Planning Commission - Regular Meeting

Alright. Good evening. This is chair Artsy calling in to, order the Renton Planning Commission for Wednesday, 05/20/2026 at 6PM. First on our docket is roll call.

Terry Rocher is here to take roll call.

Perfect. Thank you. Councilor Rocher, would you please, start the roll call?

Alright. Commissioner or chair Artsy, you are here. Commissioner Bayan? Is she no. Commissioner Fixtel? Here. Ampers excellent. Commissioner Kelly? I do not see him. Commissioner Matson. No. She actually let us know earlier that she would not be here. Commissioner Patek. And commissioner plants? Nope.

Commissioner Pool? Hello. Yeah. Oh, wrong box. Myself, commissioner Houchey, is here. K.

Okay. Looks like we have five commissioners in attendance. Therefore, we have a quorum to hold the meeting. Sorry. Next item on the docket.

Actually, commissioner Plants just joined, so we have him as well. Sorry. Thank you.

Oh, no. You're good. It's okay. Next item is the correspondence received. And as of May 8, we've received one public comment from Derek Skiba, CEO of Vision House, on for comment on docket 21 a d two fifty affordable housing waived b's. Next up is audience comments. So those attending virtually will be offered an opportunity to speak after the after the in person comments are completed. Each speaker will be provided three minutes to address an item. Interested partings may also provide written commentary or comments to planning commission at renttolaw.gov. In groups organizations, organizations spoke persons to speak on a group's behalf.

As of today, however, there are no no one has signed up to speak on non agenda items. Next item on the docket is approved meeting minutes of 05/06/2026. Is there a motion to approve the meeting minutes from the last session?

Motion to approve the minutes from the last session. Second.

Okay. Motion made by, commissioner Roger and second by

Mister Stockholm. Okay.

Is there any objection to the discussion? Hearing none, those are in favor, say aye.

Aye. Aye.

Aye. Aye. Aye. Those who are not in favor, say nay. Okay. Motion passes. The minutes are approved. So next item on docket is the director's report. So, Matt, whenever you're ready.

Oh, thank you so much, chair Artsy, members of the planning commission. It's good to see you tonight. A couple of things before we get started with our deliberations and recommendations. I think I mentioned last planning commission, we were having a soft opening for Legacy Square for our department gathering, summer gathering. We had that today. I just wanna tell you guys it was so great. It is it's just about finished. If you haven't been by there, it's not totally open to the public. We got the the special sneak peek today, but the screen is there. The stage is there.

The futsal court is in. The playground is just about cured. There's just a wonderful space for gathering, and, it's gonna be really just this great place for the summer and just on. That's why it's called Legacy Square. It's not just for the World Cup. It's gonna live on. On June 6, I think I also mentioned we're having what we're calling the hat trick, which is the grand opening of Legacy Square, the pavilion, and the piazza. So, we're really expecting a big turnout and a host of events, for June 6. And then one other item, our next project, our community and economic development capital team is gonna be working on is Logan Street. So Logan Street bisects Legacy Square and the Piazza.

We're gonna close that this summer, and it's gonna be just a pedestrian area. And we're and it's gonna be kind of a test case for us because we have plans to turn that into a a Festival Street or maybe a permanent pedestrian, area. So we're gonna have folks out there from the planning division, at various times during the summer, likely mostly during, farmers market. So if you're out there, please come by and say hi. But we're gonna be talking about Festival Street and all the great programming that we have planned for that area.

And then, finally, I just wanna talk about some housekeeping, some scheduling items for the summer. Just like to get this out there because folks like to plan their summer vacations and their time away. So we thought we would cancel the June 3 meeting. That would be the next meeting, just due to a lack of agenda items. And then we'll be back with a new set of docket items on June 17.

And then we have two more meetings in July before we would break for August and then come back for, come back after Labor Day to, finish out the year. So we have on the calendar July 1 and July 15 as those regularly scheduled planning commission, meetings. I thought we would send out a poll. Maybe I'll ask mom to send out a poll to see if folks would rather just because July 1 being that week of the holiday, if we would rather reschedule that meeting to the twenty ninth and have, the two meetings on July 15 and July 29, or we'll have the two meetings July 1 and July 15. So we'll send out that poll, see what folks think, and, we'll schedule from there.

