HomeMy WebLinkAboutPRE21-000431 Meeting SummaryPREAPPLICATION MEETING FOR
GLR Land Use Verification
927 Thomas Ave SW
PRE 21-000431
CITY OF RENTON
Department of Community & Economic Development
Planning Division
January 13, 2022
Contact Information:
Planner: Brittany Gillia, 425.430.7246, bgillia@rentonwa.gov
Public Works Plan Reviewer: Yong Qi, 425-430-7439, yqi@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org
Building Department Reviewer: Rob Shuey, 425.430.7235, 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
formal submittal.
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).
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: January 13, 2022
June 20, 2011
TO: Brittany Gillia, Planner
FROM: Yong Qi, Development Engineer
SUBJECT: GLR Pre-application– Land Use Verification
927 Thomas Ave SW
PRE21-000431
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 2146100033.
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 hydraulic zone.
There is an existing 12” water main to the east of the building (Record Dwg: W-023909). The
approximate static water pressure is 76 psi at a ground elevation of 20’.
2. Water utility services has conditioned this parcel to have one DCDA and two RPBAs meeting
current code to be installed prior to issuance of future tenant improvement permits.
SEWER
1. Sewer service is provided by the City of Renton.
2. There is an existing 8’’ gravity wastewater main located within Thomas Ave SW, and the existing
building is connected to the sewer main with a 6’’ side sewer (Record Dwg: S-009105).
3. Depending on the scrap metal source feature, the floor drains in the building may be required to
drain through an oil/water separator within the side sewer and no connections are to be made to
the storm system. The oil/water separator shall be sized in accordance with standards found in
the latest edition of the Uniform Plumbing Code (UPC). The oil/water separator shall drain by
gravity to the sewer main and shall be located so that it is accessible for routine owner
maintenance.
SURFACE WATER & TRANSPORTATION
Since there is no exterior remodel or construction proposed, no surface water or transportation
comments are made.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2021\PRE21-000431\Working Files
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: January 13, 2022
TO: Pre-Application File No. 21-000431
FROM: Brittany Gillia, Assistant Planner
SUBJECT: GLR Land Use Verification
927 Thomas Ave SW
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, 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
www.rentonwa.gov.
Project Proposal: The subject property is located at 927 Thomas Ave SW (APN 2146100033) and
is zoned Medium Industrial (IM). The parcel is 187,545 square feet (4.31 acres) and located in
the Employment Area Comprehensive Plan land use designation and the Valley Community
Planning Area. The applicant is proposing to occupy a former warehouse tenant space with a
new scrap metal recycling collection center and associated office space. The applicant, Green
Label Recycling (GLR), does not propose to process any of the scrap metal on site. The scrap
metal will be collected and stored at the proposed location and then sold to vendors who will
process the materials off site. The existing 115,900 square foot warehouse building is proposed
to have approximately 19,400 square feet of recycled material collection and storage space, and
898 square feet of office space associated with GLR. Expected hours of operation were not
provided with the project application. No changes were proposed regarding access to the site.
The site is mapped with High Seismic Hazard areas.
Current Use: The project site is currently developed with a multi-tenant warehouse building and
associated surface parking.
Comprehensive Plan/Zoning Requirements: The property is located within the Employment
Area (EA) land use designation and the Medium Industrial (IM) zoning classification.
Employment Area designations are areas primarily used for industrial development or a mix of
commercial and industrial uses such as office, industrial, warehousing, and manufacturing with
access to transportation networks and transit. ‘Recycling collection and processing centers’ are
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a permitted use in the IM zone. Any outdoor operations of the use would require a conditional
use permit.
Development Standards: The project would be subject to RMC 4-2-130A, “Development
Standards for Industrial Zoning Designations” effective at the time of complete application
(noted as “IM standards” herein).
Minimum Lot Size, Width and Depth – The minimum lot size in the
IM zone is 35,000 square feet for lots created after September 1, 1985. There are no minimum
requirements for lot width or depth within the IM zone. No changes are proposed to the
existing lot.
Building Coverage – The IM zone does not have a maximum lot coverage for buildings.
Building Setbacks – Setbacks are the distance between the building and the property line or any
private access easement or tract. Setback requirements in the IM zone are as follows: 20 feet
minimum front yard and secondary front yard when on a principal arterial street and 15 feet
when on other streets except when the lot is adjacent to or abutting a lot zoned residential, at
which point the setback is 50 feet. There is no maximum front yard setback requirement and no
rear or side yard setbacks unless the property abuts a residential zoned property at which point
the setback is 50 feet. The applicant is not proposing any building additions to the existing
structure.
Gross Floor Area – There is no minimum requirement for gross floor area.
