projects Underwayorcloseto Construction
.1,.'t . �-.� . I :��.. ..� .
} { ��.. �� � � y '� , • Towns on 12th — 90 Fee-simple townhomes near
� � } .
� °' .:. � ' {'� �,����' �,� ; � ¢ �
� Y� � � � ` � ^ r __ .��s�.�. �,��, � the intersection of NE Sunset Blvd and Union Ave
, , .�^ � ��_
- . - _ � � � ��- ��-�;��,r-.�_ ' N E.
/ ��l ` ` e�� � — '-- �' r 44"
-.� _ _ ��-� =� ��� ��y�' C ,�� • Solera Phase II - 90 Fee-simple townhomes west
_ � �`; ��. of the two apartment blocks that were
�:- �� , � �
�'' `�,
_ � ��° �f� " �� � ��������: completed last year.
�� .i.�,,,�. �'�� ��� 'a��'� • Renton Transit Center — Relocated transit center
- �� ���� that will serve King County and Sound Transit Bus
�� � ��,�w�w�� .
Rapid Transit (BRT) lines at the old Sound Ford
site at S Grady Way and Rainier Ave S.
Arw�Noow�AMas�F��� . WinCo Foods — Repurposing of the former Fry's
VER ICAL METAL WALL
`A"E`SYSTEM Electronics site into an approx. 104,000 sf
NEw��iuEn aENroN co�oae�eNo aRicK ro
aEaFoaMiNc nars -coMa�En�ENr issos
cer�reA��si�r� HicH scHoo�eui�oirvc
EXISTING 19305 EXISTING IKEA BLACK BOX VERiICAL METAL WALL COMPOSIiE PORCEIAIN ro c e r st o r e•
RENTONHIGH -PERFORMING -THEATEP PANCLSYSTEM PANELSYSTEM g y
SCHOOL BIIIL�ING ARTS CENTER SOLAR PANEL SCHOOL LOGO
AFRAY SIGN BACKLR
ENTRV CANOPV ITH L
WITHSCHOOL , �
_ �� �AME� T • Renton High School Replacement and Site
i �ANOP��A
� ��� �« �_� ������ _ � �� � ' '�� Expansion —A 35.2-acre project to reconstruct
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��-�"��� ' I , , '�� �; qtq . � � �. � and expand the campus. ��t" °�
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;1 �� \�\\��, Land UseA lications & Environmental
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, � , • Logan Six - 100-unit market rate multifamily building
�" -�L - - J - - with ground floor commercial in the City Center
"� ' '' ' d� � '�' ���8.� Community PlanningArea and designated Regional
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�` ..,_._ ; � Growth Center.
� • 4th Dimension Building - 26-unit multifamily building
9 r F�- �� with ground floor commercial in the Highlands
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, ���� - - ��+{� ���� �� • Fire Station 16 - Renton Regional Fire Authority's new
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: �� ��-: �
 , \ `i fire station and maintenance building located in the
� East Plateau Community PlanningArea. The new
station is designed to support firefighter wellness,
� _ . - .,
provide dedicated recovery spaces, and enhance
.�p�-- �����' � �..,.�:, � , long-term community safety.
4� 3,,;��.Y����r�4��•' il�i.� . ' ��
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���`` d =_� ��- ' • Longacres Master Plan - Mixed use district providing
y �`��" . ✓ -:��� '+� u to 3,000 units of housin accom anied b office, 1Y o
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�:. , ,,�` % \ �:_: , � hotel, retail, entertainment, and recreational uses in , � +
� 0���' - , -�;�� ''`���,�.;` � the Valley Community PlanningArea.
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Angie Mathias, Long Range
PlanningManager
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- . . - .. - Planning Commission
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_ , _
• Ande Artze, Chair (2024)
• Dorsol Plants, Vice Chair (2025)
17 meetings 6 public hearings
• Dana Rochex, Secretary (2020)
• Mara Fiksdal (2018)
• Shannon Matson (2018)
Jeff Kelley (2022) 10code p p g
� amendments 2 lans assed 9 RMF-2 rezonin s
�
• Josephine Bayan (2020)
• Kevin Poole (2008) ���Y �.�
. �
Kevan Petek (2026) + ,� +
RENTO�
Title IV Code Amend ments
�;,i - ...�; � � �� �,,�;r • Complying with State mandates
� �
����' �� � �� � - " - �� � • Changes to ADUs
. .� � �� �y . - �, s�. Y •,j.�
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,�_: .� �;'�, �� '�;i • Middle Housing
�
---- � • Co-living Regulations
_� .
; �� _x{ Conversion to Housing
� 4�,
_�� ,� • Business flexibility
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=�-��� `�` - � �� • Vacant Structure Fees
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• Contractor Businesses and Yards
� , _ � � � � . _ • Updating Street Standards
\,_\ ,,, _ � � �� � _ • Adding on-street parking capacity
�� � ' � • Allow Resource Centers in the Valley
'.7) e.:_D..s..p .. " ��'�.
� _ • Issued 7 Administrative Code Interpretations and
�_ � , , codified 7 previously-issued interpretations
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RENTO�
Environmental Protection
Department of Commerce Climate
Grant � , ;, �,�, : �.
