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PREAPPLICATION MEETING
Star Snooker Club
900 S Grady Way
PRE22-000319
CITY OF RENTON
Department of Community & Economic Development
October 6, 2022
Contact Information:
Planner: Andrew Van Gordon, 425.430.7286, avangordon@rentonwa.gov
Public Works Plan Reviewer: Jonathan Chavez, 425.430.7288, jchavez@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).
M E M O R A N D U M
DATE: September 16, 2022
TO: Andrew Van Gordon, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Snooker Club
1. The fire flow is unchanged from the existing building.
2. Fire impact fees are applicable at the rate of $1.25 for the retail space and $2.36 for the
snooker club and party hall uses. This fee is paid at time of building permit issuance.
Credit is due for the area of existing building that was formerly warehouse and office
space at the rate of $0.15 for warehouse space and $0.26 per square foot of office
space. A building permit would be required for the proposed change of use from
office/warehouse to the new uses.
3. Fire department apparatus access roadways are adequate as they exist.
4. Annual Place of Assembly permit would be required from the Renton Regional Fire
Authority at the conclusion of the project for the Snooker Club and Birthday party hall.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: October 5, 2022
TO: Jonathan Chavez, Development Engineering
FROM: Andrew Van Gordon, Planning
SUBJECT: 900 S Grady Way
PRE22-000319
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(s)
1723059021. The following comments are based on the pre-application submittal made to the City of
Renton by the applicant.
WATER
1. The proposed redevelopment project is within the City of Renton’s water service area and in the
Valley 196-pressure zone.
2. There is an existing 3/4-inch domestic water meter, north of the building (MTR-003012). Change
of use will trigger backflow requirements.
a. The existing backflow prevention device for the domestic service must meet current
standards as required by Washington State Department of Health (WAC 246-290-490).
In accordance with Drinking Water Regulations, the building must have a 3/4-inch RPBA
(Reduced Pressure Backflow Assembly). The RPBA shall be installed inside an above
ground heated enclosure per City Standard Plan 350.2. The RPBA may be located inside
the building if a drainage outlet for the relief valve is provided and the location is
approved by the City Plan Reviewer and City Water Utility Department.
3. IF a fire sprinkler system is required by the Renton Fire Authority, the following will be required:
a. Installation of a fire sprinkler stub a with a detector double check valve assembly
(DDCVA) for backflow prevention to each building. The fire sprinkler stub and related
piping shall be done by a registered fire sprinkler designer/contractor. The DDCVA shall
be installed on the private property in an outside underground vault per City standard
plan no. 360.2. The DDCVA may be installed inside the building if it meets the
conditions as shown on City’s standard plan 360.5 for the installation of a DDCVA inside
a building. The location of the DDCVA inside the building must be pre-approved by the
City Plan Reviewer and Water Utility.
PRE22-000319
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October 5, 2022
b. Installation of additional fire hydrants around the building as required by the Fire
Authority.
c. A hydrant is required within 50 feet of the building’s fire sprinkler system fire
department connection (FDC).
d. A conceptual utility plan will be required as part of the land use application for the
subject development.
e. 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 2012 Water System Plan.
f. Adequate separation between utilities is required. Minimum separation between water
and non-potable water utilities is 10-feet horizontal and 1.5-feet vertical.
4. Fees may be applicable if new fire service is required. Please see our website for latest fee
schedule.
SEWER
1. Sewer service is provided by City of Renton.
2. As the existing sewer service will be reused, no sewer system development charges are applicable.
SURFACE WATER
1. No new plus replaced impervious surface area is being proposed with the project submittal.
Therefore, the project will not trigger drainage requirements,
2. As no new impervious surface area is being proposed, no storm system development charges are
applicable.
TRANSPORTATION
1. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
2. Change of use requires updating the existing building to meet current ADA standards. Compliance
with ADA standards must be shown on the building permit submittal.
3. As this project is only proposing a change of use and interior improvements, no street frontage
improvements or right of way dedication are required.
