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HomeMy WebLinkAboutPre-app Mtg Summary - 25-000139.pdfCityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000139 1 PRE-APPLICATION MEETING FOR Iden’s Dealer Services PRE25-000139 CITY OF RENTON Department of Community & Economic Development Planning Division May 15th, 2025 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Heather Bray, 425-430-7383, hbray@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org Building Official: Rob Shuey, 425-430-7290, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. 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, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000139 2 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 15th, 2025 TO: Alex Morganroth, Principal Planner FROM: Heather Bray, Civil Plan Reviewer SUBJECT: Iden’s Dealer Services TI 102 Lake Ave S, Renton, WA 98057 PRE 25-000132 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 reviewed the application for Iden’s Dealer Services TI at 102 Lake Ave S, APN 3806000045, and have the following comments: EXISTING CONDITIONS The site is approximately 0.48 acres in size and is rectangular in shape. There is one existing commercial building designated as a warehouse. The site is completely paved with parking, and a small portion of landscaping at the westerly corners of the property. Water Water service is provided by City of Renton. The project site is within the City of Renton’s water service area in the Valley 196 Pressure Zone. There is an existing 8-inch cast iron City water main located in Lake Ave S (see water plan no. W-033001) that can deliver a maximum flow capacity of 2,500 gallons per minute (gpm). The approximate static water pressure is 73 psi at ground elevation of 27 feet. There is an existing 1-inch domestic water service (Facility ID no. MTR-015734) and an existing ¾” domestic water service to the existing building (Facility ID no. MTR-015733). The site is located within Zone 2 of the Wellhead Protection Area Zone. Sewer Wastewater service is provided by the City of Renton. There is an existing 8-inch PVC wastewater main located in Lake Ave S (see sewer plan no. S-044904). The existing building is served by a 6- inch side sewer lateral. No record drawing is available. Storm There is an existing 24-inch stormwater main in Lake Ave S (see drainage plan no. D-217209). The existing property collects stormwater in catch basins on site and discharges them to the City’s storm main. The site contains high seismic hazards across the entire property. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000139 3 Streets Lake Ave S is a Commercial-Mixed Use & Industrial Access Street with an existing right of way (ROW) width of 60.0-ft as measured using the King County Assessor’s Map and approximately 44.0-ft of asphalt paving, 3-feet of landscaping, and a 6-foot concrete sidewalk. WATER COMMENTS 1. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority has indicated that there are no changes to the fire requirements for the proposed TI. 2. The existing ¾” or 1” water service and meter can be re-used for the existing building if sized appropriately. Sizing will be in accordance with the most recent Uniform Plumbing code. The water service and meter that will not be utilized must be cut and capped at the main by City forces for abandonment. 3. An RPBA is required downstream of the water meter serving commercial/industrial use. The RPBA shall be installed inside an above-ground heated enclosure per City standard plan no. 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. 4. A back flow prevention device of double check valve assembly (DCVA) per City standard plan no. 340.8 is required for an irrigation meter, if applicable. 5. The development is subject to meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use if upgrading is required or needed. Current fees can be found in the 2025 Development Fees document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. The SDC fee for water is based on the size of the new domestic water, if any, to serve the project. The current water fee for a single 1-inch meter is $5,025.00 per meter, 1-1/2-inch meter is $25,125.00 and a 2-inch meter is $40,200.00. b. 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 meter for a 1-inch meter, $750.00 for a 1-1/2-inch meter, and $950.00 for a 2-inch meter. This is payable at issuance of the building. d. Credit will be applied to the existing service if abandoned. e. Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at civil construction permit issuance. f. The full fee schedule can be found here. SEWER COMMENTS 1. The existing sewer stub and side sewer need to be CCTV’d and can be re-used if found acceptable to the sewer department. Otherwise, a new sewer stub and side sewer shall be installed to serve the proposed use. 2. If applicable, all new side sewers and sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 3. An oil/water separator is required for the proposed wash bay. If there is an existing one, the applicant needs to provide a calculation/analysis to show that the existing interceptor meets the current Uniform Pluming Code (UPC). Otherwise, the applicant needs to upgrade the interceptor to meet current UPC and provide detailed information of the new interceptor installed. 4. Applicant to confirm if they need a King County Industrial Waste permit. 