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Home My WebLink AboutPlanning & Development Committee - 09 Mar 2026 - Agenda (2) O � � . CITY OF RENTON AGENDA - Planning & Development Committee 5:00 p.m. -Monday, March 9,2026 7th Floor Council Conference Room/Videoconference 1. TITLE IV DOCKET 20 GROUP A • D-241: Neighborhood Scale Retail • Presentation 2. TITLE IV DOCKET 20 GROUP C • D-246: Electric Fence Code Update • Presentation 3. 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. G�� Y �,�` + + �FNTo� . . - : e � or oo ca e eta � Deliberations and Recommendation // March 9, 2026 Planning and Development Committee Katie Buchl- Morales // Principal Planner The Red House • �: II �� nt ro u ct i o n ��,-s , � A . . _ �� ;�.� �<: ,—�=-� . y`''f�� „ . ,. �. c, ,,._ , �� .� ; � 91�C,�r�trr'-��r� : ,�. e4.�. � ....... ........... .'. �,�,i;. • . . .. � b� � �.. ... � � � ..� �.. � ... .r �..� �.. . . .. �...� � . , � .� ,�, � � S�`.J.�f J I�• I � � �: ��a. , �j.. �l�� ,S � � .� �r 3 r�`` *'. -�� 3 it,��. ��iiii.c �>�� , "l� t '• :!'x . . J,�i4 Explore ; � :� � �� t� `:�� _-- E �i ; �,,./r �_ _ � . �' -<� .. 1'" � �� .��. �`��,:.,��aG'�7� �F .� � ♦�-..; �R:. . . . �:y - �.. �i� t {�rt�k r � 1 3.. ln� . '�"� !•, .f`+" � j' � '♦ 6 :'.`L'.� . , e • '- � . Consideroptionstoallowsmall-scale retailand � ��.°�3' �� :� � � commercial uses in residential zones �-�=��, � � -�� Today FamilyDentistry :� ,�. Jurisdictional comparison summary �- �w �% , w,, ��.; � i��` �¢�`: _,_ _ , ,� .�/ 7 ,� . ; 1 .,�M�.t." , �"� � -_ '��_ Public Engagement Summary �j _ � � " -�: ��: ,f�1 =�-,��1�. Staff recommendations �� - '�.''� ` _ � , _ `, � Plannin and Develo ment Committee � '�� i � � � �.� � �� " g p � � -�, �: deliberations and recommendation � � �� :�•-�� 11r1 �" � ' �r;" � �.' ' T�'��I� I I �� 'w�t� � I��II �� ,.��i�I --�..�� :.;� � ��tl;r�� µ ��.-i�� ,.. �r... � ' '7` ' ^' N�, �s.�,;'`�, �� I�.3;� � � �'r'� :�:� �.�ntistr�� r �r Hy��':• �y� . • _ �, �.._.' �, � . �ts�;,.., .. �> , 4�h,.Mb1...[ ` �,_. ,<' ,. !yr` .. - . � .. ' �F � � � _ �.., � N.�� F� . . � ' r � Renton, WA � • Pu blic En a ement Hnnr�� n � �� mm � ry �r rrr� rr� Goal: Gauging public support, understanding sentiment, and raising awareness Your Voice Renton: Launched July 12, 2025 ��TYOFRENTON Total surve res onses• 540 Neighborhood Retail y p • Wouldyouliketosee oppcn��Qero��noa�cesmen- ionow�soeV1Pwmqme � a�a,�an�:e:�� 9mPic. smalleateries,coffee 'eO°mmefO'a' .rya:ore�:��e::e: SesitlentialneigM1borM1ootls. .Hoursofopera[ion Sf10(JS,OfEVEfld 1�ecifylsconsideringseveral .S�igrageaMativ sing Tot a l q u i c k p o l l re s p o n s e s. 18 7 �e�9hbo�hood ma�ket [`e efO`m,�,ee,o,PP�d c,ryn`^,e .'a�k,�a�"'gn`�g� • nyourcommunity?, ao�eoi�aimaoye.comm�o�ry .eo�ers�o�ore.�:e��yn��ia�� . r�ee k �uneiaseanee�e,m .w.na�on�noo a �� i:me.e a�yenmq ei:e yo�wowa - �� rke co ee oo�:�ae.ea� ^_ Your�nput w�ii M1eip gultle�aw[�eze Community outreach events .Cf�_ ��'� '� `°d°9e$d`PS�a"d"�="�e"`Y �� i i� � � ::�: #� ° � Renton Farmer's Market: Au ust 5 12 and 26 -- � - A�<<Pa�edbe�ef�=ot "- g � � \� Neighborhood Reta I �� 6 �_. �� ENCE 8 ACCE55 B L i �`�:�'� Grovtlseaisaccess<ogoods. ��'�31�..