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HomeMy WebLinkAboutPre-app Mtg Summary - 26-000092.pdfCityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000092 1 PRE-APPLICATION MEETING FOR Warespace PRE26-000092 CITY OF RENTON Department of Community & Economic Development Planning Division March 26th, 2026 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Huy Huynh, 425-430-7484, hhuynh@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\2026\PRE26-000092 2 Renton Regional Fire Authority M E M O R A N D U M DATE: March 16, 2026 TO: Alex Morganroth, Principal Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: WareSpace 1. Fire impact fees probably won’t apply to this remodel of this building in that the occupancy is similar enough to the existing occupancy. This may change if things like retail sales are allowed. 2. No fire flow or fire hydrant requirement changes for this proposed remodel. 3. The existing building already has an approved fire sprinkler system. The building is at an advanced age (over 50) for a fire sprinkler system. We will require it be shown that the fire sprinkler system maintenance has conducted a proof sampling of the fire sprinkler heads as they are possibly over 50 years old to show they are still within serviceable life as required by the fire code . Also, all storage rack systems installed in the building require proper building permits and again proof that the existing fire sprinkler system can provide code compliant coverage to all proposed storage rack systems. The existing fire alarm system does not meet current fire code requirements and will have to be replaced and updated significantly. Current fire code requires full detection, full horns and strobes, full manual pull stations and full addressable fire alarm panels. Separate plans and permits are required for the installation/updates of the fire alarm and fire sprinkler systems. Plan review and permitting through the Renton Regional Fire Authority. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000092 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 24th, 2026 TO: Alex Morganroth, Planning FROM: Huy Huynh, Development Engineering SUBJECT: Ware Space Renton 700 Powell Ave SW PRE26-000092 I have reviewed the submittal for the project at 700 Powell Ave SW (KC Parcel ID: 2146100015). The applicant is proposing to convert an existing industrial/distribution building to multi-tenant commercial warehouse. EXISTING CONDITIONS Water Water service is provided by City of Renton. The project is within the City of Renton’s water service area in the Valley 196 hydraulic zone; the static water pressure is approximately 76 psi at ground elevation of 20-feet. There is a 12” water main located in SW 7th St that can provide 5,600 gallons per minute (see record drawing W-02390A. There is a 12” water main located in Powell Ave SW that can provide 5,200 gallons per minute (see record drawing W-023907). There is an existing 1.5” domestic lateral service and meter located at the North East corner of the site along SW 7th St (facility ID LAT- 015650 & MTR-016396) with a 1” double check valve assembly (DCVA) behind the meter. There is an existing 1.5” domestic water service and meter located at the South West corner of the site (facility ID LAT-008150 & MTR-003472). There is an existing 8” fire service lateral and meter located at the West of the property in Powell Ave SW (facility ID LAT- 015652 & MTR- 016397) with a 1.5” double check valve assembly (DCVA) in the existing fire sprinkler rise room for premise-isolation. There are multiple fire hydrants located within 300 feet of the proposed development: - HYD-SW-00133 - HYD-SW-00134 - HYD-SW-00064 - HYD-SW-00063 Sewer Sewer service is provided by the City of Renton. There is an existing 8” concrete sewer main located in SW 7th St. Reference COR Project File S-032306 in COR Maps for record drawings. There is an existing 10” concrete sewer main located in Powell Ave SW. Reference COR Project File S-012901 in COR Maps for record drawings. There are two sewer stubs located in Powell Ave SW that serve the parcel (record drawing S-012901) Storm There is an existing 60- inch PVC storm main located in SW 7th St (see record drawing D-357030). There is an existing 15-inch storm main located in Powell Ave SW (see record drawing D-136701). Streets SW 7th St is classified as a minor arterial street. Per the King County Assessor’s Map, the existing right of way width for SW 7th St is 80-feet along the project frontage. There is a 0.5’ curb, a 8’ planter, and 6’ sidewalk along the SW 7th St frontage. Powell Ave SW is classified as residential access street. Per the King County Assessor’s Map, the existing right of way width for Powell Ave SW is 60’. There is a 0.5’ curb and 10’ landscape strip along the project frontage. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000092 4 CODE REQUIREMENTS WATER 1. The applicant is required to verify that the following water main improvements have been installed and are sufficient to support domestic water supply and fire protection services for the proposed development, including but not limited to: a. City shows no record of an existing backflow prevention device for premise isolation. Applicant to confirm if there is existing reduced pressure backflow assembly (RPBA) for premise isolation to the building downstream of the water meter. If no RPBA exists, one must be installed behind the meter on private property per City Standards. The RPBA shall be installed inside an above ground, heated enclosure per City Standard Plan 360.1The RPBA may be located inside the building if a drainage outlet for the relie f valve is provided and the location is pre-approved by the City Plan Reviewer and City Water Utility Department. The backflow prevention assembly must be located adjacent to and behind a building exterior wall prior to the first water fixture if proposed