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HomeMy WebLinkAbout02/18/2026 - Agenda Packet AGENDA Planning Commission Meeting 6:00 PM – Wednesday, February 18, 2026 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=z1TyxJNsMEloal0MglAamlJk jbnLaR.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. APPROVE MEETING MINUTES OF FEBRUARY 4 , 2026 6. DIRECTOR’S REPORT 7. PUBLIC HEARING a. Docket 20 Group A, D-241: Neighborhood Scale Retail b. Docket 20 Group C, D-246: Electric Fence Code Update (2nd public hearing) 8. DELIBERATIONS AND RECOMMENDATIONS a. Docket 20 Group C, D-247: Indoor Recreation in IL and IM Zones 9. TRAINING ON ROBERT’S RULE OF ORDER 10. COMMISSIONER COMMENTS 11. ADJOURNMENT Hearing assistance devices for use in the Council Chambers are available upon request. For more information on Planning Commission visit www.rentonwa.gov/Government/Boards-Committees-Commissions 02/04/2026 - PLANNING COMMISSION MEETING MINUTES MINUTES PLANNING COMMISSION 6:00 PM - Wednesday, February 4, 2026 Zoom and Council Chambers, 7th Floor, City Hall – 1055 S. Grady Way CALL TO ORDER Chair Artze called the meeting to order at 6pm. ROLL CALL Commissioner Kevan Petek called roll on behalf of Commissioner Rochex who attended Present Absent 1. Commissioner Andy Artze 1. Commissioner Kevin Poole (excused) 2. Commissioner Josephine Bayan 3. Commissioner Mara Fiksdal 4. Commissioner Jeff Kelly 5. Commissioner Shannon Matson 6. Commissioner Kevan Petek 7. Commissioner Dorsol Plants 8. Commissioner Dana Rochex STAFF PRESENT 1. Matt Herrera - Planning Director 2. Clark Close- Current Planning Manager 3. Angie Mathias- Long Range Planning Manager 4. Patrice Kent- Senior Assistant City Attorney 5. Katie Buchl-Morales- Principal Planner 6. Angelea Weihs – Senior Planner 7. Maya Simon – Associate Planner 8. Ian Harris – Associate Planner 9. Ashley Wragge – Assistant Planner 10. Margarette Bravo – Planning Technician PUBLIC ATTENDANCE 2 CORRESPONDENCE RECEIVED No correspondence received since January 21, 2026 02/04/2026 - PLANNING COMMISSION MINUTES AUDIENCE COMMENTS None APPROVE MEETING MINUTES FROM JANUARY 21, 2026 Motion to approve minutes of meeting made by Commissioner Petek, seconded by Commissioner Rochex. All ayes, motion carried. Minutes from January 21, 2026 was approved. Chair Artze and Secretary Rochex signed to approve. COMMISSIONER COMMENTS None DIRECTOR’S REPORT Matt gave Directors’ Report: 1. Groundbreaking ceremony of the new Sound Transit’s Renton Transit Center at Rainier Grady Subarea attended by the Mayor and the council, new Executive Director of Sound Transit and city staff today, February 4, 2026 2. Upcoming Planning Commission trainings: • February 18 (Wed) – Robert’s Rules of Order (Patrice / Legal) • March 4 (Wed) – Open Public Meetings Act & Public Records Act (Jason / City Clerk) PUBLIC HEARING b. Docket 20 Group C, D-246: Fences c. Docket 20 Group C, D-247: Indoor Recreation in IL and IM Zones Chair Artze asked for a motion to open the public hearing. Commissioner Bayan made a motion to open the public hearing, seconded by Commissioner Fiksdal. All ayes, motion carried. Ashley presented Docket 20 Group C, D-246: Electric Fence Code Update. DISCUSSION Commissioner Comments 1. Chair Artze noted the presence of warning signage for commercial and industrial areas and asked whether similar signage is required/provided for residential areas. Ashley explained that the code does not explicitly require warning signs for residential uses and clarified that it is a suggestion that staff can completely visit. Public Comments None Chair Artze asked for a motion to close the public hearing. Commissioner Petek made a motion to close the public hearing, seconded by Commissioner Rochex. All ayes, motion carried. 02/04/2026 - PLANNING COMMISSION MINUTES Maya presented Docket 20 Group C, D-247: Indoor Recreation in IL and IM Zones. Chair Artze asked for a motion to open the public hearing. Commissioner Kelly made a motion to open the public hearing, seconded by Commissioner Fiksdal. All ayes, motion carried. DISCUSSION Commissioner Comments 1. Chair Artze requested a status update on the purpose of the Park Avenue pedestrian entrances. Maya explained that when a development has frontage along Park Avenue, pedestrian entrances are encouraged in order to support a more pedestrian-oriented corridor along the park. Public Comments None Chair Artze asked for a motion to close the public hearing. Commissioner Kelly made a motion to close the public hearing, seconded by Commissioners Petek and Bayan. All ayes, motion carried. COMMISSIONER COMMENTS None ADJOURNMENT 1. Chair Artze asked a motion to adjourn the meeting. Motion to adjourn made by Commissioner Bayan, seconded by Commissioner Bayan. All ayes, motion carried. 