� Fa m i ly Fu n Extravaga nza at Kiwa n i s Pa rk• Augu st 14 ' � ►� ��'��`�� , k,�9d,�a��, . c,ea�a�mim.BU1�i; WhaYs next? V c'tY�sta(m's 9 �9 �ing f ernMaM ' ' acflon xa pes fN'g ^��. PP rts eV Ret�a aMw �gf peb oca b - growth e Oack[M1ro j ct .�� antlentrepreneurship TaketMsurveyantlfallow S u n s e t C o m m u n i ty G r o u p L i s t e n i n g S e s s i o n: S e p t e m b e r 10 �� a a ef�a=°=�°,NAB1L1TP a°��Ceme��=°°.t°=.°° rag�s all for�?'^e„e5ping to �,;t��` -;� a 9��no 9,m�,�o�. o. ,o Media coverage and other outreach � �} ' o � Featured in city-publication This Week in Renton . Renton Reporter article published August 29, 2025 � � Our Renton '� . "I live in the Benson Hill neighborhood and while we Pu b l i c E n a e m e n t 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 "I love this idea. Suburb areas feel so disconnected in food and simple household supplies. I have lived in a most American cities. Not to mention this would neighborhood that had a small corner store and it was improve the walkability score of the neighborhood such an improvement to be able to quickly run down making it more desirable. If I had a coffee shop or and grab things that are needed without having to jump convenience store in walking distance we'd go there all in a car. Especially with having children now, it's so the time:' much more work to pack the kids in a car just to run to pickuponeortwo items:' "Our area sometimes feels like it's more a part of Issaquah «KEEP THE RETAIL AND COMMERCIAL than Renton. This is another reason adding neighborhood ESTABLISHMENTS IN THE RETAIL/COMMERCIAL ZONES retail would serve to make this community feel more a OF THE CITY. RESIDENTIAL NEIGHBORHOODS ARE part of Renton:' FOR RESIDENTS, NOT BUSINESSES!!!" "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 '� . havi ng to d rive:' 4 Jurisdictional Com arison Summar p Y �i ia � y � i � uc ii i � i �,i i �� Location Standards: Typically allowed outright in all residential zones or higher density residentialzones 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 ca re a n d vete ri n a ry I 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 Com arison Summar p Y �i ia � y � i � uc � i i � i �,i i �� 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 DeliveryStandards Weight: Except for Burien, vehicle weight was not restricted and/or not indicated Hours: Delivery hours typically align with business hours � � ��,. � Jurisdictional Com arison Summar p Y �i ia � y � i � uc ii i � i �,i i �� 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 Com arison Summar p Y �i ia � y � i � uc � i i � i �,i i �� 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. � � ��,. � Lo c a t i o n S t a n d a r d s Parce(s within a %2 Walkshed of a Major Transit Stop � iaT `�`'r� ;'� "T�. �b+� . . r � • ,. c , 1 � ' r :� � � . .� Y� ��f''w..s� \ ..�:. 'i i i,� , �. .� _�� • ��" ,�^ �d�'.. .� ' . 1 ,1�.... . �. , �::� i�s .,� ' ' a��+.xs;�;" .: .,�.,��.'!