HomeMy WebLinkAboutPRE21-000281 Meeting SummaryPREAPPLICATION MEETING FOR
ReadySpaces
801 SW 16th St Unit 116
PRE21-000281
CITY OF RENTON
Department of Community & Economic Development
Planning Division
September 2, 2021
Contact Information:
Planner: Brittany Gillia, 425.430.7246, bgillia@rentonwa.gov
Public Works Plan Reviewer: Nathan Janders, 425-430-7382, njanders@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).
M E M O R A N D U M
DATE: August 25, 2021
TO: Brittany Gillia, Associate Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Ready Spaces warehouse
1. The fire flow is unchanged from the existing building.
2. No fire impact fees will apply to this project.
3. Building permits are required for all new wall partitions. Building permits are required
for all storage racking that exceeds 8-feet. All individual spaces shall be accessible for
annual fire inspections. All areas shall be compliant with hazardous material storage per
the fire code. Fire sprinkler and fire alarm systems shall be updated for any walls,
ceilings or structures built inside individual suites. Proper code required exit signage
and emergency lighting is required throughout the new corridors. Fire extinguishers are
required throughout the facility per fire code. Proper electrical permits required for all
new lighting and electrical convenience outlets.
4. Fire department apparatus access roadways are adequate as they exist. Exterior fire
access doorways shall be always kept open and accessible per Chapter 32 of the fire
code.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: August 30, 2021
June 20, 2011
TO: Brittany Gillia, Planner
FROM: Nathan Janders, Development Engineer
SUBJECT: Ready Spaces
801 SW 16th St
PRE21-000281
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 3340405300.
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 Pressure Zone.
2. The static water pressure is approximately 76 PSI at a ground elevation of 20 feet.
3. There is an existing 12-inch looped water line around the existing building (see project files W-
0191, W-1746, and W-2275).
4. There are two existing 2-inch domestic water services and meters serving the existing site and
building with reduced pressure backflow assemblies (RPBA) for backflow prevention.
5. There is an existing 2-inch irrigation service and meter that serves the site with a double check
valve assembly (DCVA) for backflow prevention.
6. There are two existing fire service lines serving the building; 1 – 10-inch fire service line with a
double check valve assembly (DCVA) for backflow prevention and 1 – 8-inch fire service line with
a double check detector assembly (DCDA) for backflow prevention.
a. The existing 10” DCVA shall be replaced with a DCDA. The DCDA shall be installed
exterior to the building per COR Std. Plan 360.2 or interior to the building per COR Std.
Plan 360.5. Installation locations interior to the building shall be approved by the Water
Utility.
b. Please contact Mick Holte, Water Utility Cross Connection Specialist, by email
mholte@rentonwa.gov or by phone at (425) 430-7207 for any questions regarding these
requirements.
ReadySpaces PRE21-000281 Page 2 of 2
August 30, 2021
7. Based on the review of project information submitted for the pre-application meeting, Renton
Regional Fire Authority has determined that the preliminary fire flow demand for the proposed
development has not changed from the existing conditions.
8. If the existing water services will be reused, no water system development charges are
applicable.
SEWER
1. Sewer service is provided by the City of Renton.
2. There is an existing 6-inch PVC side sewer and 8-inch PVC sewer stub.
3. The application does not have an impact on the waste water utility or propose any changes to
the sanitary sewer system.
SURFACE WATER
1. No storm drainage improvements are required as no new and/or replaced impervious surface is
proposed with the application.
TRANSPORTATION
1. As this project is proposing an interior remodel and no new construction or additions valued at
over $150,000, no street frontage improvements or right of way dedication are required.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along
property frontage or within the site must be underground. The construction of these franchise
utilities must be inspected and approved by a City of Renton inspector.
2. Adequate separation between utilities as well as other features shall be provided in accordance
with code requirements:
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is
required with the exception of water lines which require 10-ft horizontal and 1.5-ft
vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or
building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the
building.
3. All civil construction permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for
the most up-to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
4. A landscaping plan and tree retention shall be included with the civil plan submittal . Each plan
shall be on separate sheets.
5. Additional Building Permit Applications will be required for the following:
a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040.
b. Detention vaults for storm water flow control.
c. Demo of any existing structures on the project site(s).
