HomeMy WebLinkAboutPRE23-000335_Meeting SummaryPREAPPLICATION MEETING FOR
Silver Dollar Casino Coffee Stand
PRE 23-000335
CITY OF RENTON
Department of Community & Economic Development
Planning Division
October 19, 2023
Contact Information:
Planner: Jill Ding, 425.430.6598, jding@rentonwa.gov
Public Works Plan Reviewer: Sam Morman, 425-430-7383, smorman@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org
Building Department Reviewer: Rob Shuey, 425.430.7290, 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).
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: October 19, 2023
June 20, 2011
TO: Jill Ding, Associate Planner
FROM: Sam Morman, Civil Engineer II
SUBJECT: Maverick Grinder Coffee Stand
3100 E Valley Rd
PRE23-000335
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 #
3023059070. 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 and
outside of the city’s wellhead protection area.
2. There is an existing 12-inch water main located in East Valley Rd that can deliver a maximum flow
capacity of 5,500 GPM (see water plan No. W-030409).
3. There is an existing 10-inch water main running through the center of the west parcel boundary
and dead-ending near the primary commercial structure that can deliver a maximum flow capacity
of 2,000 GPM (see water plan No. W-213901).
4. There is an existing 8-inch water main dead-ending along the north border of the project parcel
that can deliver a maximum flow capacity of 1,250 GPM (see water plan No. W-055701).
5. The static water pressure is approximately 77 psi at ground elevation of 18 feet.
6. There is an existing 1” water service for irrigation, and an existing 2” water service serving the
commercial building.
7. The project will require a separate minimum 1” water service and water meter for the proposed
use. The sizing of the meter shall be in accordance with the most recent edition of the Uniform
Plumbing Code.
Drive-Thru Coffee Stand_PRE23-000335 Page 2 of 5
October 19, 2023
2
a. All commercial domestic water meters shall have a reduced pressure backflow assembly
(RPBA) installed behind the meter on private property per City Standards. The RPBA shall
be installed inside an above ground heated enclosure per City Standard Plan 350.2.
8. A conceptual utility plan will be required as part of the land use application for the subject
development.
9. 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 domestic uses and for fire
sprinkler use. The development is also subject to fees for 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 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 service.
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 $400.00 per ¾-inch meter and $460.00 per 1-inch meter.
d. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=CityofR
enton
SEWER
1. The project is within the City of Renton’s sanitary sewer service area.
2. There is an 10-inch gravity wastewater main located in East Valley Rd (see record drawing S-
020007).
3. An individual side sewer is required for the proposed coffee shop. All new sewer stubs shall
conform to the standards in RMC 4-6-040 and City of Renton Standard Details.
4. A grease trap/interceptor is required. Size based on the Uniform Plumbing Code.
5. A conceptual utility plan will be required as part of the land use application for the subject
development.
6. 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.
• The current sewer SDC fee is $3,650.00 per 1-inch meter.
• Final determination of applicable fees will be made after the water meter size has been
determined.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=0&repo=CityofR
enton
SURFACE WATER
1. There is an existing 24-inch stormwater main in East Valley Rd (see record drawing R-199917).
2. There is an existing on-site private 12-inch stormwater main and stormwater facility located within
close proximity of the proposed coffee stand on the project parcel (see record drawing R-213901).
Drive-Thru Coffee Stand_PRE23-000335 Page 3 of 5
October 19, 2023
3
3. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design
Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 Renton Surface Water Design
Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls
within the Peak Rate Flow Control Standard Matching Existing Site Conditions. The site falls within the
Black River drainage basin and Panther Creek sub basin.
4. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current
City of Renton Standard Details are available online in the City of Renton website
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton
5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will
be required to provide enhanced basic water quality treatment. Any proposed detention and/or water
quality vault shall be designed in accordance with the RSWDM that is current at the time of civil
construction permit application. 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.
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 extent 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 applicable to the
project. The final drainage plan and drainage report must be submitted with the utility construction
permit application.
7. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual
Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with
recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be
included in the report. The report should also include information concerning the soils, geology,
drainage patterns and vegetation present shall be presented in order to evaluate the drainage,
erosion control and slope stability for site development of the proposed plat. The applicant must
demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage,
or excess surface water runoff.
