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HomeMy WebLinkAboutPRE_StaffComments_230216_v1DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.gov PREAPPLICATION MEETING FOR Denny's Site - Drive Thru Coffee Shop 144 Rainier Ave S PRE 23-000024 February 16, 2023 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, 206.550.8523, 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 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, Development Engineering Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 16, 2023 June 20, 2011 TO: Andrew Van Gordon, Associate Planner FROM: Yong Qi, Civil Engineer III SUBJECT: 144 Rainier Ave S Renton Restaurant Parking PRE23-000024 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 # 1823059067. 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. The static water pressure at the street level is approximately 69 psi at an elevation of 36 feet. 2. There is an existing 8-inch main (Record Drawing: W-057701) located in an easement along the south side of the adjacent property to the north that can deliver 2,400 gpm. There is an existing 12-inch water main (Record Drawing: W-002008) in S 2nd St located on the east side of Rainier Ave S that can deliver 2,800 gpm. 3. There was an existing 1.5-inch domestic water service line being cut and caped along with the building demolition. 4. Below is a summary of the existing fire hydrants in the vicinity of the site. Installation of additional fire hydrants and/or modification of existing fire hydrants may be required by the Renton Regional Fire Authority (RRFA) to meet development standards: • S 2nd St, to the south of the project site (COR Facility ID HYD-S-00832). • At the southwest corner of the adjacent building to the north of project site (COR Facility ID HYD-S-00271) 5. Based on the review of project information submitted for the pre-application meeting, in order to provide domestic service to the development, developer constructed improvements will include but are not limited to: Renton Restaurant Parking _PRE23-000024 Page 2 of 4 February 16, 2023 2 a) The minimum size for a commercial water service and meter is 1-inch. All commercial domestic water meters shall have a reduced pressure backflow assembly (RPBA) installed behind the meter on private property per City Standards. b) Installation of additional fire hydrants as determined by the RRFA. 6. The development is subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of the meters for commercial domestic uses. Current fees can be found in the 2023 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a) The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee is $4,850.00 per 1-inch meter. b) Water service installation charges for each proposed domestic water service is applicable. Water Service installation is $2,875.00 per 1-inch service line. c) Drop-in meter fee is $460.00 per 1-inch meter. d) Credit will be applied to the existing service abandoned. e) The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&repo=Cityof Renton. SEWER 1. Sewer service is provided by the City of Renton. 2. There is an existing 8-inch wastewater main located on the west side of Rainier Ave S (Record Drawing: S-000103). There is an existing 8-inch wastewater main located on the south side of S 2nd St (Record Drawing: S-177807). There is an existing 8-inch wastewater main located along the eastern property line of the project site (Record Drawing: S-028801). 3. The existing 6’’ sewer stub was cut and capped during the building demolition. 4. Due to the proposed use of the coffee shop, a grease interceptor is required. The grease interceptor shall be sized based on drainage fixtures units 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. The grease interceptor shall be located on site so that is accessible for routine maintenance. 5. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. Current fees can be found in the 2023 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. 1) The current sewer fee is $ 3,650 per 1-inch meter. 2) Final determination of applicable fees will be made after the water meter size has been determined. 3) A redevelopment credit of the SDC in the amount equal to the SDC fee for the size of the existing water meter will be applied. 4) The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe nton. SURFACE WATER 1. There is a City of Renton 12-inch stormwater main (Facility ID No. 123035) flowing to the south along the west side of Rainier Ave S. The project site consists of a series of 8-inch private surface water main along the north and east side of the property, which are connected to the 24-inch stormwater main within Lake Ave S. Renton Restaurant Parking _PRE23-000024 Page 3 of 4 February 16, 2023 3 2. Refer to Figure 1.1.2.A – Flow Chart in the 2022 City of Renton Surface Water Manual (2022 RSWDM) to determine what type of drainage review is required for this site. A drainage study complying with the 2022 RSWDM will be required. 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 is located in the Black River basin and South Renton sub basin. 3. Drainage report and drainage plans based on 2022 RSWDM are required to be provided. 4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the 2022 RSWDM. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. Special inspection from the building department is required. 5. Any new storm conveyance installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2022 RSWDM and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extend feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as appliable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit. 7. A geotechnical report for the site is required and shall be submitted with the land use application. Information concerning the soils, geology, drainage patterns, vegetation present, water table and soil permeability, with recommendations of appropriate on-site BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. The geotechnical report should include an on-site infiltration test to clearly show if the site is suitable or unsuitable for infiltration. 8. Critical areas that may affect surface water review, the project site is within aquifer protection area Zone 2. 9. Erosion control measures to meet the City requirements shall be provided. 10. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals. The current City of Renton Standard details are available online at the City of Renton website: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton. 11. 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. 12. The development is subject to a surface water system development charge (SDC) fee. Fees will be charged based on the rate at the time of construction permit issuance. a) The 2023 Surface water system development fee is $0.92 per square foot of new impervious surface, but no less than $2,300.00. b) The full schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&repo=Cityof Renton. Renton Restaurant Parking _PRE23-000024 Page 4 of 4 February 16, 2023 4 TRANSPOTATION 1. Since the overall valuation of the project is estimated to be less than $175,000, in accordance with RMC 4-6-060, no street frontage improvements or right of way (ROW) dedication are required. However, if during Land-Use review it is determined that the exterior additions exceed an overall valuation of $175,000, the project may become subject to further transportation review. a) S 2nd St. is classified as a Principal Arterial street with a ROW width of 60 feet per the King County Assessors map. To meet the City’s complete street standards for Principal Arterial streets with 4 lanes a minimum ROW width of 91 feet is required. However, this portion of S 2nd Street is within the City’s current Transportation Improvement Plan (TIP) as project 22- 25. The project is currently in early design and the cross section for the street has not been fully defined. Dedication as needed to support the street sectioned defined by the TIP will be required. 2. 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 (6:00 – 9:00) or PM (3:00 – 6:00) peak hours, a traffic impact analysis will be required. 3. The development is subject to transportation impact fees. Fees will be assessed based on the net new PM Peak trips or more specifically the impact fee accounts for the proposed use. The calculated transportation impact fee is due at the time of building permit issuance. a) The proposed addition of espresso stand has a traffic impact fee of $261.04 per sqft based on the City’s current fee schedule. b) The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&repo=Cityof Renton. GENERAL COMMENTS 1. 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. http://rentonwa.gov/business/default.aspx?id=42473 2. 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. Demo of any existing structures on the project site(s). 3. Fees quoted in this document reflect the fees applicable in the year 2023 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: February 16, 2023 TO: Pre-Application File No. 23-000024 FROM: Andrew Van Gordon, Associate Planner SUBJECT: Denny’s Site – Drive Thru Coffee Shop – 144 Rainier Ave S (Parcel number 1823059067) 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 144 Rainier Ave S (Parcel number 1823059067) at the corner of Rainier Ave S and S 2nd St. The project proposal is to establish a drive through coffee stand and resurface the remainder of the lot for a 29-stall surface parking area to be used by a proposed restaurant on the abutting property to the east (100 S 2nd St). Access would be maintained from S 2nd S and Rainier Ave S along with existing site-to-site access to the abutting properties. The City of Renton’s (COR) mapping system indicates the site is within the Downtown Zone 2 Wellhead Protection Area. Current Use: The site is currently vacant. A concrete pad and surface parking from a now demolished Denny’s are on-site. Zoning/Land Use: The subject property is located within the Commercial Arterial (CA) zoning classification in Urban Design District D. The purpose of the CA zone is to evolve from “strip commercial” linear business districts to business areas characterized by enhanced site planning and pedestrian orientation, incorporating efficient parking lot design, coordinated access, amenities and boulevard treatment with greater densities. The CA zone provides for a wide variety of retail sales, services, and other commercial