6. Fees quoted in this document reflect the fees applicable in the year 2021 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: September 2, 2021
TO: Pre-Application File No. PRE21-000281
FROM: Brittany Gillia, Assistant Planner
SUBJECT: ReadySpaces Tenant Improvement
801 SW 16th St Unit 116
(Parcel No. 3340405300)
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and permitting
issues are based on the pre-application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official
decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator,
Public Works Administrator, Planning Director, Development Services Director, 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 is proposing a tenant improvement and change of use to
convert 132,370 square feet of existing warehouse and office space into an indoor storage
facility and office space at 801 SW 16th St, Unit 116. The project site totals 869,022 square feet
and is zoned IM. The applicant is proposing tenant improvements for a 122,182 square foot
storage space and a 10,188 square foot office space within an existing 311,885 square foot
industrial building. No exterior changes to the site or access are proposed. The site is mapped
with Special Flood Hazard Areas (100 year flood), High Seismic Hazards, Regulated Shoreline
(Black River/Springbrook Creek Reaches) Jurisdiction, and Shoreline High Intensity
Environmental Designation. The project site is mapped within 50 feet of an unidentified wetland
and several areas with Regulated Slopes (>15% & <=40%).
Current Use: The subject parcel is currently occupied with a 311,885 square foot
warehouse/office building and a 125,198 square foot industrial building.
Zoning: The subject site is located within the Medium Industrial (IM) zoning designation. The
site is also located within the Employment Area Valley Comprehensive Plan designation. Office
use is an outright permitted use within the IM zone. Self Storage is a permitted use at this
location.
ReadySpaces TI, PRE21-000281
September 2, 2021
Development Standards: The project would be subject to RMC 4-2-130A, “Development
Standards for Industrial Zoning Designations” (noted as “IM standards” herein). These
standards are available online.
Minimum Lot Size, Width and Depth – There are no minimum requirements for lot width or
depth within the IM zone, however, there is a minimum lot size requirement of 35,000 square
feet. No changes to existing lot dimensions are proposed.
Lot Coverage – There is no minimum lot coverage requirement within the IM zone, except for
the limitations imposed by the City’s landscaping requirements. No changes to the existing
building footprint are proposed.
Setbacks – Setbacks are the distance between the building and the property line or any private
access easement. The required setbacks in the IM zone for properties not next to a Principal
Arterial or residential properties are as follows: 15 feet for a front yard and side yard along a
street; zero for the rear yard; zero for the interior side yards; and a 10-foot landscaped setback
is required from a freeway. No exterior additions to the building are proposed.
Building Height – There is no maximum building height requirement within the IM zone.
Parking – Parking for vehicles and bicycles, 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.”
The following ratio would be applicable to the site:
Use Ratio Square footage proposed Required
Spaces
Self Storage A minimum and
maximum of 1
per 3,500 square
feet of net floor
area. Maximum
of three moving
van/truck spaces
is permitted.
122,182 sq. ft. 35
Office 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.
10,188 sq. ft. 20-46
Warehouse A minimum and
maximum of 1 per
1,500 square feet
of net floor area.
Not enough information provided
ReadySpaces TI, PRE21-000281
September 2, 2021
Based on the square footages proposed, the proposal would be required to provide 55-81
parking spaces. Upon a change of use and except when located in a shopping center, 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 in RMC4-4-080B.1.b.iv, all of the
stalls required of the new use shall be provided. However, upon a change of use to office uses,
the new office use shall provide the total number of parking stalls required without the
exception described in RMC4-4-080B.1.b.iv. The applicant would be required to provide
additional information on the existing uses within the two buildings and parking information
for the entire parcel, including but not limited to: the estimated number, size, and type of
stalls required by existing uses in both structures and the number of stalls provided for new
uses proposed, at the time of formal land use/building permit application. If the existing
parking does not suffice for both buildings and additional parking is needed to comply with
code, Environmental (SEPA) Review will be required as part of the building permit process and
the applicant shall submit a formal Parking, Lot Coverage, and Landscaping Analysis
demonstrating compliance with the parking requirements at the time of formal building
permit application. It should be noted that the parking regulations specify standard stall
dimensions. Surface parking stalls must be a minimum of 9 feet x 20 feet, compact dimensions
of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet; compact surface parking
spaces shall not account for more than 30 percent of the spaces in the surface parking lots.
ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent
access aisle of 8 feet in width for van accessible spaces. The required number of ADA accessible
stalls, based on the total number of spaces, must be provided.
Bicycle parking shall be provided in compliance with RMC 4-4-080F.11, at a rate of 10 percent
of the number of required parking spaces. Bicycle parking shall be provided for secure
extended use and shall protect the entire bicycle and its components and accessories from
theft and weather. Acceptable examples include bike lockers, bike check-in systems, in-
building parking, and limited access fenced areas with weather protection.
Landscaping – Except for 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. Please refer to landscape regulations (RMC 4-4-070
and RMC 4-4-080F.7) for further general and specific landscape requirements. Ten feet (10') of
on-site landscaping is required along all public street frontages, with the exception of areas for
required walkways and driveways.
Surface parking lots with 15-50 parking stalls are required to provide 15 square feet of interior
parking lot landscaping per parking space, surface parking lots with 51-99 parking stalls are
required to provide 25 square feet of interior parking lot landscaping per parking space, and
surface parking lots with 100 or more parking stalls are required to provide 35 square feet of
interior parking lot landscaping per parking space as specified below.