to be interior of the building. b. City shows no record of an existing backflow prevention for fire services. Applicant to confirm if there is an existing detector double check valve assembly (DCDA) for the fire service. If no DCDA exists, one must be installed for backflow prevention to the building. The DCDA shall be installed on private property in an underground vault per City Standard Plan 350.3. The DCDA may be installed inside the building if it meets the conditions per City Standard Plan 360.5.The location of the DCDA inside the building must be pre -approved by the City Plan Reviewer and Water Utility. The backflow prevention assembly must be located adjacent to and behind a building exterior wall. If interior of the building the fire sprinkler riser room must have exterior access along the street to the existing water main that the fire lateral will connect to. c. Installation of off-site and on-site fire hydrants. The location and number of hydrants will be determined by the Fire Authority based on the final fire flow demand and final site plan. d. Installation of a “Storz” adapter on the existing hydrants if they are not already equipped with one. e. There is currently an existing fire hydrant within 50’ of the existing fire department connection (FDC) on Powell Ave SW. If a new FDC is proposed to be installed, a fire hydrant must be placed within 50’ of the new FDC. f. Verify that the size of the domestic water meter and service is in accordance with the most recent edition of the Uniform Plumbing Code. Domestic water meter with size 3 -inch or larger shall be installed in an exterior vault per standard plan no. 320.4. The meter vault shall be located within public right-of-way or within an easement on private property. g. Installation of landscape irrigation meter with a backflow prevention assembly (DCVA) per City Standard 340.8 if applicable 2. Civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix J of the City’s 2019 Water System Plan. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is installed inside a steel casing. 3. A conceptual utility plan will be required as part of the land use application for the subject development. 4. The development is subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2026 Development Fees Document on the City’s website. Fees that are current will be charged at the time of construction permit issuance. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000092 5 a. The SDC fee for water is based on the size of the new domestic water 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. The SDC fee for fire service is based on the size of the fire service line to serve the project. c. Water service installation charges for each proposed domestic water service is applicable. Water Service installation for a 1-inch water service line is $2,875.00* per service line, a 1-1/2 inch water service is $4,605.00* per service line and for $4,735.00* for each 2-inch water service line. This is payable at construction permit issuance. d. Drop-in meter fee is $400.00* 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. e. A water system redevelopment credit will apply for the existing meter if abandoned. f. Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at construction permit issuance. SEWER 1. All new building side sewers shall be a minimum of 6” and shall run at a slope of at least 2% to the main. 2. The existing side sewer(s) may be reused provided they are CCTV. The CCTV must be approved by the Public Works Inspector prior to authorization for re-use. The existing building is being served by two sewer stubs on Powell Ave SW. All the other stubs associated with the site should be considered abandoned in place and are not available for reuse. 3. Dumpster/recycling areas are required to be covered and will need to direct drainage to the sanitary sewer system through an oil/water interceptor. 4. As the existing sewer service will be reused no sewer system development charges are applicable unless the water meter is upsized. SURFACE WATER 1. Surface water improvements are not anticipated based on the materials submitted with the pre - application. The proposed project is a tenant improvement and does not include any new or replaced impervious surface. TRANSPORTATION 1. Per RMC 4-8-080.D, the proposed project is considered an interior tenant improvement; therefore, frontage improvement is not required for Powell Ave SW and SW 7th St. 2. 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. 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 charged based on the rate at the time of building permit issuance. a. The 2026 transportation impact fee for net new pm peak hour person vehicle trip is $8.031.94 GENERAL COMMENTS 1. All existing and 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\2026\PRE26-000092 6 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. 3. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 4. 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: https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=9687014. 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. A demo permit is required for the demolition of the existing building(s). The demo permit shall be acquired through the building department. 7. Fees quoted in this document reflect the fees applicable in the year 2026 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 visit www.rentonwa.gov for the current development fee schedule. