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PREAPPLICATION MEETING
State Farm Tenant Improvement
3418 SE 6th St
PRE22-000246
CITY OF RENTON
Department of Community & Economic Development
August 4, 2022
Contact Information:
Planner: Andrew Van Gordon, 425.430.7286, avangordon@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 assigned planner to have the documents pre-
screened.
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,
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: August 4, 2022
June 20, 2011
TO: Andrew Van Gordon, Associate Planner
FROM: Yong Qi, Development Engineer
SUBJECT: State Farm Tenant Improvement
3418 SE 6th St
PRE22-000246
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 5126900326.
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 16” ductile iron water main within the north side of SE 6th St (see drawing #
W-091611). The approximate static water pressure is 56 psi at a ground elevation of 66’.
2. There is an existing ¾ -inch water meter serving the existing building (facility ID MTR-015300).
3. Installation backflow prevention to the building with an RPBA (Reduced Pressure Backflow
Assembly). The RPBA shall be installed in an above ground heated enclosure per COR Std. Plan
350.2 or in a suitable location interior to the building with a drain. Locations interior to the
building need to be approved by the Water Utility.
4. If the project proposes to upsize the water meter or additional meters are needed, the
development will be subject to applicable water system development charges (SDC’s) and meter
installation fees based on the size of the new meters for domestic uses and fire sprinkler use. Fees
will be charged based on the rate at the time of construction permit issuance.
a. Water service installation charges for each proposed domestic water service is applicable.
Water Service installation fee is $2,875.00 per 1-inch service line, $4,605.00 per 1-1/2-inch
service line, and $4,735.00 per 2-inch service line.
b. Drop-in meter fee is $460.00 per 1-inch meter, and $750.00 per 1-1/2-inch meter
c. Credit will be applied for the existing water services being abandoned.
State Farm Tenant Improvement PRE22-000246 Page 2 of 2
August 4, 2022
d. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe
nton”
SEWER
1. Sewer service is provided by the City of Renton.
2. There is an existing 15’’ gravity concrete wastewater main located within SE 6th St (see Record
Dwg: S-007107), and the existing building is connected to the sewer main with an 8’’ sewer stub
and 6’’ side sewer (materials unknown).
3. If proposed in the future, any commercial kitchen will require a grease trap/grease interceptor.
4. The application does not have an impact on the wastewater utility or propose any changes to
the sanitary sewer system.
5. If the existing sewer service will be reused, no sewer system development charges are applicable.
If the domestic water meter size is required to be upsized or additional meters are required as a
result of the project, applicable SDC fees would be required. Credit would be provided for the
existing meter size.
SURFACE WATER
1. A drainage report complying with the current 2022 Renton Surface Water Design Manual
(RSWDM) will be required if construction is proposed exterior to the existing building. No drainage
review shall be required if there is no construction proposed exterior to the existing building.
TRANSPORTATION
1. 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.
2. As this project is proposing an interior remodel and no new construction or additions valued at
over $175,000, no street frontage improvements or right of way dedication are required,
however, if during Land-Use and/or other agency reviews it is determined that outside site and
parking/lot improvements are required, the project may become subject to further transportation
review.
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 assessed at the time of a
complete building permit application. The 2022 transportation impact fee for net new pm peak
hour person vehicle trips is $7,145.85 per trip.
GENERAL COMMENTS
1. Fees quoted in this document reflect the fees applicable in the year 2022 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 fee schedule.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: August 4, 2022
TO: Pre-Application File No. 22-000246
FROM: Andrew Van Gordon, Associate Planner
SUBJECT: State Farm Tenant Improvement – 3418 SE 6th St (Parcel number
5126900326)
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
https://www.codepublishing.com/WA/Renton/.
Project Proposal: The project area is located at 3418 SE 6th St (Parcel number 5126900326). The
lot has street frontage on SE 6th St and is located within the CN zone and Urban Design District D.
The site area is approximately 5,989 square feet (.13 acre) and is currently improved with two
buildings. The proposal is to establish a State Farm Insurance office location within the
commercial space (3418 SE 6th St). Exterior façade improvements are proposed. Access and
parking are not proposed to be revised.
Current Use: The lot is currently developed with two buildings. The main building includes 3418
SE 6th St and two attached dwelling units (3416 and 3420 SE 6th St). The second is a one-car (1 car)
detached garage. All structures are proposed to remain. Of note, there is a barbershop attached
to the main building but is on a different lot (3414 SE 6th St / parcel number 5126900327).