But the plan is still to unless there is a city planning emergency, take off the week of August or I'm sorry, the month of August and be back, after Labor Day ready to finish out the year. And that is the director's report. Thank you.

Awesome. Thank you, man. Sounds like we have some great events come go ahead coming up. Looking forward to it.

Oh, it looks like commissioner Pool has a question for me.

I do. Well, first of all, that is so European for us to take on this stuff. But, secondly, so the closure of Logan, would that does that mean that the whatever that cross street is perpendicular that's at the transit current transit center is also going to close, or is is it just that one segment that's kind of right next to the Piazza itself

that's close? I yes. Because I I believe the buses are still getting through there at the transit center. So, yes, it would be from the pavilion to, to South 3rd Street, I believe, would be closed. And we've got that is closed. It was officially closed, by the council by resolution on Monday. It'll be closed through October. So we've got events programmed through October on Logan.

And as I recall, the I mean, the ultimate plan is to, remove the curb there, right, and and make it one continuous surface someday?

That possible? I think that's part of what we wanna do as part of the planning process is really kind of gather info and share, and get community input and to see what folks would like, kind of talk about and educate what a festival street is. Because festival streets really are, streets that can be open and closed, but, you know, there's potential maybe, you know, depending on community input, will the council, maybe there's an opportunity to close it and just have it at pedestrian street. So, I mean, these are all ideas that we're gonna share, throw out there, and, get community feedback on.

Cool. Thanks.

Awesome. Thank you. Okay. I mean, there's no other questions.

Went down that road, and there every other way, it's a nightmare. You can, go opposite and you straight just straight left up.

So we know so we know which box, commissioner Paddock will check on the community survey.

You're finding a agenda. Yeah.

I actually have the same thought, Kevin.

On top of it.

So I sneak over to them.

I go rent high school and go through that tree, take a left, go right up the hill, and I'm home.

I just wanna make sure everybody knows no decisions have been made. These are just it's a small community input that we're throwing out there. So or looking for feedback. So that's exactly what we wanna hear. Yes.

I'm all for a good festival. Sorry.

Mhmm. Yes.

Okay. I believe that's it. If there are other comments, next up would be deliberations and recommendations. So there's a few items on this docket for today. First up is docket 20 group d d two forty eight, large site master plan and development agreements. So, Matt, I guess you'd be up again. Is there a motion to sorry. Go ahead and present, and then we'll move on with the motion.

Thank you much again, chair Artsy. Back here tonight for deliberations and recommendations on large master plans and development agreements. You folks have heard this. This will be the third time, so, I've done everybody a favor, and I've condensed it. Not to go over it again, comprehensively, but if folks have any questions as you deliberate, I'm happy to go back to that staff report from the briefing or previous presentations.

But, again, master plans, these are large, developments over large expansive sites, multiple buildings. We really review these master plans at a, high level, broad level. We're looking to ensure that, the alignments for street infrastructure and pedestrian improvements are in place. We wanna know where the, public open spaces and amenities are gonna be and, ensuring that we mitigate all the impacts. But looking more granular and, you know, more finite, like, the in the architecture of the buildings, the urban design that comes later on in the process.

Development agreements, these are voluntary contracts that, applicants, can request from the city. This is authorized by state law. I would tell you, historically, the city of Renton does not use development agreements all that much. There's probably only a handful that have have been put in place since, the state authorized this, several decades ago. But these are, contracts that established development standards and a Vesta project through the many years as, these large campus style projects do take sometimes decades to finish.

These contracts also provide an opportunity to modify the development standards so long as the project overall is consistent with the underlying planning documents, such as the comprehensive plan or any community plans that have been adopted for the area. This is a totally, discretionary process that is ultimately approved by city council. Future phases within the master plan would be reviewed administratively. Again, development agreements differ than our typical entitlement processes where if an applicant comes in with a development application and they, meet the code as written, we are obligated to, issue them an approval, whereas these development agreements are negotiated and, discretionary. Just to talk about the the proposed text amendments that would be made, should planning commission move forward with the recommendation and city council, adopt an ordinance.