activities along high-volume traffic corridors. Residential uses may be integrated into the zone through mixed-use buildings. The drive through coffee stand would fall under the “retail drive-in/drive-through” use. The “retail drive-in/drive-through” use is permitted as an accessory use in the CA zone. To be permitted as an accessory use it would need to meet the following requirements: Denny’s Site – Drive Thru Coffee Shop Page 2 of 8 February 16, 2023 a. Located on the same lot with another building/use; or b. Structurally integrated into another building/use; or c. Located on its own lot with some amount of indoor customer seating to qualify the drive through as “accessory” to the easting/drinking establishment. As currently proposed the drive through coffee stand would not be permitted. Development Standards: The project would be subject to RMC 4-2-120A, “Commercial Development Standards” effective at the time of complete application (noted as “CA standards” herein). Building Standards – The CA standards permit a maximum lot coverage for buildings to be 65% of the total lot area or 75% if parking is provided within the building or within an on-site parking garage. The allowed height is 50 feet (50’) except 70 feet (70’) for vertically mixed-use building (commercial and residential). Heights may exceed the zone’s maximum height with a Conditional Use Permit. Airport Related Height and Use Restrictions – The site is located in the airport influence area Zone 2 Traffic Pattern Zone. No use may be made of land within Airport Safety Zones 1 through 4, as shown in subsection F of this Section, in such a manner as to create electrical interference with radio communication between the airport and aircraft, making it difficult for fliers to distinguish between airport lights and others, result in glare in the eyes of fliers using the airport, impair visibility in the vicinity thereof, or otherwise endanger the landing, taking off, or maneuvering of aircraft. Nonresidential uses may be conditioned in relation to intensity of use in the Airport Influence Area, as shown in subsection F of this Section. Any permit or variance granted affecting Airport Safety Zones 1 through 4 shall be so conditioned as to require the owner of the structure or tree in question to install, operate and maintain thereon, at the owner’s own expense, such markers and lights as may be necessary to give adequate notice to aircraft of the presence of such airport hazard No structure shall penetrate the Federal Aviation Regulation Part 77 Objects Affecting Navigable Airspace. Land Use Permit Master Applications for proposed projects to be located within the Airport Influence Area shall show the maximum elevation of buildings or structures based on the established airport elevation reference datum will not penetrate the Federal Aviation Administration Regulation Part 77 Objects Affecting Navigable Airspace. Elevations shall be determined by an engineer or land surveyor. Within the Airport Influence Area, disclosure notice shall be placed on land title when property is subdivided, or as part of approval of conditional use permits, special use permits, building permits, or other SEPA nonexempt projects. Such notice may relate to noise, low overhead flights, aviation operations that create high levels of noise, or aviation operations at night when there is greater sensitivity to noise. Prior to approval of land uses where aviation overflight may occur within the Airport Influence Area, a navigation easement shall be granted to the City of Renton. The aviation easement shall be approved by the City Attorney prior to recording. Compliance with requirements would be determined at the time of land use application. Please see RMC 4-3-020, Airport Related Height and Use Restrictions for full requirements. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the CA zone are: minimum front yard and secondary front yard: 15 feet; maximum front yard and secondary front yard: 20 feet; minimum side yard: none, Denny’s Site – Drive Thru Coffee Shop Page 3 of 8 February 16, 2023 except 15 feet (15’) if lot abuts a lot zoned residential; minimum rear yard: none, except 15 feet (15’) if lot abuts or is adjacent to 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 proposed location for the drive through coffee stand is greater than 20 feet from both the front and secondary front yards. The proposed location would not meet setback requirements. Access/Parking: Access is proposed via the existing driveways from S 2nd St and Rainier Ave S with site-to-site vehicle connections. Within the CA zone a connection shall be provided for site-to-site vehicle access ways to allow a smooth flow of traffic across abutting CA lots without a need to use a street. Access may compromise the aisle between rows of parking stalls but is not allowed between a building and a public street. A drive through retail or drive through service use requires the drive-through facility to be so located that sufficient on-site vehicle stacking space is provided for the handling of motor vehicles using such facility during peak business hours. Typically, five (5) stacking spaces per window are required unless otherwise determined by the