HomeMy WebLinkAboutPRE_Pre-application_GoneStores_240911DEPARTMENT 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
Gone Store, LLC
801 SW 16th St, Renton, WA 98055
PRE 24-000247
September 5, 2024
Contact Information:
Planner: Jill Ding, 425-430-6598, jding@rentonwa.gov
Public Works Plan Reviewer: Michael Sippo, 425-430-7298, msippo@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 proposal 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).
M E M O R A N D U M
DATE: August 20, 2024
TO: Jill Ding, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Gone Store and Warehouse
1. The fire flow is unchanged from the existing building.
2. Fire impact fees are applicable for the square footage of the building changing use from
warehouse to retail use. The charge for retail space is $0.66 per square foot and the
credit for former warehouse space is $0.05 per square foot.
3. Approved fire sprinkler and fire alarm systems are required throughout the building and
are approved as they exist. Separate plans and permits required by the fire department
for any necessary wall or ceiling changes that trigger fire sprinkler and fire alarm
updates.
4. Separate plans and building permits are required for storage racking over 8 feet high.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: September 3, 2024
June 20, 2011
TO: Jill Ding, Senior Planner
FROM: Michael Sippo, Civil Engineer 3
SUBJECT: Gone Store, LLC
801 SW 16th Street
PRE24-000247
NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-
binding and may be subject to modification and/or concurrence by official city decision-makers. 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.
I have completed a preliminary review for the above-referenced proposal located at parcel 3340405300.
The following comments are based on the pre-application submittal made to the City of Renton by the
applicant.
WATER
1. The project is within the City of Renton’s water service area in the Valley 196 hydraulic zone.
The approximate static water pressure is 75 psi at a ground elevation of 22’.
• There is an existing 12” looped water line around the existing building (see drawing # Record
Dwg: W-227509).
• There is an existing Water Main along SW 16th St (see drawing # Record Dwg: W-019104).
• There is an existing Water Main along Raymond Ave SW (see drawing # Record Dwg: W-
174604).
2. Below is a summary of the existing fire hydrants in the vicinity of the site. Please refer to the Fire
Authority for fire hydrant requirements:
a. One south of the building within the landscaping of the parking lot (Hydrant ID No. HYD-SW-
00681).
b. One southwest of the building next to the Springbrook (Hydrant ID No. HYD-SW-00680)
c. Three north of the building within the landscaping strip of SW 16th St. (Hydrant ID No. HYD-
SW-00200, HYD-SW-00678 & HYD-SW-00082).
d. One east of the building within the landscaping of the parking lot (Hydrant ID No. HYD-SW-
00723).
e. Three east of the building within the landscaping strip of Raymond Ave SW. (Hydrant ID No.
HYD-SW-00332, HYD-SW-00333 & HYD-SW-00334).
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September 3, 2024
3. There is an existing 2” domestic water service and meter (MTR-007514) located north of the
building along SW 16th St that serves Building A.
4. There is an existing 2” domestic water service and meter (MTR-007509) located in the southeast
corner of the building in a landscape strip that serves Building B.
5. There is a premise-isolation backflow prevention device (RPBA) interior of the building.
Applicant to confirm location of the premise-isolation backflow prevention device.
6. There is an existing 2” irrigation service and meter (MTR-007510) located in the southeast corner
of the building in a landscape strip serving the site with a double check valve assembly (DCVA) for
backflow prevention located within the fire sprinkler riser room.
7. There is an existing 8” fire water service and meter (MTR-011767) located east of the building
serving the existing building with a double check detector assembly (DCDA)double check valve
assembly (DCVA) for backflow prevention located within the fire riser room in the middle of the
building.
8. There is an existing 10” fire water service and meter (MTR-011767) located north of the building
along SW 16th St serving the site with a double check detector assembly (DCDA) for backflow
prevention located within the fire sprinkler riser room.