We would provide new development code language that would be limited in scope. These text amendments, would be to the master plan regulations that allow time limits that exceed the current ten year limit for proposals that have an accompanied development agreement. New text, that would providing for development agreements in the Valley community planning area for project areas encompassing 40 acres or greater. We're really trying to limit the scope of where we use this tool right now. If there were future projects, that we were comfortable with moving forward with the development agreement, we would come back and have to do text amendments to expand it.

But right now, we're only looking at two projects where this would be used. Again, these development agreements provide flexibility, for development standard modifications similar to what we do with, our planned urban development applications. And what we would, include in these text amendments is, ensuring that there's a public benefit that is provided if should the city decide to enter into a development agreement. Those could be economic, environmental, recreation, design, infrastructure, mixed income housing, or some of the ideas that we would, request in exchange for a development agreement consideration. We'd also ensure that the development agreement is consistent with the comprehensive plan and the forthcoming Valley Community Plan and also ensuring that there's cost recovery for the, increased staff time in outside counsel that's gonna be required to negotiate these development agreements.

I would tell you these developers are gonna bring their attorneys to the table, and we wanna make sure that we have, in addition to our staff and city attorney outside counsel helping us negotiate for our side. How we see this set up, development agreements require a public hearing, and we think the best way to accommodate that public hearing is instead of having that in front of city council, having the city hearing examiner run that public hearing. The hearing examiner is a is a planning and, law professional, with experience in holding public hearings, building the record, and ensuring that it's done all per state law. That city hearing examiner would also provide a recommendation to city council, and but the ultimate approval, again, would be by city council. And that concludes my condensed PowerPoint tonight.

Again, deliberations and recommendations tonight and the next steps, we're actually having a special, planning development committee meeting on June 1. Because we have so many items going to the planning development committee, we're actually gonna have three meetings in, June. So June 1, we'll have the plan development committee consider the stock item. Thank you. And I'm happy to answer any questions during deliberations.

Awesome. Thank you, Matt. Are there any questions from the commissioners at this time? Okay. Yeah. I guess we've seen this one a few times now. Is there a motion made by, or is there a motion to accept the staff recommendation at this time?

I move that we recommend docket 20 group d two forty eight large site master plan and development agreements.

I will second that motion.

Okay. Motion by commissioner Fixall and second by commissioner Roshay. Is there any all those who are in favor of the motion, please say aye.

Aye. Aye.

Aye. Those who are in favor, please say nay. And motion passes. Awesome. Thank you, Matt. Thank you. Next item on the docket is d two forty nine planned urban development open space. Samaya, whenever you're ready.

Alright. Thank you. Alright. My assignment associate planner here about planned urban development open space again. So as a refresher, planned urban developments or PUDs are a land use application that allow modification of our development regulations in exchange for a public benefit.

The PUD section of our code requires common open space like courtyard or plazas and private open space like yards or balconies for every residential unit in a PUD development. But projects permit under other code sections can replace private open space with more common open space instead. So there are a lot of innovative designs or building designs or developments that might be permitted under the PUD's that wouldn't be allowed the same flexibility as other developments. So we want to make changes so that PUD's are allowed the same flexibility as other permitting routes for residential development. So we did a peer review of a couple different cities and kind of based our recommendations on that as well as the issues we were seeing in our code.

And these proposed changes add flexibility for PUDs while ensuring that residents still have space to recreate in. So the proposed changes are to add minimum dimensions for all upper floor units, and that would be four by eight feet, whether it's on the 2nd Floor or the 18th Floor versus in our code right now, units on the 7th Floor or above can have shallow balconies. And then add some flexible options. The first one there, as I've said before, is already in the code, but just wanted to illustrate here that is flexibility that we already have, which is to modify the private open space dimensional standards. So you could have smaller than four by eight feet at the administrator's discretion.