Building Height – There is no maximum height requirement in the IM zone. The applicant is not
proposing to increase the maximum height of the existing structure.
Screening – Screening must be provided for all surface-mounted and roof top utility and
mechanical equipment. If applicable, the application would need to include elevations and
details for the proposed methods of screening. New screening has not been proposed as part of
this application. Compliance will be verified at the time of building permit review.
Refuse and Recycling Areas – Onsite refuse and recyclables deposit areas and collection points
for collection of refuse and recyclables are required for all new development in commercial and
other nonresidential uses. Refuse and recycling areas need to meet the requirements of RMC 4-
4-090, “Refuse and Recyclables Standards.” For nonresidential development, a minimum of
three (3) 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 six (6) 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 174 square feet shall be provided for recycling and refuse
deposit areas (58 SF for recyclables deposit areas + 116 SF for refuse deposit areas = 174 SF
total) square feet shall be provided for refuse and recyclables deposit areas. The submitted
materials did not identify a refuse and recycling enclosure area. Compliance with the refuse
and recycling standards will be verified at the time of building permit review.
Landscaping: Compliance with the landscape standards would be required if the change of use
of the property or remodel of the structure requires improvements equal to or greater than fifty
percent (50%) of the assessed property valuation. Except for critical areas, all portions of the
development area not covered by structures, required parking, access, circulation or service
areas, would be required to be landscaped with native, drought-resistant vegetative cover.
Refer to RMC 4-4-070 for landscaping standards that could be applicable.
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Tree Preservation: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders
and cottonwoods) are proposed to be removed, a tree inventory, tree retention plan, arborist
report, 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 10% of
significant trees, and indicate how proposed building footprints would be sited to accommodate
preservation of significant trees that would be retained (RMC 4-4-130H.1.a). When the required
number of protected trees cannot be retained, replacement trees, with at least a two-inch (2")
caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper
inches of new trees to replace each protected tree removed. The Administrator may authorize
the planting of replacement trees on the site if it can be demonstrated to the Administrator's
satisfaction that an insufficient number of trees can be retained.
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 20%; significant trees adjacent to critical areas and their associated
buffers; and significant trees over 60’ in height or greater than 18” caliper.
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 an independent review of any land use application that involves
tree removal and land clearing at the City's discretion. The applicant is not proposing any trees
for removal.
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 six feet (6’) in height are permitted in the rear yard or side yard;
fences up to four feet (4’) are allowed in the front yard. 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 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 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 fences or retaining walls were shown on the submitted
materials.
Parking: Recycling collection and processing centers require a minimum and maximum of one
(1) space per 1,500 square feet of net floor area. Uses requiring merchandise deliveries and/or
shipments shall provide adequate permanent off-street loading space in addition to required
parking for the use. The applicant will be required to provide a detailed parking plan with the
building permit and environmental review application demonstrating parking compliance for
the entire parcel. The parking plan should show a breakdown of the parking spaces required
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for each use present on the parcel to demonstrate that the new use will not result in
noncompliance with current parking requirements.
Refer to RMC 4-4-080F for standard stall and aisle dimensions. Standard surface parking spaces
are 9 feet by 20 feet. Compact spaces are 8.5 feet by 16 feet and limited to 30 percent (30%) of
total spaces. The minimum aisle width for 90 degree spaces is 24 feet.
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. An increase greater than 25 percent would
also require a formal modification pursuant to RMC 4-9-250D.
Refer to RMC 4-4-080F for standard stall and aisle dimensions. Standard surface parking spaces
are 9 feet by 20 feet. Compact spaces are 8.5 feet by 16 feet and limited to 30 percent (30%) of
total spaces. The minimum aisle width for 90 degree spaces is 24 feet.
The proposal would be required to provide bicycle parking based on 10 percent (10%) of the
required number of off-street vehicle parking spaces for the proposal. 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 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.
Access: Driveway widths and quantity are limited by the driveway standards, in RMC 4-4-080I.
There shall be no more than one driveway for each one hundred sixty five feet (165') of street
frontage serving any one property or among properties under unified ownership or control; for
each one hundred sixty five feet (165') of additional street frontage another driveway may be
permitted. No changes are proposed to the existing driveway cuts Thomas Ave SW and SW
10th St.
Critical Areas: According to City of Renton (COR) Maps the subject site is mapped with High
Seismic Hazard Areas. If improvements are proposed external to the existing structure, a
geotechnical report may be required with the building permit application.
Environmental Review: Change of use in a building over 4,000 square feet would require
Environmental Review in accordance with the State Environmental Policy Act WAC 197-11-800.
An environmental checklist must be submitted with the building permit application.