5. The development will be subject to a wastewater system development charge (SDC) fee if upgrading or adding water meters. SDC fee for sewer is based on the size of the new domestic water to serve the project. Current fees can be found in the 2025 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000139 4 a. The current sewer fee for a 1-inch meter is $3,650.00 per meter, 1-1/2-inch meter is $18,250.00 and a 2-inch meter is $29,200.00. b. SDC fees are payable at construction permit issuance. c. A credit of the SDC in the amount equal to the SDC fee for the size of the previous water meter, if abandoned, will be applied. d. The full fee schedule can be found here.” SURFACE WATER COMMENTS 1. Refer to Figure 1.1.2.A – Flow Chart in the 2022 City of Renton Surface Water Manual (2022 RSWDM) to determine what type of drainage review is required for this site. A drainage study complying with the 2022 RSWDM may be required. Based on the City’s flow control map, the site falls within the City’s Peak Rate Flow Control Standard area (Matching Existing Site Conditions). The site falls within the East Lake Washington drainage basin. 2. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the 2022 RSWDM. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. Special inspection from the building department is required. 3. Erosion control measures to meet the City requirements shall be provided. 4. Source control measures shall be documented in accordance with the King County Pollution Prevention manual. 5. The current City of Renton Surface Water Standard Plans that shall be used in all onsite drainage submittals. The current City of Renton Standard details are available online at the City of Renton website. 6. The development may be subject to a surface water system development charge (SDC) fee. Fees will be charged based on the rate at the time of construction permit issuance. 7. The 2025 Surface water system development fee is $0.94 per square foot of new impervious surface, but no less than $2,350.00. a. The full schedule can be found here. TRANSPORTATION COMMENTS 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 an interior remodel that does not involve a building addition, it is exempt from dedications or right-of-way improvements. 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 that meets City of Renton guidelines is required at the land-use submittal. If the result of the study yields 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 net new pm peak hour person vehicle trips is $8,031.94 per trip. GENERAL COMMENTS 1. All proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000139 5 2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right- of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. a. Show all retaining walls on profile view. No walls shall be greater than 6’. 3. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults will require a separate building permit. Structural calculations and plans prepared by a licensed engineer will be required as part of the building permit review. 4. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements: a. Provide rim and invert elevations on all drainage and sewer structures. b. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required except for water lines which require 10-ft horizontal and 1.5-ft vertical. c. The stormwater line should be minimum 5 feet away from any other structure or wall or building. d. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 5. All civil construction 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. 6. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 7. 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 click the link here for the current development fee schedule. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000139 6 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. 25-000139 FROM: Alex Morganroth, Principal Planner SUBJECT: Iden’s Dealer Services TI 102 Lake Ave S APN 380600045 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, 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 102 Lake Ave S near the intersection of Rainier Ave S and S Tobin St. The project site (APN 380600045) totals 20,947 sq. ft. (0.48 acres) and is located within the Commercial Arterial (CA) zoning classification and Urban Design District D overlay district. The site has a Comprehensive Plan land use designation of Commercial Mixed Use (CMU). The applicant is proposing to operate a Small Vehicle Service and Repair use within an existing 8,100 sq. ft. building on the site. The building would house office space, warehouse space, and wash/install/detail bays, and a customer reception area. The applicant has also proposed a new perimeter fence around the associated surface parking lot on the site. Access to the site would be taken from the existing driveway off Lake Ave S. A second driveway off of the improved ROW to the north of the side would also remain. COR maps indicates the presence of a high seismic hazard and Downtown Wellhead Protection Area Zone 2 on the site. No trees or vegetation is proposed for removal. Current Use: The project site is currently developed with a vacant 8,100 sq. ft. prefabricated steel building. 1. Zoning/Land Use: The subject property is located within the Commercial Arterial (CA) zoning classification in Urban Design District D. The purpose of the CA zone 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. The proposed use is classified as ‘Small Vehicle Service and Repair’ per RMC 4-11-220. The use ‘Small Vehicle Service and Repair’ requires an Administrative Conditional Use Permit in the CA zone and is subject to the following conditions per RMC 4-2-080.A.2. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000139 7 All operations shall be conducted entirely within an enclosed structure. a. Vehicles shall only be held on the property while being serviced and shall have an active repair or service invoice that shall be made available to the City upon the City’s request. b. Vehicle storage before or after service shall not be allowed. Vehicles held on the site shall be subject to the screening and landscaping provisions in RMC 4-4-120, Storage Lots – Outside, unless enclosed within a building. c. Vehicle holding areas shall count toward the maximum lot coverage standard of the zone. d. Any overnight vehicle parking accessory to this use shall not be located in the front setback or in a side setback along a street. Additionally, in the CN or CV Zone, this use shall be associated with a gas station. 2. Conditional Use (Administrative): A conditional use is a land use which may be permitted within a zoning district following review by staff to establish conditions mitigating impacts of the use and to assure compatibility with other uses in the district (RMC 4-9-030). Staff will consider the following criteria when reviewing a request for a conditional use permit: 1. Consistency with Plans and Regulations: The proposed use shall be compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the zoning regulations and any other plans, programs, maps or ordinances of the City of Renton. 2. Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited for the proposed use. 3. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. 4. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. 5. Parking: Adequate parking is, or will be made, available. 6. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. 7. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. 8. Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent properties from potentially adverse effects of the proposed use. 3. Development Standards: The project would be subject to RMC 4-2-120A, “Commercial Development Standards” effective at the time of complete application (noted as “CA standards” herein). Building Standards – The CA standards permit a maximum lot coverage for buildings to be 65% of the total lot area or 75% if parking is provided within the building or within an on-site parking garage. The allowed height is 50 feet (50’) except 70 feet (70’) for vertically mixed-use building (commercial and residential). Heights may exceed the zone’s maximum height with a Conditional Use Permit. In no case shall building height exceed the maximum allowed by the Airport Related Height and Use Restrictions for uses located within the Airport Influence area and Safety Compatibility Zones. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the CA zone are: minimum front yard and secondary front yard: 15 feet; maximum front yard and secondary front yard: 20 feet; minimum side yard: none, except 15 feet (15’) if lot abuts a lot zoned residential; minimum rear yard: none, except 15 feet (15’) if lot abuts or is adjacent to a lot zoned CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000139 8 residential. In no case shall a structure over 42 inches (42”) in height intrude into the 20-foot (20’) clear vision area defined in RMC 4-11-030. No changes are proposed to the existing building footprint. The existing building is set back approximately six feet (6’) from the Lake Ave S ROW (front yard), approximately 42 feet (42’) from the east property line (rear), approximately 20 feet (20’) from the side property line adjacent to a residential zone (north) and approximately 34 feet (34’) from the other side property line (south). Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. If applicable, the application would need to include elevations and details for the proposed methods of screening. 4. Nonconforming Structures: The cost of alterations, remodels, or renovations of a legal nonconforming structure, except single family dwellings, shall not exceed an aggregate cost of forty percent (40%) in twelve (12) months or sixty percent (60%) in forty-eight (48) months of the value of the structure, based upon its most recent assessment or appraisal, unless the changes make the structure more conforming, or are used to restore to a safe condition any portion of a structure declared unsafe by the Buil ding Official. Mandatory improvements for fire, life safety or accessibility, as well as replacement of mechanical equipment, do not count towards the cited monetary thresholds. Alterations, remodels, or restoration work shall not result in or increase any nonconforming condition unless permitted by RMC 4-10-050A.4, Limits on Enlargement. 5. Nonconforming Site Development Standards: For remodels or other alterations of an existing structure made within any three (3) year period which together exceed one hundred percent (100%) of the assessed or appraised value of the existing structure, the site shall be brought into compliance with t he current development regulations. For remodels or other alterations within any three (3) year period which exceed thirty percent (30%) of the assessed or appraised value, but do not exceed one hundred percent (100%), proportional compliance shall be required, as provided below. Remodels or other alterations within any three (3) year period that do not exceed thirty percent (30%) of the assessed or appraised value shall not be required to comply with the nonconforming site development requirements. Mandatory improvements for fire, life safety or accessibility, as well as replacement of mechanical equipment, do not count towards the cited monetary thresholds. 