Community and Economic Development Administrator. Stacking spaces cannot obstruct required parking spaces or ingress/egress within the site or extend into the public right-of-way. Driveway width shall not exceed an aggregate of 40 percent (40%) of the street frontage. There shall be a minimum of 18 feet (18’) between driveway curb returns where there is more than one (1) driveway on property under single ownership or control and used as one premises. The width of any driveway shall not exceed 30 feet (30’). There shall be no more than one (1) driveway for each 165 feet (165’) of street frontage serving any one property. For each 165 feet (165’) of additional street frontage another driveway may be permitted. Maximum driveway slope shall not exceed eight percent (8%). The Administrator may allow a driveway to exceed eight percent (8%) slope but not more than fifteen percent (15%) slope, upon proper application in writing and for good cause shown, which shall include, but not be limited to, the absence of any reasonable alternative. To exceed fifteen percent (15%), a variance from the Administrator is required. Bicycle Parking –The number of bicycle parking spaces shall be equal to 10 percent (10%) of the number of required off-street vehicle parking spaces for all uses except attached dwellings. One driveway access point would be required to be removed as the property only has approximately 293 feet of frontage. A site-to-site connect to the adjoining sites to the north and the east are required. The stacking spaces required for the drive through would be required in addition to the required stalls for a primary use in additional to required bicycle stalls. No stalls shall be located within the public right-of-way. Off-site parking requirements found in RMC 4-4- 080E2, “Off-Site Parking” would need to be met if parking for the restaurant/lounge on the abutting property is proposed. Please review RMC 4-4-080, Parking, Loading and Driveway Regulations for the full requirements. Urban Design: The project is subject to RMC 4-3-100, Urban Design Regulations effective at the time of application. Conversion of vacant land and new structures trigger applicable design requirements. A full set of proposed elevations was not provided. Based on the materials provided the following design items would be applicable. • RMC 4-3-100E1: Site Design and Building Location o Building Location and Orientation o Building Entries Denny’s Site – Drive Thru Coffee Shop Page 4 of 8 February 16, 2023 o Transition to Surrounding Development o Service Element Location and Design • RMC 4-3-100E2: Parking and Vehicular Access o Surface Parking o Vehicular Access • RMC 4-3-100E3: Pedestrian Environment o Pedestrian Circulation o Pedestrian Amenities • RMC 4-3-100E4: Recreation Areas and Common Open Space o Recreation Areas and Common Open Space • RMC 4-3-100E5: Building Architectural Design o Building Character and Massing o Ground Level Details o Building Roof Lines o Building Materials • RMC 4-3-100E7: Lighting o Lighting The references above are based on the materials provided. The project site is located at the corner of Rainier Ave S and S 2nd St; a public plaza is required at the corner. It shall be no less than 1,000 square feet with a minimum dimension of 20 feet (20’) on one side abutting the sidewalk. The public plaza shall be landscaped consistent with RMC 4 -4-070, including at a minimum street trees, decorative paving, pedestrian-scaled lighting and seating. The Design Regulations do not allow surface parking areas between the building and the front and secondary front yards. Design requirements would be reviewed at the time of land use application. 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 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 Standards. Street trees and, at a minimum, groundcover are to be located in this area when present. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; 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. Perimeter landscaping is required for all parking lots with interior landscaping required for surface parking lots with more than 14 stalls. Denny’s Site – Drive Thru Coffee Shop Page 5 of 8 February 16, 2023 Conversion of vacant land or new buildings trigger landscaping requirements. On-site street frontage landscaping is required along S 2nd St and Rainier Ave S minus driveways and pedestrian connections. If required, frontage improvements would include street trees and a landscaping strip along Rainier Ave S and S 2nd St. Perimeter and interior parking lot landscaping is required. A conceptual landscape plan shall be provided with the land use application as prepared by a licensed Landscape Architect, a certified nurseryman or other certified professional. All landscaping shall meet the requirements of RMC 4-4-070, Landscaping. Significant Tree Retention: 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, properties subject to an active land development permit shall comply with minimum tree credit retention requirements of a minimum of 30 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 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 Denny’s Site – Drive Thru Coffee Shop Page 6 of 8 February 16, 2023 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. 