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HomeMy WebLinkAboutMeeting Summary PR25-000297DEPARTMENT 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 Blac Raye LLC Change of Use 355 Rainier Ave N, Renton, WA 98057 (APN 4204400120) PRE25-000297 October 2, 2025 Contact Information: Planner: Ashley Wragge, 425-430-7314, awragge@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 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). DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 2nd, 2025 June 20, 2011 TO: Ashley Wragge, Assistant Planner FROM: Heather Bray, Civil Plan Reviewer SUBJECT: Blac Raye LLC Change of Use 355 Rainier Ave N PRE25-000297 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 355/357 Rainier Ave N. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. TRANSPORTATION COMMENTS 1. Applicant is proposing (3) perpendicular customer parking stalls in front of Rainier Ave N that would obstruct the public sidewalk. Averaging 15 to 17 feet from back of walk to face of building, there is not enough egress for vehicle with this configuration. However, parallel parking is an allowed configuration within the public right-of-way. a. A revocable right-of-way permit application will be required for any business requesting to use the right-of-way for parking. See Right-of-Way Permit process located here for more information. Include these pre-application notes with the justification request letter. 2. Applicant is proposing (3) perpendicular and (2) parallel customer parking stalls in front of NW 3rd Pl. a. A revocable right-of-way permit application will be required for any business requesting to use the right-of-way for parking. See Right-of-Way Permit process located here for more information. Include these pre-application notes with the justification request letter. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000297 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 2, 2025 TO: Pre-Application File No. PRE25-000297 FROM: Ashley Wragge, Assistant Planner SUBJECT: Blac Raye LLC Change of Use 355 Rainier Ave N, Renton, WA 98057 (APN 4204400120) 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 change of use to convert an estimated 2,980 square feet of commercial space, in an approximately 4,204 square foot building, into two (2) separate on-site services at 355 and 357 Rainier Ave N (APN 4204400120). One of the proposed businesses is an 880 square foot spa (357 Rainier Ave N). The other proposed business is a 2,100 square foot barber shop (355 Rainier Ave N). One existing tenant (Angry Squid Ink) is proposed to remain within the building. The site is within the Commercial Mixed Use (CMU) Comprehensive Land Use Designation, the City Center Community Planning Area, and is zoned Commercial Arterial (CA). The project site totals 5,440 square feet (0.12 acres) and is a corner lot that has frontage on both Rainier Ave N and NW 3rd Pl. The pre- application submittal materials include eight (8) proposed parking spaces along the building frontage with the right-of-way of Rainier Ave N and NW 3rd Pl, tandem parking on site for four (4) parking stalls, and two (2) parking stalls on the abutting property at 100 NW 3rd Pl (APN 4204400115). The submitted materials do not indicate the extent of improvements proposed to the interior of the structure, and no exterior changes to the site are proposed. According to the City of Renton (COR) Maps, the site has regulated slopes (>15% & <=40%). Current Use: The subject parcel is currently partially occupied by a screen print shop and vacant commercial tenant spaces. 1. Zoning /Land Use Designation, and Overlays: The property is located within the Commercial Arterial (CA) zone, Commercial Mixed Use (CMU) land use designation, City Blac Raye LLC Change of Use Page 2 of 6 October 2, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000297 Center Community Planning Area, and the Urban Design District D. 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. On-site services is a permitted use in the Commercial Arterial (CA) zone. 2. Development Standards: The project would be subject to Renton Municipal Code (RMC) 4-2-120A, “Development Standards for Commercial Zoning Designations” (noted as “CA standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size required in the CA zone is 5,000 square feet. There are no minimum lot width or depth requirements. The existing lot area is 5,440 square feet, which exceeds the minimum lot size requirements. No changes are proposed to lot size, lot width or lot depth. Setbacks – Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the CA zone are as follows: minimum 15-foot front yard setback and maximum 20-foot front yard setback; minimum 15-foot secondary front yard setback and maximum 20-foot secondary front yard setback; and no minimum or maximum rear yard setback. 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 and Impervious Surface Coverage – The maximum building height requirement for the CA zone is 50 feet, except 70 feet for vertically mixed use buildings. At the time of formal application, the applicant would be required to provide elevation data to verify the project does not impact the FAR Part 77 surface area (only if changes to the building height or footprint are proposed). The building height and coverage requirements would be verified at the time of formal application. Screening – Screening must be provided for all surface-mounted and rooftop utility and mechanical equipment. See RMC 4-4-095, “Screening and Storage Height/ Location Limitations” for specific requirements. Conformance would be determined at the time of building permit application review. 