And then we would be adding the ability to substitute the private open space with a common open space or amenity that is unique to the development. And then we would be adding alternatives allowed for non PUD development. Development. So section four dash one dash two forty of our code allows other types of development to substitute the private open space on a one to one basis by providing an on-site public trail or park or allowing the developer to pay a fee in lieu if the site has access to a public park within one fourth mile of the development. So we'd be adding PUDs to be able to have those same flexibility.

We recommend adopting the changes as proposed. And as Matt said, this will go to p and d at their special meeting on June 1.

Great. Thank you, Maya. Are there any questions from the commissioners at this time? I guess I had one for the fee structure. I think it was mentioned in the previous slide. Is that is there a a process in place for how that's gonna be set up? Is it like a one like, is it like a flat fee regardless of how it's like, the capacity for the the development, or is it based on, like, the number of residents expected or something along those lines?

Yeah. It's a fee that's determined, I believe, by the size of the project and then is set by the parks and recreation department. So it's that's already written in code how the fee is figured out, and it'll apply the same to these developments as it does now to other types of development.

Okay. Gotcha. Thank you. Okay. Hearing over questions at this time. Is there a motion to accept the staff recommendation?

I move that we accept the docket 20 group d, two forty nine planned urban development open space.

Okay. And I will second it.

Okay. Motion by commissioner Vixal and seconded by commissioner Roshea. All those in favor of the motion, please say aye.

Aye. Aye.

Aye. All those not in favor, please say nay. And the motion passes. Thank you. Okay. Next up on the list is docket or docket 21 group a d two fifty affordable housing waive fees. So, Angie, whenever you're ready, can go and get started.

Paired with this item for you guys. I also abbreviated this so that you don't have to hear it extensively. But just by way of a reminder, this is a program that we initially adopted in 2001 to incentivize homeownership in Downtown Renton. It was only the maximum was for four units, and it was required that it be multifamily. And we extended that to the Sunset area in 2007 still as a homeownership program.

And then in 2011, following the recommendations of the Highlands Task Force, they switched it to being for rental housing also, so it didn't have to be homeownership. And then in 2018, we changed it to be eligible for only affordable housing, and we opened it up to be the entire city, not just to specific areas. And then in 2020, we limited it to be eligible for only up to a 100 units, so a really big project can't have all the fees waived for every single unit. And just a reminder that the decision of whether or not to approve this is fully up to the council. It's their discretion.

They can waive up to a 100%. They could waive 20%. They can do whatever they want based on what the public benefit of it of the project is, impacts on our public facilities and services, and consistency across plans, of which affordable housing is a high priority for the council. So to be eligible for homeownership, at least half the units need to be at 80% AMI or immediate income, and they must remain affordable in perpetuity. Half can be up to 120%, and that we need to have annual compliance certification in a minimum of 10 units.

For affordable rental housing currently, it's at 60% AMI. All the units must remain affordable for thirty years. Annual compliance certification as well, and it's a minimum of eight units in their residential areas and 30 units in our mixed use zones. So the growth management act has been revised to include a new chapter on affordable housing incentive programs, of which fee waivers and exemptions is one of those specifically cited potential incentives, and it specifies different affordability levels than what we have. For rental, they wanted wanted it at 50% AMI.

For homeownership, not more than 100%, and the units must remain affordable fifty years, not the thirty. And then, additionally, there's some redundant code that staff wanna revise and some confusing sections that are sort of difficult to understand what we're getting at, and so it's just sort of moving stuff around, but no in no intended actual changes beyond that. So here's another way of looking at the changes. Basically, the big ones are there in red. So to bump it to 100% AMI instead of one twenty and to set the minimum at four units based on middle housing and that that's sort of the sweet spot and hoping that we might get some more use of, especially, the homeownership program.

That being a huge priority of, the council and the city is to incentivize affordable homeownership, that opportunity. For the affordable rental program, to drop that to the 50% in compliance with the changes to the RCWs, and then also change it from the thirty years to the fifty years, and then set the minimum units for residential areas to six units, which would then be triggered triggering the full maximum middle housing allowances because they're doing affordable housing, and then the minimum of to 25 units in mixed use zones. And further, just as a reminder, of why staff is very comfortable with lowering these thresholds for a period of time is it's required that we review this every three years. And right now, it is currently set to expire in 12/31/2027. So it'll give us an opportunity to look and see were projects really using this or were they not.

