HomeMy WebLinkAboutPRE_PRE25-000013_Staff Comments_250220_V1DEPARTMENT 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
3 Plus Empire
2900 Lind Ave SW
PRE 25-000013
February 20th, 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: February 14, 2025
TO: Mariah Kerrihard, Associate Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: 3 Plus Empire Cannabis Grow Facility
1. No fire impact fees are applicable as this was a similar use previously.
2. Approved fire sprinkler and fire alarm systems are required throughout all the
buildings. The existing fire alarm and fire sprinkler systems shall be modified
as necessary to accommodate the new walls and ceiling as applicable.
Separate plans and permits required by the fire department.
3. Any future proposed processing or extraction facilities shall comply with Chapter 39
of the International Fire Code.
THE DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: February 17th, 2025
TO: Mariah Kerrihard, Planner
FROM: Huy Huynh, Civil Engineer II
SUBJECT: Plus Empire
2900 Lind Ave SW
PRE25-000013
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)
1253790010. 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 78 psi at ground elevation of 18-feet.
2. There is an existing looped water main around the proposed development as follows (see record
drawings WTR2700192):
• There is an existing 16-inch transmission main within Lind Ave SW that can delivery a
maximum flow capacity of 7,000 GPM (see water plan no. W-199712)
• There is an existing 12-in distribution main along SW 29th St within the property that can
deliver a maximum flow capacity of 5,600 GPM (see water plan no. W-019222)
• There is an existing 10-in distribution main east of the property within an easement that can
deliver a maximum flow capacity of 3,700 GPM (see water plan no. W-05002)
• There is an existing 8-in distribution main south of the property within an easement that can
deliver a maximum flow capacity of 2,200 GPM (see water plan no. W-177301)
3. There is one existing 1-1/2”-inch domestic water meter and water lateral serving the property
(facility ID number MTR-002762 and LAT-002347) connected to the existing 16” water main within
Lind Ave SW (located north of the driveway middle along Lind Ave SW)
• There is an existing 2” RPBA (reduced pressure backflow assembly) for premise isolation
within the mechanical room.
4. There is an existing 1-1/2-inch irrigation meter and lateral serving the property connected to the
existing 16-inch water main within Lind Ave SW (located south of the water meter and service)
• There is an existing 1-1/2” DCVA (double check valve assembly) for irrigation services
adjacent to the irrigation meter.
5. There is an existing fire meter, and 8-inch fire lateral connected to a 10” branch from the 16” water
main within Lind Ave SW (located north of the center driveway). Applicant to confirm if the fire
meter is a single detector check valve or a double detector check valve (DCDA).
• If a single detector check valve, it must be replaced with a double detector check valve
(DCDA) per COR Std plan 350.3
6. There are several existing fire hydrants within 300-feet of all points of the property. Including but not
limit to:
• HYD-SW-00309
• HYD-SW-00308
• HYD-SW-00317
• HYD-SW-00217
• HYD-SW-00835
• HYD-SW-00457
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.
7. Installation of a “Storz” adapter on the existing hydrants if they are not already equipped with one.
8. Water system alteration/improvement is not anticipated with this tenant improvement proposal,
except as noted for line item #5.
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 North to South located in Lind Ave SW (record
drawing S-199706). There is an 8-inch PVC gravity wastewater main running East to West serving the
parcel (record drawing S-199706). There is an existing 8 inch PVC sewer stub serving the parcel (record
drawing S-177301).
3. 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 exterior to 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 net new pm peak
hour person vehicle trips is $8,031.94 per trip.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2025\PRE25-000013
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: February 20, 2025
TO: Pre-Application File No. 25-000013
FROM: Mariah Kerrihard, Associate Planner
SUBJECT: 3 Plus Empire – 2900 Lind Ave SW, UNIT B
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 on the east side of Lind Ave SW at 2900
Lind Ave SW, Unit B (APN 1253790010). The project site totals 188,862 square feet (4.34
acres) in area and is zoned Heavy Industrial (IH). The site currently contains a vacant
warehouse in Unit B and a I-502 Tier 3 marijuana production and processing facility in Unit
A. The pre-application materials indicate that the proposal is for a tenant improvement and
to remodel the interior of the existing vacant warehouse space for an office and marijuana
producing facility. The first floor would be comprised of offices, breakroom, bathrooms, and
grow areas. All proposed improvements would be interior to the tenant space, no exterior
site improvements are proposed. According to City of Renton (COR) Maps, the site in located
in a high seismic hazard area.
