HomeMy WebLinkAboutPRE25-000133_StaffComments_250514DEPARTMENT 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
209 Airport Way TI
209 Airport Way, Renton, WA 98057
PRE 25-000133
May 15, 2025
Contact Information:
Planner: Mariah Kerrihard, 425-430-7238, mkerrihard@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: April 29, 2025
TO: Mariah Kerrihard, Associate Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Garden Seafood Market
1. No fire impact fees apply to this change of use as the new use is charged less than the
previous use.
2. No fire flow or fire hydrant requirement changes for this proposed change of use.
3. The proposed commercial kitchen cooking hood requires an approved fire suppression
system. Separate plans and permits are required for the installation of the commercial
kitchen cooking hood fire suppression systems. Plan review and permitting through the
Renton Regional Fire Authority.
4. No fire alarm or fire sprinkler systems are required to be installed for this proposed use.
THE DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: May 13th, 2025
TO: Mariah Kerrihard, Planner
FROM: Huy Huynh, Civil Engineer II
SUBJECT: Yu Seafood Grocery
209 Airport Way
PRE25-000113
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)
7229300073. 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 Pressure Zone. The static
water pressure is approximately 71 psi at ground elevation of 30-feet.
2. There is an existing 8-inch water main fronting Airport Way (see record drawings W-038107) that
can deliver a maximum flow capacity of 2,000 GPM.
3. There is one existing 1-inch domestic water meter and water lateral serving the existing building for
the proposed TI (facility ID number MTR-006357 and LAT-04973) and one existing 3/4 -inch
domestic water meter and water lateral serving 217 Airport Way (facility ID number MTR-006356
and LAT-004972)
4. There is one existing fire hydrants within 300-feet of the existing building. Including but not limit to:
• HYD-S-00227
Based on the review of project information submitted for the pre-application meeting, Renton Regional
Fire Authority has determined that the preliminary fire flow demand for the proposed project is
unchanged.
5. Installation of a “Storz” adapter on the existing hydrants if they are not already equipped with one.
6. Installation of a Reduced Pressure Backflow Assembly (RPBA) is required for installation downstream
of the existing water in an above grade heated enclosure meter per COR Std Plan 360.1. The RPBA
may be located inside the building if a drainage outlet for the relief valve is provided, and the
location is pre-approved by the City Plan Reviewer and City Water Utility Department.
7. Installation of a double check valve assembly (DCVA) per City std plan 340.8 is required for an
irrigation meter, if applicable.
Sanitary Sewer
1. The project is within the City of Renton’s sanitary sewer service area.
2. There is an 8-inch PVC gravity wastewater main running East to West located in S Tillicum St (record
drawing not found).
3. There is one existing 6-inch concrete sewer stub serving the existing residence. The stub can be
CCTV’d and if found acceptable to the sewer department can be lined and re-used else it shall be cut
and capped at the main.
4. A grease interceptor is required for the proposed commercial kitchen.
5. Sewer system improvement/alteration is not anticipated with this tenant improvement proposal.
Surface Water
1. A drainage review complying with the current 2022 Renton Surface Water Design Manual (RSWDM)
will be required if construction is proposed exterior to the existing building. No drainage review shall
be required if there is no construction proposed to the exterior of the existing building.
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 majorly 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 2025 transportation impact fee for super market per
sq foot is $11,485.67
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2025\PRE25-000133
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: May 15, 2025
TO: Pre-Application File No. 25-000133
FROM: Mariah Kerrihard, Associate Planner
SUBJECT: 209 Airport Way TI – 209 Airport Way (APN 7229300073)
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 proposing a tenant improvement from a tavern to a retail
store at 209 Airport Way (APN 7229300073). The 0.18-acre site contains a single-story
commercial building that includes a general lounge, kitchen, walk-in cooler, and bathroom
facilities. The project scope involves reconfiguring the existing interior partition walls within
the commercial kitchen. No exterior modifications to the building are planned. A 13-stall
parking lot is located on the east side of the property, with access from Airport Way and South
Tillicum St. According to the City of Renton (COR) maps, the site is situated within a high
seismic hazard area and in the Downtown Wellhead Protection Area Zone 2.
