HomeMy WebLinkAboutPRE_Preapp_Aeroplastics_230307_v1.pdfPRE -APPLICATION MEETING FOR
Aero-plastics Tenant Improvement
PRE22-000375
CITY OF RENTON
Department of Community & Economic Development
Planning Division
November 17, 2022
Contact Information:
Planner: Alex Morganroth, 425-430-7219, amorganroth@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
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the project manager to have it pre-screened before
making all of the required copies.
The pre -application meeting is informal and non -binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will be formally reviewed under the regulations in effect at the time of project
submittal. The information contained in this summary is subject to modification and/or
concurrence by official decision -makers (e.g., Hearing Examiner, Planning Director,
Development Services Director, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council).
FILE NAME
P E R_P re -A p p_S u m m a ry_230212_v 1
FIRE & EMERGENCY
SERVICES DEPARTMENT
M E M O R A N D U M
DATE: November 8, 2022
TO: Alex Morganroth, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Aero-Plastic Change of Use
1. There is no change in required fire flow for the proposed use. Existing fire hydrants are
adequate.
2. Approved fire sprinkler and fire sprinkler monitoring systems are required throughout the
building. Approved fire suppression system and monitoring is required for the proposed paint spray
booth. Separate plans and permits required by the fire department. Verification that the existing fire
sprinkler system can provide adequate coverage for the plastics manufacturing shall be received and
approved prior to building permit issuance. Verification shall be from a certified fire sprinkler installer or
a Washington State Fire Protection Engineer.
3. Fire impact fees for change of use do not apply as it is treated as the same use as far as impact
fees are concerned.
4. Fire department apparatus access roadways are adequate from the existing city streets.
5. A complete Hazardous Materials Inventory Statement shall be submitted and approved prior to
building permit issuance is required. Use of fire department form or approved equivalent is required.
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: November 17, 2022
TO: Alex Morganroth, Senior Planner
FROM: Yong Qi, Development Engineer
SUBJECT: Aero-Plastics Inc Tenant Improvements
833 Houser Way N
PRE22-000375
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 0823059193. 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 Kennydale 308 hydraulic zone. There is
an existing 12" water main within Houser Way N to the east of the existing building (Record Dwg: W-
020302). The approximate static water pressure is 116 psi at a ground elevation of 40'.
2. Below is a summary of the existing fire hydrants in the vicinity of the site. Renton Regional Fire Authority
(RRFA) indicates the existing fire hydrants are adequate.
a. One northeast of the building within the landscaping of Houser Way N (Hydrant ID No. HYD-N-00070).
b. One southeast of the building next to the driveway access (Hydrant ID No. HYD-N-00069)
3. There is an existing 1-1/2" domestic water service and meter serving the existing building (MTR-017214).
Per Washington State Drinking Water Regulations (WAC 246-290-490) the City of Renton requires premise
isolation on their water service line. This is to prevent any potential cross connection hazards. The
applicant shall install a Reduced Pressure Backflow Assembly (RPBA) downstream of the existing water
meter. The RPBA shall be located inside an above ground and heated enclosure (i.e., "hot box") per City of
Renton standard plan number 350.2 or it can be installed inside the building at a location pre -approved by
the water utility. A plumbing permit is required for this work and it must be obtained before the city
issuance of the building permit. Please contact Mick Holte, Cross Connection Control Specialist, at (425)
430-7207 for any questions regarding the above requirements.
4. There is an existing 8" fire water service serving the existing building. The existing backflow prevention
device (i.e., single check valve) for the fire sprinkler system does not meet current standards as required
by the Washington State Drinking Water Regulations. It must be replaced with a new Double Check
Detector Assembly (DCDA) per City of Renton standard plan number 360.2 in the existing outside in -
ground vault located on the East side of the building. It may also be installed inside the building at a
location that is pre -approved by the water utility. Please contact Mick Holte, Cross Connection Control
Specialist, at (425) 430-7207 for any questions regarding the above requirements.
