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Home My WebLink AboutPlanning & Development Committee - 01 Jun 2026 - Agenda (2) � TITLE IV DOCKET 20 D-248: Large Master Site Plans and Development Agreements D-249: Planned Urban Development (PUD) Open Space 2. TITLE IV DOCKET 21 D-250 Waived Fees 3 EMERGING ISSUES IN CED G�? Y �,�` + � ar e as er ansan �FNT �� eve o men reemen s Docket 20 Grou D / Item D -248 p PlanningAnd Development Committee Special Meeting, June 1 , 2026 Matt Herrera, Planning Director mherrera@rentonwa.�ov / 425.430.6593 ��'� ;� �� ` � � �� l� � � �� I J �"`�� J � '�� `�� ,,� � -�. � � 1 � � i# ��;�'.� �. � �� I � � ��- � � � �� J J � J �� ' � �� J J J J J �J �../ J �J J � � _ � �ii � � ``�` � I� � ' � • Typically, multiple buildings on a large site ` �� • Ensure alignment of new streets and :. � � infrastructure • Identifying and mitigating cumulative impacts � � �r-�� - Y=� • Master plans are phased into smaller site plans ��,�,, ��- _��`� � over a period of five to ten years. � �-� -� _ T �,. - . � ' -;,- �. - �.�� '-� , , - : �� ,., • Initial plan requires a public hearing and Hearing �` �� ,_ ��':� � "� �� . �. � , �. � o � Examiner decision with subsequent phases µ . �, �,, � ��R <°�j� � ..L, o � r. � .b _.tJ -.4 ' `� � "'� � reviewed administratively. ' � �� . :y ,} � � � � ! �J � IfJ � IJ � �� IJ � � J � � �� JIY � � ;� J � � • Authorized by the Local Project Review Act (RCW 36.706.170) allows cities to enter into these voluntary agreements with property owners. • Negotiated development standards into the contract and vests the project. • Provides an opportunity to modify development standards, however the projectoverallmust beconsistentwith city'sadopted planning documents. • Process is completely discretionary with ultimate approval by City Council. • Development Agreement (DA) is recorded and is binding on the property, nottheowner(s), fortheterm ofthe agreement. � � � � � � ; ! JJJIIJ � �� r� � � !� !�J �JJIJ � �� J �� r � JIJr � lIJJJ !�J � � !�J �J � � �JIIJJJ !� � � � J� � �,�rJ `��J�rr� ��1� J �� Jrl� � r»�J l � �a,J � � Phasing can extend across economic cycles and different ownership groups. � Current code structure does not allow for modification of development regulations without a Planned Urban Development, which are shorter term entitlements. � DA provides certainty for developers that the development regulations will not change over the course of term. � DA provides certainty for city that the construction timeline and benchmarks in the agreement are made over the course of term. � DA provides an opportunity for city to negotiate public benefits that otherwise could not be required by development regulations. � � � � rJ \ / I I � r � �/`/ I ' i \ / i � � � l r r � � r rI �� J r �Jf� � r I r s � � .I i f� � ��/ V J �J � ■ �� J J J � J J I.J��V�� lr ��J ✓ J J J J V�� ` ��/M� ll.i.�i� I J� .�i� ��J ��■ � �M �� '�J...J J.� � Text amendments to the Master Plan regulations that allow time limits to exceed the current 10-year limit for proposals that have an accompanied Development Agreement. � ,_ _--.-n� � ,;% , � --- • New text rovidin for Develo ment A reements in the Valle � e - ' �-�' Highland� p g p g Y ��4:--- ti--� Community Planning Area for project areas encompassing 40 r `' : �'�� West Hill j r--- acres or greater. o�' _"___,'� ��y�e°�e� NE :. i, n g� :\ Provide flexibility for development standard modifications similar '�� - ,`-��' _ • ` 'r . I1 � Il to Planned Urban Developments. -r,�,,,�K�a,; , ��`"`��-�-. F��,t�� a � • Provide public benefit options in exchange for the DA (e.g. ,,„�Ms��;, economic, environmental, recreational, infrastructure, mixed � , `,,-� T°kw°, income housing) °,��' Ve��eY • Ensure DA is consistent with Comprehensive Plan and : = Benson forthcoming Valley Community Plan = �� ., s;, � +� I _ reibo� ' „ , • • Cost recovery for increased staff time and outside counsel in DA � � �` ,� • • , . � � Sez�Ac -_ i ! f f negotiation - -__-__� : _ J 4' . _�p J-� __..___._—.___,__.�.RI _ f� : 11 S 'i � . Require a public hearing with City Hearing Examiner. ` • Approval by the City Council. ' � � � • � Large Master Plans and Development Agreements G�� Y �,�` Planning and Development Committee • Briefing March 23 + + planning Commission • Briefing - April 1 �F N T p� • Public Hearing - May 6 • Deliberations and Recommendation - May 20 • PC accepted the staff recommendation Docket 20 Group D / Item D-248 Planning And Development Committee Special Meeting, June 1 , 2026 Matt Herrera, Planning Director mherreraC�rentonwa.