Current Use: According to the City of Renton (COR) Maps, the subject site contains a single-
story 2,440 gross square foot commercial building built in 1968.
1. Zoning /Land Use Designation, and Overlays: This site has a Comprehensive Plan Land
Use Designation of Commercial Mixed Use (CMU) and a zoning designation of
Commercial Arterial (CA) and within the Urban Design District ‘D’ Overlay. Retail Sales
are permitted within the CA zone.
2. Development Standards: The project would be subject to RMC 4-2-120A,
“Development Standards for Commercial Zoning Designations” in the Commercial
Arterial (CA) zone effective at the time of complete application (noted as “CA standards”
herein). These standards are available on the City’s website.
209 Airport Way TI
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The property is also located within Urban Design District ‘D’, and therefore subject to
additional design elements (RMC 4-3-100). The purpose of the Commercial Arterial Zone
(CA) is to evolve from “strip commercial” linear business districts to business areas
characterized by enhanced site planning and pedestrian orientation, incorporating
efficient parking lot design, coordinated access, amenities and boulevard treatment with
greater densities. The CA Zone provides for a wide variety of retail sales, services, and
other commercial activities along high-volume traffic corridors. Residential uses may be
integrated into the zone through mixed-use buildings. Proposals should have unique,
identifiable design treatment in terms of landscaping, building design, signage, and
street furniture.
Minimum Lot Size, Width and Depth – The minimum lot size in the CA zone is 5,000 square
feet. There are no minimum requirements for lot width or depth within the CA zone at this
location. No changes are proposed to the existing lot.
Lot Coverage – The maximum building coverage permitted in the CA zone is 65% of the
lot area or 75% if parking is provided within the building. No changes are proposed to
the exterior of the existing building.
Building Design Standards – Any exterior modifications such as façade changes,
awnings, signage, windows, etc., shall comply with the design requirements of Urban
Design District D for the new portion of the structure, sign, or site improvement. Please
see RMC 4-3-100 for more information specific to Urban Design District D.
Setbacks – Setbacks are the minimum required distance between the building footprint
and the property line and any private easement or tract.
Setback requirements in the CA zone are as follows:
Minimum Front Yard 15 ft.
Maximum Front Yard 20 ft.
Minimum Secondary Front Yard 15 ft.
Maximum Secondary Front Yard 20 ft.
Minimum Freeway Frontage
Setback
10 ft. landscaped setback from the property
line.
Minimum Rear Yard None, except 15 ft. if lot abuts a lot zoned
residential.
Minimum Side Yard None, except 15 ft. if lot abuts or is adjacent to
a lot zoned residential.
Clear Vision Area In no case shall a structure over 42 in. in height
intrude into the 20 ft. clear vision area defined in
RMC 4-11-030.
Building Height – The maximum building height permitted in the CA zone is 50 feet, except
70 ft. for vertical mixed-use buildings (commercial and residential). Heights may exceed
the zone’s maximum height with a Conditional Use Permit. Building height shall not
exceed the maximum allowed by the subject zoning district or the maximum allowed
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pursuant to RMC 4-3-020, Airport Related Height and Use Restrictions, whichever is less.
No changes are proposed to the building height. The building height and coverage
requirements would be verified at the time of formal application.
Screening – All operating equipment located on the roof of any building shall be enclosed
so as to be screened from public view in accordance with the requirements outlined
under RMC 4-4-095.
3. Nonconforming Structures: Nothing in this Chapter shall prevent the reconstruction,
repairing, rebuilding and continued use of any nonconforming building or structure to its
same size, location, and height when the structure is deemed unsafe by the Building
Official, damaged by fire, explosion, or act of God, subject to the following condition: The
work shall not exceed fifty percent (50%) of the latest assessed or appraised value of the
building or structure at the time such damage occurred, otherwise any restoration or
reconstruction shall conform to the regulations specified in this Title; provided, that
restoration work is initiated by a building permit application within one year of a fire,
explosion, or an act of God. If a complete building permit application has not been
submitted within one year from the date of the fire or other casualty the structure shall
be deemed abandoned and not allowed to be restored or reconstructed. The applicant
would be required to show compliance with any nonconformance structures at the
time of building permit.
4. Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements
of RMC 4-4-090, “Refuse and Recyclables Standards.” There are general requirements
for all uses for location, signage, screening, and setbacks for collection areas and
specific requirements. 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. The applicant should provide a calculation of the refuse and
recycling space requirements based on the gross floor area of the existing structures,
ensuring the designated areas meet the minimum standards. Refuse and recyclables
deposit areas can be centralized or dispersed throughout the site, but they must be easily
accessible for users and collection trucks. Outdoor refuse and recyclables deposit
areas and collection points shall not be located in any required setback or landscape
areas. Collection points shall be located in a manner so that hauling trucks do not
obstruct pedestrian or vehicle traffic on-site, or project into any public right-of-way.
Architectural design of any structure enclosing an outdoor refuse or recyclables deposit
area or any building primarily used to contain a refuse or recyclables deposit area shall
be consistent with the design of the primary structure(s) on the site as determined by the
Administrator. The proposal should also include details on the location and design of
these areas to ensure compliance with accessibility requirements. Garbage dumpsters,
refuse compactor areas, and recycling collection areas must be fenced or screened. A
six-foot (6') wall or fence shall enclose any outdoor refuse or recyclables deposit area. In
cases where Zoning Code fencing provisions conflict with the six-foot (6') wall or fence
requirement, the Zoning Code provisions shall rule. Based on a net floor area of 2,440
square feet, a minimum of twelve (12) square feet would be needed for the
recyclables area and a minimum of twenty-four (24) square feet would be needed for
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refuse; therefore, a total minimum area of one hundred (100) square feet shall be
provided for recycling and refuse deposit areas.
5. Landscaping: 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
valuation are required to comply with the City’s landscaping regulations. The
development standards require that all pervious areas within the property boundaries be
landscaped. 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. All landscaping shall meet the
requirements of RMC 4-4-070, Landscaping.
6. 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.
7. Fences/Retaining 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. Within commercial zones the maximum height of any fence, hedge, or retaining wall
within the front yard and secondary front yard shall not exceed 48 inches (48”) in height
within 15 feet (15’) of the front yard property line or within any part of the clear vision area.
Chain link fencing shall be coated with black, brown, gray or green bonded vinyl. Fences,
hedges and retaining walls shall not stand in or in front of any required landscaping. If a
new or replacement fence is proposed within 15 feet (15’) of a public street on a site that
is nonconforming to street frontage landscape requirements per RMC 4-4-070F.1, the
site shall be brought into conformance. 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. New or existing fencing would need
to comply with the fence requirements of the code (RMC 4-4-040).
Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other
masonry product that complements the proposed building and site development. There
shall be a minimum three-foot (3') landscaped setback at the base of retaining walls
abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for
additional information about fences and retaining walls.
8. Parking: Retail sales are required to provide a minimum and maximum of 2.5 per
1,000 square feet of net floor area, except wholesale retail sales, which is allowed a
maximum of 5.0 per 1,000 square feet of net floor area if shared and/or structured
parking is provided. Parking, docking, and loading areas for truck traffic shall be off-street
and screened from view of abutting public streets. Loading space shall be shown on a
plan and submitted for approval by the Department of Community and Economic
Development. No portion of a vehicle taking part in loading or unloading activities shall
project into a public street or alley. Ingress and egress points from public rights-of-way
at designated driveways shall be designed and located in such a manner as to preclude
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off- site or on-street maneuvering of vehicles. Where off-street parking is required,
except for single family dwellings, a plan shall be submitted for approval by the Building
Department. The plan must be accompanied by sufficient proof of ownership that
indicates the spaces contemplated will be permanent. Any future changes in parking
arrangements or number of spaces must be approved by the Department of Community
and Economic Development. Based on a net floor area of 2,440 square feet, a
minimum of six (6) parking stalls would be needed for the proposed use. According
to the submittal documents it appears the project site may have 13 parking stalls.
