New state parking law: What it means for Renton

Renton must update its parking rules

In 2025, the Washington State Legislature adopted the Parking Reform and Modernization Act (ESSB 5184). The law requires cities with more than 50,000 residents to reduce certain minimum off-street parking requirements. This will include Renton (population: roughly 109,700).

These updates are mandatory under state law and must be implemented by January 2027.

What the state law requires

The law limits the amount of parking that cities are allowed to require. It also establishes several situations in which cities may not have any minimum parking requirements. Renton must revise its development regulations to match the following standards. These changes do not affect parking requirements under the Americans with Disabilities Act (ADA), which remain in effect. Changes include:

• Maximum parking that cities can require:
  • Multifamily housing: up to 0.5 spaces per dwelling unit.
  • Single-family homes: up to 1 space per home.
  • Commercial space: up to 2 spaces per 1,000 sq. ft.
• Cities cannot require parking for the following:
  • Homes under 1,200 sq. ft.
  • Commercial spaces under 3,000 sq. ft.
  • Affordable housing.
  • Senior housing.
  • Licensed childcare centers.
  • Ground-floor commercial uses in mixed-use buildings.
  • Projects converting from non-residential to residential (or to commercial).

What this means for future development in Renton

Renton meets the state’s population target; therefore, the city must update its residential and commercial parking standards so they align with all requirements of ESSB 5184. These updates must be adopted by January 2027. Once adopted:

• The city cannot require more parking than the state allows.
• Developers may choose to build more parking than required, based on project needs and market demand.
• Parking requirements will still vary depending on project size, use, and the standards established by the state.

The city's role

Renton’s role is limited to:

• Updating the Renton Municipal Code to comply with state law.
• Reviewing applications based on the new standards.
• Maintaining ADA compliance.
• Evaluating opportunities—within state constraints—to address parking needs through time-limited parking spaces and loading zones for deliveries and multifamily move-in/move-out activities.

We want to hear from you

Although the city must adopt these state-required changes, community perspectives are important to help us understand local concerns and guide implementation within the limits of state law.

These questions can help inform future parking regulations.

All images are illustrative only and do not depict compliance with parking, building design, or other development standards.