HomeMy WebLinkAboutPRE25-000116_Roadsurfer US_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
Roadsurfer US
919 Houser Way N (APN 0823059167)
PRE25-000116
May 1, 2025
Contact Information:
Planner: Ashley Wragge, 425-430-7314, awragge@rentonwa.gov
Public Works Plan Reviewer: Huy Huynh, 425-430-7384, hhuynh@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: May 1, 2025
TO: Ashley Wragge, Associate Planner
FROM: Hugo Sotelo, DFM
SUBJECT: Road-surfer US at 919 Houser Way
1. No mitigation fee will be assessed due to similar use.
2. No change in fire flow or fire hydrant requirements.
3. The existing building has an approved fire alarm system that will need to be
continually maintained.
4. The building shall comply with circulation and ventilation requirements in
addition carbon monoxide monitoring due to the stored vehicles per the
International Mechanical code 404.1
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: April 29th, 2025
TO: Ashley Wragge, Assistant Planner
FROM: Huy Huynh, Development Engineering
SUBJECT: Roadsurfer US
919 Houser Way N
PRE25-000116
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(s)
0823059167. 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 Kennydale 308 Pressure Zone.
2. The static water pressure is approximately 118 psi at ground elevation of 35 feet. Applicant to
confirm if there is an existing pressure reducing valve downstream of the existing water meter. If
no pressure reducing valve exist, installation of pressure reducing valve is required per COR std
plan 340.5 and the most recent Uniform Plumbing Code (UPC) since the water pressure exceeds
80 psi.
3. There is an existing 12-inch water main located on Houser Way N that can deliver a maximum
flow capacity of 4,900 GPM (see water plan No. W-020302).
4. There is an existing 10-inch water main located south of the parcel within an easement that can
deliver a maximum flow capacity of 3,550 GPM (see water plan No. W-292901).
5. There is an existing ¾-inch water service and meter serving the parcel (MTR-017223 and LAT-
020476) connected to the existing 12” water main in Houser Way N
6. There is an existing 4-inch water service and meter serving the parcel. (MTR-006359 and LAT-
004975) connected to the existing 10” water main south of the property. Applicant to confirm
which meter and service serves proposed building.
7. There are three existing hydrant within 300 feet of the property.
· HYD-N-00072
· HYD-N-00073
· HYD-N-00393
8. Based on the review of project information submitted for the pre-application meeting, Renton
Regional Fire Authority has determined that there is no change in fire flow and fire hydrant
requirements.
9. Based on the information provided with the pre-application submittal documents, the following
developer’s installed water main improvements will be required to provide domestic and fire
protection service to the development including but not limited to the items that follow.
· The proposed usage of the building is low hazard, and therefore a double check valve
assembly (DCVA) is required for installation behind the meter per City standards in lieu
of a reduced pressure backflow assembly (RPBA) for commercial buildings
· Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA)
if applicable.
Sanitary Sewer
1. The project is within the City of Renton’s sanitary sewer service area.
2. There is an 8-inch gravity wastewater main located in Houser Way N (see record drawing T-
27830A).
3. There is no record of sanitary sewer stub. There is an existing 6-inch side sewer serving the
property (record drawing
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=2199540&dbid=0&repo=CityofRent
on&searchid=183f640b-dcd9-4fef-9d28-f430f4d66b23 )
4. Based on the information provided in the pre-application, sewer system
improvement/alternation is not anticipated.
Surface Water
1. There is an existing 18-inch concrete stormwater main located on Houser Way N (record
drawing R-292902). There is an existing private stormwater conveyance system on-site.
2. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water
Design Manual may be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 Renton Surface
Water Design Manual (RSWDM) to determine what type of drainage review is required for this
site. The site falls within the Flow Control Standard matching Existing Peak. The site falls within
the East Lake Washington drainage basin and John Creek sub basin.
3. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The
current City of Renton Standard Details are available online in the City of Renton website
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton
4. Based on the information provided in the pre-application, storm system improvement/alteration
is not anticipated.
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. A credit will not be given for the existing use if it is vacant for more
than 3 years. Applicant to provide evidence at the time of landuse application showing
vacancy period.
4. The development is subject to transportation impact fees. Fees will be assessed at the time
of a complete building permit application. The 2025 transportation impact fee for net new
pm peak hour person vehicle trips is $8,031.94 per trip.
General Comments
1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone,
and cable services, etc.) along property frontage or within the site must be underground as
outlined in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. The construction of
these franchise utilities must be inspected and approved by a City of Renton inspector.
2. Adequate separation between utilities as well as other features shall be provided in accordance
with code requirements.
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is
required with the exception of water lines which require 10-ft horizontal and 1.5-ft
vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or
building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the
building.
3. All construction utility permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for
the most up-to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate
sheets.