The applicant would be required to submit a parking analysis at the time of the
formal land use application, demonstrating that the proposal would have sufficient
parking space for the use.
Parking Space Dimensions – The parking regulations specify standard stall dimensions
of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions
of 9 feet x 23 feet. 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. Up
to 40 percent of stalls may be compact spaces designated for employee parking, and up
to 30 percent of stalls may be compact spaces if designated for all users. The appropriate
amount of ADA accessible stalls is based on the total number of spaces provided.
All non-residential developments that exceed 4,000 gross square feet in size would also
be required to comply with the bicycle parking requirements of RMC 4-4-080F.11. The
number of bicycle parking spaces required would be based on 10% of the required
number of off-street vehicle parking stalls. The proposed office is less than 4,000
square feet and would not be required to provide bicycle parking.
9. Access/Driveways: Access is proposed to remain the same. Driveway widths are limited
by the driveway standards, in RMC 4-4-080I. Vehicular access to the site is proposed via
existing connections to Airport Way and S Tillicum St. No changes are proposed to the
existing access point.
10. Urban Design Regulations: Compliance with Urban Design Regulations, District ‘D’, is
required. The land use application shall provide a written narrative to identify how the
project meets each applicable urban design regulation. Please refer the standards in
their entirety at RMC 4-3-100. The following bullets are some, but not all, of the guidelines
and standards outlined in the regulations.
11. Critical Areas: According to COR Maps, the site contains high seismic hazard areas and
is located in the Downtown Wellhead Protection Area Zone 2. It is the applicant’s
responsibility to determine whether any other critical areas are present on the site
prior to formal land use application.
12. Environmental Review: The proposal would be exempt from Environmental (SEPA)
Review in accordance with WAC 197-11-800(2)(f). This section exempts the construction
of an office, school, commercial, recreational, service or storage building with 4,000
square feet of gross floor area, and with associated parking facilities designed for 20
automobiles. This exemption includes parking lots for 20 or fewer automobiles not
associated with a structure.
13. Permit Requirements: Permits and approvals are required for the proposed tenant
improvements. If applicable, please verify grease interceptor requirements with Public
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Works before submitting your building permit application. Separate permits are
necessary for electrical, plumbing, mechanical, signage, sprinkler, and alarm work. The
City of Renton Permit Services no longer accepts paper documents. All applications and
required documentation must be submitted via a secure file share link provided by CED
Permit staff.
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 2025 impact fees are as
follows:
• A transportation impact fee - the 2025 transportation impact fee for net new pm peak
hour person vehicle trips is $8,031.94 per trip.
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
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 the Permit Services division at 425-430-7200 or
permittech@rentonwa.gov to submit prescreen materials.
16. Expiration: Commercial building permit applications are valid for one (1) year from the
submittal date. It is the applicant’s responsibility to monitor the expiration dates.
1
Mariah Kerrihard
From:Robert Shuey
Sent:Friday, May 2, 2025 11:40 AM
To:Mariah Kerrihard
Subject:PRE25-000133 • Building Review - Pre App/Pre Sub • Pre-Application Meeting Submittal
v1
Mariah,
Please see my comment below:
This project will require a change of occupancy classification from a Group B occupancy to a
Group M occupancy, and a new Certificate of Occupancy is required prior to the proposed use. A
building permit is required for a change of occupancy classification. This will require building
plans prepared by a professional designer or architect showing the existing floorplan of the
building and additionally showing the proposed floorplan and how the building will conform with
the Washington State Existing Building Code sections 306.5 and 1001.2.2 for the change of
occupancy.
Additional permits shall be required as necessary for any building, mechanical, electrical or
plumbing modifications/alterations/additions.
Thanks,
ROBERT SHUEY, CBO, Director of Development Services/Building OƯicial
City of Renton // Development Services
Virtual Permit Center // Online Applications and Inspections
cell 206-550-8523
NOTICE OF PUBLIC DISCLOSURE: This message complies with Washington State’s Public Records Act – RCW 42.56