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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 Lot Line Adjustments 2439 Maple Valley Hwy, Renton, WA 98057 PRE 26-000105 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: April 23, 2026 TO: Pre-Application File No. PRE26-000105 FROM: Jill Ding, Senior Planner SUBJECT: Lot Line Adjustments – 2439 Maple Valley Hwy, Renton, WA 98057 APNs 1723059147, 1623059033, and 1623059110 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 applicant is requesting preliminary review of a proposed Lot Line Adjustment between two City-owned parcels (1623059033 and 1623059110) associated with Riverview Park and the Cedar River Trail. This request is submitted to facilitate the siting of a licensed cannabis retail establishment at 2439 Maple Valley Highway (Parcel 1723059147). The property addressed at 2439 Maple Valley Highway totals approximately 11,820 square feet (0.27 acres) in area, and is zoned Commercial Office Residential (COR) and is located within Urban Design District C. The site is currently developed with an existing 5,385 square foot multi-tenant retail building. Parcels 1623059033 and 1623059110 total approximately 542,321 square feet (12.45 acres), are zoned Resource Conservation (RC) and are currently developed as a City Park (Riverview Park). No new construction is associated with the project proposal. According to the City’s COR Mapping system, the site is mapped with a moderate coal mine hazard area, 100-year floodplain and floodway associated with the Cedar River, a moderate and severe channel migration zone, moderate landslide hazard area, regulated slopes, is within a high seismic hazard area and is located within the 200-foot shoreline jurisdiction of the Cedar River. The site is mapped within the Urban Conservancy Designation of Reach C of the Cedar River. Current Use: 2439 Maple Valley Highway is currently developed with an existing 5,385 square foot multi-tenant retail building. Parcels 1623059033 and 1623059110 are currently developed as a City Park (Riverview Park). Lot Line Adjustments Page 2 of 5 April 23, 2026 1. Zoning Districts and Land Use Designation: 2439 Maple Valley Highway is located within the Commercial Office Residential (COR) Comprehensive Plan land use and zoning designations and is also located within Urban Design District C. The purpose of the Commercial Office Residential Zone (COR) is to provide for a mix of intensive office, hotel, convention center, and residential activity in a high -quality, master-planned development that is integrated with the natural environment. Comme rcial retail and service uses that are architecturally and functionally integrated are permitted. Also, commercial uses that provide high economic value may be allowed if designed with the scale and intensity envisioned for the COR Zone. The scale and location of these sites will typically denote a gateway into the City and should be designed accordingly. A retail marijuana use is a permitted use within the COR zone, provided the use is located in a structure containing one or more of the following uses: offices, residences, hotels, convention centers, and/or research and development facilities. All cannabis licensing is regulated and enforced by the Washington State Liquor and Cannabis Board (LCB). Cities, towns, and counties in Washington State can choose to prohibit or to designate appropriate zones for state -licensed cannabis businesses because Washington local governments have authority to enact legislation regulating land uses within their jurisdictions. However, LCB has final authority over whether to grant or deny a state license to operate a cannabis business in Washington State. RCW 69.50.331(8) requires licensed cannabis producers, processors or retailers to be located at least 1,000 feet from the following entities: • Elementary or secondary school; • Playground; • Recreation center or facility; • Child care center; • Public park; • Public transit center; • Library; or • Game arcade (where admission is not restricted to persons age 21 or older). The 1,000-foot buffer must be measured as the shortest straight line distance from the property line of the proposed business location to the property line of any of the entities listed above. See WAC 314-55-050(10). Definitions for the entities are found at WAC 314- 55-010. WAC 314-55-010 defines a public park as an area of land for the enjoyment of the public, having facilities for rest and/or recreation, such as baseball diamond or basketball court, owned and/or managed by a city, county, state, federal government, or metropolitan park district. Public park does not include trails. Parcels 1623059033 and 1623059110 are located within the Residential Low Density (RLD) Comprehensive Plan land use designation and the Resource Conservation (RC) zone. The purpose of the Resource Conservation (RC) zone is to provide separation between areas of more intense urban uses and critical lands or agricultural uses; Lot Line Adjustments Page 3 of 5 April 23, 2026 encourage or preserve very low-density residential uses; reduce the intensity of uses in accordance with the extent of environmentally sensitive areas such as floodplains, wetlands and streams, aquifers, wildlife habitat, steep slopes, and other geological ly hazardous areas; allow for small-scale farming to commence or continue; and provide viable uses within urban separators. No new development is proposed within the RC zone. 2. Development Standards: The proposed lot line adjustment would be subject to RMC 4- 2-110A, “Development Standards for Residential Low Density and Medium Density Zones” effective at the time of complete application (noted as “RC standards” herein). These standards are available on the City’s website at https://www.codepublishing.com/WA/Renton/#!