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. Fences/Walls: Within commercial zones the maximum height of any fence, hedge, or retaining wall within the front yard and secondary front yard shall not exceed 48 inches (48”) in height within 15 feet (15’) of the front yard property line or within any part of the clear vision area. Chain link fencing shall be coated with black, brown, gray or green bonded vinyl. Fences, hedges and retaining walls shall not stand in or in front of any required landscaping. If a new or replacement fence is proposed within 15 feet (15’) of a public street on a site that is nonconforming to street frontage landscape requirements per RMC 4-4-070F1, the site shall be brought into conformance. Refuse and Recyclables: All new developments for commercial uses shall provide on-site refuse and recyclable deposit areas and collection points for collection in compliance with RMC 4-4-090, Refuse and Recyclables Standards. These areas shall not be located within required setbacks or landscaped areas and shall not be located in a manner that hauling trucks obstruct pedestrian or vehicle traffic on-site or project into public right-of-way. The size of these areas shall be dependent on the size and number of the proposed uses. A refuse and recyclable collection area is not shown on the drawings. Full compliance will be determined at the time of land use application. Critical Areas: According to COR Maps, the property is within the Downtown Wellhead Protection Area Zone 2. 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. It is the applicant’s responsibility to ascertain whether any critical areas or environmental concerns are present on the subject property prior to development and/or construction. Denny’s Site – Drive Thru Coffee Shop Page 7 of 8 February 16, 2023 Environmental Review: The proposal would require environmental review pursuant to the State Environmental Policy Act (SEPA). The project is for construction of commercial building with parking facilities designed for 21 or more automobiles, and therefore WAC 197-11-800(1) does 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. An environmental checklist will be required at the time of land use application submittal. The applicant will need to complete reconnaissance to determine if storage tanks from a previous gas station are present. Due to expected ground disturbance of the site soil remediation and removal of the storage tanks, if present, would be included as mitigation measures. Site Plan Review: The purpose of the site plan review process is to analyze the detailed arrangement of project elements to mitigate negative impacts where necessary to ensure project compatibility with the physical characteristics of a site and with the surrounding area. Site plan review ensures quality development consistent with City goals and policies. Site plan review analyzes elements including, but not limited to, site layout, building orientation and design, pedestrian and vehicular environment, landscaping, natural features of the site, screening and buffering, parking and loading facilities, and illumination to ensure compatibility with potential future development. Site plan review is required for all development in the UC-2 zone and requires a public hearing. Site plan review is required for all development in the CA zone. Please review RMC 4-9-200, Master Plan and Site Plan Review for full site plan review requirements. Permit Requirements: The proposal would require Administrative Site Plan Review and Environmental (SEPA) Review. The 2023 fees would total $5,701.50 ($3,030.00 Administrative Site Plan Review + $1,800.00 Environmental Review + $241.50 Technology Fee (5%) = $5,071.50). Each modification request is $290.00. 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 Master Site Plan Review Submittal Requirements checklist. 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. Public Notice Requirement Public Information Sign: Public Information Signs are required for all Type II and Type III Land Use Permits as classified by RMC 4-8-080, Permit Classification. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Fees: In addition to the applicable building and construction fees, impact fees would be required. The fee in effect at the time of building permit issuance will apply. For informational purposes, the 2023 impact fees are as follows: • A Transportation Impact Fee assessed at $261.04 per square foot for a Coffee/Donut shop with drive up. Denny’s Site – Drive Thru Coffee Shop Page 8 of 8 February 16, 2023 • A Transportation Impact Fee assessed at $8.031.94 per net new PM Peak House Person Vehicle Trip. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Next Steps: When the formal land use 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. Expiration: Upon approval, the site plan shall expire within two (2) years. A single two (2) year extension may be granted for good cause by the Administrator. The Administrator may determine at their discretion that a public hearing before the Hearing Examiner is required for such extension. It is the responsibility of the owner to monitor the expiration date.