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HomeMy WebLinkAboutPRE_StaffComments_231019_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 Rainier Dog Resort and Spa 900 S Grady Way (APN 1723059021) PRE23-000332 October 19, 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, 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 11, 2023 TO: Michael Sippo, Development Engineering FROM: Andrew Van Gordon, Planning SUBJECT: Rainier Dog Resort and Spa – 900 S Grady Way (Parcel number 1723059021) PRE23-000332 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. The proposal is located in the Zone 2 Aquifer Protection Area (APA). 3. 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. 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. 4. If a fire sprinkler system is required by the Renton Fire Authority, 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 the building. The fire sprinkler stub and related PRE23-000332 Page 5 of 5 October 11, 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. 5. 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/or 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. Floor drains for indoor dog play areas shall be directed to the sanitary sewer via the internal plumbing and not the outdoor storm drainage system. 4. Outdoor dog areas may be required to drain to the sanitary sewer system or an approved water quality facility prior to draining to the storm drainage system if bark area will be used in conjunction with underdrains. 5. As the existing sewer service will be reused no sewer system development charges are applicable unless the water meter is upsized. SURFACE WATER 1. Refer to Figure 1.1.2.A – Flow Chart in the 2022 RSWDM to determine what type of drainage review is required for this site. A drainage study complying with the 2022 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 PRE23-000332 Page 5 of 5 October 11, 2023 basin. Drainage report and drainage plans based on 2022 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 2022 RSWDM. New storm drains should be sized to accommodate future runoff of all upstream tributary area. 4. A geotechnical report for the site may be 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: October 19, 2023 TO: Pre-Application File No. 23-000332 FROM: Andrew Van Gordon, Associate Planner SUBJECT: Rainier Dog Resort and Spa – 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 boarding and daycare facility for dogs and cats. Two (2) indoor play areas are proposed as is an exterior yard area. Access is proposed from S Grady Way. A six-foot (6’) tall fence enclosing the play area and portions of the lot behind and to the northeast of the building is proposed. 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 proposal would be classified as a kennel and pet day care. Both a kennel and a pet day care require an administrative conditional use permit. Rainier Dog Resort and Spa Page 2 of 9 October 19, 2023 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 20 feet (20’) taller than the maximum height allowed in the abutting residential zone. 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 “Inner Turning Zone.” No expansion of the existing building is proposed. 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 residentially zone lots. 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 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 Rainier Dog Resort and Spa Page 3 of 9 October 19, 2023 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. A conceptual landscape plan prepared by a landscape architect registered in the State of Washington, a certified nurseryman or other similarly qualified professional would be reviewed at the time of land use application review. 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. 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. Rainier Dog Resort and Spa Page 4 of 9 October 19, 2023 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. 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. Rainier Dog Resort and Spa Page 5 of 9 October 19, 2023 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 credit 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. 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. In retail developments a minimum of five (5) square feet per every 1,000 square feet of building gross floor area shall be provided 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 i f 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. 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. 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. All off-street parking areas shall be Rainier Dog Resort and Spa Page 6 of 9 October 19, 2023 paved with asphaltic concrete, cement or equivalent alternative material of a permanent nature as approved by the Public Works Department. Expansion of the existing building is not proposed. 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. Refuse and recycling areas will need to meet service element location and design requirements. It is unclear if the designs provided for the outdoor dog area are complete so it is unclear if there would be any work that would trigger urban design. 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 eight feet (8’) subject to further height limitations in setbacks and clear vision areas noted in RMC 4-4-040E. 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. If a new or replaced fence is proposed within fifteen feet (15') of a public street on a site that is non conforming with regard to street frontage landscaping requirements per RMC 4-4-070F1, the site shall be brought into compliance with street frontage landscaping requirements prior to fence installation. For more information about fences and retaining walls refer to RMC 4-4-040. It is unclear if the designs provided for the outdoor dog area are complete. The site does appear to have a six-foot (6’) tall chain link fence around the gravel area of the site. Chain link fencing is not permitted within the CD zone. Additionally, fencing cannot exceed 48 inches (48”) within 15 feet (15’) of the front yard (S Grady Way) or secondary front yard (Williams Ave S). Conformance with these requirements would be determined at the time of land use application review. Critical Areas: According to COR Maps, Downtown 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 and/ or 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 Rainier Dog Resort and Spa Page 7 of 9 October 19, 2023 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. Conditional Use Permit: The conditional use permit would be evaluated per the criteria below from RMC 4-9-030, Conditional Use Permits. 1. 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. 2. 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. 3. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. 4. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. 5. Parking: Adequate parking is, or will be made, available. 6. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. 7. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. 8. 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. In addition to the criteria above, the following criteria shall also be considered for kennels or pet day care applications. a. History: Past history of animal control complaints relating to the applicant’s dogs and cats at the address for which the kennel and/or pet day care is located or to be located. Conditional Use Permits shall not be issued for kennels or pet day cares to applicants who have previously had such permits revoked or renewal refused, for a period of one year after the date of revocation or refusal to renew. b. Standards for Keeping Animals: The applicant or facility owner shall comply with the requirements of RMC 4-4-010, Animal Keeping and Beekeeping Standards. Because the site plan review requires a public hearing, the conditional use permit would also be required to have a public hearing. The site plan review and conditional use permit would go before the Hearing Examiner for the public hearing together at the same time. Rainier Dog Resort and Spa Page 8 of 9 October 19, 2023 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, Hearing Examiner Conditional Use Permit 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 $10,269.00 ($4,270.00 Hearing Examiner Site Plan Review + $3,710.00 Hearing Examiner Conditional Use Permit + $1,800.00 SEPA + $489.00 Technology Fee (5%) = $10,269.00). 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. 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 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 $8,031.94 per net new PM peak hour person vehicle trip (proposed – exiting). • A Fire Impact Fee of $1.25 per square foot of retail 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 the conditional use permit and site plan shall expire within two (2) years of the date of approval. The Hearing Examiner may grant one (1) extension of time for a maximum of one (1) year for good cause shown. Building permits, licenses or land use permits required for the operation of a Conditional Use Permit shall be applied for within two (2) years of the date of Conditional Use Permit approval, unless an extended time frame is granted by the Rainier Dog Resort and Spa Page 9 of 9 October 19, 2023 Administrator or Hearing Examiner. A single two (2) year extension may be granted for good cause by the Administrator.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. 1 Andrew Van Gordon From:Robert Shuey Sent:Wednesday, September 27, 2023 8:42 AM To:Andrew Van Gordon Subject:PRE23-000332 • Building Review - Pre App/Pre Sub • Pre-Application Meeting Submittal v1 Building Department answers to Pre-Application Questions 1. I’m assuming this question is regarding land use, but building, mechanical, electrical and plumbing permits are required from the building department. 2. Washington State Law requires that an architect or engineer stamp be on any remodel or TI work if the tenant space is more than 4,000 s.f. in area. As this building exceeds 4,000 s.f., a stamp is required for this project. 4. This question needs to be answered by the RRFA. Thanks, 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