If the project proposes to upsize the water meter or additional meters are needed, the development wits
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.
a. The SDC fee for water is based on the size of the new domestic water to serve the project. The 2022
water fees are $4,500.00 per 1-inch meter, $22,S00 per 1-1/2-inch meter, and $36,000 per 2-inch
meter.
b. 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.
c. Drop -in meter fee is $460.00 per 1-inch meter, $750.00 per 1-1/2-inch meter, and $950.00 per 2-inch
meter. Meters larger than 2-inches are set by the contractor and a processing fee of $220 is required.
d. Final determination of applicable fees will be made after the water meter size has been determined.
SDC fees are assessed and payable at permit issuance.
SEWER
1. Sewer service is provided by the City of Renton.
2. There is an existing 8" concrete gravity wastewater main located within Houser Way N (Record Dwg: W-
020302). The existing building is connected to the 8" sewer main with a 6 asbestos concrete sewer stub
and 6" side sewer lines to the east of the building. There are some special requirements for asbestos
concrete pipe if the project has to modify/improve the existing side sewer.
3. Due to the plastic injecting molding nature of the proposed use of the building, the wastewater from the
project site will need to be directed to a grease interceptor prior to connecting into the City's Sanitary
Sewer system. Installation of a grease interceptor will be required. The grease interceptor shall be sized
in accordance with standards found in the latest edition of the Uniform Plumbing Code (UPC). The grease
interceptor shall drain by gravity to the sewer main and shall be located so that it is accessible for routine
owner maintenance.
4. King County imposes limits on certain pollutants and prohibits discharge of wastes that adversely affect
the operations of wastewater treatment works and collection system. Therefore, the applicant shall
contact King County to obtain an industrial discharge permit if applicable.
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. There is a 15' public stormwater main and associated catch basins within the Houser Way N to the
northeast of the project site (Record Dwg: R-292902). There is an onsite 6" private stormwater system
connecting to the public conveyance system on Houser Way N to the north.
2. A drainage report complying with the 2022 Renton Surface Water Design Manual (2022 RSWDM) will be
required if construction is proposed exterior to the existing building. Based on the City's flow control map,
the site falls within the City's Peak Rate Flow Control Standard (Matching Existing Conditions). The site falls
within the East Lake Washington -Renton Drainage Basin and Johns Creek sub basin. Refer to Figure 1.1.2.A
— Flow chart to determine the type of drainage review required in the RSWM. No drainage review shall be
required if there is no construction proposed exterior to the existing building.
3. Erosion control measures to meet the City requirements may be required during construction as needed.
4. Effective June 22, 2022, the City of Renton has adopted the 2022 RSWDM, which is based on the 2021 King
County Surface Water Design Manual. All projects vested on or after June 22, 2022 will be subject to these
new stormwater requirements. Please refer to RMC 4-1-045 for information regarding project vesting.
5. If any exterior improvements are proposed with new impervious area, the 2022 Surface water system
development fee is $0.84 per square foot of new impervious surface, but no less than $2,100.00. Fees that
are current will be charged at the time of permit issuance. There is no storm water impact fee for replaced
impervious surface area.
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.
W
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: November 17, 2022
TO: Pre -Application File No. 22-000375
FROM: Alex Morganroth, Senior Planner
SUBJECT: Aero-Plastics Change of Use
833 Houser Way N (APN 0823059193)
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 applicant, Aero-Plastics Inc, is proposing to convert an 21,946 sq. ft. tenant space within an
existing building at 833 Houser Way N from warehouse/storage to manufacturing and fabrication. The existing
masonry building is approximately 41,250 sq. ft. in size and is located on a 1.44 acre site. The subject parcel (APN
0823059193) is located in the Industrial, Heavy (IH) zone and Employment Area Comprehensive Plan Land Use
designation. The proposed tenant improvement would be completed in two phases, with the first phase converting
approximately 11,446 sq. ft. of space and the second phase converting approximately 10,500 sq. ft. of space for a
total of 21,946 sq. ft. According to the applicant, the tenant space was previously occupied by an indoor boat storage
and repair company. According to the applicant, the proposed new use would include the engineering design and
assembly of plastic components fort eh aerospace and medical equipment industry. All work would be interior and
no trees or vegetation would be removed as part of the project. According to the applicant's submittal, no new
impervious surface would be added to the site as a result of the project. A high seismic hazard area is mapped on
the western portion of the site according to COR Maps. In addition, Johns Creek, a Type Ns stream, is located across
the street underground within a culvert.
