HomeMy WebLinkAboutPRE_StaffComments_230330_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
Microbrewery
900 S Grady Way
PRE23-000073
March 30, 2023
Contact Information:
Planner: Andrew Van Gordon, 425.430.7286, avangordon@rentonwa.gov
Public Works Plan Reviewer: Michael Sippo, 425.430.7298, msippo@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).
1
Andrew Van Gordon
From:Robert Shuey
Sent:Monday, March 13, 2023 2:24 PM
To:Andrew Van Gordon
Subject:RE: PRE23-000073 • Building Review - Pre App/Pre Sub • Pre-Application Meeting
Submittal v1
Thank you for the link, I appreciate it. The only comment I have on this is that building permits will be required for the
change of occupancy classification and any new construction or alterations.
Have a great afternoon,
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
From: Andrew Van Gordon <AVanGordon@rentonwa.gov>
Sent: Monday, March 13, 2023 2:11 PM
To: Robert Shuey <RShuey@Rentonwa.gov>
Subject: RE: PRE23-000073 • Building Review - Pre App/Pre Sub • Pre-Application Meeting Submittal v1
Hi Rob,
Not sure what exactly that error means because I’m able to open the documents without issue from my end. Might be
an old link for some reason. Works fine for me going through the city website or through Laserfiche itself:
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2023\PRE23-000073
ANDREW VAN GORDON, Associate Planner
City of Renton | CED | Planning Division
1055 S Grady Way | 6th Floor | Renton, WA 98057
Virtual Permit Center | Online Applications and Inspections
(425) 430-7286 | avangordon@rentonwa.gov
From: Robert Shuey <RShuey@Rentonwa.gov>
Sent: Monday, March 13, 2023 1:59 PM
To: Andrew Van Gordon <AVanGordon@rentonwa.gov>
Subject: PRE23-000073 • Building Review - Pre App/Pre Sub • Pre-Application Meeting Submittal v1
Andrew,
I’m not able to open the attachment on this project. This is what I’m getting when I click on the link:
2
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
M E M O R A N D U M
DATE: March 27, 2023
TO: Andrew Van Gordon, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Grady Way Brewery/Restaurant
1. The fire flow is unchanged for the existing building. Fire flow for the new outdoor
covered dining area is 1,500 gpm. One fire hydrant is required within 150 -feet of the
new building and one additional fire hydrant is required within 300 -feet of the building.
At least one new fire hydrant would be required with 50 -feet of the fire sprinkler
connection.
2. Fire impact fees are applicable at the rate of $5.92 per square foot of restaurant use.
This fee is paid at the time of building permit issuance. Credit is due for the area of the
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 brewery/restaurant.
A building permit would be required for the new proposed outdoor covered dining area
building.
3. Approved fire sprinkler and fire alarm systems are required throughout both buildings.
Separate plans and permits required by the fire department. Direct outside access is
required to the fire sprinkler riser room. Fully addressable and full detection is required
for the fire alarm system.
Fire sprinklers are triggered from the change of use to an assembly occupancy with the
potential occupant load of the restaurant of over 100 persons.
Fire alarm systems are triggered from the change of use to an assembly occupancy with
the fact that the total floor area of the building is over the Renton ordinance limit of
3,000 square feet.
4. Fire department apparatus access roadways are adequate as they exist.
5. An Annual Place of Assembly permit would be required from the Renton Regional Fire
Authority at the conclusion of the project.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: March 27, 2023
TO: Michael Sippo, Development Engineering
FROM: Andrew Van Gordon, Planning
SUBJECT: Microbrewery - 900 S Grady Way (Parcel number 172305-9021)
PRE23-000073
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.
b. Installation of an additional sewer-exempt commercial-use water meter also requires a
reduced backflow prevention assembly (RPBA).
c. Sizing of the commercial water meter(s) shall be done in accordance with the Uniform
Plumbing Code meter sizing criteria. Meter size 3-inch and above shall be installed
inside a concrete vault located outside of the building per City Standard Plan No. 320.4.
3. A fire sprinkler system is required by the Renton Fire Authority, and the following will also 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
PRE23-000014
Page 5 of 5
February 2, 2023
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.