2. Meeting adjourned at 6:25 PM. Andy Artze, Commission Chair Dana Rochex, Secretary Margarette Bravo Recording Secretary D-241Supplemental Staff Report Neighborhood-Scale Retail February 11, 2026 1 City of Renton Community and Economic Development Department Supplemental Staff Report #D- 241: Neighborhood-Scale Retail Staff: Katie Buchl-Morales Date: February 13, 2026 Requestor: Staff GENERAL DESCRIPTION Public comments received by City of Renton staff have indicated strong support for convenient access to neighborhood-scale retail uses, including cafes, eateries, and small markets. In response, staff propose amendments to Renton Municipal Code to allow neighborhood-scale commercial uses and limited onsite services in residential zones. The purpose of the proposed code amendments is to advance zoning changes that are responsive to public input and community values, and supportive of walkable neighborhoods that enhance convenience, accessibility, community building, economic vitality, and health and sustainability. This supplemental staff report contains the following information related to the proposed amendments to Title IV Development Regulations in Renton Municipal Code (RMC): - A review and analysis of similar uses in RMC 4-2-060, Zoning Use Table - A jurisdictional comparison of cities that have already adopted commercial neighborhood regulations or similar ordinances - Staff recommendations Review and Analysis of Similar Uses: Home Occupations and Live-Work Units RMC 4-2-060, Zoning Use Table, includes land uses related to the broader category of small-scale neighborhood businesses, including Home Occupations and Live-Work units, which allow for limited non-residential activities. While these uses share similarities with small-scale retail, they each have unique characteristics that distinguish them. The table below is intended to highlight similarities and differences for the proposed regulations for Neighborhood-Scale Retail and the adopted regulations for Home Occupations and Live-Work units. Use Comparison: Neighborhood-Scale Retail, Home Occupations, and Live-Work Units PROPOSED ADOPTED ADOPTED Neighborhood Scale- Retail Home Occupations Live-Work Units Definition Small-scale eating and drinking establishments, retail, office, and limited onsite uses that primarily serve needs of nearby residents by providing Any commercial use conducted entirely within a dwelling or accessory building and carried on by persons residing in that dwelling unit, but which is A structure or portion of a structure that combines a commercial activity with a residential living space. where there is an D-241Supplemental Staff Report Neighborhood-Scale Retail February 11, 2026 2 goods, services, and gathering space. clearly incidental and secondary to the use of the dwelling as a residence. internal connection between the living and working spaces. Permitted Zones R-4, R-6, R-8, R-10, and R- 14. RC, R-1, R-4, R-6, R-8, RMH, R-10, R-14, RMF-1, and RMF- 2. R-14, CN, and CA. Location - All corner lots; or - All parcels that fall within ½ mile of a major transit stop. Neighborhood Scale Retail not allowed on cul-de-sacs and dead-end streets. No locational restrictions. - R-14 Zone: Only allowed along primary, minor, and collector arterials. - CA Zone: Only allowed at a distance of 150’ or greater from an arterial. Size Restrictions 1,800 sq. ft. of gross floor area with the option to increase with an approved modification. Outdoor dining/service area not to exceed 800 sq. ft., outdoor dining area counts toward total gross floor area. Commercial activity space shall not occupy more than 25% of the floor space of the gross floor area of the residence, and shall not occupy more than 500 sq. ft. Commercial activity space is restricted to 1,000 sq. ft. Prohibited Occupations/Uses - Automobile and associated mechanical repairs as well as vehicle storage. - Onsite services: Massage parlors and nail salons. - Marijuana production and sales/regulated substances. - Kennels and other boarding for pets, including pet daycare. - Kennel and other boarding for pets, including pet daycare. - Automobile and associated mechanical repairs. - Businesses that dispense regulated substances. - No retail sales allowed, except for products made on the premises or