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HomeMy WebLinkAbout03/04/2026 - Agenda Packet AGENDA Planning Commission Meeting 6:00 PM – Wednesday, March 4, 2026 Council Chambers, 7th Floor, City Hall – 1055 S Grady Way 1. CALL TO ORDER 2. ROLL CALL 3. CORRESPONDENCE RECEIVED 4. AUDIENCE COMMENT 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 18, 2026. 6. DIRECTOR’S REPORT 7. OPEN PUBLIC MEETINGS ACT & PUBLIC RECORDS ACT TRAINING 8. DELIBERATIONS AND RECOMMENDATIONS a. Docket 20 Group A, D-241: Neighborhood Scale Retail b. Docket 20 Group C, D-246: Electric Fence Code Update 9. COMMISSIONER COMMENTS 10. 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 February 18, 2026 - PLANNING COMMISSION MEETING MINUTES MINUTES PLANNING COMMISSION 6:00 PM - Wednesday, February 18, 2026 Zoom and Council Chambers, 7th Floor, City Hall – 1055 S. Grady Way CALL TO ORDER Vice Chair Plants called the meeting to order at 6:02 PM. ROLL CALL Commissioner Petek called roll. Present: 1. Commissioner Fiksdal 2. Commissioner Kelly 3. Commissioner Petek 4. Commissioner Plants 5. Commissioner Poole 6. Commissioner Rochex Absent: 1. Commissioner Artze 2. Commissioner Bayan 3. Commissioner Matson STAFF PRESENT 1. Matt Herrera- Planning Director 2. Angie Mathias- Long Range Planning Manager 3. Katie Buchl-Morales-Senior Planner 4. Maya Simon – Associate Planner 5. Ashley Wragge – Associate Planner 6. Patrice Kent-Senior Assistant City Attorney 7. Margarette Bravo – Planning Technician (online) 8. Muang Saelee - Recording Secretary PUBLIC ATTENDANCE 0 CORRESPONDENCE RECEIVED None AUDIENCE COMMENTS (NON-AGENDA ITEMS) None February 18, 2026 - PLANNING COMMISSION MINUTES APPROVE MEETING MINUTES FROM FEBRUARY 4, 2026 1. Vice Chair Plants asked for motion to approve minutes from February 4th 2026 meeting. 2. Commissioner Poole moved to approve. Seconded by Secretary Rochex to approve the minutes. 3. Vice Chair Plants and Secretary Rochex signed the minutes. DIRECTOR’S REPORT None PUBLIC HEARING – DOCKET 20 GROUP A, D-241: NEIGHBORHOOD SCALE RETAIL Vice Chair Plants 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. Katie presented DISCUSSION Commissioner Comments 1. Commissioner Poole asked about on-site parking and if they would be subject to the standard residential code. 2. Katie responded that the requirement aligns with existing code there are standards for additional on-site parking. 3. Commissioner Poole thinks that a parking lot would change the character of what is proposed. Thinks that it may be advantage to have more parking but understands that the intent is to have a walkable neighborhood. 4. Katie says ADA parking compliance will remain. Audience Comments None Commissioner Kelly made a motion to close the public hearing. Seconded by Commissioner Fiksdal. All ayes, motion carried. PUBLIC HEARING – DOCKET 20 GROUP C, D-246: ELECTRIC FENCE CODE UPDATE (2ND PUBLIC HEARING) Commissioner Kelly made a motion to open the public hearing. Seconded by Commissioner Poole. All ayes, motion carried. Ashley presented DISCUSSION Commissioner Comments None February 18, 2026 - PLANNING COMMISSION MINUTES Audience Comments None Commissioner Kelly made a motion to close the public hearing, seconded by Secretary Rochex. All ayes, motion carried. DELIBERATIONS AND RECOMMENDATIONS – DOCKET 20 GROUP C, D-247: INDOOR RECREATION Maya presented Commissioner Comments: 1. Commissioner Poole asked if this was proposed as the result of a new facility in a specific zone being proposed. 2. Maya responded that there have been a number of inquiries and pre-application meetings about using empty warehouse spaces for these uses, but there is not one specific proposal that initiated this. Motion made by Commissioner Fiksdal to accept staff recommendation Seconded by Commissioner Kelly to accept the staff recommendation. All ayes, motion carried. TRAINING ON ROBERT’S RULE OF ORDER City Sr. Assistant Attorney Patrice Kent asked to reschedule this for when the Chair is present as Chair is the main person who will need to run/facilitate meetings. COMMISSIONER COMMENTS 1. Commissioner Poole asked if Robert’s Rules training will have a section on how to manage public comments. 2. Sr. Asst. City Attorney Patrice Kent said she will add a section on public comments, and recommendations and best practices. 