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 2021 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. 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 uses and for fire
sprinkler use. The 2023 system development charge (SDC) fee for 1-inch commercial-use water
meter is $4,850, a 1-1/2 inch meter is $24,250 and a 2-inch is $38,800. The 2023 system
development charge (SDC) fee for 1-inch fire service meter is $648, 1-1/2 inch fire service meter
is $3,238 and 2-inch fire service meter is $5,181. Meter service size and associated SDC for
commercial use, fire service and irrigation depends on the required demand and varies based on
the size of the meter. The development is also subject to fees for drop-in meters, water
connections, cut and caps, and purity tests. Current fees can be found in the 2023 Development
Fees Document on the City’s website. Fees that are current will be charged at the time of
construction permit issuance.
SEWER
1. Sewer service is provided by City of Renton.
2. Covered parking and dumpster/recycling areas will need to direct drainage to the sanitary sewer
system through an oil/water interceptor. If any parking is not covered, it will need to be directed
away from the sanitary sewer and into the storm sewer system.
3. Restaurant and brewing space may need to be directed to a grease interceptor(s) prior to
connecting into the City’s Sanitary Sewer system if it is determined that the nature of the brewing
operations and discharge from floor drains contain high quantities of fats, oils and greases (FOG).
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. Applicant shall coordinate with King County Wastewater Treatment Division and obtain all
necessary permits, procedures, BMP’s and coverage(s) under DOE Industrial User Permit and
submit to the City for review prior to obtaining construction permits. The City’s Utility Engineer
will review the applicable approvals in relation to RMC 8-5-10 (Use of Public Sewers) and RMC 8-
5-12 (Preliminary Treatment of Waste Matter) to ensure that wastewater does not exceed the
biological, solids or pH limits as set forth by the code or pose any additional risk to infrastructure
or public health and safety.
PRE23-000014
Page 5 of 5
February 2, 2023
5. As the existing sewer service will be reused and a sewer exempt water meter would be used for
brewing purposes, no sewer system development charges are applicable.
SURFACE WATER
1. Refer to Figure 1.1.2.A – Flow Chart in the 2023 RSWDM to determine what type of drainage
review is required for this site. A drainage study complying with the 2023 City of Renton Surface
Water Manual will be required. Based on the City’s flow control map, this site falls within the
Flow Control Standard (Existing Peak Conditions. The site is located in the Black River drainage
basin. Drainage report and drainage plans based on 2023 City of Renton Surface Water Manual
are required to be provided. A preliminary drainage plan and drainage report, including the
application of flow control BMPs, shall be included with the land use application. The final
drainage plan and drainage report should be submitted with the utility construction permit
application.
2. On-site BMPs satisfying Core Requirement #9 will be required for the site to the maximum extent
feasible. On-site BMPs shall be evaluated in order of preference by feasibility as described in
Section C.1.3 of the 2023 RSWDM.
3. Any new storm conveyance installed on or off-site shall be designed and sized in accordance with
standards found in Chapter 4 of the 2023 RSWDM. New storm drains should be sized to
accommodate future runoff of all upstream tributary area.
4. 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 geotech
report should include an on-site infiltration test to clearly show if the site is suitable or unsuitable
for infiltration. The geotech report should discuss critical areas in the site and if there any wet
season construction restrictions.
5. The development is subject to stormwater system development charge (SDC) fee. The 2023
stormwater SDC fee is $0.920 per square foot of new impervious surface, but no less than
$2,300.00. This is payable prior to issuance of the construction permit. The SDC fee that is current
at the time of issuance of the construction permit will be 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 and for the parking lot. An
accessible route of travel from the sidewalk in the right-of-way to the building entrance will also
be required.
3. If the exterior improvements exceed $175,000 in construction valuation, frontage improvements
will be 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: March 30, 2023
TO: Pre-Application File No. 23-000073
FROM: Andrew Van Gordon, Associate Planner
SUBJECT: Microbrewery – 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 a microbrewery
with a tasting room and restaurant. An outdoor covered dining area for the benefit of 65 diners
is proposed. Additional parking is proposed along the northern property line abutting 536
Williams Ave S. New openings in the building are proposed. Access is not proposed to be modified;
it would be retained from S Grady Way and Williams Ave S.