Zoning/Land Use: The subject property is located within the Commercial Neighborhood (CN)
zoning classification. The Residential High Density Land Use designation is intended to implement
the CN zone. The CN zone is to provide for small-scale convenience retail/commercial areas
offering incidental retain and service needs for the surrounding area. Uses serving a larger area
may be appropriate if they also serve the residents of the immediate area and are compatible
with the scale and character of the neighborhood. This designation is the smallest and least
intensive of the City’s commercial zones.
The State Farm Insurance office would be classified as an “on-site services” use, which is
permitted in the CN zone .
State Farm Tenant Improvement, PRE22-000246
August 4, 2022
Page 2
Development Standards: The project would be subject to RMC 4-2-120A, "Commercial
Development Standards" effective at the time of complete application (noted as “CN standards”
herein).
Building Standards – The CN standards allow a maximum building coverage of 65% of the total lot
area or 75% if parking is provided within the building or within an on-site garage. The maximum
size shall not be exceeded, except by conditional use permit. The maximum gross floor area of
any single office use on a site is 3,000 square feet. The maximum size shall not be exceeded except
by conditional use permit. These restrictions do not apply to residential uses subject to net density
limitations. All commercial uses shall have their primary entrance and shop display window
oriented toward the street frontage. The maximum building height is 35 feet (35’).
Submitted plans show that the office space would be 1,909 square feet and would face the street
frontage. Building coverage is approximately 3,349 square feet or approximately 55.9% of the
total lot area. No expansion of the buildings are proposed.
Setbacks – Setbacks are the required distances between the building footprint and the property
line and any private access easement or tract. The required setbacks for the CN zone are:
Minimum Front Yard and Secondary Front Yard: 15 feet (15’); Maximum Front Yard and Secondary
Front Yard: 20 feet (20’); Minimum Side Yard: none, except 15 feet (15’) if a lot abuts or is adjacent
to a lot zoned residential; Minimum Rear Yard: none except 15 feet (15’) if a lot abuts a lot zoned
residential. In no case shall a structure over 42 inches (42”) in height intrude into the 20-foot (20’)
clear vision area defined in RMC 4-11-030.
The existing building is nonconforming with regards to setbacks; however, expansion of the
structure is not proposed. Of note the building is setback approximately 10 feet eight inches
(10’8”) from SE 6th Street and encroaches into the minimum front yard setback. The lot abuts
lots zoned R-8 on the eastern lot line and northern lot line and abuts the R-4 zoned lot to the
west. The building is setback approximately 13 feet four inches (13’4”) from the eastern lot line
and crosses the western lot line onto the neighboring lot. This encroaches into the minimum
side yard setback of 15 feet (15’).
Nonconforming Structures: The cost of alterations, remodels, or renovations of a legal
nonconforming structure, except single family dwellings, shall not exceed an aggregate cost of
forty percent (40%) in twelve (12) months or sixty percent (60%) in forty-eight (48) months of the
value of the structure, based upon its most recent assessment or appraisal, unless the changes
make the structure more conforming, or are used to restore to a safe condition any portion of a
structure declared unsafe by the Building Official. Mandatory improvements for fire, life safety or
accessibility, as well as replacement of mechanical equipment, do not count towards the cited
monetary thresholds. Alterations, remodels, or restoration work shall not result in or increase any
nonconforming condition unless permitted by RMC 4-10-050A.4, Limits on Enlargement.
Nonconforming Site Development Standards: For remodels or other alterations of an existing
structure made within any three (3) year period which together exceed one hundred percent
(100%) of the assessed or appraised value of the existing structure, the site shall be brought into
compliance with the current development regulations. For remodels or other alterations within
any three (3) year period which exceed thirty percent (30%) of the assessed or appraised value,
but do not exceed one hundred percent (100%), proportional compliance shall be required, as
provided below. Remodels or other alterations within any three (3) year period that do not exceed
thirty percent (30%) of the assessed or appraised value shall not be required to comply with the
nonconforming site development requirements. Mandatory improvements for fire, life safety or
State Farm Tenant Improvement, PRE22-000246
August 4, 2022
Page 3
accessibility, as well as replacement of mechanical equipment, do not count towards the cited
monetary thresholds.
Proportional Compliance: The required physical site improvements to reduce or
eliminate the nonconformity of the site shall be established by the following formula:
1. Divide the dollar value of the proposed structure improvements, excluding
mechanical equipment and mandatory improvements for life, safety, or
accessibility, by the assessed or appraised value of the existing structure(s).