Current Use: The subject parcel is developed with a 41,250 sq. ft. building with two existing tenant spaces occupied
by warehouse uses (according to the applicant).
Zoning: The subject property is located within the Industrial, Heavy (IH) zoning district and Employment Area
comprehensive plan designation. Based on the description provided by the applicant, the proposed use would be
classified as Manufacturing and Fabrication, Heavy, defined as — "The transformation of materials or substances
into new products including construction and assembling of component parts, and the blending of materials such as
lubricating oils, plastics, resins or liquors. Heavy manufacturing and fabrication are often characterized by the need
for large outdoor areas in which to conduct operations, and typically results in environmental impacts beyond their
own sites. This definition includes, but is not limited to: manufacture and fabrication of automotive vehicles and
their parts, cement, brick, lime, gypsum, asphalt, and other manufacturing and fabrication uses as determined by
the Community and Economic Development Administrator. This definition excludes slaughterhouses, manufacture
of shellac, varnish or turpentine, paper, pulp, rubber from crude material, refining and/or manufacturing of
petroleum by-products except as an accessory use of less than fifty thousand (50,000) gallons."
Manufacturing and Fabrication, Heave is permitted in the IH zone.
Development Standards: The project would be subject to RMC 4-2-120B, "Development Standards for Industrial
Zoning Designations" effective at the time of complete application (noted as "IH standards" herein). These
standards are available on the City's website at
https://www.codepubiishing.com/WA/Renton/#!/Renton04/Renton0402/Renton0402130A.htmI
Minimum Lot Size Width and Depth: There are no minimum requirements for lot width or depth in the IH zone for
lots created after September 1, 1985. No changes are proposed to the lot size, width or depth as part of the new
use or future tenant improvement project.
Lot Coverage: There is no minimum requirement for lot coverage in the IH zone.
Setbacks: Setbacks are the distance between the building and the property line or any private access easement.
Setback requirements in the IH zone are as follows:
Minimum Front Yard
20 ft; When abutting a Principal Arterial street
15 ft; All other streets
Minimum Side Yard
20 ft; When abutting a Principal Arterial street
Along a Street
15 ft; All other streets
Minimum Rear and
None, except 50 ft. if lot abuts a lot zoned residential. 20 ft. if lot
Side Yards
abuts a lot zoned CN, CV, CA, CD, CO, COR, or lot with Public
Facilities.
Clear Vision Area
In no case shall a structure over 42 in. in height intrude into the
20 ft. clear vision area defined in RMC 4-11-030.
Gross Floor Area: There are no minimum requirements for gross floor area within the IH zone.
Building Height: There is no maximum building height standard in the IH zone.
Screening: Screening must be provided for all surface -mounted and roof top utility and mechanical equipment. The
application must include elevations and details for the proposed methods of screening if utility and mechanical
equipment are added as part of the tenant improvements. No mechanical or utility equipment was identified in
the submitted materials. See RMC 4-4-095 for specific requirements.
Refuse and Recycling Areas: In manufacturing and other nonresidential developments, 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. Atotal minimum area of one hundred (100) square feet shall be provided
for recycling and refuse deposit areas. The applicant shall demonstrate compliance with the refuse and recycling
area requirements at the time of formal land use application.
Landscaping: 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 are exempt from compliance with the
landscaping requirements in RMC 4-4-070.
