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Home My WebLink AboutD241 PD Neighborhood Scale Retail PresentationD-241: Neighborhood Scale Retail Deliberations and Recommendation // March 9, 2026 Planning and Development Committee Katie Buchl-Morales // Principal Planner Explore Consider options to allow small-scale retail and commercial uses in residential zones Today Jurisdictional comparison summary Public Engagement Summary Staff recommendations Planning and Development Committee deliberations and recommendation Introduction Neighborhood Scale Retail The Red House Renton, WA Family Dentistry Renton, WA Public Engagement Approach & Summary of Efforts Goal: Gauging public support, understanding sentiment, and raising awareness Your Voice Renton: Launched July 12, 2025 Total survey responses: 540 Total quick poll responses: 187 Community outreach events Renton Farmer’s Market: August 5, 12, and 26 Family Fun Extravaganza at Kiwanis Park: August 14 Sunset Community Group Listening Session: September 10 Media coverage and other outreach Featured in city-publication This Week in Renton Renton Reporter article published August 29, 2025 Our Renton 4 Public Engagement Written Comments “I love this idea. Suburb areas feel so disconnected in most American cities. Not to mention this would improve the walkability score of the neighborhood making it more desirable. If I had a coffee shop or convenience store in walking distance we'd go there all the time.” “I live in the Benson Hill neighborhood and while we have the Fred Meyer on 108th, it's not readily accessible to walkers or bikers, especially for those living east of 116th (where there are no sidewalks). A neighborhood corner store would greatly approve accessibility to 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 and grab things that are needed without having to jump in a car. Especially with having children now, it's so much more work to pack the kids in a car just to run to pick up one or two items.” “KEEP THE RETAIL AND COMMERCIAL ESTABLISHMENTS IN THE RETAIL/COMMERCIAL ZONES OF THE CITY. RESIDENTIAL NEIGHBORHOODS ARE FOR RESIDENTS, NOT BUSINESSES!!!” “Our area sometimes feels like it's more a part of Issaquah than Renton.This is another reason adding neighborhood retail would serve to make this community feel more a part of Renton.” “I want to encourage more walking getting to meet neighbors while grabbing a snack or meal. I live in Talbot Hill neighborhood on 15th and Morris. There are no retail shops in walking distance, except for Uwajimaya. Still a hassle having to go under 405 and listen to loud automobile noise. It would be great to have something simple within the neighborhood, not having to drive.” Jurisdictional Comparison Summary Analysis & Insights Location Standards: Typically allowed outright in all residential zones or higher density residential zones Locations Restrictions: Cul-de-sacs and dead-end streets 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, florists, etc. Pets: Pet care and veterinary Prohibited Uses Controlled Substances: Marijuana production and retail and sale of nicotine products Auto Related Uses: Gas stations, drive-throughs, automotive repair, bodywork, and painting, parking and storage of heavy equipment or vehicles, large item retailers, etc. Pets: Outdoor pet runs and kennels Jurisdictional Comparison Summary Analysis & Insights Size Minimum: 500 sq. ft. (HB 1175) Maximum: 1,200 – 2,000 sq. ft., with the option to increase Conversions: Increased allowable area for existing buildings encourages more adaptive reuse Hours of Operation: Hours vary from 6:00 am to 10:00 pm Delivery Standards Weight: Except for Burien, vehicle weight was not restricted and/or not indicated Hours: Delivery hours typically align with business hours Jurisdictional Comparison Summary Analysis & Insights Parking Regulations Cities requiring parking will have to amend parking standards to comply with SB 5184 SB 5184: Prohibits cities from requiring off-street parking for commercial spaces under 3,000 sq. ft. Mitigation/Separation Treatments Building area and/or retail floor area restrictions Outdoor seating areas subject to size limits Buffer landscaping required when abutting a residential use or less intensive zoning Screening requirements for parking areas Jurisdictional Comparison Summary Analysis & Insights Signage No advertising or displays visible from a sidewalk or street for regulated substances (HB 1175) Maximum sign area varies depending on wall sign or free-standing sign Wall sign: 4 