The citywas awarded $19,975 to carry out climate
planning. The scope of work and deliverables were �:rnate Program Early PIa�-�-� �-���,� Gra�,�_
completed in early 2025.
Critical Areas Ordinance
� In compliance with State law, the critical areas
^ -� �� Critical Areas regulations were amended to reflect Best Available
,� � Ordinance Update Science. CED staff conducted communit outreach
o , y ,
"` '�._ consulted with industry experts and peer jurisdictions,
and drafted updated code language.
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RENTO�
Adopted Plans
The 2024 Comprehensive Plan was adopted in December
2024, but did not have an updated Transportation
Element. To comply with Department of Commerce, the
.:
� city adopted the updated Transportation Element by the
end of 2025. The element seeks to build a safe, efficient,
�. multimodal transportation network.
RE
NT
Following a year-long process of community engagement and data O N
�
analysis by the Parks and Recreation department, the draft PROS '
C
lan was resented. This document, which will be ado ted in earl s
p p p Y
2026, guides parks planning and investments over the next 20 � '
ears for communit health e uitable access and environmental �
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resilience efficient, multimodal transportation network. Ros p
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Vi s i o n 2050 Awa rd
� The Puget Sound Regional Council awarded Renton
� ' with a Vision 2050 award for our Rainier/Grady
-� �` �- Junction Transit Oriented Development planning.
_ � -
-. . � � This award recognizes the Environmental Impact
'''r � � - Statement and Planned Action ordinance for the
� -
�, subarea developed by staff.
�
"It represents meaningful progress toward a thriving
` district with access to transit, affordab(e housing,
�� y _�-�l` employment opportunities, and recreation space."
— Josh Brown, Executive Director of PSRC
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W h at's i n sto re fo r 2026?
• Engage the community on parking, adopt by 1/27/27
• Valley subarea plan
�~ • Comprehensive Plan Amendments - RMF-2 and CN
rezones, minor text amendments
Y
• Large-scale Master Plans and Development
L Agreements
�
� • Urban Design Regulations
• Other code amendments for compliance with
� legislative requirements
� • Track implementation and progress of HB 1337
ADUs/HB1110: MiddLe Housing
• Continue affordable housing work
• Waived Fees
• SKHHP annualwork plan and budget
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Redevelo ment
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Pro ra m
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PaulHintz,
Redevelopment Manager
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-� -� _ � � 2025 Highlighted Accomplishments
=� �� ' Performance Stage at Legacy Square:
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� ' � �.,� �' �� : ✓ Oversaw the architectural design
� j. R 1�- r�, ��
k-; ��`'���; '���' x�._ r, �' .N � � :
,,,�,� ,�=�����-.�-= -�, �?��+�"��� ,r}�a i, �� ,-_ ✓ Construction management (ongoing)
—e �- �
� , � �� �= • Property Acquisitions:
��"`` �' � _� • Prepared property evaluations
• Created renderings of potential development to aid decisions
• Transit Street (aka Downtown Transit Center):
• Facilitated a design charette among staff
• Fostered a potential public-private partnership ("P3")
• Prepared a Request for Proposals (RFP) to aid the city's decision for future sale of the
� � -�� '�'� � � � � property (2028) and establishment of a P3 (to be published in early 2026)
,� � q�.�-�:. � .
�- �:.-� -- Miscellaneous.
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:�n F"�-�+ � {��`�_��',�� � ` 4 Led three one-hour meetings with the Renton Downtown Partnership
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��� �� �� �, ,,;� � Revised and provided a potential final version of the Arts and Culture Master Plan
� �,� �,
J�� �� y � • Represented the City's interests for the 167/405 Access Study `�Y �'�
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, • Completed a docket item (Incentivizing Small Businesses) RFNTO�
.�,F_ . _v _4L__ ��.._. ���,: � _ tl � �-- 2026 Work Plan (short list)
.� : � _ . .
,I � � � . �- _�� Legacy Square. Ensure timely
completion of the performance
' � �I ^� - -..I'�.� ` � _ .,- '�` t �;� stage
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'����' � " � � ��` r - �� , • Lo an Avenue - Festival Street:
g
I� � � . R'� '� �" �� .--. # i=;.s,,, Assist with designs for Logan
., ��: f , � -
.�� � � - Avenue to be converted into a
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,.,'�. �:� Festival Street
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_ . .-. :F_:` , r ' • Transit Street: Facilitate a P3 to
-- � ,- establish a vibrant experiential use
� �
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-��_i .=:,pmeni from�3raqeioPav:c� _ � _
, ,. r.;=��e.� �b�a��ew de�e,�e�«� � �:- o n c e t h e la n d i s re a dy to b e
_ _ _ � � _ surplussed (2028).
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�` - --- _ • Strate ic Plan for Cit -Owned
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���.'� � � -�-=;� � � �,', ; .��� � _ � - __ _ Real Estate: Develop a
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� �`r - ' � '�- -� - - = strategic plan for the City's real
. � � _ ' -�t�`��`_ �- -� r
- - .��,� �, �� `�,�; + �,; � ` � �� �- estate to ensure each site is
�
'� � -� �-_a � � r� � v �, ��y; "' + 'i _� develo ed for its best and hi hest
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