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HomeMy WebLinkAboutPRE25-000398_Meeting SummaryDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.gov PREAPPLICATION MEETING FOR Sunny Space LLC Car Cleaning Plan 1000 Garden Ave N (APN 0823059231) PRE25-000398 December 18, 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). Sunny Space Car Cleaning PRE25-000398 Page 1 of 1 December 18th, 2025 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: December 18th, 2025 TO: Ashley Wragge, Assistant Planner FROM: Heather Bray, Civil Plan Reviewer SUBJECT: Sunny Space Car Cleaning Mobile Rinse-less Car Detailing PRE25-000398 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 for a mobile rinse-less car detailing business. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. COMMENTS 1) Wastewater associated with the business shall not be discharged into any public or private storm drainage system, including manholes, cleanouts, and catch basins, under any circumstances. 2) Any waste and discharge associated with business operations shall be disposed of at an approved King County Waste Facility, or at a location pre-designated by the applicant that demonstrates compliance with City of Renton and King County waste and discharge requirements. 3) There shall be a spill prevention plan and kit on-site at all times. 4) Vehicles being actively serviced and operational equipment shall be covered under a canopy to prevent any discharge to the storm drainage system. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000398 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: December 18, 2025 TO: Pre-Application File No. PRE25-000398 FROM: Ashley Wragge, 425-430-7314, awragge@rentonwa.gov SUBJECT: Sunny Space LLC Car Cleaning Plan 1000 Garden Ave N (APN 0823059231) 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 pre-application materials indicate that the proposal is to determine an appropriate zone and possible regulations for a rinse less exterior car cleaning. The applicant contends that Renton Municipal Code (RMC) 4-2-060, Zoning Use Table, does have a use that adequately align with rinse less exterior car cleaning given the definition of car wash involves a permanent structure, and it is principally used for washing cars. The applicant proposes the rinse less exterior car cleaning with biodegradable eco-friendly soap with no site discharge using less than two (2) gallons of water to be considered as an accessory use in a commercial zoning since they intend to provide their services while the customer is engaged in their primary activity. The applicant proposes to have a portable table near the entrance of the primary building. No locations have been determined; however, the project address provided was the Lowes at 1000 Garden Ave N (APN 0823059231). This property is zoned Urban Center-2 (UC-2), and Lowes is an example of a business the applicant would like to partner with. 1. Zoning /Land Use Designation, and Overlays: No specific locations are selected yet since the applicant is seeking guidance on what zones the rinse less exterior car cleaning would be permitted to operate. Per RMC 4-11- 190 “Definitions S,” off-site services are defined as establishments primarily engaged in providing individual or professional services at the customer’s home or place of business. Examples of off-site services include, but are not limited to, temporary Sunny Space LLC Car Cleaning Plan Page 2 of 3 December 18, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000398 employment services, janitorial services, and professional house cleaner services. This definition excludes social service organizations and on-site services. The proposed rinse exterior car cleaning use would be considered an off-site services use. Off-site services are a permitted use in all three industrial uses (IL, IM, and IH). In addition, off-site services are a permitted use in the Commercial Arterial (CA) zone. A temporary use permit allows a use on private or public property on a short-term basis. Such uses may be allowed subject to modified development standards which would not be appropriate for permanent uses in the zoning designation. A Type II Temporary Use permit, and a determination on if the use would be allowed as an accessory use, may be applied for in zones where off-site services are limited or prohibited. More information on Temporary Use Permits can be found in RMC 4-9- 240. 2. Criteria for Determining Permit Type: The Administrator shall consider the following factors in determining the tier level for each activity: consistency with the underlying zone, impact on surrounding zones, length of period of time for duration of activity, and hours of operation. Projects subject to SEPA are processed differently. 3. Submittal Requirements and Application Fees: Submittal requirements and application fees shall be as listed in RMC 4-8-120C, Land Use Applications, and the City of Renton Fee Schedule Brochure. 4. Public Notice and Comment Period: Public notice and comment period shall be as listed in RMC 4-8-090, Public Notice Requirements. 5. Application Process, Review Authority, and Decision Criteria: The Community and Economic Development Administrator, in consultation with appropriate City departments, will review and decide upon each application for a temporary use permit. The Administrator may approve, modify, or condition an application for a temporary use permit. The Administrator may approve, deny, modify, or condition an application for a temporary use permit, based on consideration of the following factors: 1. The temporary use will not be materially detrimental to the public health, safety, or welfare, nor injurious to property or improvements in the vicinity of the temporary use; and 2. Adequate parking facilities and vehicle ingress and egress are provided to serve the temporary use and any existing uses on the site; and 3. Hours of operation of the temporary use are specified, and would not adversely impact surrounding uses; and 4. The temporary use will not cause nuisance factors such as noise, light, or glare which adversely impact surrounding uses; and 5. If applicable, the applicant has obtained the required right-of-way use permit. 6. Conditions of Approval: The Administrator may establish conditions as may be deemed necessary to ensure land use compatibility and to minimize potential impacts on nearby uses. These include, but are not limited to, requiring that notice be given to adjacent/abutting property owners prior to approval, time and frequency of operation, Sunny Space LLC Car Cleaning Plan Page 3 of 3 December 18, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000398 temporary arrangements for parking and traffic circulation, requirement for screening or enclosure, and guarantees for site restoration and cleanup following temporary uses. Each site occupied by a temporary use shall be left free of debris, litter, or other evidence of the temporary use upon completion of removal of the use. Should the Administrator determine that information has been provided to the City which was false, incomplete, or has changed, such that the decision criteria are incorrect, false, or have not been met, or the temporary use actually being used is different than or greater than that applied for, or if the use itself is a nuisance, unhealthy, unsafe or poses a substantial risk of harm to persons or property, then the Administrator may revoke the temporary use permit upon ten (10) days’ written notice, unless an emergency exists, in which case the Administrator may declare such an emergency and immediately revoke the temporary use permit. 7. Permit Requirements: The proposal would require a Tier II Temporary Use Permit. A Tier II Temporary Use Permit application would be reviewed in an estimated time frame of 6- 8 weeks once a complete application is accepted. The 2026 application fee for a Tier II Temporary Use Permit is $244. There is an additional 5% technology fee at the time of land use application. Other Permits/Approvals – The temporary use may also require permits and inspections from both the Fire Department and/or Development Services Division to ensure that the temporary use is in compliance with Fire/Building Codes. Detailed information regarding the land use permit application submittal requirements can be found online under the Submittal Requirements documents. 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. 8. 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. 9. 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 at awragge@rentonwa.gov to submit prescreen materials and subsequent land use application. 10. Expiration: A temporary use permit is valid for up to one year from the effective date of the permit, unless the Administrator establishes a shorter time frame. The applicant can request that a permit be valid beyond one year and for up to five (5) years at time of application or prior to permit expiration. Extension requests do not require additional fees and shall be requested in writing to the Community and Economic Development Administrator. It is the applicant’s responsibility to monitor the expiration dates.