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HomeMy WebLinkAboutPRE23-000388_Meeting SummaryPREAPPLICATION MEETING FOR Redevelopment of Former Bank of America at Benson Center PRE 23-000388 CITY OF RENTON Department of Community & Economic Development Planning Division December 14, 2023 Contact Information: Planner: Jill Ding, 425.430.6598, jding@rentonwa.gov Public Works Plan Reviewer: Huy Huynh, 425-430-7384, hhuynh@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). M E M O R A N D U M DATE: December 6, 2023 TO: Jill Ding, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Benson Center Restaurant 1. The fire flow is unchanged for the existing building. No changes are required to the existing fire hydrants or water mains. 2. Fire impact fees are applicable at the rate of $5.92 per square foot of restaurant use area. This fee is paid at the time of building permit issuance. Credit is due for the area of the existing building that was formerly banking office space at the rate of $0.26 per square foot of office space. A building permit would be required for the proposed change of use from office to restaurant. 3. An approved manual and automatic fire alarm system is required throughout the building. Separate plans and permits required by the fire department. The threshold for fire alarm systems in the City of Renton is 3,000 square feet. Fully addressable and full detection is required for the fire alarm system. Separate plans and permits are required for the kitchen hood fire suppression system and the bulk carbon dioxide tank. Fire sprinklers would only be triggered from the change of use to an assembly occupancy with an occupant load of over 100 persons (dining area over 1,500 square feet) and/or the total area of over 5,000 square feet. At this time, it appears that fire sprinklers would not be required to be installed under the current plan presented. 4. Fire department apparatus access roadways are adequate as they exist. 5. An Annual Place of Assembly and compressed gas 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: December 14th, 2023 June 20, 2011 TO: Jill Ding, Planning FROM: Huy Huynh, Development Engineering SUBJECT: 17803 108th Ave SE 17803 108th Ave SE PRE23-000388 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 3223059065. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. Water service is provided by Soos Creek Water and Sewer District. 2. Applicant shall obtain a water availability certificate from the District and provide it with the civil construction permit submittal. 3. Review of the water plans will be conducted by Soos Creek Water and Sewer District and the Renton Regional Fire Authority. 4. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for final review prior to permit issuance. SEWER 1. Sewer service is provided by Soos Creek Water and Sewer District. 2. Applicant shall obtain a water availability certificate from the District and provide it with the civil construction permit submittal. 3. Review of the water plans will be conducted by Soos Creek Water and Sewer District and the Renton Regional Fire Authority. 4. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for final review prior to permit issuance. PRE 23-000388 Page 2 of 4 Dec 14th, 2023 Surface Water 1. There is an existing 24-in public reinforce concrete stormwater pipe located in 108th Ave SE (see record drawing TED4003780). There is an existing 24-in public corrugated metal pipe located on the parcel (see record drawing 906200) 2. There is an existing 12-in private corrugated metal pipe located on the parcel. 3. There are two existing catch basins located within the flowline of 108th Ave SE. The catch basins are connected to the 12-in and 24-in reinforced concrete stormwater pipe system. 4. 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 City’s Flow Control Duration Standard Area matching Forested Conditions. The site falls within the Black River drainage basin. The site does not fall within the City’s Aquifer Protection Area (APA). 5. 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 6. 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. 7. 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. 8. Any new storm conveyance installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2022 RSWDM and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 9. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual Section C.1.3. Any removal of existing underground storage tanks and/or contaminated soils will be required to meet all local, State and Federal requirements. 10. Erosion control measures to meet the City requirements shall be provided. 11. The development is subject to a surface water system development charge (SDC) fees. Fees will be charged based on the rate at the time of construction permit issuance. • The current SDC fee is charged per square foot of new impervious surface at $0.92 per square foot, but not less than $2,300. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof Renton PRE 23-000388 Page 3 of 4 Dec 14th, 2023 TRANSPORTATION 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $175,000. The proposed project fronts 108th Ave SE to the East. • The site fronts 108th Ave SE, a Principal Arterial Street, on the east side of the property. The available right of way (ROW) width on the frontage of 108th Ave SE varies from 80’ to 90’(as per the King County assessor map). Per RMC 4-6-060, the minimum right of way width for a Major Arterial with 4 lanes is 91’. Applicant will need to dedicate from 1’ to 11’ to meet current street standards. The minimum paved roadway width for a major arterial with 4 lanes is 54’. The paved roadway section consists of 4 – 11’ travel lanes and 2 – 5’ bike lanes. A 0.5’ curb, 8’ planter strip, and 8’ sidewalk are required along both sides of the pavement. 