2. The monetary value of that percentage is then multiplied by ten percent (10%).
3. The dollar value of this equation is then applied toward reducing the
nonconformities. Example:
• Value of existing structure(s) equals $100,000;
• Value of proposed improvements equals $20,000;
• 10% multiplied by $20,000 equals $2,000;
• $2,000 would be applied toward reducing the nonconformities.
The Department shall determine the type, location, and phasing sequence of the
proposed site improvements.
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 method of screening. No mechanical or utility equipment was identified in the
submitted materials.
See RMC 4-4-095, “Screening and Storage Height/Location Limitations” for specific
requirements.
Refuse and Recycling: In office developments, a minimum of two (2) square feet per every 1,000
square feet of building gross floor area shall be provided for recyclable and a minimum of four (4)
square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit
areas. A total minimum area 100 square feet shall be provided for recycling and refuse deposit
areas. Refuse and recyclables deposit areas and collections points may be allocated to a
centralized area or dispersed through the site, in easily accessible areas for both users and hauling
trucks.
New outdoor refuse and recyclables deposit areas and collection points shall not be located
within 50 feet (50’) of a lot zoned residential, except by approval through the site development
plan review process, or the modification process if exempt from site development plan review.
Access/Parking: New or revised parking is not proposed on the submitted site plan. Eight head
in parking spaces are located within the right-of-way of SE 6th St in front of the building. There is
a driveway on the east side of the building taking access from SE 6th St leading to a one-car (1 car)
garage in the rear of the property. The driveway is not proposed for use by the State Farm
Insurance office. A driveway leading to the rear of the property takes access from SE 6th St and is
located on the west side of the building. Based on aerial images it appears that it is being used for
off-street parking and access to one of the attached dwelling units in the rear. This driveway is on
parcel 1623059066 which is the lot for Maplewood Park.
State Farm Tenant Improvement, PRE22-000246
August 4, 2022
Page 4
Upon a change of use if the number of stalls needed for the new use exceeds the actual number
of legally existing stalls on site by a percentage equal or greater than shown in the table, all of the
stalls required of the new use shall be provided.
Existing Stalls Percentage Threshold
1 – 10 140%
11 – 30 130%
31 – 60 120%
61+ 110%
The “on-site services” use requires a minimum and maximum of 3.0 stalls per 1,000 square feet
of net floor area. Off-site parking and joint use parking are permitted. They would need to meet
the requirements of RMC 4-4-080E.2, “Off-Site Parking” or RMC 4-4-080E.3, “Joint Use Parking
Facilities”. Of note, off-site parking shall be within 500 feet (500’) of the building or use it is
intended to serve, and joint use parking shall be within 750 feet (750’) of the building or use it is
intended to serve. If joint use parking facilities are used the number of stalls shall be the sum of
the requirements for all uses computed separately.
Bicycle parking is not required as the proposal does not exceed 4,000 gross square feet of non-
residential development.
For the proposal a minimum and maximum of six (6) stalls is required. The existing on-street
parking does not count towards the parking requirements.
Urban Design: The project is subject to RMC 4-3-100, “Urban Design Regulations” in effect at the
time of complete application as alteration of nonconforming structures is an applicable
development activity. The proposal is within District D. Interior remodels of existing buildings or
structures are exempt from these requirements provided the alterations do not modify the
building façade. Exterior modifications such as facade changes, windows, awnings, signage,
etc., shall comply with the design requirements for the new portion of the structure, sign, or
site improvement. The scope of exterior improvements was noted in the project narrative
however they were not shown on submitted plans. Therefore, specific design requirements are
omitted from this letter. However, staff would encourage the applicant to discuss proposed
exterior improvements with the project planner prior to permit submittal to identify applicable
urban design regulations.