6. Proportional Compliance: The required physical site improvements to reduce or eliminate the nonconformity of the site shall be established by the following formula: 1. Divide the dollar value of the proposed structure improvements, excluding mechanical equipment and mandatory improvements for life, safety, or accessibility, by the assessed or appraised value of the existing structure(s). 2. The monetary value of that percentage is then multiplied by ten percent (10%). 3. The dollar value of this equation is then applied toward reducing the nonconformities. Example: • Value of existing structure(s) equals $100,000; • Value of proposed improvements equals $20,000; • 10% multiplied by $20,000 equals $2,000; • $2,000 would be applied toward reducing the nonconformities. 4. The Department shall determine the type, location and phasing sequence of the proposed site improvements. 7. Parking/Access: Parking for vehicle service and repair (large and small vehicles) use require a minimum and maximum of 2.5 paved parking per 1,000 sq. ft. of net floor area. Refer to RMC 4-4-080F for standard stall and aisle dimensions. Standard surface parking spaces are 9 feet by 20 feet. Compact spaces are 8.5 feet by 16 feet and limited to 30 percent (30%) of total spaces. The minimum aisle width for 90 degree spaces is 24 feet. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000139 9 Accessible parking shall be provided per the requirements of the Washington State Barrier Free Standards as adopted by the City of Renton. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. Bicycle parking shall be provided for all non-residential developments that exceed four thousand (4,000) gross square feet in size. The number of bicycle parking spaces shall be equal to ten percent (10%) of the number of required off-street vehicle parking spaces. Each bicycle parking space shall be at least two feet (2') by six feet (6'), with no less than an overhead clearance of seven feet (7'). Bicycle parking shall be conveniently located with respect to the street right-of-way and must be within fifty feet (50') of at least one main building entrance, as measured along the most direct pedestrian access route. Please review RMC 4-4-080F.11.b-c for further general and specific bicycle parking standards. Upon a change of use, if the number of stalls needed for the new use exceeds the actual number of legally existing stalls on site by a percentage equal or greater than shown in the chart below, all of the stalls required of the new use shall be provided. Existing Stalls Percentage Threshold 1 – 10 140% 11 – 30 130% 31 – 60 120% 61+ 110% Access to the site would remain via the two (2) existing driveways, including one off of Lake Ave S and one off the improved ROW to the north of the site. The applicant did not indicate the amount of parking available for the proposed use. The applicant will be required at the time of land use application to provide a parking analysis of the subject site with calculations based on required parking ratios based on use. The analysis would include dimensions of stalls and drive aisles. Please refer to RMC 4-4-080F.8 and 9 for parking stall and aisle width standards. Compliance with parking requirements would be verified at the time of land use application review. 8. Urban Design: The project is subject to RMC 4-3-100, Urban Design Regulations effective at the time of application. Exterior modifications such as facade changes, windows, awnings, signage, etc., shall comply with the design requirements for the new portion of the structure, sign, or site improvement. The project is located within Urban Design District D. Interior remodels of existing buildings or structures are exempt from these requirements provided the alterations do not modify the building facade. 9. Landscaping: With the exception of 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 in the ROW planter will also be required. Landscaping may include hardscape such as decorative paving, rock outcroppings, founta ins, plant containers, etc. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060, Street Standards. Street trees and, at a minimum, groundcover are to be located in this area when present. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right-of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, streetlights, utility poles, traffic signs, CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000139 10 fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small-sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center. All changes in the use of a property or remodel of a structure that requires improvements equal to or greater than 50 percent (50%) of the assessed property value trigger landscaping requirements. All landscaping shall meet the requirements of RMC 4-4-070, Landscaping. Compliance with requirements would be verified at the time of land use application review. 10. Significant Tree Retention: A review of COR Maps shows that there is one mature tree on the site at the southwest corner. 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 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000139 11 Interior remodels, not involving a building addition, are not required to meet minimum tree credit requirements. No trees are proposed for removal. Compliance with requirements would be verified at the time of land use application review. 