Interior Parking Lot Landscaping: Any interior parking lot landscaping area shall be a minimum
of eight feet (8') in width and 12’ deep. Landscaping shall be dispersed throughout the parking
area and shall include a mixture of trees, shrubs, and groundcover as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi -family, commercial,
and industrial uses. At least one tree for every six (6) parking spaces within the lot interior shall
be planted.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area shall be
planted. Up to fifty percent (50%) of shrubs may be deciduous.
ReadySpaces TI, PRE21-000281
September 2, 2021
c. Ground cover shall be planted in sufficient quantities to provide at least ninety percent (90%)
coverage of the landscaped area within three (3) years of installation.
d. There shall be no more than fifty feet (50') between parking stalls and an interior parking lot
landscape area.
Perimeter parking lot landscaping is required, as specified below:
Perimeter Parking Lot Landscaping: Such landscaping shall be at least ten feet (10') in width as
measured from the street right-of-way. Standards for planting shall be as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial,
and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street
frontage.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty
percent (50%) of shrubs may be deciduous.
c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the
landscaped area within three (3) years of installation.
Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape
requirements. No information on the landscaping or surface parking lot was included in the
submittal.
Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of
RMC 4-4-090, “Refuse and Recyclables Standards.” For office, educational, and institutional
developments, a minimum of 2 sq. ft. for every 1,000 sq. ft. of building gross floor area
shall be provided for recyclable deposit areas and a minimum of 4 sq. ft. for every 1,000 sq.
ft. of building gross floor area shall be provided for refuse deposit areas with a total
minimum area of 100 sq. ft. Required location criteria and screening are provided in the
code section. The applicant would be required to provide 184 square feet of recyclable
deposit areas and 367 square feet of refuse deposit areas, compliance with the refuse and
recyclable deposit area standards would be verified at the time of formal land
use/building permit review.
Screening – Screening must be provided for all surface-mounted and roof top utility and
mechanical equipment. Screening regulations are detailed in RMC 4-4-095.
Fences – If the applicant intends to install any fences as part of this project, the location must be
designated on the landscape plan. All existing fences and security gates should be depicted on
the site survey and include type of fence, material, and height. A fence detail should also be
included on the landscape plan as well for new proposed fencing.
Lighting – New parking lot and building lighting would require a lighting plan and shall meet the
lighting standards (RMC 4-4-075).
Access: Access to the subject site is proposed to remain in its current configuration via curb cuts
off of SW 16th St and Raymond Ave SW.
Significant Tree Retention: If tree removal is proposed, a tree inventory and a tree retention
plan along with a tree retention worksheet shall be provided with the formal land use
application. According to the proposed regulations, the tree retention plan must show
preservation of at least 10 percent (10%) of significant trees and indicate how proposed building
footprints would be sited to accommodate preservation of significant trees that would be
retained. The Administrator may authorize the planting of replacement trees on the site if it can
ReadySpaces TI, PRE21-000281
September 2, 2021
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 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 t hat involves
tree removal and land clearing at the City’s discretion.
Critical Areas: The site is mapped with Special Flood Hazard Areas (100 year flood), High Seismic
Hazards, Regulated Shoreline (Black River/Springbrook Creek Reaches) Jurisdiction, and
Shoreline High Intensity Environmental Designation. The project site is mapped within 50 feet of
an unidentified wetland and several areas with Regulated Slopes (>15% & <=40%). No critical
areas reports would be required if all proposed improvements would be interior to the existing
building.
Environmental Review: Based on the submitted materials it is unclear if the proposal would be
subject to Environmental (SEPA) Review. SEPA review will be required if the applicant adds any
additional parking spaces or for building additions in excess of 4,000 square feet.
Permit Requirements: The proposal will require building permits. Please contact a Permit
Technician at permittech@rentonwa.gov or 425.430.7200 for inquires regarding submittal
requirements. If the proposed project would require Environmental (SEPA) Review, the review
would be processed within an estimated time frame of 6-8 weeks. The current application fees
would total $1,680 ($1,600 SEPA Review + $80 technology fee = $1,680), all fees are subject to
change. The SEPA process must be completed prior to the issuance of any building permit(s).
Detailed information regarding the land use application submittal is available online at
www.rentonwa.gov.
Impact Mitigation Fees: In addition to the applicable building and construction fees, the
following impact fees would be required prior to the issuance of building permits.
• A Fire Mitigation fee based on the rate established by the Renton Fire Authority would
be assessed.
• A Transportation Mitigation Fee based on the fee established in the ITE manual would
be required.
Note: 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 Brittany Gillia, Assistant Planner at bgillia@rentonwa.gov for pre-screening.