Current Use: According to King County Department of Assessments, the property currently
contains an existing 78,752 square foot warehouse structure which is proposed to be
retained.
1. Zoning /Land Use Designation, and Overlays: The project would be subject to RMC 4-
2-130A, “Development Standards for Industrial Zoning Designations” (noted as “IH
standards” herein). Marijuana producers and processors are outright permitted in the
IH zone as a Heavy Industrial use, provided they are located entirely within a
permanently enclosed structure with a roof.
2. Development Standards:
3 Plus Empire
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Lot Coverage – There is no minimum lot coverage requirement within 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 building additions are proposed as part of the proposed change of use to a
marijuana producers and processors operation.
Building Height – The maximum building height requirement within the IH zone is 50 feet.
Heights may exceed maximum with a Conditional Use Permit. No changes are
proposed to the existing building height.
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
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
3 Plus Empire
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Total Number of
Parking Stalls
Minimum
Landscape Area
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 table provides parking ratios for the proposed use(s):
Use Gross Square
Footage of Use Ratio Required
Spaces
Warehouses
and indoor
storage
buildings
Not known Min and Max: 1 space / 1,500 SF Min/Max: not
known
Office,
general Not known
Min: 2 spaces / 1,000 SF
Max: 4.5 spaces / 1,000 SF
Min: not
known
Max: not
known
It is unclear the amount of net square feet dedicated to each use. The applicant will
be required at the time of land use application to provide a parking analysis of the
subject site (including the parking requirements for all uses on the site) with
calculations for net square footage. Net square footage is the total floor area of a
building, excluding stairwells, elevator shafts, mechanical equipment rooms, interior
vehicular parking or loading, and all floors below the ground floor, except when used for
human habitation or service to the public. See RMC 4-4-080 for more details. The existing
3 Plus Empire
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onsite ADA parking and landings will also be reviewed. Additional parking spaces,
restriping and ramps may be required.
Additionally, the proposal will need to include bicycle parking based on 10 % of the
required number of parking stalls. 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 provided for secure extended use and shall protect the entire bicycle and
its components and accessories from theft and weather. Acceptable examples include
bike lockers, bike check-in systems, in-building parking, and limited access fenced areas
with weather protection. 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.
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.
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.
7. Access/Driveways: There are existing driveway access curb cuts off Lind Avenue SW
and SW 29th Street. If during Land Use Review 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. Due to the project proposal of 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.
8. Critical Areas: The site is located in a High Seismic Hazard Area. Additionally,
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
3 Plus Empire
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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. There is an additional 5% technology fee at the time of land
use application. Detailed information regarding the land use application submittal is
provided in the attached handouts.
In addition to the required land use permits, separate construction, building and
sign permits may be required.
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, Site Plan (Hearing Examiner), 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 (see land use forms on City website). The
applicant is solely responsible for the construction, installation, maintenance, removal,
and any costs associated with the sign.
13. 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:
• 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;
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 Mariah Kerrihard, Associate Planner, at 425-430-7238 or
mkerrihard@rentonwa.gov to submit prescreen materials and subsequent land use
application.
1
Mariah Kerrihard
From:Robert Shuey
Sent:Thursday, January 30, 2025 8:14 AM
To:Mariah Kerrihard
Subject:PRE25-000013 • Building Review - Pre App/Pre Sub • Pre-Application Meeting Submittal
v1
Follow Up Flag:Follow up
Flag Status:Flagged
Categories:PRE-APPS
Please see my comment below:
1. This proposal is a change of occupancy classification from an S occupancy to an F-1 occupancy. A
building permit is required for a change of occupancy classification. This will require building plans be
prepared by an 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.
Thank you,
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