3. Refuse and Recycling Areas: All new and infill commercial development, as well as other nonresidential uses, must meet the refuse and recycling areas 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 applicant would 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 Blac Raye LLC Change of Use Page 3 of 6 October 2, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000297 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. 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. 6. Parking: Parking for vehicles and bicycles, loading areas, and driveways shall be provided in accordance with the provisions of the current parking regulations of RMC 4- 4-080 “Parking, Loading, and Driveway Regulations.” Upon a change of use and except when located in a shopping center, 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 table below, all of the stalls required of the new use shall be provided. However, upon a change of use to any of the following uses, the new use shall provide the total number of parking stalls required without the exception described above: (a) Residential uses; (b) Offices, general; (c) Conference centers; and (d) Movie theaters. Existing Stalls Percentage Threshold 1 – 10 140% 11 – 30 130% 31 – 60 120% 61+ 110% Blac Raye LLC Change of Use Page 4 of 6 October 2, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000297 For example, if the calculated number of stalls needed for a retail store equals fifteen (15) and only ten (10) stalls legally exist on site, then all fifteen (15) stalls shall be provided because the percentage difference between the number of stalls needed for the new use and the number of existing stalls on site exceeds one hundred forty percent (140%) [1.40 x 10 = 14]. The following ratios would be applicable to the site: Use Ratio Square footage proposed Required Spaces Retail sales and wholesale retail sales 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. 770 2 Services, on-site A minimum and maximum of 3.0 per 1,000 square feet of net floor area. 2,980 9 The required parking is 11 parking spaces. The project proposal does not meet parking minimums. Compliance with the parking regulations would be verified at the time of formal application. Modification of either the minimum or maximum number of parking stalls for a specific development requires written approval from the Department. i. A twenty-five percent (25%) reduction or increase from the minimum or maximum number of parking spaces may be granted for nonresidential uses through site plan review if the applicant can justify the modification to the satisfaction of the Administrator. Justification might include, but is not limited to, quantitative information such as sales receipts, documentation of customer frequency, and parking standards of nearby cities. ii. In order for the reduction or increase to occur the Administrator must find that satisfactory evidence has been provided by the applicant. Modifications beyond twenty- five percent (25%) may be granted per the criteria and process of RMC 4-9-250D2. If sufficient parking is not available on the premises of the use, a private parking area may be provided off-site. Off-site parking shall be within seven hundred fifty feet (750') of the building or use if it is intended to serve nonresidential uses. Parking lot design standards can be found in RMC 4-4-080F. 7. Access/Driveways: Current access appears to be taken from NW 3rd Pl and Rainier Ave N. No changes to access or existing driveways are proposed. There shall be no more than one (1) driveway for each one hundred sixty-five feet (165') of street frontage serving any one (1) property or among properties under unified ownership or control. Driveways shall Blac Raye LLC Change of Use Page 5 of 6 October 2, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000297 not be closer than five feet (5') to any property line, except in the case of a joint use driveway. Driveway width (aggregate width if more than one (1) driveway exists) shall not exceed forty percent (40%) of the street frontage. The width of any driveway shall not exceed thirty feet (30') exclusive of the radii of the returns or the 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. 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 at RMC 4-3-100. 9. Critical Areas: The project site is mapped with regulated slopes (>15% & <= 40%) on the west side of the parcel. A geotechnical study may be required at the time of building permit application. It is the applicant’s responsibility to determine whether any other critical areas are present on the site prior to formal land use application. 10. Environmental Review: Tenant improvements and changes of use less than 4,000 square feet are categorically exempt from Environmental (SEPA) Review except for lands covered by water or critical areas as designated in RMC 4-9-070H.2. 11. Permit Requirements: The proposal would likely require building permits (Tenant Improvement) and a Parking Modification if the minimum and maximum parking spaces are not provided. The modification application review is a Type I administrative land use permit and would be processed within 6 to 8 weeks. The 2025 modification fee is $299.00 (plus a 5% Technology Surcharge Fee) is due at time of application. All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s Permit Center website (www.Rentonwa.gov). The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. 12. 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. 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 per 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 to submit prescreen materials and subsequent land use application. Blac Raye LLC Change of Use Page 6 of 6 October 2, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000297 15. Expiration: Upon approval, a modification is valid for two years. A single one (1) year extension may be requested pursuant to RMC 4-9-250. It is the responsibility of the owner to monitor the expiration date.