2’ of clear space behind the sidewalk is required along both sides of the roadway. • The site fronts SE 180th St, a residential access street, on the south side of the property. The available right of way (ROW) width on the frontage of 180th St varies from 60’ to 64.5’ (as per the King County assessor map). Per RMC 4-6-060, the minimum right of way width for Residential Access Street is 53’. Half street improvements as taken from the ROW centerline will be required and include a minimum 20 foot paved road (10 feet from centerline), 0.5 feet of curb, an 8-foot planting strip, and 8-foot sidewalk. Dedication would not be required. 2. Refer to City code 4-4-080 regarding driveway regulations. • A minimum separation of 5 feet is required between driveway and the property line. • Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. • The width of any driveway shall not exceed thirty feet (30') exclusive of the radii of the returns or the taper section. 3. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090. 4. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM peak) are required to do a traffic impact analysis. The trips should be calculated based on the guidelines of the current ITE Trip Generation Manual. Refer to the attached policy guidelines for traffic impact analysis for guidelines. If the site generates 20 or more new peak hour trips in either AM peak or PM peak, then applicant should contact the City to get information of the locations where traffic analysis is required. 5. Paving and trench restoration within the City of Renton right of way shall comply with the City ’s Trench Restoration and Street Overlay Requirements. 6. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. • The 2023 transportation impact fee for fast food with drive up is $203.13 per sq ft. • Unless noted otherwise in the Fee Schedule, the 2023 transportation impact fee is $8,031.94 per net new PM peak Hour Vehicle Trip per PM Peak Hour Vehicle Trip. GENERAL COMMENTS 1. A frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground as outlined in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. PRE 23-000388 Page 4 of 4 Dec 14th, 2023 2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right- of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. 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. 4. All construction utility 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 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Fees quoted in this document reflect the fees applicable in the year 2020 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 development fee schedule. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: December 14, 2023 TO: Pre-Application File No. 23-000388 FROM: Jill Ding, Senior Planner SUBJECT: Redevelopment of Former Bank of America at North Benson Center – 17803 108th Ave SE (APN 3223059065) 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 subject property is located on the west side of 108th Ave SW, within the North Benson Shopping Center at 17803 108th Ave SE (APN 3223059065). The project site totals 157,868 square feet (3.62 acres) in area and is zoned Commercial Arterial (CA). The project site is currently developed with an existing 3,182 square foot building that was previously a Bank of America and surface parking. The applicant proposes to remodel the existing building for a fast- casual restaurant use. The proposal includes the removal of the existing sloped roof and the replacement with a new flat roof with parapets. A “to-go” window is proposed in the same approximate location as the existing bank drive-through. Customers would call ahead and order prior to picking up food. No change in access is proposed. According to City of Renton (COR) Maps, the site is mapped with sensitive slopes (slopes with a grade between 25 and 40%). Current Use: Currently the site is occupied with two single family residences, proposed for removal. 1. Zoning /Land Use Designation, and Overlays: The property is located within the Commercial Mixed Use (CMU) land use designation, the Commercial Arterial (CA) zoning designation, and Urban Design District D. Commercial & Mixed Use designations are place areas with established commercial and office areas near principle arterials. Residential uses are allowed as part of mixed-use developments, and support new office and commercial development that is more intensive than what exists to create a vibrant district and increase employment opportunities. The intention of this designation is to transform strip commercial development into business districts through the intensification of uses and with cohesive site planning, Redevelopment of Former Bank of America at North Benson Center Page 2 of 9 December 14, 2023 landscaping, signage, circulation, parking, and the provision of public amenity features. The CA Zone provides for a wide variety of retail sales, services, and other commercial activities along high-volume traffic corridors. Residential uses may be integrated into the zone through mixed-use buildings. Eating and drinking establishments are an allowed use in the CA zone. 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; and when a food and beverage related drive-in/drive-through services are proposed, an Administrative Conditional Use Permit is required. When drive-through service is proposed for new construction or proposed via change of use of an existing building, businesses shall incorporate a walk-up window in the project design and/or part of the tenant improvements An Administrative Conditional Use Permit would be required if the proposal includes a drive-through window. Additionally, if the proposal includes a drive-through window, a walkup window would be required. 