HomeMy WebLinkAboutPre-app Mtg Summary - 24-000082.pdfCityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000082
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PRE-APPLICATION MEETING FOR
205 Logan Ave S Change of Use
PRE24-000082
CITY OF RENTON
Department of Community & Economic Development
Planning Division
March 28, 2024
Contact Information:
Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov
Public Works Plan Reviewer: Sam Morman, 425-430-7383, samorman@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org
Building Official: 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
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).
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000082
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M E M O R A N D U M
DATE: March 20, 2024
TO: Alex Morganroth, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Logan Avenue Café/Restaurant
1. An approved fire sprinkler system would be required for the entire building if the occupant load
exceeds 100 persons (approximately 1,500 square feet of dining area). Separate plans and
permits required by the fire department for the installation of the fire suppression system .
2. An approved kitchen hood fire suppression system is required for all the kitchen hood exhaust
systems. Separate plans and permits required by the fire department for the installation of the
fire suppression system and any liquid carbon dioxide beverage dispensing systems .
3. An approved fire alarm system would be required for the area of change of use to
café/restaurant exceeds 3,000 square feet. Separate plans and permits required by the fire
department for the installation of the fire alarm system.
4. An Annual Place of Assembly permit would be required from the city if the occupant load
exceeds 50 people.
5. Use of portable propane tanks and portable cooking devices is prohibited.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000082
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: March 27th, 2024
TO: Alex Morganroth, Planner
FROM: Sam Morman, Civil Engineer
SUBJECT: 205 Logan Ave S Change of Use
205 Logan Ave S
PRE24-000082
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) 5696000030. 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.
2. The static water pressure is approximately 68 psi at ground elevation of 36 feet.
3. There is an existing 12-inch water main located on the south side of S 2nd St can deliver a maximum flow capacity
of 3,300 GPM (see water plan no W-21810D).
4. There is an existing 12-inch water main located on the east side of Logan Ave S that can deliver a maximum flow
capacity of 5,000 GPM (see water plan no. W-218117).
5. There is an existing 1” meter serving the existing building. The applicant will need to confirm the proposed
number of fixtures. The sizing of the meter and of the private service line to the building shall be in
accordance with the most recent edition of the Uniform Plumbing Code (UPC). If calculations for the amount
of fixtures show that the sizing is adequate for a 1” water meter and service, the existing 1” water meter and
service along Logan Ave S may be re-used. City records indicate that the existing building does not contain a
backflow prevention device. The installation of a reduced pressure backflow assembly (RPBA) in an above
ground heated enclosure per COR Standard Plan 350.2 is required behind the meter. The RPBA may be
located inside the building if a drainage outlet for the relief valve is provided and the location is pre-approved
by the City Plan Reviewer and City Water Utility Department. Please coordinate with the City Water Utility
plan review if you propose to locate the RPBA inside the building.
• Water meters 2” in size or less will be installed by City forces and a water meter permit is required.
The meter vault shall be located within the public ROW or within an easement on private property.
6. There are two existing fire hydrants located on the north side of S 2nd St adjacent to the property. One is located
approximately 90-feet from the northeast corner of the property. The other is located approximately 70-feet
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to the northwest corner of S 2nd St. There is also one existing fire hydrant located on the east side of Logan Ave
S directly across the street from the property at approximately 60-feet from the east property line.
7. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire
Authority has determined that the preliminary fire flow demand for the existing building is sufficient for the
proposed use. However, an approved fire sprinkler system will be required for the entire building if the occupant
load exceeds 100 persons. The following water main improvements will be required for the fire sprinkler
system:
• Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) for
backflow prevention will be required. The fire sprinkler stub and related 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.
• Installation of a new fire hydrant within 50 feet of the building’s fire sprinkler system fire department
connection (FDC).
• Installation of a “Storz” adapter on the existing hydrants within 300 feet of the development, if they
are not already equipped with one.
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 2024
Development Fees Document on the City’s website. Fees that are current will be charged at the time of
construction permit issuance.
• The SDC fee for water is based on the size of the new domestic water to serve the project. The current
water fee for a single 1-inch meter is $4,850.00 per meter, 1-1/2 inch meter is $24,250.00 and a 2-
inch meter is $38,800.00.
• Water Service installation fee is $2,875.00 per 1-inch service line, $4,605.00 per 1-1/2-inch service
line, and $4,735.00 per 2-inch service line.
• Drop-in meter fee is $460.00 per meter for a 1-inch meter, $750.00 for a 1-1/2-inch meter, and
$950.00 for a 2-inch meter. This is payable at issuance of the building.