� �. Neighborhood Scale Retail: Residential zones `+R��:: ��:� :��:�� ;',c�s.�;._ eb : -'r'+':�..'`. R-4, R-6, R-8, R-10, a n d R-14 - � �»� �� '��:, � �:� � , � � .'•w\" � � . . , . .� i � �` t � , 3 ' �. i,��y� Permitted Locations �, � ' , �' �� ° .�..,.��_� �'';� Corner lots in permitted residential zones; �:�� '�:,_ . t r.. � ; . .� �. O r �,; '-:� - 'r';�< �`� The proposed use is located within the '/2 - � �::�,:�,; _�- mile walkshed of a major transit stop �� ;.'� ,-.� � !R ��=;Ji � � � � � a , �, �� fti. � , � �� :a�.-�= Lots that are partially located within the �'� �� ,. ',` . .. � , � 1 ��} • r��~ •, ' -r� r�r . /2 mile walkshed shall be treated as fully - , k� ��; . � �: ► : ��'��► �r �� _ <:!,� ��' , �+Y` -� .. ,t �''` � �s.'�/ � C `�=\ with i n .-� .-- �`" .�. �'�,.�'.�_�-'. :� Live-WorkUnits: Removeconditionaluse , permit requirement to allow Live-Work Units � ,.� outright in zones R-14, CN, and CA. '� Pe rm itted U ses Seven Coffee Roasters Market& Cafe ��, �, ..��,� a„ �; �,,... . � ` \ A Allowed uses: Small-scale retail, eating and drinking �� , � �� : � �:;,.�r ��'�5n.� _ �, establishments, and limited onsite servicesthat ` �� `'' � � , �u,. + ; �.� .Y . �y- � �;� w��t, ' �� , = primarily serve daily needs of nearby residents � �'�� -- "�� , �.��' R�� f ' } 1 . . . ' _• . _..- . ._.._ �`�sS;lb! Markets, cafes, low-intensity convenience-oriented r��'L� �� --.� � ��,=�-- :_ �`,,,�4 , businesses and services, such as offices, salons t ; � �� _-`� '� ' ��n �,��sy�;° � t �.- � K ��' . and barbers, pet retail and services, and other uses ,:, �; �:� = ��c. � �� i�� -_=� . as determined by the Administrator 4�� =- � ��'?"'� � �� - �� = '� -� .�:. s�.��, � G= ..._ �. � . � . — 6. ^`...n�� Require food service where beer and alcohol are served Seattle, WA Compliance with SB 5509 Childcare Centers required by J u ly 2027 � � � Proh i bited Uses V �G� 11 1 \GVVI 1 11 1 IGI IL.IGILIVI IJ 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 solelymassagetherapy, nailsalons, orsimilar services Other: Select pet related uses, including kennels, boarding, and pet daycare. � � � Structu re Size a nd Outdoor Use 'r'�R � kT ' ! ► VLQI I 1 \GVVI 1 11 1 IGI I �..IGIIIVI 1 � "� , � ", � • ' � r�>"� , . , , , , ♦� .�1� ry�y r .�. ., ."4 J��t�� t� • � - r �� { �_ �, � -.��`. � • \��..! _ * .��7�'7 l.�.,;y�� :'^ T Maximum Gross Floor Area: 1 ,800 sq. ft. of gross floor � _ - �-.��rM�'.''i c -• ' ��r�' +,t <�.. r��°.�y . /� •. . ` r 1 , rrs :ar.�' w�',h,,�,1xi-�' ,.� area with the otential to increase throu h an a roved - ��i ��'� � -�= - p g p p � � .� � �:� .�>�: � �� L.. rl._�. ., >S , r• modification , �i,",�:�, �� `y - -s �:��; --'� _ Y ��t7 �.,�,.:: ,�.,: ;; '� �t� �,-�� . • F,;�. y?"��`,'r' � � Outdoor Dining/Service Area. Limited to 800 sq. ft., �*�,.�.�� ,-,-,� � .� � counts toward the maximum allowable floor area �� .. _- . � �' r �r �� i1. r � / � � �.• , — I� Ii •h `� _ � .� '�i= :- ; � I IY—� ,—� •'�� ., ��,� �, ._. ��' �'��'/' �; � :, � �, � !:�\ ; '�_ ,i'\ � ��G'�GG rcdt -��T� / � ' �� , � � \ -) . _ L �' - ;y; . �Y �� t . �� t��'. � . � . ! `' �� L . �` n �� _ � ___�+-� L. .