3. Commissioner Kelly pointed out that the lack of commissioner discussion at a meeting with a public hearing creates a lot of momentum that would suggest approving a staff recommendation at the 3rd meeting of the cycle. He asked if there may be another structure we may consider so there is more time for discussion, for staff to make adjustments, if needed, before we get to the last meeting. 4. Sr. Asst. City Atty. Patrice said that public hearing is open for comments for another week after the public hearing is held. It would be hard to have the public hearing and recommendations the same evening. 5. Matt said we can discuss amongst ourselves if we want to adjust some rules/procedures of the meeting to provide more time for commissioner discussion. 6. Commissioner Rochex says when there is a public comment, they’d like to know how to respond to those comments. 7. Matt would like to offer more opportunity for discussion. 8. Commissioner Petek asked about the schedule for items that go through Planning Commission. 9. Matt explained the process of how the items go through Planning Commission. February 18, 2026 - PLANNING COMMISSION MINUTES 10. Commissioner Petek asked for script amended to specify what discussion at each step is appropriate. Just wants to make sure their comments/questions are appropriate for the time/situation. 11. Sr. Asst. City Atty. Patrice wants commissioners to recognize the importance/impact of the public comments, and the legal requirements for the public comments, but also agrees with Commissioner Kelly’s idea of having additional commissioner comment opportunity after closing the public hearing. ADJOURNMENT Motion to adjourn made by Commissioner Petek. Seconded by Commissioner Kelly. All ayes, motion carried. The meeting was adjourned at 7:04 PM. Dorsol Plants, Commission Vice Chair Dana Rochex, Secretary Muang Saelee Recording Secretary City of Renton Community and Economic Development Department Supplemental Staff Report #D- 241: Neighborhood-Scale Retail Staff: Katie Buchl-Morales Date: February 27, 2026 Requestor: Staff GENERAL DESCRIPTION Staff is proposing amendments to allow neighborhood scale commercial uses and limited onsite services within residential zones. The purpose of the proposed code amendments is to advance zoning changes that respond to public input and community values, and support of walkable neighborhoods that enhance convenience, accessibility, community building, economic vitality, and health and sustainability. This supplemental staff report contains an additional recommendation that was not previously presented and summarizes the final staff recommendations. Staff recommend amending code to remove the existing Administrative Conditional Use Permit (CUP) requirement for Live-Work Units and allow them outright. RMC 4-11-120, Definitions, L, defines Live-Work Units as a structure or portion of a structure that combines commercial activity with a residential living space where there is an internal connection between living and working spaces within the unit. Live-Work Units require attached residential and limits the commercial portion of a structure to 1,000 sq. ft. Under current zoning, Live-Work is allowed in the R-14, Commercial Neighborhood, and Commercial Arterial zones. Neighborhood Scale Retail would not require onsite housing; however, onsite residential use would be permitted. The proposed Neighborhood Scale Retail standard would allow up to 1,800 sq. ft. of commercial area. While this presents an increase in allowable commercial floor area, the size cap maintains a neighborhood scale intensity and prevents expansion beyond what is appropriate or compatible for a neighborhood. Where housing is included as part of the Neighborhood Scale Retail proposal, residential floor area shall be excluded from the calculation of maximum commercial floor area. This is intended to provide flexibility for potential businesses without discouraging retention of residential uses. All applicable underlying zoning standards related to building coverage, impervious surface, and other development standards would remain. Based on the proposed regulations for Neighborhood Scale Retail and the existing regulations for Live-Work, both function at a similar scale and intensity, and allow comparable uses, such as Eating and Drinking Establishments, On-Site Services, and Retail Sales. Both