online-only sales. Not listed. Permitted Occupations/Uses - Markets, cafes, low- intensity convenience- oriented businesses and services, such as offices, salons and barbers, pet retail and services. Permitted uses not listed; refer to prohibited uses. - Eating and drinking establishments - On-site services - Retail sales D-241Supplemental Staff Report Neighborhood-Scale Retail February 11, 2026 3 Hours of Operation 7:00 am – 9:00 pm. Customer visits are allowed between 8:00 am and 8:30 pm. No restrictions. Customer Visits No restriction on customer visits other than hours of operation and building occupancy maximum determined by Building and Fire regulations. - No more than one Home Occupation may be operated within a dwelling unit. - No more than 8 customers visits per day. - One customer allowed on premises at any one time. - Appointments required. No restrictions. Deliveries Vehicles not to exceed 26,000 GVWR. Vehicles not to exceed 26,000 GVWR. No restrictions. Signage Compliance with RMC 4-4- 100D, General Requirements for Signs. Signage, displays, or advertising for products that are illegal to sell to individuals under 21 years of age shall not be visible from a sidewalk or street. Two on-premises signs of not over 32 sq. ft. in area on one face. No more than one free-standing or wall sign per street frontage. The signs may be illuminated but not animated and shall be for location identification only. Freestanding signs shall not have a height greater than 6’ above any established grade and shall be no closer than 5’ to any lot line. No exterior or window signage, display or advertising except for one nonelectric and nonilluminated sign not to exceed 2 sq. ft. in area. Accessory Buildings Refer to existing Development Standards for Accessory buildings used to support the Home Occupation shall not Refer to existing Development Standards D-241Supplemental Staff Report Neighborhood-Scale Retail February 11, 2026 4 Accessory Buildings, RMC 4-2-110E. exceed 1,000 sq. ft., or the size of the primary residence, whichever is less. for Accessory Buildings, RMC 4-2-110E. Business License Required Required Required Parking In compliance with recently adopted SB 5184, cities cannot require off- street parking for commercial spaces under 3,000 sq. ft. There shall be no more than one customer on the premises at a time and no more than 2 vehicles parked onsite as a result of the business at any one time. All nonresident employee and/or customer parking shall be off-street and located on the same parcel as the business. In addition to parking required for residents, there shall be no more than 2 vehicles parked on-site as a result of the business. Staff Recommendation: In addition to the outlined recommendations proposed for Neighborhood-Scale Retail, Staff recommend aligning the permitted hours of for Home Occupations (8:00 am – 8:30 pm) with those proposed for Neighborhood-Scale Retail (7:00 am – 9:00 pm) to provide consistency and reflect the changing nature of small-scale business activity in residential areas. The proposed hours remain within a time frame generally considered compatible with residential activity. Most residential noise standards and typical neighborhood activity patterns extend through early evening hours, thus aligning hours is not expected to significantly increase impacts. Amend RMC 4-2-060, Zoning Use Table, to extend the permissibility of Live-Work units to residential zones R-4, R-6, R-8, R-10, where Neighborhood Scale Retail is proposed. Aligning permissibility across residential zones promotes regulatory consistency and supports small-scale entrepreneurship without a loss of housing units. D-241Supplemental Staff Report Neighborhood-Scale Retail February 11, 2026 5 Jurisdictional Comparison and Staff Recommendations Staff conducted a review of neighborhood commercial ordinances in four peer cities, including Anacortes, Bothell, Burien, and Shoreline. Staff also examined recent academic and professional publications and proposed state legislation related to neighborhood commercial development. The findings from this research and analysis informed the staff recommendations presented in this report. Permitted Uses State Legislation Bothell Burien Shoreline Anacortes Requires cities to allow neighborhood cafes and stores outright. Permitted outright. Eating and drinking establishments, food markets, hardware stores, bike and sporting goods, etc., childcare centers, salons and barbers, pet care, boarding, veterinary, etc. Permitted outright. Eating and drinking