�{ `��, �� r� � ' � .� -}. �<:-, w t � � �y .�t� Jt'r. ` ��.� Y ��.� �;S ��n :r..��.. . � �� y:' ��. ' v'* l - r+v., ,:� p� �. ; •.,�'�•,;;c� :� '�w� -�U�yf.• � °� � �' '� -= c�. �!} '� *�x�'Y�'��F.W��`� t F';i'�{ - , -�% �' -.} � . Yi q�,,.� r• f 4y c ,,. .�.} :�r= t�;�� 1 � <s*i.�f�.,'�''ir�\t�/� • h �� ,��i�• r^•-F".� •r :: _. . � ' .. � .a. ;��1 ... � Hours of O eration p F(ora Bakehouse ... �.... . . 1 \Gl� ..� . . . � 1 IC.� . � �..rc.. � . ... . . � 4 Neighborhood Scale Retail: Establishments shall . _ _�_ ��: � ; �'--- ��' �� _, be permitted to operate from 7:00 am - 9:00 pm � _ -- ' — � Home Occupation: Amend hours of operation {� ,,; ,I �, �, - �5 . � n 1 , --- from 8:00 am - 8:30 pm to align with Neighborhood � � ° �� !� �� "�� , ,�L� � � T� � �� Scale Retail ,...�. � -�- ' -� , � � � � _ ��`/'`_;�«�: �II I�� - ,r�-�-�-- ,,, � �.�� —� _ � � .� Seattle, WA � - - . • . • cussi �o�o�a� . . � � �s �� .� � ' " • 1 1 . � 1 1 • ��S Z 6,001 to IO,OOO lbs - - � � � � - - - , � rww a�oarw au�roar s�rw ��S 3 10,001 b 14,��bs • • • 111 • ' � � � � IMU•M �� Or�� • • ' : . • . • • • ' � • . • ((ASS 4 1�,001 b 16�,OOOI�s � � � uacE� rarwo� m�saar �LASS S 16,001 b 19,500lbs � � � �,a�rn�ar urtw�w unmeeP► IIASS 6 i9.soi o�2�00o ms - - - - � � � .�� .e�.� .�� CLASS 1 26,001 to 33,000 lbs � � �1� � � ��Wl �� CLASSB 3�,ovi ma�ur � � lFUFtr.�..� , .•ca(70R dnV��c� � VFfa:":= Pa rki n Re u lati o n s JL`c! I I I��C�U � II � il � f 1 (ac1LIU � lS The Maple Pub, Map(e Leaf 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 }� 4�;� : ��i�� " �:.� �� off-street vehicle parking for the following: � i :,�_ ti�;� �� i�iv.i� �_ � .:� Commercial spaces under 3,000 sq. ft. '� �� - _ - 1� Abuildingundergoinga changeofusefrom a - nonresidentialto a residential use Seattle, wa A building undergoing a change of use from residential to nonresidential use A city may not require parking for ground level commercialspacesin mixed-usebuildings Se a ration Treatments p �7lAI I flGl�Vl I II I IGI IUAIIVI IJ 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 Si na e �7lAI I flGl�Vl I II I IGI IUAIIVI IJ 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 tha n 5' to a ny lot li ne Li htin �7lAI I flGl�Vl I II I IGI IUAIIVI IJ 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 nomorethan25' abovethegroundtominimizetheimpactontoadjacent and abutting properties Staff Recom mendation I II IAl flGl�Vl I II I IGI IUAIIVI IJ DraftanordinanceamendingRenton MunicipalCodeforNeighborhoodScale Retail, Home Occupations, and Live-Work Units as presented. uestions Mt. Bage( � \ ` % i%'/ ��, � \ c/ / i \ � , � >��, / �. / G'/� / \\ j '%i,�, ,,< �f� ��,�. � ,� , �� r ' `- ,�'",� ;j�%� e'"� y;',� �r @ , �,,�� !,;;' , � �. . . �"��'.� —��' �a r� �� y � r � ��" `` y « � �� " `�'sF'"+,�;�i � � �;, 8 fi'�'� Tr� i"_` , + . , ._. y� f1F:: '�t.' �f� ,! � - ��, s `� . �71� ��i��; - -��_- 4��, - � '�x,_� '"t.�. � 1 � ��'xc� __ _— ��, .s � ;l°.. ...�. �� i 'I � �+^ �� .�.k�, � f.