9. Civil plans for the water main improvements will be required and must be prepared by a
professional engineer registered in the State of Washington. Please refer to City of Renton
General Design and Construction Standards for Water Main Extensions as shown in Appendix K of
the City’s 2019 Water System Plan. Adequate horizontal and vertical separations between the
new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas,
electrical) shall be provided for the operation and maintenance of the water main. Retaining walls,
rockeries or similar structures cannot be installed over the water main unless the water main is
installed inside a steel casing.
10. If the project proposes to upsize the water meter or additional meters are needed, the
development will be subject to applicable water system development charges (SDC’s) and meter
installation fees based on the size of the new meters for domestic uses and fire sprinkler use.
a. The SDC fee for water is based on the size of the new domestic water to serve the project.
The 2024 water fees are $4,850.00 per 1-inch meter, $24,250 per 1-1/2-inch meter, $38,800
per 2-inch meter, $77,600 per 3-inch meter, and $121,250 per 4-inch meter.
b. Water service installation charges for each proposed domestic water service is applicable.
Water Service installation fee is $2,875.00 per 1-inch service line, $4,605.00 per 1-1/2-inch
service line, and $4,735.00 per 2-inch service line.
c. Drop-in meter fee is $460.00 per 1-inch meter, $750.00 per 1-1/2-inch meter, and $950.00
per 2-inch meter. Meters larger than 2-inches are set by the contractor and a processing fee
of $220 is required.
d. Final determination of applicable fees will be made after the water meter size has been
determined. SDC fees are assessed and payable at permit issuance.
SEWER
1. Sewer service is provided by the City of Renton.
2. There is an existing 8’’ gravity wastewater main located within Raymond Ave SW (Record Dwg: S-
174606). There is also an existing 24’’ gravity wastewater main located within SW 16th St. The
existing building is connected to the 24’’ sewer main with an 8’’ PVC sewer stub and 6’’ side sewer
lines to the north of the building.
3. If the existing sewer service will be reused, no sewer system development charges are applicable.
If the domestic water meter size is required to be upsized or additional meters are required as a
Gone Store, LLC_ PRE24-000247 Page 3 of 3
September 3, 2024
result of the project, applicable SDC fees would be required. Credit would be provided for the
existing meter size.
SURFACE WATER
1. There is a 24’’ public stormwater main within the SW 16th Street to the north of the project site
(Record Dwg: R-23380F). There is a 12” stormwater main system within Raymond Ave SW to the
east of the existing building (Record Dwg: R-174602).
2. A drainage report complying with the current Renton Surface Water Design Manual (RSWDM) will
be required if construction is proposed exterior to the existing building. Based on the City’s flow
control map, the site falls within the City’s Peak Rate Flow Control Standard (Matching Existing
Conditions). The site falls within the Black River Drainage Basin and Springbrook Creek sub basin.
Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the
RSWM. No drainage review shall be required if there is no construction proposed exterior to the
existing building.
3. Erosion control measures to meet the City requirements may be required during construction as
needed.
4. Critical areas are present onsite or adjacent to the site that may affect stormwater review. The
southwest portion of the project site is within the Regulated Shoreline area, and the project site
is within the 100-year Special Flood Hazard Areas and high Seismic Hazard Areas. The site may be
subject to buffer restrictions being adjacent to Springbrook Creek, regulated slopes, and wetlands.
5. If any exterior improvements are proposed with new impervious area, the 2024 Surface water
system development fee is $0.92 per square foot of new impervious surface, but no less than
$2,300.00. Fees that are current will be charged at the time of permit issuance. There is no storm
water impact fee for replaced impervious surface area.
TRANSPORTATION
1. An accessible route of travel meeting American’s with Disabilities Act’s requirements (ADA) from
the public right of way to the working facilities is required and will be reviewed in conjunction
with the building permit submittal. The existing onsite ADA parking and landings will also be
reviewed. Additional parking spaces, restriping and ramps may be required.