establishments, offices, and corner stores. Permitted outright. Eating and drinking establishments, including brew pubs and food markets, hardware stores, personal services, and offices. Retail which primarily sells food, but may sell other convenience and household goods and may include indoor dining. Staff Recommendation: Allow small-scale retail, eating and drinking establishments, and limited onsite services that primarily serve the daily needs of nearby residents. Examples include markets and other low-intensity convenience-oriented businesses, such as offices, salons and barbers, pet-related retail and services, and other similar uses as determined by the Administrator. In 2025, the Washington State Legislature adopted Senate Bill (SB) 5509, which requires cities to allow childcare centers in residential zones, and the conversion of existing buildings for use as childcare centers, as an outright permitted use. Because this legislation will require comprehensive consideration, staff recommend deferring amendments at this time so they can be addressed cohesively as a separate docket item. City staff will bring this topic to Planning Commission in 2026 to ensure compliance, which is required by July 27, 2025. The City of Bothell was the only jurisdiction to include childcare centers as an allowed use within its commercial neighborhood land use typology, however the other surveyed cities will also have to amend their code to comply with SB 5509. D-241Supplemental Staff Report Neighborhood-Scale Retail February 11, 2026 6 As defined in Renton Municipal Code, a Family Day Care defined as an operation licensed by the State of Washington (WAC 388-73-014), caring for twelve (12) or fewer children in any twenty-four (24) hour period within the caregiver’s place of residence. They are allowed as an accessory use in residential zones Resources Conservation, R-1, R-4, R-6, R-8, RMH, R-10, and R-14. Day Care Centers are defined as an operations licensed by the State of Washington (WAC 388-73-014), caring for thirteen (13) or more children in any twenty-four (24) hour period, or any number of children in a nonresidential structure. Daycare centers are allowed in residential zones R-4, R-6, R-8, RMH, R-10, and R-14 with a Hearing Examiner Conditional Use Permit. Prohibited Uses State Legislation Bothell Burien Shoreline Anacortes Alcohol service without food service is not allowed. Sale of products containing nicotine is prohibited. No drive-thru service or fuel sales, mechanic shops, parking and storage of heavy equipment, large item retailers, outdoor pet runs, weapon sales, kennels, or similar activities associated with pet care. Vehicle related uses, including auto mechanics, parking and storage of heavy equipment, marijuana producers and retail, storage of building materials, etc., and religious facilities. No drive-thru service or fuel sales. Not listed. Staff Recommendation: Informed by the best practices and ordinances reviewed, staff recommend prohibiting vehicle-related uses, including gas stations, drive-through services, automotive repair, bodywork, painting, and parking and storage of heavy equipment and/or vehicles. Staff recommend maintaining the provision proposed in HB 1175, which would prohibit alcohol service unless food service is provided, as well as the sale of products containing nicotine. Other prohibited uses include marijuana production and sales, and onsite services such as massage parlors and nail salons. Although pet related retail and services are allowed, kennels, boarding and pet daycare is prohibited. Structure Size and Allowed Floor Area State Legislation Bothell Burien Shoreline Anacortes Minimum establishment size allowed is 500 sq. ft. Maximum establishment size allowed is 1,800 sq. ft., or 30% of the net buildable Maximum establishment size allowed is 1,500 sq. ft., not to exceed 1,000 sq. ft. of outdoor seating. Conversion (max): 2,000 sq. ft. Retail sales net floor area (max): 1,200 sq. ft. D-241Supplemental Staff Report Neighborhood-Scale Retail February 11, 2026 7 area of the lot, not to exceed 2,500 sq. ft. Size increase permitted with Administrator approval. New construction (max): 1,200 sq. ft. No area restrictions in lower- density residential zones. Gross floor area: 3,200 sq. ft. Staff Recommendation: Staff recommend allowing Neighborhood-Scale Retail with a maximum size of 1,800 sq. ft. of gross floor area, with the option to increase through an approved modification. This approach allows staff to use discretionary review to