2. Development Standards: The project would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CA standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size in the CA zone is 5,000 square feet. There are no minimum requirements for lot width or depth within the CA zone at this location. The existing lot totals 157,868 square feet, which exceeds the minimum lot size requirement in the CA zone. Setbacks – Setbacks are the distance between the building and the property line or any private access easement or tract. Setback requirements in the CA zone are as follows: Minimum Front Yard 15 ft. Maximum Front Yard 20 ft. Minimum Secondary Front Yard 15 ft. Maximum Secondary Front Yard 20 ft. 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 project site does not abut nor is adjacent to a residentially zoned property, therefore there are not side or rear setbacks applicable to the project site. Any additions to the existing building would be subject to the minimum 15-foot front yard setback requirement. It is the applicant’s responsibility to demonstrate compliance with building setbacks at the time of formal application. Gross Floor Area – There is no minimum requirement for gross floor area. Building Height – Maximum building height in the CA zone is 50 feet, except 70 feet for vertically mixed use buildings (commercial and residential). Heights may exceed the Zone’s maximum height with a Conditional Use Permit. In no case shall building height exceed the Redevelopment of Former Bank of America at North Benson Center Page 3 of 9 December 14, 2023 maximum allowed by the Airport Compatible Land Use Restrictions, for uses located within the Federal Aviation Administration Airport Zones designated under RMC 4-3-020. The submitted plans indicate that the existing structure has a maximum height of just under 19 feet, which is less than maximum height permitted in the CA zone. The final building height and coverage requirements would be verified at the time of formal application. Maximum Lot Coverage for Buildings – The CA zone allows a maximum building coverage of 65 percent, or 75 percent if parking is provided within a building or within an on-site parking garage. It is the applicant’s responsibility to demonstrate compliance with building coverage requirements at the time of formal application. Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for the proposed methods of screening (see RMC 4-4-095). 3. Refuse and Recycling Areas: Refuse and recycling areas must meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” In retail developments, a minimum of five (5) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of ten (10) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. Compliance with the refuse and recycling standards would be reviewed at the time of formal application. 4. Landscaping: Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. Street Frontage Landscaping – The minimum onsite landscape width required along street frontages is 10 feet, with the exception of areas for required walkways and driveways, and shall contain trees, shrubs, and landscaping. Perimeter Parking Lot Landscaping – All parking lots shall have perimeter landscaping at least 10 feet in width measured from the street right-of-way (ROW). Within this perimeter screen trees shall be planted at a minimum of 2-inch caliper at an average rate of 30 lineal feet of street frontage, shrubs at the minimum rate of one per 20 square feet, and groundcover in quantities that will provide at least 90 percent (90%) coverage within 3 years of installation. Interior Parking Lot Landscaping – Surface parking lots shall be landscaped as follows: Total Number of Parking Stalls Minimum Landscape Area 15 to 50 15 sf/parking space 51 to 99 25 sf/parking space 100 or more 35 sf/parking space Such landscaping shall be at least ten feet (10') in width as measured from the street right- of-way. Standards for planting shall be as follows: Trees shall be two-inch (2") caliper for Redevelopment of Former Bank of America at North Benson Center Page 4 of 9 December 14, 2023 multi-family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. Trees shall be one-and-one-half-inch (1.5") caliper for low impact development stormwater management facilities associated with any land use. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements. A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-120D.12, may be required at the time of formal application submittal. 5. Significant Tree Retention: Application materials identify 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, each new lot 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 Redevelopment of Former Bank of America at North Benson Center Page 5 of 9 December 14, 2023 TREE SIZE TREE CREDITS 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- 130H.1.e 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 credit worksheet prepared by an arborist or landscape architect would be reviewed at the time of formal application. 6. Fences/Retaining Walls: If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A wall taller than four feet requires a building permit. Fences up to six-feet in height are permitted in the rear yard and side yard; fences up to four feet are permitted in the front yard. Any part of a yard that is within a clear vision area has a limited fence height of 42 inches. 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. New or existing fencing would need to comply with the fence requirements of the code (RMC 4-4-040). Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information about fences and retaining walls. 7. Parking: Eating and drinking establishments are required to provide a minimum and maximum of 10 spaces per 1,000 square feet dining area. Eating and drinking establishments Redevelopment of Former Bank of America at North Benson Center Page 6 of 9 December 14, 2023 combination sit-down/drive-through restaurant are required to provide a minimum and maximum of 1.0 spaces per 75 square feet dining area. 