11. Fences/Walls: 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. It is unclear what the proposed height and design of the fences are. Compliance with requirements would be verified at the time of land use application review. Refuse and Recyclables: All new developments for commercial uses shall provide on-site refuse and recyclable deposit areas and collection points for collection in compliance with RMC 4-4-090, Refuse and Recyclables Standards. These areas shall not be located within required setbacks or landscaped areas and shall not be located in a manner that hauling trucks obstruct pedestrian or vehicle traffic on -site or project into public right-of-way. The size of these areas shall be dependent on the size and number of the proposed uses. A refuse and recyclable collection area is not shown. Full compliance will be determined at the time of Land Use Application. 12. Critical Areas: According to COR Maps, a high seismic hazard area and Downtown Wellhead Protection Area Zone 2 is located on the site. Development within high seismic hazard areas may require a geotechnical study completed by a licensed professional. If any fill is proposed to be brought on the site, a fill source statement would be required. Depending on the scope of interior work, a geotechnical report may be required addressing seismic issues as the building is within the high seismic hazard area. It is the applicant’s responsibility to ascertain whether any critical areas or environmental concerns are present on the subject property prior to development and/or construction. 13. Environmental Review: The proposal would require environmental review pursuant to the State Environmental Policy Act (SEPA). The project is a change of use that is greater than 4,000 square feet in an existing building that exceeds 4,000 square feet and therefore WAC 197-11-800(3) does not apply. An Environmental Checklist must be submitted with the proposal and the City’s Environmental Review Committee is required to issue a Threshold Determination prior to any issuance for permits on the site. 14. Permit Requirements: The proposal requires Environmental Review and an Administrative Conditional Use Permit. The 2025 fees would total $3,897.60 ($1,856.00 Administrative Conditional Use Permit Review + $1,856.00 Environmental Review + $185.60 Technology Fee (5%) = $3,897.60). Each modification request is $299.00. All fees are subject to change. Other 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. 15. Public Notice Requirement: Public Information Signs are required for all Type II and Type III Land Use Permits as classified by RMC 4-8-080, Permit Classification. 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. 16. Fees: In addition to the applicable building and construction fees, impact fees would be required. The fee in effect at the time of building permit issuance will apply. When an existing structure or building or portion CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000139 12 thereof has been vacant for less than three (3) years, the impact fee shall be the applicable impact fee for the land use category of the new use, less any impact fee previously paid for the land use category of the prior use. If no impact fee was paid for the prior use, the impact fee for the new use shall be reduced by an amount equal to the current impact fee rate for the prior use. When an existing structure or building or portion thereof has been vacant for a period of three (3) years or more, the impact fee shall be the applicable impact fee for the land use of the new category; there shall not be a deduction of the impact fee that was or was not previously paid for the land use category of the prior use. 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=CityofRenton. 17. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-screened virtually prior to submitting the complete application package. Please contact Alex Morganroth, Principal Planner, at 425-430-7219 or amorganroth@rentonwa.gov to schedule a virtual prescreen appointment. 18. Expiration: Once the Conditional Use Permit application has been approved, the applicant has two (2) years to comply with all conditions of approval and to apply for any necessary permits before the approval becomes null and void. A single two-year extension may be granted for good cause by the Hearing Examiner. It is the responsibility of the applicant to monitor the expiration date(s). CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000139 13 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. 25-000139 FROM: Rob Shuey, Building Official SUBJECT: Iden’s Dealer Services TI 102 Lake Ave S APN 380600045 Will architectural drawing be required for these minor alterations? As the building is greater than 5000 square feet the building plans are required by state law to be prepared and stamped by a licensed architect. Are separate permits required for the addition of warehouse racking? A separate building permit and structural calculations are required for warehouse racking. What, if any, are the fire suppression requirements? Please contact Renton Regional Fire Authority for fire suppression requirements. We plan to install security fencing around the perimeter of the property – will there be a permit required for this work? Security fencing requires review and approval by the planning department. If the fence is over six feet in height a building permit is required. *This project will require a change of occupancy classification from a Group B/S occupancy to a Group F-1 occupancy, and a new Certificate of Occupancy is required prior to occupancy. This will require building plans prepared and stamped by a licensed 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.