determine when a larger structure may be appropriate based on site-specific conditions and characteristics. The outdoor dining or service area shall not exceed 800 sq. ft. and it is recommended to be counted toward the total gross floor area. Location Standards State Legislation Bothell Burien Shoreline Anacortes All residential zones. All residential zones. All residential zones. Prohibited on dead-end streets and cul-de-sacs. Prohibited on dead-end streets and cul-de-sacs. Businesses in higher density residential zones (NR2 and NR3) are required to front on a public right-of-way. Establishments must be distanced by a minimum of ¼ mile from an existing grocery store. Staff Recommendation: As noted above in the Use Comparison Table, staff recommend allowing Neighborhood Scale Retail in the following scenarios: 1. Corner lots within R-4, R-6, R-8, R-10, and R-14 residential zones. 2. Lots that are one-half (1/2) mile distance from a major transit stop utilizing the walkshed allowance established by HB 1337 for Accessory Dwelling Units. The proposal is based on efforts to introduce change incrementally, provide flexibility, and co-locate amenities along transit routes, especially in areas with potential for higher-density housing under HB 1110 and HB 1337. The proposal supports the City’s comprehensive plan goals for transit-oriented development, walkability, and sustainable urban growth. It allows for access for residents and transit riders, encouraging trips by walking, biking, or public transit and provides future businesses with a transit-accessible customer base. D-241Supplemental Staff Report Neighborhood-Scale Retail February 11, 2026 8 Staff recommend prohibiting Neighborhood Scale Retail uses on cul-de-sacs, dead-end streets, and shared driveways. Although Neighborhood Scale Retail is not intended to generate significant vehicular traffic, cul-de-sacs, dead-end streets, and shared driveways lack the connectivity needed to safely accommodate higher traffic volumes and delivery vehicles. By restricting Neighborhood Scale Retail to streets with through access, the City can ensure that commercial activity is supported by appropriate infrastructure and remains safe. Hours of Operation State Legislation Bothell Burien Shoreline Anacortes Establishments must be allowed to operate for at least 12 consecutive hours. M – F: 6 am – 10 pm Sat and Sun: 7 am – 10 pm 7 am – 8 pm Staff communicated that restrictions for hours of operation were not proposed and rely on other standards (e.g., size and existing noise ordinance) to mitigate for neighborhood impacts. Not listed. Staff Recommendation: Allow Neighborhood-Scale Retail businesses to operate between 7:00 am – 9:00 pm, seven days per week. This provides businesses with flexibility to establish their own hours within a 14-hour operating window and be responsive to market demand. All businesses would remain subject to the requirements of the City’s noise ordinance. Delivery Restrictions State Legislation Bothell Burien Shoreline Anacortes Not listed. Deliveries are restricted to hours of operation. Deliveries are restricted to hours of operation. Vehicles not to exceed 16,000 lbs. GVWR. Not listed. Not listed. Staff Recommendation: Restrict deliveries to the established hours of operation set by the business owner and limit delivery vehicle size to 26,000 GVWR, consistent with the existing weight regulations for delivery vehicles associated with Home Occupation businesses. D-241Supplemental Staff Report Neighborhood-Scale Retail February 11, 2026 9 Parking State Legislation Bothell Burien Shoreline Anacortes Cities and towns may regulate parking provided that the regulations are not infeasible. SB 5184 prohibits cities from requiring off-street parking for commercial spaces under 3,000 sq. ft. Eliminated required parking minimums for new developments in 2025. - A minimum of 2 bicycle parking spaces. - One onsite vehicle accessible parking stall; additional spaces may be required. - A maximum of 2 onsite vehicle parking spaces is allowed. - Screening requirements for parking areas. Varies depending on the zone; one accessible stall in high density residential zones, maximum of 2 parking spaces in medium density zone. For low density residential, the provision defers to SMC 20.50.390 but commercial uses are not referenced. 