8. Erosion control measures to meet the City requirements shall be provided.
9. 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.
TRANSPORTATION
1. Per City code 4-6-060 frontage improvements are required if the proposed project construction
valuation exceeds $175,000. The proposed project fronts East Valley Road to the west, SR-167 to the
east, and private property on all other sides.
i. East Valley Road is classified as a Collector Arterial street with an existing right-of-way (ROW)
width of approximately 80 feet per the King County Assessors map, however, it is not centered
and there is approximately 35 feet of ROW fronting the site. To meet the City’s complete
street standards for Collector Arterial streets with 4 lanes and a minimum ROW width of 94
feet is required.
Drive-Thru Coffee Stand_PRE23-000335 Page 4 of 5
October 19, 2023
4
ii. However, the City has reviewed this portion of East Valley Road and determined that the
existing curb-curb width is sufficient. Therefore, the city would support a modified street
section that at minimum retains the existing curb-curb width (approximately 48 feet) and 0.5
foot curb, with installation of an 8 foot planting strip, a 6 foot sidewalk and street trees. No
dedication is anticipated for the above listed improvements. A modification is required to be
submit with the land use application for the alternative section.
1. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-
090.
2. Refer to City code 4-4-080 regarding driveway regulations.
a. A minimum separation of 5 feet is required between driveway and the property line.
b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide
slotted drains.
c. The width of any driveway shall not exceed thirty feet (30’).
3. Paving and trench restoration within the City of Renton right of way shall comply with the City’s
Restoration and Overlay requirements.
4. A traffic impact analysis is required when estimated vehicular traffic generated from a proposed
development exceeds 20 vehicles per hour in either the AM (6:00 - 9:00) or PM (3:00 –6:00)
peak periods. If the number of proposed trips estimated by the applicant engineer using the
current ITE Trip Generation book is more than 20 trips in either morning peak or evening peak,
then level of service study is required. The applicant engineer can contact the City to determine
the extent of the traffic study that will be required for the project. If the peak trips exceed 20, a
traffic impact study will be required to be included with the land use application.
5. The development is subject to transportation impact fees. Fees will be charged based on the
rate at the time of building permit issuance.
a. Unless otherwise noted on the fee schedule, the 2023 transportation impact fee for a
coffee shop with drive up is $261.04 per sq. foot.
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.
Drive-Thru Coffee Stand_PRE23-000335 Page 5 of 5
October 19, 2023
5
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 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.
7. A demo permit is required for the demolition of the existing building. The demo permit shall be
acquired through the building department.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: October 19, 2023
TO: Pre-Application File No. PRE23-000335
FROM: Jill Ding, Senior Planner
SUBJECT: Silver Dollar Casino Coffee Stand –
3100 East Valley Rd, WA 98055
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, Development
Engineering 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 site is located on the east side of East Valley Rd at 3100 East Valley
Rd (Parcel No. 3023059070). The project proposal is to add a drive-through coffee stand to the
existing project site, which is currently developed with a Silver Dollar Casino and surface parking.
The project site totals 4.2 acres (182,914 square feet) in area and is located within the Commercial
Arterial (CA) zoning classification and Urban Design District D. The applicant proposes to
reconfigure a portion of the existing surface parking lot to add a 236 square foot coffee stand,
with a drive-through window. Access would be maintained from East Valley Road. The City of
Renton’s (COR) mapping system indicates the site is located in a high seismic hazard area, in
addition a wetland is mapped along the east boundary of the project site.
Current Use: The site contains an existing casino and surface parking lot.
1. Zoning /Land Use Designation, and Overlays: 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.
Eating and drinking establishments are an allowed use in the CA zone. The City is currently
updating the regulations for food related uses. Under the proposed regulations, the
proposed use would be permitted as a coffee stand, subject to the approval of an
Silver Dollar Casino Coffee Stand
Page 2 of 9
October 19, 2023
Administrative Conditional Use Permit, and would be required to provide a walkup window.
The drive-through component of the restaurant is permitted as an accessory use provided it’s
located on the same lot with another building/use; or structurally integrated into another
building/use; or located on its own lot with some amount of indoor customer seating to
qualify the drive-through as “accessory” to the eating/drinking establishment. As the
proposed coffee stand is located on the same a lot as another building, the proposed use
would be permitted.