�ov / 425.430.6593 G�� Y �,�` + + �FNTo� - anne r an eve o men - en ace Planning and Development Committee // June 1 , 2026 MayaSimon , AICP // Associate Planner ., � " .• Wh onl PUDs? v v • Planned Urban Developments (PUDs) allow modification of development regulations in exchange for protecting natural features and being innovative. • The PUD section of our code requires both common open space and private open space for every unit. • Projects permitted under other code sections can replace private open space with more common open space. • Regulations for PUDs should allow the same, if not more, flexibility as other permitting routes for residential development. _ . �r, ,� . � 2 ro ose an es . ,�c o,� + + �FNTO� f % / � �, / - �� l:��.� ,;. -:,q P rivate O e n S a c e � . ,.. p p \ � +�y f1 roi�:,� — � , -�I � �' f .f ��.. � � . \_ a '' ` -�-�� , ! . ��1`�,�� • Add minimum dimensions for all � � /��'( �'�,�,-,.��+y, � .. - `�- �' �j��9��7 �1�'14t{4�� f'3 � �, � ___ r�[� `��`� �3.��+�;� . �e upper-floor units ------- I � _- �`�'� I . �.. �!:''��+a� `iM�a �a' � t-";�" �� f' f �3w. `._2� � =.�3 , �+. � 1 I . E. � �.�,'::. at�r .f� • _ rf�� a � -�.�X� / �� , �a;�'I � - � I �� III �._ �'��y.�, ��3 T `; � �� ps� _ f� 11� ��1 ��. °� ��Y .3- �� i ��i" ��__ �• � � � 9111��I � -��. �� . �. � � / �...n' , . I � ,,,;�� -} � � , / ,- �, , � � � � Il . . � � ,� I , 1 . IIi! :�:� �; .� / S "� i_ .,r, '�I f: ��.;�1�� 11IIII�I I i� � Y �}gn.`� / _� ..� ---r I' � d _ ■� - t• / g.. . 4 .r. _ __ _ _ 'I / � � _ . � - ,� / , � / / -� .:� / + j �4, rt. r �� r �si' .�.r: " '�� j -� Z �i '�t `"► I �.. :�, ,� / 1 i ��. �� ,`� '.�i `,� .-�� - � .4 � -. / � �i / f � ' ): �• �� I. ]��i .k'. w .1�-._.�.� �__ � / ,w.. 'r .'t ;i N �. . � � �i�• .y' I. A+, �� S`1 � '�� •�'� � -- � � ' jy'2 7 L �- � `�"Y' {y `� _ _- � Q�� . . �.� '�� -/ � ` �. ,t �'� �, � `. Y�'.-, / r " (�:.w�"` - ~ .. _ ' . .. � _.n.• � / __ ---- " . . � 1� � •�:'� ��' �l.!' V _ •��J / � . . ..�y� � ' _ _ - " �- _- - r.� :i .'�( f h'�u g'iV Fk��'�� M ,� � _ " � - _ � T �` �x J '�� `/ �, ' . . . ..- .. _ � vf��.`A .��P �4P�.�� Y. . � - " - f.:� '� '!, �• << j�� '�S' .f i' 1: � � ;� V�':� y"(:� .. . _ . . • ia. _ _ � 7� G , � �'a.'�. � _ �J�� '' � �� ' � .' - ' � ^ T n.` y t . �Y r � ��t t ..�.jk{. 4:.. . ��; .. �yy r. � .�.,��Il 1!�` � � � �i' � T'�'"- _ 1Y'� t �F J�+' -.,, �` �b .wFrtcy�r _ o ey�`• - .I se5:.� _ , - . . -.. _ _ ,,.__ _ .- - - •. __ _ _ - ��"...:�A�l�'Y fr..�.h . . ' � ,.,r'�`' �� Addin O tions � g p � 1 . Modify private open space � ' , . dimensional standards. - - �- . `�--- (this is already allowed) ' � = '� � - � . �: ' , ;� r.s: �, �.; ,,-. . 2. Replace private open space with , .�� .� �- , �. �' .. common s ace. ` f ' �- -` ^ � t,_ .-� p — _— �� ` '.i .��, � r _ _ _ � � , 3. Alternatives allowed for non-PUD �— � - ` � � developments. - - u � ;, � � � e . � � � � � � i ' � � • � � • � • . • . - • - • . • • • • - , • - . • • • • - • Watershed Renton -.,� ,-.�_� - - . - - - __�. . .�_ � _ . , -- -__ — - - ._ �-------� �_�. . �r.. - — .� � �-..�. �iriz'`� r,:' - - a+rr _ __-- '^'R','�^Y'. 4. Anr �7. . - . . � .. _ . _ �-�— _ __ -._ _. �" .�. �' �f- t � � � - � '� �- � � , • � .. ` ��5l6� ,, .. ., . '- � ' . ; ! '.� .._ �- • • � t:• � �_ _.'."�.�— t_�f_�� '� y•� .-�v�s. ��."J� " �' , -_.. ' � �.- � � ___ , �,_� . � ---- - r .:` -*_ � � " — - 1� ! � �� '�� ... � �L. ,�,'.�, � _�T .__�� Y w��3 � _ _ . � _ � ':,=�vY%_ y . �� ''� �$��7 _� � �� 1 -� � ..,� � '`— — / � . � �:.ur ✓� �,r .:V� �T� �� .� �.