3 parking stalls per 1,000 sq. ft. of net floor area. Staff Recommendation: Require bicycle parking where Neighborhood Scale Retail is proposed. RMC 4-4-080, Parking, Loading, and Driveway Regulations, includes requirements for bicycle parking. Because Neighborhood-Scale retail is intended to reduce the reliance on automobiles and encourage other modes of travel, staff recommend requiring a minimum of two bicycle parking stalls. This recommendation aligns with the methodology used to calculate bicycle parking for other uses. For example, Eating and Drinking Establishments require a minimum of 10 vehicle parking stalls per 1,000 sq. ft. of dining area, and the number of bicycle parking spaces is ten percent of the required vehicle parking stalls. Using the maximum permitted size of 1,800 sq. ft. for Neighborhood Scale Retail, and rounding to 2,000 sq. ft. for consistency, staff determined that two bicycle-parking stalls would be appropriate. If a larger use is approved through a modification, the requirement would increase by 1 bicycle parking stall for every additional 500 sq. ft. of gross floor area. HB 1175, which remains unadopted and only reflects draft language, is permissive with respect to parking and allows cities to regulate parking provided those regulations are not infeasible. However, SB 5184 prohibits cities from requiring off-street parking for commercial spaces under 3,000 sq. ft. As a result, Neighborhood Scale Retail would be exempt from minimum off-street parking requirements but would still be required to provide parking spaces necessary to comply with the Americans with Disabilities Act. The legislation does, however, allow cities to require temporary or time restricted parking. This issue will be further explored by a separate docket item addressing parking reform compliance, which is required by January 2027. The cities selected for the jurisdictional review that indicated parking is required will also be required to amend their parking standards to comply with SB 5184. D-241Supplemental Staff Report Neighborhood-Scale Retail February 11, 2026 10 Separation Treatments State Legislation Bothell Burien Shoreline Anacortes Regulations may be no more restrictive than the development regulations governing residential uses within the underlying zoning district. Landscape buffers required when abutting less intensive zoning (e.g., R-4 and R-6). A 10’ buffer or 6’ solid fence is required for side and perimeter lot lines. When outdoor seating is proposed a landscape buffer or fence is required in the front yard and outdoor seating standards apply. See below. Buffer landscaping is required when abutting a residential use. Not Listed. The outdoor seating design standards adopted by the City of Burien applies to neighborhood commercial businesses (e.g., corner stores and eating and drinking establishments). The standards are intended to create active and inviting spaces that promote economic vitality while also mitigating potential adverse impacts on neighboring properties associated with the outdoor dining area. Outdoor seating areas must be accessory to a corner store or eating or drinking establishment and may not be used for storage of goods, materials, equipment, or refuse. Staff Recommendation: Require landscaping, fencing, screening, and/or setbacks to buffer or screen adjacent uses, ensure privacy between abutting properties, enhance the aesthetic quality of the site, and reduce noise impacts on surrounding properties. Separation requirements shall be required when Neighborhood Scale Retail abuts a residentially zoned lot and outdoor seating is proposed on the side of the property abutting a residential zone. The following are proposed as site mitigation measures/separation treatments: a 15-foot (15’) wide partially sight-obscuring landscaped visual barrier, or ten-foot (10’) wide fully sight obscuring landscaped visual barrier shall be required along common property lines to act as a buffer, or a six foot (6’) sight obscuring fence, vegetative screen or other visual alternative approved by the Administrator. Additionally, RMC 4-4-070, Landscaping, requires that all new buildings and conversion of residential uses to non-residential uses comply with landscaping requirements such as street frontage landscaping, which would require ten feet (10’) of onsite landscaping along public street frontages. D-241Supplemental Staff Report Neighborhood-Scale Retail February 11, 2026 11 Signage State Legislation Bothell Burien Shoreline Anacortes Establishments may not have signage, displays, or advertising visible from a sidewalk or street for products that are illegal to sell to individuals under 21 years of age. Wall Sign: No sign shall project above the uppermost