/Renton04/Renton0402/Renton04021 10A.html#4-2-110A Minimum Lot Size, Width and Depth – The minimum lot size required in the RC zone is 10 acres. The minimum lot width required is 150 feet (175 feet for corner lots) and the minimum lot depth required is 300 feet. Any proposed lot line adjustment would be required to comply with these standards at the time of formal land use application. 3. Critical Areas: According to the City’s COR Mapping system, the site is mapped with a moderate coal mine hazard area, 100-year floodplain and floodway associated with the Cedar River, a moderate and severe channel migration zone, moderate landslide hazard area, regulated slopes, is within a high seismic hazard area and is located within the 200- foot shoreline jurisdiction of the Cedar River. The site is mapped within the Urban Conservancy Designation of Reach C of the Cedar River. As no development is proposed, the applicable critical areas studies would not be required for the proposed Lot Line Adjustment. 4. Lot Line Adjustment: A lot line adjustment shall be consistent with the following principles of acceptability: 1. Correcting: Adjust lot lines including the elimination of a common lot line in order to correct property line or setback encroachments; 2. Improving: Create better lot design, or improve vehicular access to a public street; 3. Approval Criteria: a. An additional lot, parcel or tract shall not be created; and b. The subject lots, parcels or tracts are within the same zoning district; and c. The proposed adjustments shall not cause the lots, parcels or tracts to increase the nonconformity with respect to applicable zoning (see chapter 4-2 RMC), subdivision and other code requirements pertaining to lot design, building location, and development standards; and d. The adjusted lot line(s) is shared by the subject lots. 4. Non-Evasive: Lot line adjustments shall not serve to eliminate or circumvent any state or local requirements, including but not limited to frontage improvements, payment of fee-in-lieu, payment of latecomer fees or the installation of required infrastructure. Lot Line Adjustments Page 4 of 5 April 23, 2026 a. Assessment of fees, right-of-way dedication and frontage improvements for the entire length of the property line(s) bordering rights-of-way may be required as a condition of approval for a lot line adjustment. b. Lots, parcels or tracts that are increased in area by lot line adjustments shall not be permitted to be subdivided for five (5) years following the date upon which the lot line adjustment is recorded or three (3) years following the approval of a lot line adjustment, whichever is longer, unless the following is met: i. The subdivision application includes all lots, parcels and tracts involved in the lot line adjustment in the overall subdivision; or ii. All required infrastructure, including but not limited to frontage improvements, required infrastructure and utility lines are constructed along the frontage of all lots included in the lot line adjustment. The proposed lot line adjustment would be required to demonstrate compliance with the above criteria at the time of formal land use application. 5. Permit Requirements: A Lot Line Adjustment would be reviewed within an estimated time frame of 4 weeks. The 2026 permit fee for a Lot Line Adjustment is $1,307. A 5% technology fee would also be assessed at the time of land use application. Any modifications requested would be an additional $323.40 ($308 plus a 5% Technology Surcharge Fee). 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. In addition to the required land use permits, separate construction and building permits may be required. 6. 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. 7. Impact Fees: In addition to the applicable building and construction fees, impact fees would be required. Fees change periodically and the fees in effect at the time of building permit issuance would apply. For informational purposes, the 2026 impact fees are as follows: No new impact fees are anticipated as the proposal does not involve any new development. The city’s 2025-2026 fee schedule is available for your review on the City’s website. 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: If the lot line adjustment is not recorded within two (2) years of the date of approval, the lot line adjustment shall be null and void. Upon written request of the applicant, the Department may grant one extension of not more than one year. Such Lot Line Adjustments Page 5 of 5 April 23, 2026 request must be received by the Department prior to the two (2) year expiration date. It is the applicant’s responsibility to monitor the expiration dates.