5. Fees quoted in this document reflect the fees applicable in the year 2025 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 development fee
schedule.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2025\PRE25-000116\Working Files
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: May, 1, 2025
TO: Pre-Application File No. PRE25-000116
FROM: Ashley Wragge, Assistant Planner
SUBJECT: Roadsurfer US 919 Houser Way N (APN 0823059167)
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 subject property is located at 919 Houser Way N (APN 0823059167)
and is zoned Heavy Industrial (IH). The project site totals 42,400 square feet (0.97 acres) with
a 12,500 square foot warehouse that is vacant as of March 2024. Along the southern property
line, there is an additional storage structure, approximately 9,900 square feet, that is solely
accessed from 915 Houser Way N (APN 0823059171). The pre-application materials indicate
that the proposal is for a change of use to ‘vehicle rental, small’ with no modifications to the
site as it currently is. The applicant intends to use the warehouse for indoor storage of
camper vans with up to ten (10) pre-arranged customer pick-ups per day. Minor internal
repairs of the camper vans would be done on site with all substantial vehicle repair and gray
water being managed off site. According to the City of Renton (COR) maps, the site is
encumbered with high landslide hazards and high seismic hazard areas.
Current Use: The site has a 12,500 square foot warehouse that has been vacated since
March 2024 and an approximately 9,900 square foot storage structure.
1. Zoning /Land Use Designation, and Overlays: The subject property is located withing
the Heavy Industrial (IH) zoning classification and the Employment Area (EA) land use
designation. The purpose of the Heavy Industrial Zone (IH) is to provide areas for high-
intensity industrial activities involving heavy fabrication, processing of raw materials,
bulk handling and storage, construction, and heavy transportation. Uses in this zone may
require large outdoor areas in which to conduct operations. Environmental impacts may
Roadsurfer US
Page 2 of 5
May 1, 2025
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2025\PRE25-000116\Working Files
be produced that affect off-site areas, requiring isolation of the industrial activity from
more sensitive land uses. Compatible uses that directly serve the needs of other uses
permitted within the district are also allowed. Small vehicle rental is a permitted use
in the Heavy Industrial (IH) zone.
2. Development Standards: The project would be subject to Renton Municipal Code (RMC)
4-2-130A, “Development Standards for Industrial Zoning Designations” (noted as “IH
standards” herein).
Minimum Lot Size, Width and Depth – The minimum lot size in the IH zone is 35,000
square feet. There are no minimum lot width or depth requirements. The existing lot
totals 42,400 square feet and would exceed the minimum lot size requirements for
the IH zone.
Setbacks – Setbacks are the distance between the building and the property line or any
private access easement. The required setbacks in the IH zone are as follows: minimum
15 feet for front and secondary front yards (a minimum of 20 feet for Principal Arterial
streets); zero for the rear and side yards, except 50 ft. if lot abuts a lot zoned residential
(20 feet if a lot abuts a lot zoned CN, CV, CA, CD, CO, COR, or lot with Public Facilities).
No site or building improvements are proposed. The setbacks for any proposed
structure(s) would be verified at the time of formal application.
Building Height – The maximum building height requirement within the IH zone is 50 feet.
Heights may exceed maximum with a Conditional Use Permit. The building height would
be verified at the time of a formal application.
Screening – Screening must be provided for all surface-mounted and roof top utility and
mechanical equipment. See RMC 4-4-095, Screening and Storage Height/Location
Limitations, for specific requirements. Conformance with these requirements
would be determined at the time of building permit application review.
3. Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements
of RMC 4-4-090, “Refuse and Recyclables Standards.” Refuse and recyclables deposit
areas and collection points may be allocated to a centralized area, or dispersed
throughout the site, in easily accessible areas for both users and hauling trucks. For
manufacturing and other non-residential developments, a minimum of three (3) square
feet per every 1,000 square feet of building gross floor area shall be provided for
recyclable deposit areas and a minimum of six (6) square feet per 1,000 square feet of
building gross floor area shall be provided for refuse deposit areas. The location and size
of the refuse and recyclable area could not be verified with the pre-application
materials. The applicant will be required to demonstrate compliance with the
Refuse and Recycling Standards, as part of a formal building permit application.
4. Landscaping: Compliance with landscape regulations is required when, additions to
existing buildings that increase the gross square footage of the building by greater than
one third or other changes in the use of a property or remodel of a structure that requires
improvements equal to or greater than fifty percent (50%) of the assessed property
Roadsurfer US
Page 3 of 5
May 1, 2025
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2025\PRE25-000116\Working Files
valuation. Parking lot landscaping would be required when changes are proposed to a
parking lot.
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, except where reduced through the site plan development review process.
Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows:
Total Number of
Parking Stalls
Minimum
Landscape Area
15 to 50 15 sf/parking space
51 to 99 25 sf/parking space
100 or more 35 sf/parking space
Please refer to landscape regulations (RMC 4-4-070) for additional general and specific
landscape requirements. A conceptual landscape plan and landscape analysis
meeting the requirements in RMC 4-8-120D.12, may be required at the time of
building permit application.