We'll review whether we wanna keep the program at all or whether we wanna make changes to it. And we did receive comments on this, and those have been submitted to you all. They were supportive comments, and I screwed up and did not change the June 1 date on the next planning development committee meeting. So that will be the next step. That should be corrected to June 1, and I'm happy to take any questions or comments.

Awesome. Thank you, Angie. Are there any questions or commissioners at this time?

I have one. You said it's sunsetting at the end of twenty twenty seven.

Correct.

When do how long would it would these changes when would they take effect if we pull this through? Would it would it still sunset at that date, or would it be pushed up?

We we will we will bring that back to you probably mid twenty twenty seven and bring that back to you at that point in time. These changes, it'll depend on how long the how long it takes to get the ordinances drafted and finalized. I'm hopeful that they'll be effective within two months.

Oh, so we'd have a good year Mhmm. Plus of

Yeah.

Evaluating.

Yeah. Great. Should be a good time good chunk of time.

Yeah. Yeah. Alright. Thank you. Mhmm. I'm sorry. Dorsal, I think I'm sorry. I'm not leaving a meeting.

Yes. And I apologize. It's been a long day. I just wanna make sure that I I understand clearly. So it's, I think so it's an example. Is it five units at 50% AMI, or is it five units at an average of 50% AMI?

Yes. That will be so we have different provisions in our code for there's a provision for specifically for projects that are funded with LITEC money. That's the what does that stand for? Torsal? Tax. Flowing. Tax credits. And so for if they're using those dollars, then they can do that blended, a crop of an average of the 50%. For the other ones, we're holding fast to that, and I we didn't consider making those changes at this point in time. And if that's something that, folks want to consider when we come back and, look at the twenties 2027 expiration, we could do that.

I I think it might be more of a question on the homeownership side just because of some conversations I've had at at work, but I'm not sure. I I just wanted to make sure I understood. Thanks.

Okay.

Are there any more questions at this time? Okay. Hearing none. Is there a is there a motion to accept the staff recommendation?

I make a motion to accept docket 21 group a d two fifty affordable housing waived fees, as staff recommended.

Second.

Thank you.

Motion made by commissioner O'Shea and second by commissioner, plants. All those in favor, please say aye.

Aye. Alright.

All those on favor, please say nay. And the motion passes. So thank you, Angie. Next item on the docket is commissioner comments. Are there any sort of general comments from the commissioners at this time?

I'd like to encourage all commissioners to go ahead and make motions.

You're just tenured person. I'm I'm staying the heck out of the way. You're over.

Your motion.

No. I'm hiding over here.

I I like here. It's like it's cool. I don't have the the document, you know, the the agenda in front of me right now. So I'm hesitant to to to make a motion because I I wanna actually cite the specific docket item. But that's my fault. I'm on my work computer. So

Alright. Good excuse.

Don't wanna motion for something that happens, like, a, like, a month and a half ago. Yeah.

Oh, Dorsal's got his hand up again.

Yeah. I just wanted to share, and I apologize if this is not appropriate during commissioner comments. And I realized I should have shared it at the last meeting, but this week is affordable housing week here in King County. The housing development consortium has been putting on a number of really amazing events, just on various topics around affordable housing. And there's still a couple of really good events, tomorrow and Friday, if anyone is interested. Just wanna share. It's a great opportunity to to learn more about, affordable housing in our region.

Where do we hear more about it, Dorsal?

The Housing Development Consortium, website, or if you Google HTC affordable housing week twenty twenty six, that should take you straight to the registration page.

Thank you.

Awesome. Thanks. Okay. Hearing no more comments. Looks like our last item for the day is adjourned. Are there any motions to adjourn for the day?

Move to adjourn.

Yeah. Okay. Motions have been made to adjourn. All those in favor, please say aye. Aye. Aye. And all those who are not in favor, please say nay. And meeting is adjourned at 06:32PM. Alright. Thank you very much. Thank you.

Thank you. Alright.

Thanks,