extent of wall. Wall & Freestanding Signs: 36 sq. ft. - Permitted one freestanding and one wall sign. - Freestanding: No greater than 6 sq. ft., maximum height of 6 ft. - Wall Sign: No greater than 4 sq. ft. - Illumination permitted. - Maximum Area: 25 sq. ft. - Monument Sign Height: 42 inches - Building Mounted Signs: Not to extend above the building parapet, soffit, or eave line of the roof. - Allowed sign typologies: wall signs, pylon, post and arm, marquee/awnings, under-canopy signs, and window signs. - Freestanding Sign: 16. sq. ft. - Setback: 5’ from the property lime Staff Recommendation: Signage, displays, or advertising for products that are illegal to sell to individuals under 21 years of age shall not be visible from a sidewalk or street. RMC 4-4-100E.4.a, contains provisions for signs of existing legally established nonconforming businesses within residential zones: Two on-premises signs of not over 32 sq. ft. in area on one face. No more than one free-standing or wall sign per street frontage. The signs may be illuminated but not animated and shall be for location identification only. Freestanding signs shall not have a height greater than 6’ above any established grade and shall be no closer than 5’ to any lot line. Compliance with RMC 4-4-100D, General Requirements for Signs: 1. Permit Fees: At the time of issuing a permit to erect or install a sign or device controlled by this Code, the Building Official shall collect a fee pursuant to RMC 4-1-140M. 2. Method of Calculating Sign Area: For the purpose of computing the maximum permitted size and permit fee, freestanding letters or characters, where no background is specially provided, the area shall be considered as that encompassed by drawing straight lines at the extremities of the shapes to be used. 3. Sign Maintenance Required: All signs, together with all of their supports, braces, guys and anchors, shall be kept in repair and in proper state of preservation. The surfaces of all signs shall be kept neatly painted or posted at all times. The ground area shall be neat and orderly. D-241Supplemental Staff Report Neighborhood-Scale Retail February 11, 2026 12 4. Appearance of Signs: If a sign is visible from more than one direction, all areas not intended as display surfaces including the back and sides shall be designed so that such areas are given a finished and pleasing appearance with the display surfaces visible only from the directions that they are intended to be seen. 5. Lighting: All illuminated signs shall be designed and located in such a manner as to avoid undue glare or reflection of light. Unless specifically restricted, signs may be internally or externally illuminated, or have tube illumination. Lighting State Legislation Bothell Burien Shoreline Anacortes Regulations may be no more restrictive than the development regulations governing residential uses within the underlying zoning district. The city is divided into exterior lighting zones; Lighting Zone 2, which provided moderate ambient lighting, applies to neighborhood business districts, residential zoning, and residential mixed-use areas. Spillover onto neighboring properties is prohibited. Building or site lighting shall be shielded to prevent direct light from entering neighboring property. Exterior lighting in all zones must be installed so that the light is directed downward onto the property upon which it is located. Staff Recommendation: Continue to implement RMC 4-4-075, Lighting, Exterior On-Site. These regulations apply to all development in residential zones RC, R-1, R-4, R-6, R-8, R-10, and R-14. Based on staff’s jurisdictional review, none of the surveyed cities have adopted lighting standards that specifically regulate exterior lighting for neighborhood-centric businesses. However, all jurisdictions include general exterior lighting regulations intended to ensure adequate illumination without excessive glare, promote the public health, welfare, and safety, and to prevent light spillover onto neighboring properties. D-246 Supplemental SR_ Electric Fence Code Update February 18, 2026 City of Renton Community and Economic Development Department Supplemental Staff Report #D- 246: Electric Fence Code Update to Electric Security Alarm Systems Staff: Ashley Wragge Date: February 18, 2025 Applicant or Requestor: Staff GENERAL DESCRIPTION The purpose of the proposed code amendment is to revise the Renton Municipal Code (RMC) 4-4- 040, Fences Hedges, and Retaining Walls, electric fence code permit review procedures and update the