5. Fences/Retaining Walls: If the applicant intends to install any fences as part of this
project, the location must be designated on the landscape plan. A fence detail should
also be included on the plan as well. The maximum height of any fence, hedge, or
retaining wall shall be eight feet (8’), subject to further height limitations as specified in
subsection E2 of RMC 4-4-040. Fences, hedges, or retaining walls shall not exceed forty-
eight inches (48”) in height within fifteen feet (15’) of the front or secondary front yard
property line. In no case shall a fence, hedge, or retaining wall exceed forty-two inches
(42”) in height in any part of the clear vision area. There shall be a minimum three-foot
(3') landscaped setback at the base of retaining walls abutting public rights-of-way.
Chain-link fencing within all other commercial zones shall be coated with black, brown,
grey, or green bonded vinyl. For Bulk Storage Fences, see RMC 4-4-110, Storage, Bulk.
Please refer to retaining wall standards (RMC 4-4-040) for additional information about
fences and retaining walls.
6. Parking: The following ratios would be applicable to the site:
Use Required Spaces
Travel trailers A minimum and maximum of 1.0 per trailer site.
Roadsurfer US
Page 4 of 5
May 1, 2025
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2025\PRE25-000116\Working Files
Offices,
General
A minimum of 2.0 per 1,000 square feet of net floor area and a
maximum of 4.5 parking spaces per 1,000 square feet of net floor
area.
See RMC 4-4-080 for more details. The existing onsite ADA parking and landings will also
be reviewed. Additional parking spaces, restriping and ramps may be required.
Loading Docks - Buildings which utilize dock-high loading doors shall provide a minimum
one hundred feet (100') of clear maneuvering area in front of each door. Buildings which
utilize ground level service or loading doors shall provide a minimum of forty-five feet (45')
of clear maneuvering area in front of each door. Compliance with the Parking and
Loading Regulations would be reviewed as part of a formal building permit
application.
7. Access/Driveways: The primary access point is from Houser Way N. The maximum
driveway width (aggregate width if more than one driveway exists) for an industrial use
shall not exceed forty percent (40%) of the street frontage. The width of any driveway
shall not exceed fifty feet (50') exclusive of the radii of the returns or taper section, the
measurement being made parallel to the centerline of the street roadway. Compliance
with Access and Driveway Regulations would be reviewed as part of a formal
building permit application.
8. Critical Areas: The project site has been mapped with high landslide hazards and high
seismic hazard areas. Geotechnical studies by licensed professionals, such as a
geotechnical engineer and/or engineering geologist, may be required. If required, the
study shall demonstrate the following review criteria can be met:
(a) The proposal will not increase the threat of the geological hazard to adjacent or
abutting properties beyond pre-development conditions; and
(b) The proposal will not adversely impact other critical areas; and
(c) 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.
9. Environmental Review: Environmental (SEPA) Review is required for changes of use
in buildings larger than 4,000 square feet in area and for building expansions in
excess of 4,000 square feet in accordance with WAC 197-11-800. An environmental
checklist must be submitted with the land use application. An environmental
determination will be made by the Renton Environmental Review Committee.
10. Permit Requirements: Environmental Review applications are reviewed in an estimated
time frame of 6-8 weeks once a complete application is accepted. The 2025 application
fee for SEPA review is $1,856.00. There is an additional 5% technology fee at the time of
land use application.
Detailed information regarding the land use application submittal requirements can be
found on the Environmental (SEPA) Review Submittal Requirements handout. Other
Roadsurfer US
Page 5 of 5
May 1, 2025
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2025\PRE25-000116\Working Files
informational applications and handouts can be found on the City’s Digital Records
Library. The City requires electronic plan submittal for all applications. Please refer to
the City’s Electronic File Standards.
11. 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.
12. Public Information Sign: Public Information Signs are required for all Type II Land Use
Permits as classified by RMC 4-8-080. Public Information Signs are intended to inform
the public of potential land development, specific permits/actions being considered by
the City, and to facilitate timely and effective public participation in the review process.
The applicant must follow the specifications provided in the public information sign
handout. The applicant is solely responsible for the construction, installation,
maintenance, removal, and any costs associated with the sign.
13. Impact Fees: Due to the change of use, impact fees would be required. For informational
purposes, the 2025 impact fees are as follows:
· A transportation impact fee would be assessed. Net new PM peak hour person
vehicle trips is $8,031.94.
A handout listing all of the City’s Development related fees is available for your review at
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=City
ofRenton
14. 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 Ashley Wragge, Assistant Planner, at awragge@rentonwa.gov or (425)
430-7314 to submit prescreen materials and subsequent land use application.