• Fire sprinkler service fee is $648.00 per 1-inch service line, $3,238.00 per 1-1/2-inch service line, and
$5,181.00 per 2-inch service line.
• Final determination of applicable fees will be made after the water meter size has been determined.
SDC fees are assessed and payable at civil construction permit issuance.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10593568&dbid=1&repo=CityofRenton
Sanitary Sewer
1. The project is within the City of Renton’s sanitary sewer service area.
2. There is an 8-inch PVC gravity wastewater main located in Logan Ave S (record drawing S-211005).
3. The property currently has a two 6-inch PVC stubs connecting to the main in the alley, and is served by a side
sewer (see the side sewer card on file for this property). It is strongly recommended that the applicant CCTV’s
the building side sewer to assess its quality.
4. A grease trap/interceptor is required for any commercial kitchen.
5. A conceptual utility plan will be required as part of the land use application for the subject development.
6. As the existing sewer service will be reused, no sewer system development charges are applicable.
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Surface Water
1. The proposal is interior and does not impact surface water. If during the project review, exterior
improvements are proposed, the project will be subject to further surface water review and requirements.
Transportation
1. Since the remodel is limited to the interior, in accordance with RMC 4-6-060, no street frontage improvements
or right of way dedication are required. However, if during the project review, exterior improvements are
proposed, the project will likely be subject to frontage improvements and ROW dedication.
2. Because the proposal constitutes a change of use, the existing building will need to be updated to meet current
ADA standards. Compliance with ADA standards must be shown on the building permit submittal. An accessible
route of travel from the public right of way to the building entrance is required to be reviewed in conjunction
with the permit approval for the project.
3. A traffic impact analysis is required when the 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. The
analysis must include a discussion on traffic circulation to and from the site and onsite traffic circulation. The
study shall include trip generation and trip distribution for the project for both AM and PM peak hours.
4. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements.
5. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of
building permit issuance.
• The 2024 transportation impact fee for restaurants is $56.02 per square foot.
• Unless noted otherwise in the Fee Schedule, the 2024 transportation impact fee is $8,031.94 per net
new PM peak Hour Vehicle Trip per PM Peak Hour Vehicle Trip.
General Comments
1. If 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.
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:
https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=968701
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 2024 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.
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: March 28, 2024
TO: Pre-Application File No. 24-000082
FROM: Alex Morganroth, Senior Planner
SUBJECT: 205 Logan Ave Change of Use
205 Logan Ave S (APN 5696000030)
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
www.rentonwa.gov.
Project Proposal: The subject site is comprised of one parcel (APN 5696000030) with a total area of 15,000 sq. ft.
(0.34 acres) located at the southwest corner of S 2nd St and Logan Ave S. The site is located in the Center Downtown
(CD) zoning district, Urban Design District A overlay, Downtown Business District overlay, and City Center Sign
Regulation Area. The site has a Comprehensive Plan Designation of Commercial Mixed Use (CMU). An existing
10,743 sq. ft. masonry structure is located on the site. A print shop (on-site service) and associated structured
parking area occupy approximately half of the building. The remaining portion of the building is currently vacant.
The applicant has proposed the operation of a 1,620 sq. ft. restaurant/cafe (eating and drinking establishment) in a
portion of the vacant space on the south side of the building. The applicant also notes the inclusion of a separate
restaurant in the vacant space adjacent to S 2nd St, but did not include any floor plans or additional floor plans. A
total of 10 surface parking stalls are shown on the plans submitted with the application, but its unclear if the
applicant is proposing to utilize the stalls. Vehicular access to the site would continue to be provided via existing
curb cuts off of S 2nd St and Logan Ave S. No trees are located on the site. COR maps indicates the presence of a high
seismic hazards and wellhead protection area zone 1 on the site.
Current Use: The site is developed with a 10,743 sq. ft. two-story structure occupied by a printing work shop and
structured parking area.
1. Zoning and Overlay Districts: 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 property is also
within the Urban Design District A overlay, Downtown Business District overlay, and City Center Sign
Regulation Area overlay. Eating and drinking establishments uses are permitted outright in the CD zone –
see the Zoning Use Table in RMC 4-2-060 for a list of specific uses.
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2. 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).
Development Standard CD Zone
Minimum Lot Size None
Maximum Lot Coverage for
Buildings
None
Minimum Front Yard None
Maximum Front Yard 15 ft for buildings 25 ft or less in height, and none for that
portion of a building over 25 ft in height.
Minimum Secondary Front Yard None
Maximum Secondary Front Yard 15 ft for buildings 25 ft or less in height, and none for that
portion of a building over 25 ft in height.
Minimum Rear 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.
Minimum 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.
Gross Floor Area There is no minimum requirement for gross floor area.