Permit Requirements: The proposal would require Environmental (SEPA) Review and building
permits. The applications can be reviewed concurrently and the environmental review can be
reviewed in an estimated time frame of 6-8 weeks once a complete application is accepted. Any
needed building permits cannot be issued until the environmental review process is
completed. The 2022 application fee for SEPA Review (Environmental Checklist) is $1,600. Any
modification requests to code standards are $260 per modification. A 5% technology fee would
also be assessed at the time of land use application. All fees are subject to change prior to
submittal.
Detailed information regarding the land use application submittal can be found on the
Environmental (SEPA) Review submittal checklist. Other informational applications and
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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.
In addition to the required land use permits, separate construction and building permits would
be required.
Impact Fees: In addition to the applicable building and construction fees, impact fees are
required for the construction of new building areas or change of use. If any new buildings,
building expansions, or a change in use is proposed then fire and transportation impact fees
would be assessed. 2022 fees are below. Please note that fees change periodically and those
fees in effect at the time of building permit issuance are applicable:
• Transportation Impact Fee assessed at $7,145.85 per trip for net new pm peak hour
person vehicle trips
• Fire Impact Fee assessed at $0.15 per square foot of industrial/manufacturing space
A handout listing Renton’s development-related fees is available on the City of Renton website
for your review or see the most current fee schedule resolution (RES NO. 4433).
Next Steps: When the formal application materials are complete, the applicant is required to
have the application materials pre-screened prior to submitting the complete application
package. Please contact the Permit Services division at permittech@rentonwa.gov or
425.430.7200 for inquires regarding building permit submittal requirements. Environmental
SEPA review will be processed separately but concurrently by Brittany Gillia, Assistant
Planner. Reach out to Brittany at bgillia@rentonwa.gov for inquiries regarding pre-screening
and submittal requirements for the environmental checklist.
Expiration: Upon approval, the building permit is valid for one year with a possible one year
extension. It is the responsibility of the applicant to monitor either expiration date(s).
1
Brittany Gillia
From:Robert Shuey
Sent:Wednesday, January 12, 2022 12:08 PM
To:Brittany Gillia
Subject:RE: PRE21-000431 GLR Recycling Facility Pre-app
Brittany,
The occupancy classification of the warehouse space was an S-1. Based on the proposed use, the occupancy
classification will change to an F-1. This will require that a building permit for an occupancy change will be obtained
pursuant to RMC 105.1. The change of occupancy will require that space be brought up to the 2018 codes regarding
restrooms and accessibility. I always suggest that the tenant or owner hire a designer or architect who is familiar with
the change of occupancy process to help with the permitting process as the city will require that plans showing
compliance with current codes must be submitted with the permit application.
Any work requiring the alteration of any building, plumbing, mechanical or electrical systems will require separate
permits.
I hope you find this information helpful,
Rob Shuey, Buildng Official, CBO
City of Renton | CED | Building Division
1055 S Grady Way | 6th Floor | Renton, WA 98057
Virtual Permit Center | Online Applications and Inspections
D: (425) 430-7290 | M: (206) 550-8523 | rshuey@rentonwa.gov
From: Brittany Gillia <BGillia@Rentonwa.gov>
Sent: Wednesday, January 12, 2022 9:56 AM
To: Robert Shuey <RShuey@Rentonwa.gov>
Cc: Melissa Kamphaus <MKamphaus@Rentonwa.gov>; Rick Lee <RLee@Rentonwa.gov>; PermitTech
<PermitTech@Rentonwa.gov>
Subject: PRE21-000431 GLR Recycling Facility Pre-app
Hi Rob,
I have a pre-app tomorrow, PRE21-000431, to look into a business that wants to get a scrap metal recycling license from
DOL to operate out of a warehouse in Renton. They need the City to sign off on their permit application, and this has
triggered us looking into their proposal as a change of use. Here are the materials:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=9013278&dbid=0&repo=CityofRenton
If the old use for the tenant space was warehousing, planning will be classifying the new use as “RECYCLING COLLECTION
AND PROCESSING CENTER: A facility where collected recyclable items are brought for sorting, compaction, transfer,
and/or processing including changing the form of materials.” They will need SEPA review from us.
I am trying to figure out what kind of permitting they will need to explain the overall process to them during the
meeting; they seem ready to move into the space but I’d like to get them in the right direction if they will need a new CO
from you. Can you advice of the general building permits they might need to occupy the space?
2
Thank you!
BRITTANY GILLIA, Assistant Planner
City of Renton | CED | Planning Division
1055 S Grady Way | 6th Floor | Renton, WA 98057
Virtual Permit Center | Online Applications and Inspections
(425) 430-7246 | bgillia@rentonwa.gov