2. Development Standards: The project would be subject to RMC 4-2-120A, “Development
Standards for Commercial Zoning Designations” and District ‘D’ overlay area subject to “RMC
4-3-100, Urban Design Regulations” effective at the time of complete application.
Minimum Lot Size, Width and Depth – For lots created after November 10, 2004 the minimum
lot size is 5,000 square feet. There are no minimum requirements for lot width or depth. No
changes are proposed to the existing 4 acre site. The existing lot meets the minimum lot size
requirement.
Setbacks – Setbacks are the minimum required distance between the building footprint and
the property line and any private access easement or tract.
Minimum Front Yard 15 ft.
Maximum Front Yard 20 ft.
Minimum Secondary Front Yard 15 ft.
Maximum Secondary Front Yard 20 ft.
Minimum Freeway Frontage Setback 10 ft. landscaped setback from the property line.
Minimum Rear Yard None, except 15 ft. if lot abuts a lot zoned
residential.
Minimum Side Yard None, except 15 ft. if lot abuts or is adjacent to a lot
zoned residential.
Clear Vision Area In no case shall a structure over 42 in. in height
intrude into the 20 ft. clear vision area defined in
RMC 4-11-030.
The building setbacks would be verified at the time of formal application.
Building Height – The maximum building height is 50 ft., except 70 ft. for vertical mixed use
buildings (commercial and residential). Heights may exceed the Zone’s maximum height with
a Conditional Use Permit. Building height shall not exceed the maximum allowed by the
subject zoning district or the maximum allowed pursuant to RMC 4-3-020, Airport Related
Height and Use Restrictions, whichever is less. No measurable building heights were
provided. Maximum height compliance would be required prior to land use approval.
Lot Impervious Surface Coverage – The CA zone allows a maximum lot coverage for buildings
of 65 percent or 75 percent if parking is provided within a building or within an on-site parking
garage. The building coverage appears to meet the 65 percent maximum. The building lot
coverage requirements would be verified at the time of formal application.
Silver Dollar Casino Coffee Stand
Page 3 of 9
October 19, 2023
3. Screening: Screening must be provided for all surface-mounted and roof top utility and
mechanical equipment. The land use application will need to include elevations and details
for the proposed methods of screening.
4. Refuse and Recycling Areas: 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. In retail
developments a minimum of five (5) square feet per every 1,000 square feet of building gross
floor area shall be provided for recyclable deposit areas and a minimum of 10 square feet per
1,000 square feet of building gross floor area shall be provided for refuse deposit areas with
a total minimum area of 100 square feet. Architectural design of the enclosure shall be
consistent with the design of the primary building. Full compliance with the refuse and
recycling standards (general and Urban Design) will be reviewed with the land use
application.
5. 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.
Street Frontage Landscaping – Ten feet (10') of on-site landscaping is required along all public
street frontages, with the exception of areas for required walkways and driveways. Street
trees, selected from the City’s Approved Street Tree List, 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.
Internal Lot Landscaping – Surface parking lots with 110 or more stalls shall provide 35 square
feet of internal lot landscaping for each parking stall. Any interior parking lot landscaping area
shall be sized to dimensions of at least eight feet (8') by twelve feet (12'). Landscaping shall
be dispersed throughout the parking area and shall include a mixture of trees, shrubs, and
groundcover. Perimeter landscaping may not substitute for interior landscaping.
Perimeter Parking Lot Landscaping – All parking lots shall have perimeter landscaping. Surface
parking lots with more than fourteen (14) stalls shall be landscaped with plantings and trees.
New buildings would trigger landscape requirements. A conceptual landscape plan shall be
provided with the land use application as prepared by a licensed Landscape Architect, a
Silver Dollar Casino Coffee Stand
Page 4 of 9
October 19, 2023
certified nurseryman or other certified professional. All landscaping shall meet the
requirements of RMC 4-4-070, Landscaping.
6. 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
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
Silver Dollar Casino Coffee Stand
Page 5 of 9
October 19, 2023
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. If any trees are located onsite, 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.