language in code to be consistent with the language found in House Bill (HB) 1688, Electric Security Alarm Systems. BACKGROUND House Bill 1688, Electric Security Alarm Systems, is the default regulation for electric security alarm systems in cities that do not currently have regulation in place. The bill defines electric security alarm systems as an outdoor alarm system that connects a wire structure to an alarm system and transmits a signal intended to detect and alert the property owner of an intrusion by utilizing an electric charge. The bill allows electric security alarm systems to be installed on any permissible or legally nonconforming outdoor storage property if the application meets the following requirements: i. A battery no stronger than 12 volts of direct current, ii. The electric security alarm system is explicitly marked with signage stating, “Warning: Electric Fence” at a maximum of every 30 feet, iii. The electric security alarm system is 10 feet tall, or two feet taller than the perimeter barrier- whichever is greater, iv. The electric security alarm system includes a device that enables first responders to deactivate the system, v. A perimeter barrier around the electric security alarm system that is at least 5 feet tall. The bill states that if a city updates local code that regulates or prohibits electric security alarm systems, that the city shall include “electric security alarm” in the title of the ordinance and hold two public hearings prior to adopting the code. Renton Municipal Code regulates deterrent security fences of this nature through the terms “electric fences” and “barbed wire fences.” To clear up any potential confusion, the City is updating the code to use the same language as the bill in regard to deterrent security fencing (Electric Security Alarm Systems) by adding a section in the fence code specifically for Electric Security D-246 Supplemental SR_ Electric Fence Code Update February 18, 2026 Alarm Systems. In addition, electric fences and barbed wire fences are reviewed under the Special Fence Permit, but the existing review criteria are not adequate for this type of deterrent security fence; a Variance Permit would provide a more appropriate set of criteria for evaluation. To aid clarity, it is likely that the layout of the permit types in RMC 4-4-040 will be reorganized, and definitions will be clarified. PLANNING COMMISSION REQUEST: Refine staff recommendation and show comparison of existing code with proposed code. Staff Response: Below is an updated chart showing the most current proposed code changes. Existing Code Proposed Changes Terminology Electric and barbed wire fences No change No existing definition for electric security alarm systems Define, add definition under “E” Permissibility Residential barbed wire and electric fences may be permitted by a special administrative fence permit for large domestic animals Clarify animal categories Residential barbed wire and electric fences remain permissible through a special administrative fence permit Industrial barbed wire and electric fences are outright permitted No change Commercial barbed wire and electric fences may be permitted by a special administrative fence permit Permissible through a variance Barbed wire fences in commercial and industrial zones may only be used on top of fences at least six feet (6’) tall No change Requirements Electric fences in commercial and industrial zones must comply with the following: - Include warning signs - Be installed in accordance with the manufacturer’s standards and the National Electric Code No significant changes D-246 Supplemental SR_ Electric Fence Code Update February 18, 2026 No existing code for electric security alarm systems Electric security alarm systems in commercial and industrial zones must comply with the following: - Include warning signs - Be installed in accordance with the manufacturer’s standards and the National Electric Code - Comply with applicable voltage limits - Not be more than two feet taller than the associated fence, and be no more than ten feet (10’) tall - Include a device that allows first responders to deactivate the system Must apply for a building permit for fences over six feet tall Content Structure/Organization Variances and special administrative fence permit applicability are located in the same subsection Refer variances to the variance section of code, RMC 4-9-250 Add the special administrative fence permit parameters to the subsection for this permit type within the applicability statement