Tree Preservation: No trees would be removed as part of the proposed project as no trees are located on the site.
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 or grading plan. 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. 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.
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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.
Parking: Parking for vehicles, loading areas, and driveways shall be provided in accordance with the provisions of
the current parking regulations of RMC 4-4-080, "Parking, Loading, and Driveway Regulations." Parking
requirements for uses classified as Manufacturing and Fabrication, Laboratories, and Assembly and/or Packaging
Operations" are to provide a minimum of 1.0 per 1,0
00 square feet of net floor area and a maximum of 1.5 spaces
per 1,000 square feet of net floor area (including warehouse space). Parking requirements for uses classified as
"Office, General" are to provide a minimum of 2.0 per 1,000 square feet of net floor area and a maximum of 4.5
parking spaces per 1,000 square feet of net floor area.
The applicant will be required at the time of land use application to provide a parking analysis of the subject site
(analysis should include parking requirements for all uses on the site) with calculations based on the requirements
noted above. The analysis would include dimensions of stalls and drive aisles.
All non-residential development that exceeds 4,000 gross sf in size would also be required to comply with the bicycle
parking requirements of RMC 4-4-080F.11. The number of bicycle parking spaces required would be based on 10%
of the required number of off-street vehicle parking stalls. 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. Modification of these minimum standards requires written
approval from the Department of Community and Economic Development. An analysis demonstrating compliance
with the bicycle parking standards shall be submitted at the time of formal land use application.
Access/Driveways: Driveway widths are limited by the driveway standards, in RMC 4-4-0801. Access to the site is
provided via three (3) existing driveways off of Houser Way N. Cross -site access is provided to the adjacent sites to
the north and south of the subject site. No changes to access are proposed.
Loading: 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.
Lighting: With additions to or replacement of light fixtures, parking lot or display lot light fixtures shall be non -glare
and mounted no more than twenty five feet (25') above the ground to minimize the impact onto adjacent and
abutting properties. See 4-4-075 for additional standards
Critical Areas: According to COR Maps, the site is located within a High Seismic Hazard Area. A geotechnicai report
prepared by a licensed professional may be required by the Building Official at the time of building permit
application submittal. In addition, a Type Ns stream, Johns Creek, is located within a conduit across the Houser Way
N ROW to the east of the site. Due to the interior nature of the project and intervening roadway, no buffer
requirements are applicable to the project. It is the applicant's responsibility to ascertain if any other critical areas
or environmental concerns are present on the site during site development or building construction.
Environmental Review: The proposal is for a change of use (Warehouse 4 Manufacturing and Fabrication) greater
than 4,000 sq. ft. in size, therefore the proposal would require environmental review pursuant to the State
Environmental Policy Act (SEPA). 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: The proposal would be required to obtain Environmental (SEPA) Review. The application
would be reviewed concurrently in an estimated time frame of eight (8) weeks following acceptance of a complete
application. The 2023 Environmental Review fee is $1,800.00. Any modification requests to code standards are
$290.00 per modification. A 5% technologyfee would also be assessed at the time of land use application. All fees
are subject to change.
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Detailed information regarding the land use application submittal can be found on the City's new website by clicking
"Land Use Applications" on the Community & Economic Development page, then "All Forms (A to Z)" The City now
requires electronic plan submittal for all applications. The City's Electronic File Standards can also be found on the
City's website at https //edocs rentonwa Gov/Documents/Browse aspx?st3rtid=867190&dbid=0.
In addition to the required land use permits, separate construction and building permits may be required.
Impact Mitigation Fees: Fire and transportation impact fees would be assessed based on the final assessed use of
the building. These fees would be calculated at the time of building permit application and payable prior to building
permit issuance.
Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-
screened virtually prior to submitting the complete application package. Please contact Alex Morganroth, Senior
Planner at 425-430-7219 or amorganroth@rentonwa.gov to schedule a virtual prescreen appointment.
Expiration: Environmental (SEPA) Review determinations do not expire.
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