7. Fences/Retaining 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.
8. Parking: A minimum and maximum of one (1) space per 75 square feet of dining area for drive
through restaurants with sit down service. The drive-through facility shall 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. Stacking spaces cannot obstruct required parking
spaces or ingress/egress within the site or extend into the public right-of-way. The applicant
would be required to submit a parking analysis at the time of formal land use application,
demonstrating that the coffee stand and casino would have sufficient parking.
A twenty five percent (25%) reduction or increase from the minimum or maximum number
of parking spaces may be granted for nonresidential uses through site plan review if the
applicant can justify the modification to the satisfaction of the Administrator. In order for the
reduction or increase to occur the Administrator must find that satisfactory evidence has been
provided by the applicant.
Parking Space Dimensions – The parking regulations specify standard stall dimensions of 9
feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet
x 23 feet. 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. Up to 40 percent of stalls
may be compact spaces designated for employee parking, and up to 30 percent of stalls may
be compact spaces if designated for all users. The appropriate amount of ADA accessible stalls
is based on the total number of spaces provided.
Silver Dollar Casino Coffee Stand
Page 6 of 9
October 19, 2023
All non-residential development that exceeds 4,000 gross square feet in size would also be
required to comply with the bicycle parking requirements of RMC 4-4-080F.11. The number
of bicycle parking spaces required would be based on 10% of the required number of off-
street vehicle parking stalls. The proposed coffee stand is less than 4,000 square feet and
would not be required to provide bicycle parking.
9. Access: Access is proposed via the existing driveways from East Valley Road. 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 comprise 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.
10. Driveways: 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. Joint use driveways reduce the number of curb cuts along individual streets and
thereby improve safety and reduce congestion while providing for additional on-street
parking opportunities. Joint use driveways should be encouraged when feasible and
appropriate, particularly when there is existing underutilized parking proximate to a subject
site.
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. The applicant is proposing to utilize the existing
shared driveway curb cuts off East Valley Road. Compliance with driveway standards will
be reviewed with the land use application.
11. Urban Design Regulations: Compliance with Urban Design Regulations, District ‘D’, is
required. The land use application shall provide a written narrative to identify how the
project meets each applicable urban design regulation. Please refer the standards in their
entirety at RMC 4-3-100. The following bullets are some, but not all, of the guidelines and
standards outlined in the regulations.
• Buildings shall be oriented to the street with clear connections to the sidewalk.
• Building entries from a street shall be clearly marked with canopies, architectural
elements, ornamental lighting, or landscaping and include weather protection at least
four and one-half feet (4-1/2') wide (illustration below). Buildings that are taller than
thirty feet (30') in height shall also ensure that the weather protection is proportional to
the distance above ground level.
Silver Dollar Casino Coffee Stand
Page 7 of 9
October 19, 2023
• Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or
building overhangs shall be provided. These elements shall be a minimum of four and
one-half feet (4-1/2') wide along at least seventy five percent (75%) of the length of the
building facade facing the street, a maximum height of fifteen feet (15') above the ground
elevation, and no lower than eight feet (8') above ground level.
• In addition to standard enclosure requirements, garbage, recycling collection, and utility
areas shall be enclosed on all sides, include a roof and be screened around their perimeter
by a wall or fence and have self-closing doors. Service enclosures shall be made of
masonry, ornamental metal or wood, or some combination of the three (3).
• Parking shall be located so that no surface parking is located between the building and
the front property line and/or the building and the side property line along a street.
Parking shall be located so that it is screened from surrounding streets by buildings,
landscaping, and/or gateway features as dictated by location.
• A pedestrian circulation system of pathways that are clearly delineated and connect
buildings, open space, and parking areas with the sidewalk system and abutting
properties shall be provided. Pathways within parking areas shall be provided and
differentiated by material or texture (i.e., raised walkway, stamped concrete, or pavers)
from abutting paving materials. The pathways shall be perpendicular to the applicable
building facade and no greater than 150-feet apart. Permeable pavement pedestrian
circulation features shall be used where feasible, consistent with the Surface Water
Design Manual.
• Architectural elements that incorporate plants, particularly at building entrances, in
publicly accessible spaces and at facades along streets, shall be provided. Amenities such
as outdoor group seating, benches, transit shelters, fountains, and public art shall be
provided.
• All building facades shall include modulation or articulation at intervals of no more than
40 feet. Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height,
and eight feet (8') in width.