2. As this project is proposing an interior remodel and no new construction or additions valued at
over $175,000, no street frontage improvements or right of way dedication are required,
however, if during Land-use and/or other agency reviews it is determined that outside site and
parking/lot improvements are required, the project may become subject to further transportation
review.
3. Since the project is proposing a change in use that may result in additional traffic, a traffic study
meeting City of Renton traffic study guidelines is required at the land-use submittal. If the result
of the study is more than 20 new trips in the AM or PM peak hours, a traffic impact analysis will
be required.
4. The development is subject to transportation impact fees. Fees will be assessed at the time of a
complete building permit application. The 2024 transportation impact fee for net new pm peak
hour person vehicle trips is $8,031.94 per trip.
GENERAL COMMENTS
1. Fees quoted in this document reflect the fees applicable in the year 2024 only and will be assessed
based on the fee that is current at the time of the permit application or issuance, as applicable to
the permit type. Please visit www.rentonwa.gov for the current fee schedule.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: September 5, 2024
TO: Pre-Application File No. PRE24-000247
FROM: Jill Ding, Senior Planner
SUBJECT: Gone Stores LLC –
801 SW 16th St, Bldg B, Suite 126, Renton, WA 98055
Parcel No. 3340405300
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 located at the southwest corner of the intersection of SW 16th
St and Raymond Ave SW and is addressed as 801 SW 16th St, Bldg B, Suite 126 (Parcel No.
3340405300). The proposal includes the change of use of an existing warehouse into a wholesale
retail use for Gone Stores, LLC. Gone Stores, LLC provides a free pick up service for home and
commercial office furniture, appliances, exercise equipment, home electronics, etc. These items
are then prepared for reuse and resold. The proposed tenant space totals 12,152 sq. ft. and is
located within the Medium Industrial (IM) zone. The project site has been mapped, by City of
Renton (COR) Maps, with regulated shoreline – shoreline high intensity, high seismic hazards, and
special flood hazard area (100 year flood) – FEMA Zone AE. Springbrook Creek and wetlands are
mapped offsite to the west.
Current Use: Currently the site is occupied by and existing warehouse building.
1. Zoning /Land Use Designation, and Overlays: The property is located within the Employment
Area (EA) land use designation and the Medium Industrial (IM) zoning designation. Wholesale
retail uses are an outright permitted use within the IM zone.
2. Development Standards: The project would be subject to RMC 4-2-130A, “Development
Standards for Industrial Zoning Designations” effective at the time of complete application
(noted as “IM standards” herein).
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September 5, 2024
Minimum Lot Size, Width and Depth – The minimum lot size in the IM zone is 35,000 square
feet. There are no minimum lot width or depth requirements. The existing lot totals 869,022
square feet in area and would exceed the minimum lot size requirements of the I M zone.
Setbacks – Setbacks are the distance between the building and the property line or any private
access easement. The required setbacks in the IM zone are as follows: 15 feet for a front yard
or secondary front yard (20 feet from a principal arterial street); zero for the rear yard or side
yards, except 50 feet if the lot abuts a lot zoned residential. The project site does not abut a
residential zone. If any new structures or building additions are proposed, setback
requirements would be verified at the time of formal application.
Building Height – The maximum building height permitted in the IM zone is 50 feet. Heights
may exceed maximum with a Conditional Use Permit. Building height shall not exceed the
maximum allowed pursuant to RMC 4-3-020, Airport Related Height and Use Restrictions. If
any new structures or building additions are proposed, building height requirements would
be verified at the time of formal application.
Building Coverage – There are no minimum lot coverage or impervious surface coverage
requirements within the IM zone.
3. Screening: Screening must be provided for all surface-mounted and roof top utility and
mechanical equipment. The site plan application will need to include elevations and details
for the proposed methods of screening (see RMC 4-4-095).
4. Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of
RMC 4-4-090, “Refuse and Recyclables Standards.” In retail developments, a minimum of five
(5) square feet per every one thousand (1,000) square feet of building gross floor area shall
be provided for recyclables deposit areas and a minimum of ten (10) square feet per one
thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit
areas. A total minimum area of one hundred (100) square feet shall be provided for recycling
and refuse deposit areas. Based on a tenant space of 12,152 square feet, the proposal would
be required to provide 61 square feet of recyclables deposit areas would be req uired and
122 square feet of refuse deposit areas would be required.
The applicant will be required to demonstrate compliance with the Refuse and Recycle
Standards, as part of a formal application.
5. Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this
project, the location must be designated on the landscape plan or grading plan. A fence
and/or wall detail should also be included on the plan. A fence taller than 6 feet shall require
a building permit or an explicit exemption from the Building Official. A retaining wall that is 4
feet or taller, as measured by the vertical distance from the bottom of the footing to the finish
grade at the top of the wall requires a building permit. A fence shall not be constructed on
top of a retaining wall unless the total combined height of the retaining wall and the fence
does not exceed the allowed height of a standalone fence. For more information about fences
and retaining walls refer to RMC 4-4-040.
6. Landscaping: Except for critical areas, all portions of the development area not covered by
structures, required parking, access, circulation or service areas, must be landscaped with
native, drought-resistant vegetative cover. The minimum on-site landscape width required
along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees
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September 5, 2024
in the ROW planter will also be required. Please refer to landscape regulations (RMC 4-4-070)
for additional general and specific landscape requirements. The proposal would be exempt
from compliance with the landscaping requirements as no new buildings are proposed.
7. Significant Tree Retention: When significant trees (greater than 6-inch caliper or 8-caliper
inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree
retention plan along with an arborist report, tree retention plan and tree retention worksheet
shall be provided with the formal land use application as defined in RMC 4-8-120. The tree
retention plan must show preservation of at least 30% of significant trees. Please refer to RMC
4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree
retention and land clearing requirements.
In addition to retaining a minimum of 30% of existing significant trees, properties subject to
an active land development permit shall comply with minimum tree credit retention
requirements of a minimum of 30 credits per net acre. Tree credits encourage retention of
existing significant trees with larger trees being worth more tree credits.
TREE SIZE TREE CREDITS
New small species tree 0.25
New medium species tree 1
New large species tree 2
Preserved tree 6 – 9 caliper inches 4
Preserved tree 10 – 12 caliper inches 5
Preserved tree 12 – 15 caliper inches 6
Preserved tree 16 – 18 caliper inches 7
Preserved tree 19 – 21 caliper inches 8
Preserved tree 22 – 24 caliper inches 9
Preserved tree 25 – 28 caliper inches 10
Preserved tree 29 – 32 caliper inches 11
Preserved tree 33 – 36 caliper inches 12
Preserved tree 37 caliper inches and greater 13
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees
on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and
their associated buffers; significant trees over sixty feet (60') in height or greater than
eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting
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September 5, 2024
properties from strong winds, which could otherwise allow such sheltered trees to be blown
down if removed.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other
significant native evergreen or deciduous trees; and other significant non-native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained unless the alders and/ or cottonwoods
are used as part of an approved enhancement project within a critical area or its buffer.
The Administrator may require independent review of any land use application that involves
tree removal and land clearing at the City's discretion.
The Administrator may authorize the planting of replacement trees on the site if it can be
demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4-
130H1e can be met.
Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-
040, Definitions D, of a property. Interior tenant improvement projects involving no building
expansion would be exempt from the compliance with the tree retention and tree density
requirements.
8. Parking: The following ratios would be applicable to the site:
USE REQUIRED RATIO SQUARE
FOOTAGE
NUMBER OF
REQUIRED
SPACES
Retail Sales and
Wholesale Retail Sales
A minimum and maximum of
2.5 spaces per 1,000 square
feet of net floor area, except
wholesale retail sales, which is
allowed a maximum of 5.0
spaces per 1,000 square feet
of net floor area if shared
and/or structured parking is
provided.