Landscaping: With the exception of critical areas, 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, with the exception of areas for required walkways and driveways
and shall contain trees, shrubs, and landscaping. Street trees in the ROW planter will also be
required. Landscaping may include hardscape such as decorative paving, rock outcroppings,
fountains, plant containers, etc. Minimum planting strip widths between the curb and sidewalk
are established according to the street development standards of RMC 4-6-060. Street trees and,
at a minimum, groundcover are to be located in this area when present. Street trees shall be
State Farm Tenant Improvement, PRE22-000246
August 4, 2022
Page 5
planted in the center of the planting strip between the curb and the sidewalk; provided, that,
where right-of-way is constrained, irregular intervals and slight increases or decreases may be
permitted or required. Additionally, trees shall be planted in locations that meet required spacing
distances from facilities located in the right-of-way including, but not limited to, underground
utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing
standards are identified in the City’s Approved Tree List. Generally, the following spacing is
required: i. Small-sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees:
forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center. When a
commercially zoned lot is abutting a residential zone a 15-foot (15’) wide partially site-obscuring
landscaped visual barrier, or a 10-foot (10’) wide fully sight-obscuring landscaped visual barrier is
required along the common property lines.
No expansion of the structure is proposed. If the remodel of the structure requires improvements
equal to or greater than 50 percent (50%) of the assessed property value, then landscaping
standards will be required to be met. Landscaping shall meet all applicable requirements of RMC
4-4-070, “Landscaping”.
Significant Tree Retention: Staff review of aerial images of the site identifies there may be mature
trees on the site. If 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. 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. Please refer to Tree Retention and Land Clearing
Regulations RMC 4-4-130 for further general and specific tree retention and land clearing
requirements.
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; and significant trees over sixty feet (60') in height or greater than eighteen
inches (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 independent review of any land use application that involves tree
removal and land clearing at the City's discretion.
If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch
caliper or an evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new
trees to replace each protected tree removed.
An inventory, retention plan and arborist report would be required with the application if
significant trees are to be removed.
State Farm Tenant Improvement, PRE22-000246
August 4, 2022
Page 6
Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project,
the location must be designated on the landscape plan and grading plan with top of wall and
bottom of wall elevations. A fence and/or wall detail should also be included on the plan. A
retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the
footing to the finish grade at the top of the wall requires a building permit. The maximum height
of any fence or retaining wall is 72-inches subject to further height limitations in setbacks and
clear vision areas noted in RMC 4-4-040D. 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. For more information about fences and retaining walls refer
to RMC 4-4-040.
Critical Areas: According to COR Maps, Wellhead Protection Area Zone 1 Modified: Maplewood
and Seismic Hazard Area: High are mapped on the property. The overall purpose of the wellhead
protection regulations is to protect aquifers used as potable water supply sources by the City from
contamination by hazardous materials. Some uses are restricted that store, handle, treat, use, or
produce substances that pose a hazard to groundwater quality. Development within high seismic
hazard areas require a geotechnical study completed by a licensed profession.
A geotechnical report may be required based on the final proposed scope of work.
Environmental Review: The proposal would be exempt from State Environmental Policy Act
(SEPA) review per RMC 4-9-070G.1.c.
Permit Requirements: A building permit would be required; building permit fees are based on the
valuation of the project and work completed. All fees are subject to change. 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.
Impact Fees: In addition to the applicable building and construction fees, impact fees may be
required. When an impact fee applies to a change of use permit, the impact fee shall be the
applicable impact fee for the land use category of the new use, less any impact fee previously paid
for the land use category of the prior use. If no impact fee was paid for the prior use, the impact
fee for the new use shall be reduced by an amount equal to the current impact fee rate for the
prior use.
When an existing structure or building or portion thereof has been vacant for less than three (3)
years, the impact fee shall be the applicable impact fee for the land use category of the new use,
less any impact fee previously paid for the land use category of the prior use. If no impact fee was
paid for the prior use, the impact fee for the new use shall be reduced by an amount equal to the
current impact fee rate for the prior use. When an existing structure or building or portion
thereof has been vacant for a period of three (3) years or more, the impact fee shall be the
applicable impact fee for the land use of the new category; there shall not be a deduction of the
impact fee that was or was not previously paid for the land use category of the prior use.
The fee in effect at the time of building permit issuance will apply. For informational purposes,
the 2022 impact fees are as follows:
• A Transportation Impact Fee assessed at $14.58 per square foot. The impact fee for a
supermarket, per square foot, is $65.81.
• A Fire Impact Fee assessed at $0.26 per square foot. The impact fee for a retail use, per
square foot, is $1.25.
State Farm Tenant Improvement, PRE22-000246
August 4, 2022
Page 7
A handout listing Renton’s development-related fees is available on the City of Renton website
for your review.
Next Steps: The applicant shall have the application materials pre-screened prior to submitting
the complete application package. Please contact Andrew Van Gordon, Associate Planner at
avangordon@rentonwa.gov or (425) 430-7286 for an appointment.