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HomeMy WebLinkAboutPre-App Meeting SummaryDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.gov PREAPPLICATION MEETING FOR Upper Balch Rezone 301 Monroe Ave N, Renton, WA 98056 PRE 26-000064 March 26, 2026 Contact Information: Planner: Jill Ding, 425-430-6598, jding@rentonwa.gov Public Works Plan Reviewer: Yong Qi, 425-430-7439, yqi@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies to engineers, architects, and contractors who will work on the project. You will need to submit an PDF copy of this packet when you apply for land use and/or environmental permits. When the project application is ready for submittal, you may email the project planner to start the prescreen process. Similarly, you may contact the assigned planner if there are any questions regarding submittal requirements. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the pr oposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Development Engineering Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 26, 2026 TO: Pre-Application File No. PRE26-000064 FROM: Jill Ding, 425-430-6598, jding@rentonwa.gov SUBJECT: Upper Balch Rezone – 301 Monroe Ave NE, Renton, WA 98056 APN 1623059059 General: We have completed a preliminary review of the pre -application for the above-referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision -makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, Development Engineering Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton. Project Proposal: The project site is a vacant parcel located along the west side of Monroe Ave NE, north of NE 2nd St (APN 1623059059). Based on King County Department of Assessments, the site area totals approximately 629,006 square feet (14.44 acres). The site is located in the Residential-10 (R-10) zone and is within the Residential High Density (RHD) Comprehensive Plan Land Use Designation. No development proposal was included with the submitted pre-application materials. The project site is currently developed with a stormwater infiltration facility on the northwest corner of the property to serve a 245-acre sub basin located in the Renton Highlands and President Park neighborhoods to replace a deficient and low -capacity infiltration pipe along NE 2nd St. The proposal includes the rezone of the project site from Residential-10 (R- 10) to Residential-14 (R-14). According to City of Renton (COR) Maps, the site is mapped with protected and sensitive slopes. Current Use: The site is currently vacant, with the exception of a stormwater infiltration facility that has been constructed on the northwest corner of the property. 1. Zoning /Land Use Designation, and Overlays: The property is located within the Residential High Density (RHD) land use designation and Residential -10 (R-10) zoning classification. The surrounding properties to the north and west are zoned Commercial Arterial (CA), to the west and south are zoned Light Industrial (IL), and to the east are zoned Residential-8 (R-8). Attached and detached residential uses are permitted within the R-10 and R-14 zoning designations. At this time, staff does not have sufficient information to determine whether the requested rezone would be supported. Upper Balch Rezone Page 2 of 3 March 26, 2026 2. Development Standards: The project would be subject to RMC 4-2-110B, “Development Standards for Residential High Density Zones” effective at the time of complete application (noted as “R-10 standards” herein). These standards are available on the City’s website. Please refer to the applicable footnotes in the RMC when applying these development standards to your proposal. 3. Critical Areas: According to City of Renton (COR) Maps, the site is mapped with protected and sensitive slopes. Due to the presence of geological hazards, a geotechnical study would be required at the time of formal development land use application. The study shall specifically address if the proposal will not increase the threat of the geological hazard to adjacent or abutting properties beyond pre-development conditions; and the proposal will not adversely impact other critical areas; and the development can be safely accommodated on the site. It is the applicant’s responsibility to determine whether any other critical areas are present on the site prior to formal land use application. 4. Rezone Process: Rezone requests not requiring an amendment to the Comprehensive Plan shall be reviewed in an open public hearing held before the Hearing Examiner under the procedures and rules of the Hearing Examiner, as authorized by RCW 35.63.130. The applicant will have the burden and duty of applying for and pursuing the rezone. According to RMC 4-9-180, the City may deny a rezone if the following criteria are not met. The City may approve or approve with conditions an application for a rezone if: a. The rezone has merit and value for the community, and will not adversely affect public health, safety, and welfare; b. The rezone will not be materially detrimental to the uses or properties located in the immediate vicinity thereof; c. Since the original zoning or most recent rezone of the subject property, conditions affecting the subject property have substantially changed as a result of, but not limited to, public improvements or permitted private development; d. The property subject to rezone was not specifically considered for a rezone at the time of the last area land use analysis and area zoning; e. The characteristics of development upon the land subject to the rezone application are compatible with the purpose and intent of the proposed zone as well as the zone -specific policy of the proposed zone, as provided by the Comprehensive Plan; and f. The rezone does not conflict with the governing Community Plan, if one was adopted for the Community Planning Area in which the property subject to the rezone is located. 5. Environmental Review: Rezone applications are subject to Environmental (SEPA) Review in accordance with WAC 197-11-800. 6. Permit Requirements: If the applicant decides to proceed with the proposed Rezone and Environmental (SEPA) Review, the application would be processed as a Type IV application and reviewed within an estimated timeframe of 12 weeks. The 2026 application fee for the rezone is $6,272 and Environmental Review is $1,914. A 5% technology fee would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s Permit Center website (www.Rentonwa.gov). The City now requires electronic plan submittal for all applications. Upper Balch Rezone Page 3 of 3 March 26, 2026 7. Waivers of Submittal Requirements: The submittal checklist is not an exhaustive list of submittal requirements and may be modified in cases where additional information is required to complete the review of an application. In addition, non-applicable submittal requirements may be waived. The applicant should contact the assigned Project Manager if there are any questions regarding submittal requirements. 8. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-screened prior to submitting the complete application package. Please contact Jill Ding, Senior Planner, at 425-430-6598 or jding@rentonwa.gov to submit prescreen materials and subsequent land use application. 9. Expiration: It is the applicant’s responsibility to monitor the expiration dates.