4. Transportation Impact fees may be applicable depending on the proposed use versus the existing
use. Please see our website for latest fee schedule.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: October 6, 2022
TO: Pre-Application File No. 22-000319
FROM: Andrew Van Gordon, Associate Planner
SUBJECT: Star Snooker Club – 900 S Grady Way (Parcel number
1723059021)
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 subject property is located at 900 S Grady Way (Parcel number
1723059021). The lot has public street frontage on S Grady Way and Williams Ave S; it is located
within the CD zone in Urban Design District A and the City Center Sign Regulation area. The site
area is approximately 38,180 square feet (0.87 acre). The proposal is to establish three different
uses within the existing structure: a smoke shop, snooker club and birthday party hall. An outdoor
cooking area is proposed on the northeast side of the building. No modifications to the parking is
proposed.
Current Use: The property is currently improved with a 7,290 gross square foot (6,000 sq. ft.
footprint) commercial building and associated 13 stall paved parking area.
Zoning Requirements: The subject property is located within the Center Downton (CD) zoning
classification and Commercial Mixed Use (CMU) land use designation. The CMU designation is
intended to implement the CD zone. The purpose of the CD zone is to provide a mixed-use urban
commercial center serving a regional market as well as high-density residential development.
Uses include a wide variety of retail sales, services, multi-family residential dwellings, and
recreation and entertainment uses.
The smoke shop would be a retail sales use. The snooker club would be new indoor recreational
facilities use; the birthday hall would be an accessory use to the snooker club.
The retail sales use is permitted within the CD zone. The new indoor recreational facilities is
permitted within a mixed-use structure. Where required, commercial space shall be provided on
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October 6, 2022
the ground floor at thirty feet (30') in depth along any street frontage. Averaging the minimum
depth may be permitted through the site plan review process, provided no portion of the depth
is reduced to less than twenty feet (20'). All commercial space on the ground floor shall have a
minimum floor-to-ceiling height of fifteen feet (15'). Mixed use is defined as a building or site
with two (2) or more different uses that are physically and functionally integrated and mutually
supporting. While the two uses are physically integrated, they are not mutually supporting and,
as proposed, are not mutually supporting.
Development Standards: The project would be subject to RMC 4-2-120A, “Development
Standards for Commercial Zoning Designations” effective at the time of complete application
(noted as “CD standards” herein).
Building Standards – The CD zone does not have a maximum lot coverage for buildings. The
maximum building height is 95 feet. Heights may exceed the zone’s maximum height with a
conditional use permit. In no case shall building height exceed the maximum allowed by the
Airport Related Height and use Restrictions for uses located within the Airport Influence area and
Safety Compatibility Zones. The proposal shall meet all applicable requirements in RMC 4-3-020:
Airport Related Height and Use Restrictions.
The proposal is within Airport Safety Zone 3. No expansion of the building is proposed.
Setbacks – Setbacks are the minimum required distance between the building footprint and the
property line. The required setbacks for the CD zone are: Front yard and secondary front yard: no
minimum, Maximum front yard and secondary front yard: 15-ft for buildings or for portions
thereof, 25 ft. or less in height and none for that portion of a building over 25 ft in height; Rear
and side yard: none, unless the CD lot abuts a lot zoned residential, then there shall be a 15 ft.
wide landscaped strip or a five-foot (5’) wide site-obscuring landscaped strip and a solid six-foot
(6’) high barrier along the common boundary with an additional five-foot (5’) setback from the
barrier.
Expansion of the structure is not proposed. The building is set back approximately 46 feet from
S Grady Way, which exceeds the maximum front yard setback standards. The lot also abuts a
residentially zoned lot (536 Williams Ave S) in the R-14 to the north. The structure complies with
the side/rear yard residential setback standards however based on city mapping aerial views it
does not comply with the landscaping buffer abutting residential zone standard.
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,
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October 6, 2022
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
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.
Landscaping: Within the CD zone, development is subject to RMC 4-4-070F2, Street Trees and
Landscaping Required Within the Right-of-Way on Public Streets, RMC 4-4-070F6, Parking Lots
and RMC 4-4-070P, Maintenance. Changes in the use of a property or remodel of a structure that
requires improvements equal to or greater than 50 percent (50%) of the assessed property
valuation trigger landscaping requirements. If the project only includes an internal remodel, then
landscaping improvements are not applicable.