� � ,:�, � � � � -� �� d'h,,_^ `. . _ " . k,; ��i'JIIIIIIIII��'�� '.. r � �' . � ._ ' � " * . ' + + . �FNTi7� D - 2 50 : Wa ived Fees Planning & Development Committee Special Meeting J u n e 1 , 2026 Angie Mathias , Long Range Planning Manager Contact : amathiasC� rentonwa . gov CITY OF ,�Y o� �� en on �� , • � • � � I ■ One of the tools Renton has implemented as an incentive for the construction of new affordable housing, is waiving development fees ■ Council discretion, up to 100% based on: ■ Public benefit, impacts on public facilities and services, consistency with adopted plans and policies relating to affordable housing ■ (Only 80% for impact fees) ■ It has been used to help projects with developers such as Renton Housing Authorityand Homestead CommunityLandTrust ■ Waiving fees helps reduce costs for affordable housing providers and helps them to better utilize their funding � � . � • � � i . • • • ■ Initially adopted in 2001 to incentivize market rate home ownership in Downtown Renton ■ Minimum 4 units, multi family ■ 2007 extended to Sunset area, 2011 following Highlands Task Force recommendations added rental multi family eligibility ■ 2018onlyaffordable housingand citywide ■ 2020 limited to no more than 100 units of a project are eligible , • � • � � I ■ Fees that may be waived : ■ Fees that may be waived (cont.): ■ Building permit fees ■ Technology surcharge fees ■ Building permit plan review fees ■ Administrative fees for collecting, processing, and ■ Water, surface water, and wastewater system handling school impact fees development charges ■ Public Works plan review and inspection fees ■ Transportation and parks impact mitigation fees . ■ Fees that may not be waived : ■ Fire impact mitigation fees, to the extent such waiver is authorized by interlocal agreement with the Renton ■ All fees not listed Regional Fire Authority Fire plan review and permit fees ■ ■ Civil plan review and inspection fees � • . - • - - • • ■ Affordable Home Ownership: ■ Affordable Rental Housing : ■ At least '/2 u n its 80% AM I ■ 60% AM I ■ Must remain affordable in perpetuity ■ All units must remain affordable for ■ '/2 ca n be 120% AM I 30 yea rs ■ Annual compliance certification ■ Annualcompliancecertification ■ Minimum 8 units in residential zones ■ Minimum 10 units ■ R1 through RMF ■ Minimum30unitsinmixedusezones ■ CN, CA, CV, CD, CO . � � • � • . • ■ Affordable Home Ownership: ■ Affordable Rental Housing : ■ Reduce the minimum # of units from 10 to 4 ■ Reduce the minimum # of units in residential zones from 8 to 6 ■ Reduce the minimum units in mixed use zones from 30 to 25 ■ Affordable home ownership is a priority of the Council ■ Middle housing allows up to 4 units per lot, may stimulate more usage of this incentive and ■ In the residential zones, in many instances, minimums more new affordable units exceed maximum density ■ Aligns well with adopted targets to ■ In mixed use zones, existing minimums may incentivize accommodate 1 ,019 units at 50 — 80% AMI smaller units in order to achieve the threshold and/or disincentivize family sized units ■ Aligns with adopted targets to accommodate 5,734 u n its 0 — 50% AM I . � � • � • . • • • GMA revised with a chapter regarding affordable housing incentive programs, feewaiversorexemptions isone ofthe listed incentivesthatmaybe considered • It specifies what affordability levels are allowed and how long affordability mustbemaintained • Rental affordable at 50% AMI • Owner affordable not more than 100% AMI • Must remain affordable for 50 years • Also, some revisions to reduce redundant code between the ownership and rental provisions . � � • � • . • • • At least'h # of units must be 80% AMI • At least'/2# of units must be 80% AMI Affordable • 80% units must remain affordable in perpetuity • 80% units must remain affordable in perpetuity Ownership • Up to '/2# of units can be 120% AMI • Up to '/2 # of units can be 100 % AMI Incentive • Annual compliance certification � Annual compliance certification • Minimum 10 units � Minimum 4 units • All units must be 60% AMI • All units must be 50% AMI Affordable • Units must remain affordable for 30 years • Units must remain affordable for 50 years Rental • Annual compliance certification � Annual compliance certification Incentive • Minimum 8 units in residential zones � Minimum 6 units in residential zones • Minimum 30 units in mixed use zones � Minimum 25 units in mixed use zones . � � • � • . • • ■ Waived Fees incentive sunsets every 3 years providing an opportunity to review and consideramendmentsordiscontinuation ofthe incentive ■ Current sunset is December 31 , 2027, which provides an opportunity to review effectiveness and usage of the incentive with the revised minimums ■ Planning Commission recommended concurrence with staff recommendation