12,152 sq. ft. Min: 30
Max: 61
It should be noted that the parking regulations specify standard stall dimensions. Surface
parking stalls must be a minimum of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet,
and parallel stall dimensions of 9 feet x 23 feet; compact surface parking spaces shall not
account for more than 30 percent of the spaces in the surface parking lots. ADA accessible
stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle
of 8 feet in width for van accessible spaces. The appropriate amount of ADA accessible stalls
based on the total number of spaces must be provided. Compliance with the parking
regulations would be verified at the time of formal application.
9. Access/Driveways: Access to the site is currently provided via three curb cuts off SW 16th St
and three curb cuts off Raymond Ave SW. No changes in access are proposed.
The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is
required. Driveways exceeding 8% shall provide slotted drains at the lower end.
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September 5, 2024
10. Critical Areas: The project site has been mapped with high seismic hazards. A geotechnical
analysis may be required at the time of building permit review for any proposed tenant
improvements.
Springbrook Creek is located offsite to the west. Springbrook Creek is a Shoreline of the State
and is subject to the provisions of the Shoreline Management Act. If any exterior work is
proposed within 200 feet of Springbrook Creek, the proposal would be required to comply
with the City’s Shoreline Master Program.
In addition, a floodplain is mapped on the project site. If any development is proposed within
the floodplain, a flood hazard study and Biological Assessment would be required at the
time of formal land use application. The study would need to demonstrate that the proposed
development would be constructed one (1) foot above base floor elevation for the 1995 Flood
Insurance Rate Map (1995 FIRM Map) and provide an analysis as to whether the proposal
would require compensatory storage.
Finally, the City’s COR mapping system has identified a wetland within 200-feet of the site.
This wetland could be associated with Springbrook Creek. If this wetland is associated with
Springbrook Creek it would be regulated by the Shoreline Master Program (RMC 4-3-090). All
reasonable efforts should be taken to ensure that the proposed activities do not result in net
loss of ecological functions.
If the wetland is found to be separated from Springbrook Creek, then the wetland would be
regulated by the Critical Areas Regulations. Beyond the established critical area buffer, all
structures would be required to provide a minimum 15-foot building setback.
11. Environmental Review: In accordance with WAC 197-11-800 and RMC 4-9-070, a change of
use in a tenant space four thousand (4,000) square feet or larger when located in an existing
office, commercial, or service building would be subject to Environmental (SEPA) Review.
12. Permit Requirements: The proposal would require Environmental (SEPA) Review, which
would be processed within an estimated time frame of 6-8 weeks. Including the 5%
technology fee, the 2024 application fee for Environmental (SEPA) Review is $1,890. The fee
for any Code Modifications are $290 each. 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.
Please refer to the City’s Electronic File Standards.
In addition to the required land use permits, separate construction and building permits may
be required.
13. 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.
14. 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 2024 impact fees are as follows:
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September 5, 2024
• A Fire Impact fee is applicable for the square footage of the building changing use
from warehouse to retail use. The charge for retail space is $0.66 per square foot
and the credit for former warehouse space is $0.05 per square foot.; and
• A Transportation Impact fee of $8,031.94 per new PM Peak Hour trip would be required.
The city’s 2023-2024 fee schedule is available for your review on the City’s website.
15. 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.
16. Expiration: Once the Building Permit approved, the Building Permit is valid for a period of one
(1) year from the date of issuance, unless an extension is granted by the Building Official. It is
the applicant’s responsibility to monitor the expiration dates.
1
Jill Ding
From:Robert Shuey
Sent:Wednesday, August 14, 2024 10:04 AM
To:Jill Ding
Subject:PRE24-000247 • Building Review - Pre App/Pre Sub • Pre-Application Meeting Submittal v1
Jill,
This proposal will require a change of occupancy cl