Renton committee reviews Benson Hill plan update; staff flags state bill that could curb mixed‑use zoning

City staff presented the Benson Hill Community Plan update to the Renton Committee of the Whole, outlining neighborhood priorities for Cascade Village, pedestrian and bicycle improvements, new trails and parks, and recent private redevelopment that has added pedestrian amenities.

"Overwhelmingly, we heard support for enhancements to Cascade Village," Paul Hint, a staff presenter, told the committee as he summarized outreach findings and the plan's four goal areas: community and economic development; multimodal transportation; parks, recreation and natural areas; and a strong, livable and safe community.

The presentation tied specific Transportation Improvement Program (TIP) projects to the plan. Staff said TIP 5.1 would add sidewalk, curb, gutter, drainage and a rapid‑flashing beacon along a segment of 116th Avenue; TIP 21 would add protected bicycle lanes on 168th Street; and TIP 25 represents a phased set of improvements intended to extend pedestrian and safety upgrades along the remainder of 116th Avenue. Staff described the projects as phased and "partially funded." King County Metro's forthcoming bus rapid transit line through a portion of Benson Hill is expected to begin service in 2027, staff said.

Staff also discussed trails and recreation priorities, including efforts to formalize user‑built mountain‑bike routes called the Tapeworm Trail (on Puget Sound Energy property) and the near‑completion of the Seuss Creek Trail "missing link," which staff said King County is advancing. Under the safety element, Renton Police Department programs and neighborhood cleanup efforts were cited as ongoing supports to improve the sense of safety in the area.

Matt Herrera, another staff presenter, cited recent incremental redevelopment that has produced pedestrian improvements — examples included a Wendy's reoriented to be more pedestrian friendly, a former bank converted to a Chipotle with added outdoor seating, and a credit union project currently in permit review. Herrera proposed a multi‑day community design charette next year to produce fresh design ideas for the Cascade Village core, including the long‑vacant bowling‑alley parcel.

Herrera also warned the committee about a recent state law: "what that bill is going to do is preempt the city's ability to require mixed‑use development in commercial zoning districts," he said of Senate Bill 6026. Staff said they are still analyzing the bill's effects and will return to council with recommendations about how Benson Hill's mixed‑use objectives should be adjusted in light of the change in state law.

During questions, Council Member Prince asked whether the Benson Hill advisory committee has been contacted; staff said formal advisory meetings stopped after 2020 during the COVID pandemic and that staff will need to reengage the community to validate whether earlier preferences still hold. Council members pressed staff for clarity about the TIP cross‑section graphics, bicycle connectivity to steeper links and school access, and economic engagement efforts to attract new businesses. Staff said economic development staff have worked to recruit small businesses and cited a recent investment called the Black River School as a notable local project.

Next steps the presenters identified include renewed community outreach to validate priorities established in the 2013 plan, further analysis of the implications of Senate Bill 6026 on Benson Hill's mixed‑use recommendations, and follow‑up coordination with public works and parks on TIP projects and trail improvements. With no further questions, the committee thanked staff and adjourned.