�`� �+I. I ''�i > �� ', �� , � - �� , � u , , ;`i '� '`, �� i��lr�_— _� ��`�� Staff Co nta ct , @ ��;� �� - � _ — � �: �i ) �N � � '� ` �� r -J� � l_ Seattle, WA 425-430-6578 kbuchl-morales@rentonwa.gov c' ,� ��,. � • • ectr � c ec u r � t a rm G�? Y �,�` + + stems o e ate �FNTO� R M C 4-4-040 a n d R M C 4-11 -050 PLANNING AND DEVELOPMENT COMMITTEE- MARCH 9, 2026 ASHLEY WRAGGE, ASSISTANT PLANNER D-246 \ � , -_ \ � ` �� . \ \ Back rou nd � �� , House Bill 1688, Electric Security � Alarm Systems ��. Offers regulation when . . jurisdictions have none sE�� ►Ri�,� , _ Renton regulates through ,- NcF "electric fences" in RMC 4-4- ��-� , 040, Fences, Hedges, and -- ,� RetainingWalls _ ��• � . � � ; . _ _ , . Purview of the Special Fence Permit - ----- _ __ � . -- , - . _ - j � ,' ____ , , . - - . , - - • � 1 -_ ' , � � � � 1 _ i , : 1 j i j� ; _ _ . .. � � � rf - --- -- J ; ' ��r.�j�` , . Pro osed Code Amend ments p . .. . . . . . . . .. �.. �� Existing Code Proposed Code Electric and barbed wire fences No change No existing definition for electric security alarm Define, add definition under "E" systems i � I � � � Pro osed Code Amend ments p ■ V � � � � � V V � N � �� Y ♦ Existing Code Proposed Code Residential barbed wire and electric fences - Clarify animal categories may be permitted by a - Residential barbed wire and electric special administrative fence permit for large fences remain permissible through a domestic animals special administrative fence permit Industrial barbed wire and electric fences are No change outright permitted Commercial barbed wire and electric fences Permissible through a variance may be permitted by a special administrative fence permit Barbed wire fences in commercial and No change industrial zones may only be used on top of fences at least six feet (6') tall � � � No existing code for electric security alarm Permissible through a variance � systems ' • Pro osed Code Amend ments p Existing Code Proposed Code Electric fences in commercial and industrial No significant changes zones must complywith the following: - Include warning signs - Be installed in accordance with the manufacturer's standards and the National Electric Code No existing code for electric security alarm - Electric security alarm systems in commercial and systems industrial zones must complywith 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 � • Pro osed Code Amend ments p ... . b�..� � . . ��..� �. .. . . Existing Code Proposed Code Variances and special administrative fence - Refer variances to the variance section of permit applicability are located in the same code, RMC 4-9-250 subsection - Add the special administrative fence permit parameters to the subsection for this permit type within the applicability statement � � � Electric Securit Alarm S stems Code y y U date p v �v� J 1 1 \vvv � � 11 1 � vl IVi �n �Jv � � v Staff recommends updating RMC 4-4-040 and 4-11 -050 to incorporate electric security alarm systems regulations found in House Bill 1688, amending the scope of the special fence permit, and reorganizing the applicability of the specialfence permitandvariances. � � �