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HomeMy WebLinkAboutPre-App 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 Ikea Dock Addition 800 SW 43rd St, Renton, WA 98057 PRE 26-000179 June 18, 2026 Contact Information: Planner: Jill Ding, 425-430-6598, jding@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 pr oposal 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: June 16th, 2026 TO: Jill Ding, Senior Planner FROM: Huy Huynh, Development Engineering SUBJECT: 601 SW 41st PID - 3623049113 PRE26-000179 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 parcels 3623049113. The following comments are based on the pre-application submitted to the City of Renton by the applicant. Water 1. The proposed project does not impact the water system; therefore, water system improvement is not anticipated. Sanitary Sewer 1. The proposed project does not impact the sanitary sewer system; therefore, sewer system improvement is not anticipated. Surface System 1. The proposed project does not impact the surface water system; therefore, surface water system improvement is not anticipated. 2. However, drainage review will be required if the new plus replaced impervious surface exceeds 2,000 SF. A more detailed review will be conducted at time building permit submittal. Transportation 1. Per City code 4-6-060, if the site improvements and/or proposed building additions exceed an overall valuation of $175,000, the project site(s) shall be required to meet the City’s Complete Streets Standards. The proposed scope of work is exempt from frontage improvements. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 18, 2026 TO: Pre-Application File No. PRE26-000179 FROM: Jill Ding, 425-430-6598, jding@rentonwa.gov SUBJECT: IKEA Dock Addition – 800 SW 43rd St, Renton, WA 98057 (APNs 3623049113 and 3123059169) 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 comprised of two parcels (APNs 3623049113 and 3123059169) located at the northwest corner of the intersection of SW 43rd St and Lind Ave SW at 800 SW 43rd St. The project site totals approximately 28.6 acres in area and is located within the Medium Industrial (IM) zone. The applicant proposes to remove ten (10) existing parking spaces to accommodate the addition of new truck docks at the southeast corner of the existing IKEA building . No changes to the existing site access are proposed. According to City of Renton (COR) Maps, a high seismic hazard area is mapped onsite. Current Use: The project site is currently developed with an existing IKEA building and associated surface parking lot. 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. Wholesale retail uses are a permitted use within the IM zone. 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). 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 1,246,075 square feet and exceeds the minimum lot size requirements for the IM zone. IKEA Dock Addition Page 2 of 5 June 18, 2026 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 and Impervious Surface Coverage – The maximum building height requirement within the IM zone is 50 feet. Heights may exceed maximum with a Conditional Use Permit. No change in building height is proposed as part of this proposal. Loading Dock Location – Loading docks are not permitted on the side of the lot that is adjacent to or abutting a lot zoned residential. The project site is not adjacent to or does not abut a lot zoned residential; therefore the location of the proposed loading docks would be acceptable. Screening – Screening must be provided for all surface -mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for the proposed methods of screening (see RMC 4-4-095). 3. Refuse and Recycling Areas: Refuse and recycling areas must meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” For retail developments a minimum of five (5) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of ten (10) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas in retail development. Architectural design of the enclosures shall be consistent with the design of the primary building. No changes are proposed to the existing refuse and recycling service area as part of this proposal. 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. 5. Significant Tree Retention: Application materials identify that there are mature trees on the site. 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 IKEA Dock Addition Page 3 of 5 June 18, 2026 TREE SIZE TREE CREDITS New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 13 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 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 buffe r. 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 4-4-130H.1.e 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 credit worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application, if tree removal is proposed. 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 requires a building permit. Fences up to six-feet in height are permitted in the rear yard and side yard; fences up to four feet are permitted IKEA Dock Addition Page 4 of 5 June 18, 2026 in the front yard. Any part of a yard that is within a clear vision area has a limited fence height of 42 inches. 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 exce ed the allowed 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 complements 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. 7. Parking: The following ratios would be applicable to the site depending on the use breakdown: Use 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. 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 land use and building permit application. 8. Access/Driveways: No changes in site access are proposed as part of this proposal, access would remain via the existing curb cuts off SW 41st St, Lind Ave SW, and SW 43rd St. Driveway widths and quantity are limited by the driveway standards, in RMC 4-4-080I. Driveways shall not be closer than 5 feet to any property line and not exceed 40 percent of the street frontage. The width of any driveway shall not exceed 30 feet. A single curb cut off Talbot Road S is proposed to be retained near the southwest corner of the property. 9. Critical Areas: According to City of Renton (COR) Maps, a high seismic hazard area is mapped onsite. Due to the presence of geological hazards, a geotechnical study may be required at the time of formal land use application. The study shall specifically address if the proposal will not increase the threat of the geological hazard to adjacent or abutting properties beyond pre -development conditions; and the proposal will not adversely impact other critical areas; and 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. 10. Environmental Review: The proposed project would be exempt from Environmental (SEPA) Review in accordance with WAC 197-11, as the proposal would not include a material expansion of the existing building and does not include grading quantities that would exceed 500 cubic yards. 11. Site Plan Minor Modification: Per RMC 4-9-200, Minor modifications may be permitted by administrative determination. To be considered a minor modification, the amendment must not: IKEA Dock Addition Page 5 of 5 June 18, 2026 a. Involve more than a ten percent (10%) increase or decrease in any measurable aspect of the approved plan such as, but not limited to, area, scale, building height, density, commercial area, amenities, public or private open space, landscaping, parking spaces, building materials (e.g., glazing), etc.; b. Have a substantially greater impact on the environment and/or public facilities than the approved plan; c. Change the boundaries of the originally approved plan; and d. Substantially alter a key feature of the approved plan. 12. Permit Requirements: The proposal would require a Minor Site Plan Modification. Once a complete application is accepted a Minor Site Plan Modification can be reviewed in an estimated time frame of 4 weeks. The 2026 application fee for a Minor Site Plan Modification is 50% of the Site Plan Review Fee or $1,610.50. A 5% technology fee would also be assessed at the time of land use application. Any modifications requested would require an additional $308.00 fee. All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s Permit Center website. The City now requires electronic plan submittal for all applications. In addition to the required land use permits, separate construction and building permits would be required. 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. 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. No impact fees are anticipated for the proposal. 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. 15. 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 Jill Ding, Senior Planner, at 425-430-6598 or jding@rentonwa.gov to submit prescreen materials and subsequent land use application. 16. Expiration: Once the Site Plan Minor Modification application has been approved, the applicant has two (2) years to comply with all conditions of approval and to apply for any necessary permits before the approval becomes null and void. The approval body that approved the original application may grant a single two-year extension. The approval body may require a public hearing for such extension. It is the applicant’s responsibility to monitor the expiration dates. 1 Jill Ding From:Scott Mitchell Sent:Wednesday, June 10, 2026 3:17 PM To:Jill Ding Subject: PRE26-000179 • Building Review - Pre App/Pre Sub Follow Up Flag:Follow up Flag Status:Flagged Jill, for the Ikea loading docks, DS would require a building permit for the loading docks and the modifications to the building walls for the addition of the dock bay door openings. SCOTT MITCHELL, Lead Building Inspector City of Renton // Development Services Virtual Permit Center // Online Applications and Inspections office 425-902-7572 NOTICE OF PUBLIC DISCLOSURE: This message complies with Washington State’s Public Records Act – RCW 42.56