Current Use: The property is currently improved with a 7,290 gross square foot (6,000 sq. ft.
footprint) commercial building and associated 12 stall paved parking area.
Zoning Requirements: The subject property is located within the Center Downtown (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 microbrewery with restaurant would be classified as an “eating and drinking establishment”.
An “eating and drinking establishment” is defined as:
A retail establishment selling food and/or drink for consumption on the premises or for take-out,
including accessory on-site food preparation. This definition includes, but is not limited to,
Microbrewery Page 2 of 8
March 30, 2023
restaurants, cafes, and microbrew establishments. This definition excludes taverns; mobile food
vending; fast food; entertainment clubs; dance clubs; and/or dance halls.
An eating and drinking establishment use is permitted within the CD zone.
Development Standards: The project would be subject to RMC 4-2-120B, 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 existing building is proposed.
Elevations of the outdoor dining structure were not provided. Conformance with building
standards would be determined at the time of land use application review.
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 existing building is not proposed. The existing 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 existing building 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. The proposed location of the outdoor dining area would
meet setback requirements. Conformance with setback standards would be determined at the
time of land use application review.
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
Microbrewery Page 3 of 8
March 30, 2023
any three (3) year period which exceed thirty percent (30%) of the assessed or appraised value,
but do not exceed one hundred percent (100%), proportional compliance shall be required, as
provided below. Remodels or other alterations within any three (3) year period that do not exceed
thirty percent (30%) of the assessed or appraised value shall not be required to comply with the
nonconforming site development requirements. Mandatory improvements for fire, life safety or
accessibility, as well as replacement of mechanical equipment, do not count towards the cited
monetary thresholds. Within any three (3) year period, upon expansion of any structure or
complex of structures within a single site, which is over 50 percent (50%) of the existing floor area
or building footprint, whichever is less, the site shall be brought into compliance with this Title. If
the expansion is 50 percent (50%) or less, the site shall be brought into proportional compliance
with existing development standards as provided in the proportional compliance subsection (RMC
4-10-020E).
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. New buildings and 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.
Parking lot landscaping meeting the requirements of interior and exterior parking lot
landscaping are required. See “Access/Parking” below for more information regarding parking
requirements.
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.
Microbrewery Page 4 of 8
March 30, 2023
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
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.
Microbrewery Page 5 of 8
March 30, 2023
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 land use application
review.
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. For outdoor loading areas, screening is not required
except when the subject commercial or industrial lot abuts or is adjacent to a residentially zoned
lot and the regulated activity is proposed on the side of the property abutting or adjacent to the
listed zones. In such cases, a fence, or landscaping, or a landscaped berm, or any combination of
the same is required to achieve adequate visual or acoustical screening. These provisions may be
modified through the site plan development review process, or the modification process for site
plan exempt proposals, where the applicant can show that the same or better result will occur
because of creative design solutions, unique aspects or use, etc.
No mechanical or utility equipment was identified in the submitted materials. A loading area is
proposed on the back of the building, facing roughly northwest. That side of the property is
adjacent to residentially zoned lots within the Residential -14 (R-14) zone on the west side of
Williams Ave S. A fence, or landscaping, or a landscaped berm, or any combination of the same
is required to achieve adequate visual or acoustical screening. See RMC 4-4-095, Screening and
Storage Height/Location Limitations for specific requirements. Conformance with these
requirements would be determined at the time of land use application review.
Refuse and Recycling: In nonresidential developments, a minimum of three (3) square feet per
every 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 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. Conformance with these requirements would be determined at the time of
land use application review.
Microbrewery Page 6 of 8
March 30, 2023
Access/Parking: Within the CD zone, parking, loading and driveway regulations of RMC 4-4-080
are applicable if construction of new buildings or structures occurs, if construction replaces an
existing building/structure and/or construction of an addition to a building/structure occurs.
Within the CD zone eating and drinking establishments are required to provide a maximum of one
(1) parking space per 1,000 square feet of net floor area with no minimum requirement. For uses
within the CD zone that do not require off-street vehicle parking, the number of bicycle parking
spaces shall be equivalent to 10 percent (10%) of off-street vehicle parking spaces required for
the same use located outside of the CD zone. A minimum of 10 spaces per 1,000 square feet of
dining area is required for eating and drinking establishments outside of the CD zone.