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000092 7 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 26, 2026 TO: Pre-Application File No. PRE26-000092 FROM: Alex Morganroth, Principal Planner SUBJECT: Warespace, 700 Powell Ave SW (APN 2146100015) 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 at 700 Powell Ave SW (APN 2146100015) at the intersection of SW 7th St and Powell Ave SW. The site is zoned Medium Industrial (IM) and has an Employment Area (EA) Comprehensive Plan land use designation. The project site totals 138,835 square feet (3.19 acres). The site is developed with a 90,900 net square foot masonry warehouse with a maximum height of approximately 28 feet (28’). According to the applicant, the building includes both warehousing and office space. The building is currently occupied by Distribution International, a warehousing and distribution business. Access to the site is provided via three (3) driveways off of Powell Ave SW and one (1) driveway off of SW 7th St. The applicant is proposing to convert the existing single-tenant space into flexible multi-tenant spaces ranging in size from 350 to 1,900 sq. ft. to serve a broad range of industries including whol esale trade, technology and robotics, retail trade and e-commerce, light manufacturing, and more. The work proposed includes the demolition of existing warehouse elements and reconfiguration of the interior to create subdivided tenant spaces designed for small businesses. Improvements also include installation of racking systems, electrical service to each unit, updated office areas, and shared amenities such as equipment, conference space, kitchen/lounge facilities, and secure Wi-Fi. The facility would also provide 24/7 controlled access, video monitoring, onsite support staff, and new wayfinding and partitioning to support multi -tenant operations. No expansions to the existing footprint are proposed. According to the City of Renton (COR) maps, a high seismic hazard areas is present on the site. Current Use: The site has a 90,900 square foot warehouse and associated surface parking. 1. Zoning /Land Use Designation, and Overlays: The property has a Comprehensive Plan land use designation of Employment Area (EA) and is zoned Industrial – Medium (IM). The IM zoning designation is primarily intended to provide areas for medium-intensity industrial activities involving manufacturing, processing, assembly, and warehousing. Based on the materials submitted with the preapplication CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000092 8 request, the proposed use qualifies as a ‘Warehousing and Distribution’*. Warehousing and distribution is requires an Administrative Conditional Use Permit subject to the following conditions: * Warehousing facilities, warehousing and distribution facilities, and fulfillment centers shall monitor and collect vehicle trip counts to and from the facility for a minimum of two (2) years after operations begin, and all data shall be furnished to the Administrator. Facility size shall be limited as follows: a. Warehousing facilities shall be limited to two hundred thousand (200,000) square feet of gross floor area. b. Warehousing and distribution facilities shall be limited to four hundred thousand (400,000) square feet of gross floor area. c. Fulfillment centers shall be limited to one hundred thousand (100,000) square feet of gross floor area. In addition, other potential uses based on the applicant’s preapplication submittal include ‘Medium Manufacturing and Fabrication’**, ‘Light Manufacturing and Fabrication’, and ‘Wholesale Retail’, all of which are permitted outright in the IM zone. ** Chemical and allied products manufacturing operations, or operations that are conducted predominantly out of doors, require a Hearing Examiner issued Conditional Use Permit in the IM Zone, and an Administrative Conditional Use Permit in the IH Zone, except that these uses are not permissible in the area south of I-405 and north of SW 16th Street. The Conditional Use Permit for the Warehousing and Distribution use would be evaluated per the criteria below from RMC 4-9-030 Conditional Use Permits: 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. 2. Development Standards: The project would be subject to Renton Municipal Code (RMC) 4-2-130A, “Development Standards for Industrial Zoning Designations” (noted as “IM standards” herein). CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000092 9 Minimum Lot Size, Width and Depth – The minimum lot size in the IM zone is 35,000 square feet. There are no minimum lot width or depth requirements. The existing lot totals 138,835 square feet and exceeds the minimum lot size requirements for the IM zone. Setbacks – Setbacks are the distance between the building and the property line or any private access easement. The required setbacks in the IM 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. No expansion to the existing building footprint is proposed. The setbacks for any proposed structure expansions would be verified at the time of formal application. Building Height – The maximum building height requirement within the IM zone is 50 feet. Heights may exceed maximum with a Conditional Use Permit. The existing building height appears to comply with the height requirement for the IM zone. Screening – Screening must be provided for all new or replaced 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 are subject to the landscape regulations in RMC 4-4-070. Perimeter Landscaping: All parking lots shall have perimeter landscaping at least ten feet (10’) in width as measured from the street/alley ROW. The landscape strip shall meet the following standards: a. Trees shall be two-inch (2") caliper for multi-family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. Trees shall be one-and-one-half-inch (1.5") caliper for low impact development stormwater management facilities associated with any land use. (Ord. 5828, 12-12-2016) b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000092 10 c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. Interior Parking Lot Landscaping: Surface parking lots with more than fourteen (14) stalls shall be landscaped with plantings. A parking lot with 100 stall or more shall provide 35 sf/parking space. a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi -family, commercial, and industrial uses. At least one tree for every six (6) parking spaces within the lot interior shall be planted. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area shall be planted. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover shall be planted in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. d. There shall be no more than fifty feet (50') between parking stalls and an interior parking lot landscape area. 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. Significant Tree Retention: When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition to retaining a minimum of 30% of existing significant trees, each new lot would be required to provide a minimum of 30 tree 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 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000092 11 TREE SIZE TREE CREDITS Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4-130H1e can be met. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a property. A formal tree retention plan and tree retention worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application if trees are proposed for removal. 6. 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 wall taller than four feet (4') requires a building permit. Fences up to eight (8’) feet in height are permitted in any setback in the IM zone. A fence taller than six feet (6') requires a building permit. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allo wed height of a standalone fence. New or existing fencing would need to comply with the fence requirements of the code (RMC 4-4- 040). Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complement the proposed building and site development. There shall be a minimum three - foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information about fences and retaining walls. No new fences or retaining walls were shown on the submitted materials. 7. Parking: The following ratios would be applicable to the site depending on the use breakdown: Use Required Spaces Warehouses and indoor storage buildings A minimum and maximum of 1.0 per 1,500 square feet of net floor area. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000092 12 Manufacturing and fabrication, laboratories, and assembly and/or packaging operations A minimum of 1.0 per 1,000 square feet of net floor area and a maximum of 1.5 spaces per 1,000 square feet of net floor area (including warehouse space). Offices, General A minimum of 2.0 per 1,000 square feet of net floor area and a maximum of 4.5 parking spaces per 1,000 square feet of net floor area. See RMC 4-4-080 for more details. The existing onsite ADA parking and landings will also be reviewed. Additional parking spaces, restriping and ramps may be required. 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. Compliance with the Parking and Loading Regulations would be reviewed as part of a formal building permit application. 8. Access/Driveways: Primary access to the site is via three (3) driveways off of Powell Ave SW, with secondary access taken via a driveway off of SW 7th St. The maximum driveway width (aggregate width if more than one driveway exists) for an industrial use shall not exceed forty percent (40%) of the street frontage. The width of any driveway shall not exceed fifty feet (50') exclusive of the radii of the returns or 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. 9. Lighting: With additions to or replacement of light fixtures, parking lot or display lot light fixtures shall be non-glare and mounted no more than twenty five feet (25') above the ground to minimize the impact onto adjacent and abutting properties. See RMC 4-4-075 for additional standards. 10. Critical Areas: The project site has been mapped with a high seismic hazard areas. 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. 11. 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 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. 12. Permit Requirements: The proposed project is required to obtain an Administrative Conditional Use Permit and complete Environmental (SEPA) Review. All applications can be reviewed concurrently in an estimated time frame of 12 weeks once a complete application is accepted. The 202 6 application fee for CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000092 13 the Environmental (SEPA) Review is $1,914.00. The 2026 application fee for the Administrative Conditional Use Permit is $1,914.00. Any modification requests to code standards are $308.00 per modification. A 5% technology fee would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use application submittal requirements can be found on the Environmental (SEPA) Review Submittal Requirements handout. 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. 13. 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. 14. Public Information Sign: Public Information Signs are required for all Type II and Type III Land Use Permits 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. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. 15. Impact Fees: Due to the change of use, impact fees would be required. For informational purposes, the 2026 impact fees are as follows: • A transportation impact fee would be assessed. Net new PM peak hour person 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=CityofRenton. 16. 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 Alex Morganroth, Principal Planner, at amorganorth@rentonwa.gov or (425) 430-7319 to submit prescreen materials and subsequent land use application. 17. Expiration: Building permits, licenses or land use permits required for the operation of a Conditional Use Permit shall be applied for within two (2) years of the date of Conditional Use Permit approval, unless an extended time frame is granted by the Administrator or Hearing Examiner. A single two (2) year extension may be granted for good cause by the Administrator.