sq. ft. to 36 sq. ft. Freestanding sign: 6 sq. ft. to 36 sq. ft. Lighting General lighting standards in all cities prohibit spillover illumination and light pollution. Neighborhood Scale Retail: Residential zones R-4, R-6, R-8, R-10, and R-14 Permitted Locations Corner lots in permitted residential zones; or The proposed use is located within the ½ mile walkshed of a major transit stop Lots that are partially located within the ½ mile walkshed shall be treated as fully within Live-Work Units: Remove conditional use permit requirement to allow Live-Work Units outright in zones R-14, CN, and CA. Location Standards Staff Recommendations Parcels within a ½ Walkshed of a Major Transit Stop Allowed uses: Small-scale retail, eating and drinking establishments, and limited onsite services that primarily serve daily needs of nearby residents Markets, cafes, low-intensity convenience-oriented businesses and services, such as offices, salons and barbers, pet retail and services, and other uses as determined by the Administrator Require food service where beer and alcohol are served Compliance with SB 5509 Childcare Centers required by July 2027 Permitted Uses Staff Recommendations Seven Coffee Roasters Market & Café Seattle, WA 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 Onsite services: Spa-oriented uses that are solely massage therapy, nail salons, or similar services Other: Select pet related uses, including kennels, boarding, and pet daycare. Prohibited Uses Staff Recommendations Maximum Gross Floor Area: 1,800 sq. ft. of gross floor area with the potential to increase through an approved modification Outdoor Dining/Service Area: Limited to 800 sq. ft.; counts toward the maximum allowable floor area Structure Size and Outdoor Use Staff Recommendations Neighborhood Scale Retail: Establishments shall be permitted to operate from 7:00 am – 9:00 pm Home Occupation: Amend hours of operation from 8:00 am – 8:30 pm to align with Neighborhood Scale Retail Hours of Operation Staff Recommendations Flora Bakehouse Seattle, WA Delivery Hours: 7:00 am - 9:00 pm Vehicle Size: Class 6 Vehicles Up to 26,000 lbs. GVWR Apply existing standard for Home Occupations Delivery Standards Staff Recommendations Bicycle Parking: Two bicycle parking stalls If a larger use is approved, one additional bike stall per 500 sq. ft. Off-street Vehicle Parking: In compliance with recently adopted SB 5184, cities cannot require off-street vehicle parking for the following: Commercial spaces under 3,000 sq. ft. A building undergoing a change of use from a nonresidential to a residential use A building undergoing a change of use from residential to nonresidential use A city may not require parking for ground level commercial spaces in mixed-use buildings Parking Regulations Staff Recommendations The Maple Pub, Maple Leaf Seattle, WA Require separation treatments when a business abuts a residentially zoned lot and outdoor seating is proposed on the side of the property abutting a residential zone or use. 15’ wide partially sight-obscuring landscaped visual buffer; or 10’ wide fully sight-obscuring landscaped visual buffer; and 6’ sight obscuring fence, vegetative screen, or other alternative Separation Treatments Staff Recommendations Extend existing General Requirements for Signs (RMC 4-4-100.D) and Regulations for Nonconforming Businesses in Residential Zones (RMC 4-4-100E.4.a) 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. 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 No closer than 5’ to any lot line Signage Staff Recommendations Extend existing RMC 4-4-075, Lighting, Exterior – Onsite Applicable to all development in residential zones RC, R-1, R-4, R-6, R-8, R-10, and R-14. Standards No use or activity shall cause light trespass beyond the boundaries of the property lines Building Lights:All building lights shall be directed onto the building itself or the ground immediately abutting to it. The light emissions shall not be visible above the roofline of the building Parking Lot or Display Lot Lights:Parking lot or display lot light fixtures shall be non-glare and mounted no more than 25’ above the ground to minimize the impact onto adjacent and abutting properties Lighting Staff Recommendations Draft an ordinance amending Renton Municipal Code for Neighborhood Scale Retail, Home Occupations, and Live-Work Units as presented. Staff Recommendation Final Recommendations Questions Neighborhood Scale Retail Mt. Bagel Seattle, WA Staff Contact Katie Buchl-Morales 425-430-6578 kbuchl-morales@rentonwa.gov