All off-street parking areas shall be paved with asphaltic concrete, cement or equivalent
alternative material of a permanent nature as approved by the Public Works Department.
The newly proposed building for outdoor dining triggers parking requirements for the project.
A scaled site map was not provided but based on the provided square footage of 8,500 square
feet of net floor area a maximum of nine (9) stalls are required. The number of bicycle spaces is
unknown as the square footage of the dining area is unknown. Parking areas shall meet stall
size and drive aisle requirements. See RMC 4-4-080, Parking, Loading and Driveway Regulations
for full requirements. Conformance with these requirements would be determined at time of
land use application review.
Urban Design: The project would be subject to RMC 4-3-100, Urban Design Regulations effect at
the time of complete application as construction of a new structure and alteration of
nonconforming structures is an applicable development activity. The proposal is within District A.
Exterior modifications such as façade changes, windows, awnings, signage etc. shall comply
with the design requirements. Exterior improvements to the building are proposed but
elevations were not provided. Refuse and recycling areas will need to meet service element
location and design requirements. Elevations for the new building for outdoor dining were not
provided. It appears that the following design requirements may be applicable:
• RMC 4-3-100E1: Site Design and Building Location
o Building Location and Orientation
o Building Entries
o Transition to Surrounding Development
• RMC 4-3-100E3: Pedestrian Environment
o Pedestrian Circulation
• 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
Additionally, because the surface parking requirements are triggered the following design
requirements are applicable:
• RMC 4-3-100E2: Parking and Vehicular Access
o Surface Parking
o Vehicular Access
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Of note, within District A surface parking cannot be between the building and the front property
line and access to parking lots will need to be from side streets if an alley is not available.
Parking cannot be between the building and S Grady Way. Access will need to be from Williams
Ave S and not S Grady Way. Conformance with these requirements would be determined at time
of land use application review.
Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project,
the location must be designated on the landscape plan and grading plan with top of wall and
bottom of wall elevations. A fence and/or wall detail should also be included on the plan. A
retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the
footing to the finish grade at the top of the wall requires a building permit. The maximum height
of any fence or retaining wall is 72-inches subject to further height limitations in setbacks and
clear vision areas noted in RMC 4-4-040D. A fence shall not be constructed on top of a retaining
wall unless the total combined height of the retaining wall and the fence does not exceed the
allowed height of a standalone fence. For more information about fences and retaining walls refer
to RMC 4-4-040.
Critical Areas: According to COR Maps, Wellhead Protection Area Zone 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 would be required because of the new construction. A hydrogeologic
study may be required based on the final proposed scope of work.
Site Plan Approval: 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 are. Site plan
review ensures quality development consistent with the 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 the
potential future development.
Site plan review is required for all development in the CD zone. All commercial or industrial
projects adjacent to or abutting residentially zoned property are required to have a public
hearing. Please review RMC 4-9-200, Master Plan and Site Plan Review for full site plan review
requirements.
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: The proposal would require Hearing Examiner Site Plan Review and
Environmental Review (SEPA). The application would be reviewed within an estimated time frame
of 12 weeks. Based on the 2023 fees in effect at the time of this memo, the total is $6,373.50
($4,270.00 Hearing Examiner Site Plan Review + $1,800.00 SEPA + $303.50 Technology Fee (5%)
= $6,373.50). Each modification request is $290.00. A 5% technology fee added to the total cost
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of the reviews would also be assessed at the time of land use application. All fees are subject to
change. Other informational applications and handouts can be found on the City’s Digital Records
Library. The City requires electronic plan submittal for all applications. Please refer to the City’s
Electronic File Standards.
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 2023 impact fees are as follows:
• A Transportation Impact Fee of $68.51 per square foot of restaurant: sit down are.
• A Transportation Impact Fee of $8,031.94 per net new PM peak hour person vehicle trip
(proposed – exiting).
• A Fire Impact Fee of $5.92 per square foot of restaurant/lounge area.
A handout listing Renton’s development-related fees is available on the City of Renton website
for your review.
Expiration: The final approval of a site plan shall expire within two (2) years of the date of
approval. 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 an extension. The burden of justification shall rest with the
applicant. It is the responsibility of the owner to monitor the expiration date.
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.