• Any façade visible to the public shall be comprised of at least fifty percent (50%)
transparent windows and/or doors for at least the portion of the ground floor facade that
is between four feet (4') and eight feet (8') above ground (as measured on the true
elevation).
• At least one of the following elements shall be used to create varied and interesting roof
profiles: extended parapets; feature elements projecting above parapets; projected
cornices; or pitched or sloped roofs.
• All buildings shall use material variations such as colors, brick or metal banding, patterns
or textural changes. Materials shall be durable, high quality, and consistent with more
traditional urban development, such as brick, integrally colored concrete masonry, pre-
finished metal, stone, steel, glass and cast-in-place concrete.
• Pedestrian-scale lighting shall be provided at primary and secondary building entrances.
Examples include sconces on building facades, awnings with down-lighting and decorative
street lighting. Accent lighting shall also be provided on building facades (such as sconces)
Silver Dollar Casino Coffee Stand
Page 8 of 9
October 19, 2023
and/or to illuminate other key elements of the site such as gateways, specimen trees,
other significant landscaping, water features, and/or artwork.
12. Critical Areas: According to COR Maps, the property is located in a high seismic hazard area
and a wetland is mapped along the east side of the project site.
Due to the presence of geological hazards, a geotechnical study may be required at the time
of building permit application. The study shall specifically address if the proposal will not
increase the threat of the geological hazard to adjacent or abutting properties beyond pre-
development conditions; and the proposal will not adversely impact other critical areas; and
the development can be safely accommodated on the site. It is the applicant’s responsibility
to determine whether any other critical areas are present on the site prior to formal land
use application.
13. Environmental Review: The construction of a new commercial building on a site with an
existing building that is greater than 4,000 square feet and with associated parking facilities
designed for more than 20 automobiles would subject the application to Environmental
Review in accordance with the State Environmental Policy Act WAC 197-11-800.
14. Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the
CA zone. 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. Decisional criteria for site plan approval are
itemized in RMC 4-9-200.E.3.
15. Conditional Use Permit: Under the proposed regulations, the coffee stand would be required
to comply with the following criteria:
a. Consistency with Plans and Regulations: The proposed use shall be compatible with
the general goals, objectives, policies and standards of the Comprehensive Plan, the
zoning regulations and any other plans, programs, maps or ordinances of the City of
Renton.
b. Appropriate Location: The proposed location shall not result in the detrimental
overconcentration of a particular use within the City or within the immediate area of
the proposed use. The proposed location shall be suited for the proposed use.
c. Effect on Adjacent Properties: The proposed use at the proposed location shall not
result in substantial or undue adverse effects on adjacent property.
d. Compatibility: The proposed use shall be compatible with the scale and character of
the neighborhood.
e. Parking: Adequate parking is, or will be made, available.
f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall
mitigate potential effects on the surrounding area.
Silver Dollar Casino Coffee Stand
Page 9 of 9
October 19, 2023
g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use
shall be evaluated and mitigated.
h. Landscaping: Landscaping shall be provided in all areas not occupied by buildings,
paving, or critical areas. Additional landscaping may be required to buffer adjacent
properties from potentially adverse effects of the proposed use.
16. Permit Requirements: The proposed project would require Administrative Site Plan Review,
an Administrative Conditional Use Permit, and Environmental (SEPA) Review. All land use
permits would be processed within an estimated time frame of 6-8 weeks. The 2023
application fees are as follows: Administrative Site Plan Review is $3,030, Administrative
Conditional Use Permit is $1,800, and SEPA Review (Environmental Checklist) is $1,800. A 5%
technology fee would also be assessed at the time of land use application. All fees are subject
to change. Detailed information regarding the land use application submittal can be found on
the City’s Permit Center website. The City now requires electronic plan submittal for all
applications.
In addition to the required land use permits, separate construction and building permits
would be required.
17. 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. 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.
18. Impact Fees: In addition to the applicable building and construction fees, impact fees would
be required. Fees change periodically and the fees in effect at the time of building permit
issuance would apply. For informational purposes, the 2023 impact fees are as follows:
• A Fire impact fee for restaurant is currently assessed at $5.92 per square foot; and
• A transportation impact fee for drive-through coffee stand is currently assessed at
$261.04 per square foot;
The city’s 2023-2024 fee schedule is available for your review on the City’s website.