are intended to accommodate small-scale commercial activity that serves and integrates into residential areas. For clarity, the table on the following page provides a comparison of the two uses. Comparison of Live-Work and Neighborhood Scale Retail Uses Land Use Live-Work Units (Current and Proposed) Neighborhood Scale Retail (Proposed) Zones Current: R-14, CN, and CA with a CUP Proposed Amendment: R-14, CN, and CA without a CUP R-4, R-6, R-8, R-10, and R-14 Uses Eating and drinking establishments, on-site services, and retail sales. Small-scale retail, eating and drinking establishments, and limited onsite services that primarily serve the daily needs of nearby residents. Locations R-14 Zone: Along primary, minor, and collector arterials CA Zone: Allowed at a distance of 150’ or greater from an arterial - Corner lots; - Or on any lot within a ½ mile walking distance of a major transit stop Maximum Commercial Floor Area Not to exceed 1,000 sq. ft. Not to exceed 1,800 sq. ft. Onsite Housing Required; Live-Work must include an internal connection between the residential and nonresidential space Residential is excluded from floor area calculations Not required but allowed. Residential area shall be excluded from floor area calculations FINAL STAFF RECOMMENDATIONS FOR D-241, NEIGHBORHOOD SCALE RETAIL: Amendments Proposed for Neighborhood Scale Retail 1. Permitted Uses: 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, and pet-related retail and services. The Administrator may consider uses not listed here for approval based on compatibility with the intent of Neighborhood Scale Retail. 2. Prohibited Uses: Prohibit vehicle-related uses, including gas stations, drive-through services, automotive repair, bodywork, painting, and parking and storage of heavy equipment and/or vehicles. 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 shall be prohibited. 3. Maximum Floor Area: Allow Neighborhood-Scale Retail with a maximum size of 1,800 sq. ft. of gross fioor area. The outdoor dining or service area shall not exceed 800 sq. ft. and be included in the total gross fioor area calculation. Allowed area may be increased with an approved modiflcation. This approach allows staff to use discretionary review to determine when a larger area may be appropriate based on site-speciflc conditions and characteristics. 4. Location Standards: Allow Neighborhood Scale Retail in the following scenarios: ▪ Corner lots within R-4, R-6, R-8, R-10, and R-14 residential zones; or ▪ 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 fiexibility, 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. 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 signiflcant 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. 5. Hours of Operation: Allow Neighborhood-Scale Retail businesses to operate between 7:00 am – 9:00 pm, seven days per week. This provides businesses with fiexibility 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. 6. Delivery Restrictions: 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. 7. Parking: 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 modiflcation, the requirement would increase by 1 bicycle parking stall for every additional 500 sq. ft. of gross fioor area. 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. 8. Separation Treatments: 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 treatments 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. 9. Signage: 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. Staff recommend applying existing provisions for 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 identiflcation 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. 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 flnished 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 refiection of light. Unless speciflcally restricted, signs may be internally or externally illuminated, or have tube illumination. 10. Lighting: 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. Amendments Proposed for Live-Work Units: 1. Permissibility: Eliminate the Administrative CUP requirement to Live-Work Units outright in zones R-14, CN, and CA. Amendments Proposed for Home Occupations: 1. Hours of Operation: 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 refiect 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 signiflcantly increase impacts.