Significant Tree Retention: A review of COR Maps shows 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, the project would be
required to provide a minimum tree density 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
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TREE SIZE TREE CREDITS
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
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.
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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
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. 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 retail developments, a minimum of five (5) square feet per every 1, 000
square feet of building gross floor area shall be provided for recyclables deposit areas and a
minimum of 10 square feet per 1,000 square feet of building gross floor area shall be provided for
refuse deposit areas. A total minimum area of 100 square feet shall be provided for recycling and
refuse deposit areas. 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. Outdoor refuse and recyclables deposit areas and collection points shall not
be located within fifty feet (50') of a lot zoned residential, except by approval through the site
development plan review process, or through the modification process if exempt from site
development plan review. Garbage dumpsters, refuse compactor areas, and recycling collection
areas must be fenced or screened. A six-foot (6') wall or fence shall enclose any outdoor refuse or
recyclables deposit area. Enclosures for outdoor refuse or recyclables deposit areas/collection
points and separate buildings used primarily to contain a refuse or recyclables deposit
area/collection point shall have gate openings at least twelve feet (12') wide for haulers.
A minimum of 100 square feet shall be provided for recycling and refuse. The location shall be
at least 50 feet (50’) from 536 Williams Ave as it is zoned R-14 unless approval through a site
plan review or a modification occurs. See RMC 4-4-090, Refuse and Recyclables Standards for
full requirements.
Access/Parking: Within the CD zone, parking, loading and driveway regulations of RMC 4-4-080
are applicable if construction replaces an existing building/structure or construction of an addition
to a building/structure.
If replacement of the existing building or an addition to the existing building does not occur, the
requirements of this section are not applicable as the project is within the CD zone.
Urban Design: The project would be subject to RMC 4-3-100, “Urban Design Regulations” effect
at the time of complete application as alteration of nonconforming structures is an applicable
development activity. The proposal is within District A.
Interior remodels of existing buildings or structures are exempt from these requirements
provided the alterations do not modify the building façade.
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
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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 2 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 professional.
A geotechnical report and/ or hydrogeologic study may be required based on the final proposed
scope of work.
Environmental Review: The proposal would require environmental review pursuant to the State
Environmental Policy Act (SEPA). The project is a change of use in an existing building that exceeds
4,000 square feet and therefore WAC 197-11-800(3) does not apply. An Environmental Checklist
must be submitted with the proposal and the City’s Environmental Review Committee is required
to issue a Threshold Determination prior to any issuance for permits on the site.
Permit Requirements: Building Permits and Environmental Review (SEPA). Based on the 2022 fees
in effect at the time of this memo, the total is $1,680.00 ($1,600.00 SEPA + $80.00 Technology
Fee (5%) = $1,680.00). Building permit fees are based on the valuation of the project at time of
application. Each modification request is $260.00. A 5% technology fee added to the total cost of
the reviews would also be assessed at the time of land use application. All fees are subject to
change. Detailed information regarding the land use permit application submittal requirements
can be found on the Site Plan Review Submittal Requirements document. 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.
Fees: In addition to the applicable land use application fees, impact fees would be required. The
fee in effect at the time of permit issuance will apply. 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 2022 impact fees are as follows:
• A Fire Impact Fee of $1.25 per square foot of retail and $2.36 per square foot of leisure
facilities.
• A transportation impact fee of $7,145.85 per net new PM peak hour person vehicle trip
(proposed – exiting).
A handout listing Renton’s development-related fees is available on the City of Renton website
for your review.
Expiration: It is the responsibility of the owner to monitor the expiration date.
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Next Steps: When application materials are complete, 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.
1
Andrew Van Gordon
From:Robert Shuey
Sent:Tuesday, September 20, 2022 10:06 AM
To:Andrew Van Gordon
Subject: PRE22-000319 • Building Review - Pre App/Pre Sub • Pre-Application Meeting
Submittal v1
Andrew,
I have the following comment on this project:
As it appears that the building is going to be separated into individual tenant spaces, and the types of uses may be
changing requiring a change of occupancy classification for one or more of the spaces, building permits may be required
for the changes of occupancy.
Thanks,
Rob Shuey, Building Official, CBO
Development Services Director
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