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. Typically 5.0 stacking spaces per window are required unless otherwise determined by the Administrator. 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 demonstrate compliance with the parking requirements at the time of formal application. Refer to RMC 4-4-080F for standard stall and aisle dimensions. Standard structured parking spaces are a minimum of eight feet, four inches (8'4") in width and a minimum of fifteen feet (15') in length. Compact structured stalls are a minimum of seven feet, six inches (7'6") in width and a minimum of twelve feet (12') in length. Compact parking spaces shall not account for more than fifty percent (50%) of the total spaces. The minimum aisle width fo r two way traffic with 90 degree parking spaces is 24 feet wide. The applicant would be required to provide a detailed parking plan with measurements at the time of formal application. The proposal would be required to provide bicycle parking based on 10 percent (10%) of the required number of off-street vehicle parking spaces for the commercial use. Each bicycle parking space shall be at least two feet (2') by six feet (6'), with no less than an overhead clearance of seven feet (7'). Bicycle parking shall be provided for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check-in systems, in-building parking, and limited access fenced areas with weather protection. For attached dwellings, spaces within the dwelling units or on balconies do not count toward the bicycle parking requirement. However, designated bicycle parking spaces within individual garages can count toward the minimum requirement. Bicycle parking shall be conveniently located with respect to the street right-of-way and must be within fifty feet (50') of at least one main building entrance, as measured along the most direct pedestrian access route. Please review RMC 4-4- 080F.11.b-c for further general and specific bicycle parking standards. Compliance with all parking regulations would be verified at the time of formal application review. 8. Access/Driveways: Access to parking lots and garages shall be from alleys when available. Driveway location, spacing and widths are limited by the driveway design standards, in RMC 4-4-080I. No change in access is proposed. Vehicular Connection – A connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting CA lots without the 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. 9. 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 4.5 Redevelopment of Former Bank of America at North Benson Center Page 7 of 9 December 14, 2023 feet wide along at least 75 percent (75%) of the length of the building facade facing a street, a maximum height of 15 feet above the ground elevation, and no lower than 8 feet 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. • Parking shall be located so that no surface parking is located between the building and the front property line and 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 façade and no greater than 150 feet apart. Permeable pavement pedestrian circulation features shall be used where feasible, consistent with the Surface Water Design Manual. • All mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide common open space and/or recreation areas at minimum, fifty (50) square feet per unit and the location, layout, and proposed type of common space or recreation area shall be subject to approval by the Administrator. • Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at façades along streets, shall be provided. Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. • All building façades shall include modulation or articulation at intervals of no more than 40 feet. Modulations shall be a minimum of 2 feet deep, 16 feet in height and 8 feet in width. • Any façade visible to the public shall be comprised of at least 50 percent (50%) transparent windows and/or doors for at least the portion of the ground floor facade that is between 4 feet and 8 feet above ground. • 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. See illustration in RMC 4-3-100E.5 Building Roof Lines for examples. • 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. Redevelopment of Former Bank of America at North Benson Center Page 8 of 9 December 14, 2023 • 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. 10. Critical Areas: The project site is mapped with sensitive slopes (slopes with a grade between 25 and 40%). Due to the presence of geological hazards, a geotechnical report may be required at the time of formal 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 application. 11. Environmental Review: The proposal would be exempt from Environmental (SEPA) Review as the proposal includes the remodel of an existing building that is less than 4,000 square feet in area. 12. Conditional Use Permit: A drive-through window 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. 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. 13. Permit Requirements: The proposed project would require an Administrative Conditional Use Permit which would be processed within an estimated time frame of 6-8 weeks. The 2023 application fee for an Administrative Conditional Use Permit 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. Redevelopment of Former Bank of America at North Benson Center Page 9 of 9 December 14, 2023 In addition to the required land use permits, separate construction and building permits would be required. 14. 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. 15. 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 fast food restaurant with drive-up service is currently assessed at $203.13 per square foot; A handout listing all of the City’s Development related fees is available for your review at https:// edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=CityofRenton.