Required Location for Parking All parking shall be provided in the rear portion of the site,
with access taken from an alley, where available. Surface
parking shall not be located between a building and a street.
Parking may be located off-site subject to a joint parking
requirement.
Upper Story Setbacks None, unless adjacent to and facing a residentially zoned lot
or if the facade contains living room windows – then 10 ft. for
the second story and 15 ft. for all upper stories. Also, see RMC
4-3-100, Urban Design Regulations
The existing building does not appear to comply with the required setbacks for the CD zone. Any changes
to the building footprint would be required to meet all development standards in the CD zone. See below
for non-conforming requirements.
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
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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 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.
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.
4. The Department shall determine the type, location and phasing sequence of the proposed site
improvements.
Building Height – The height limit in the CD zone is 95 feet with a possible increase subject to administrative
conditional use approval. The applicant has not proposed any changes in height to the existing structures
on the property. Any future modifications to the building would need to be in compliance with the height
requirement of the CD zone.
No structure shall penetrate the Federal Aviation Regulation Part 77 Objects Affecting Navigable Airspace.
Land Use Permit Master Applications for proposed projects to be located within the Airport Influence Area
shall show the maximum elevation of buildings or structures based on the established airport elevation
reference datum will not penetrate the Federal Aviation Administration Regulation Part 77 Objects
Affecting Navigable Airspace. Elevations shall be determined by an engineer or land surveyor. Within the
Airport Influence Area, disclosure notice shall be placed on land title when property is subdivided, or as part
of approval of conditional use permits, special use permits, building permits, or other SEPA nonexempt
projects. Such notice may relate to noise, low overhead flights, aviation operations that create high levels
of noise, or aviation operations at night when there is greater sensitivity to noise. Prior to approval of land
uses where aviation overflight may occur within the Airport Influence Area, a navigation easement shall be
granted to the City of Renton. The aviation easement shall be approved by the City Attorney prior to
recording. The Renton Municipal Airport Building Height Restrictions map indicates the maximum
building height for airport purposes would be approximately 182 above sea level. Compliance with
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requirements would be determined at the time of land use application. Please see RMC 4-3-020, Airport
Related Height and Use Restrictions for full requirements
3. 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. However, based on th e
proposed uses, which include eating and drinking establishments, the installation of new exhaust or HVAC
equipment on the roof is likely. 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.
4. Refuse and Recycling Areas: All new development for multi-family, commercial, industrial and other
nonresidential uses shall provide onsite refuse and recyclables deposit areas and collection points for
collection of refuse and recyclables. Refuse and recycling areas need to meet the requirements of RMC 4-
4-090, Refuse and Recyclables Standards. For retail developments, a minimum of five (5) square feet per
every one thousand (1,000) square feet of building gross floor areas shall be provided for recyclables
deposit areas and a minimum of six (6) square feet per dwelling unit 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. There shall be a
minimum of one refuse and recyclables deposit area/collection point for each project.. 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. 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.
*Note - HB 1799 will require organic waste separation; onsite waste like produce and other food items can
be donated or included as part of waste collection. The new legislation will go into effect in three (3)
phases: 2024, 2025, and 2026.
5. Fences/Walls: Within commercial zones the maximum height of any fence, hedge, or retaining wall within
the front yard and secondary front yard shall not exceed 48 inches (48”) in height within 15 feet (15’) of
the front yard property line or within any part of the clear vision area. Chain link fencing shall be coated
with black, brown, gray or green bonded vinyl. Fences, hedges and retaining walls shall not stand in or in
front of any required landscaping. If a new or replacement fence is proposed within 15 feet (15’) of a
public street on a site that is nonconforming to street frontage landscape requirements per RMC 4-4-
070F1, the site shall be brought into conformance.
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.
6. 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,
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Maintenance. New buildings and changes in the use of a property trigger landscaping requirements. The
subject property is a commercial zoned lot abutting a residential zone (west property lines), therefore a
fifteen-foot (15') wide partially sight-obscuring landscaped visual barrier, or ten-foot (10') wide fully sight-
obscuring landscaped visual barrier, is required along the common property line. Changes in the use of a
property or remodel of a structure that requires improvements equal to or greater than fifty percent
(50%) of the assessed property valuation would trigger landscape requirements. A conceptual landscape
plan shall be provided with the land use application as prepared by a licensed Landscape Architect, a
certified nurseryman or other certified professional. All landscaping shall meet the requirements of RMC
4-4-070, Landscaping.
7. 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. No trees appear to be located on the
site.
8. 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. Within the CD zone, all commercial uses may provide a
maximum of 1.0 space per 1,000 sq. ft. of net floor area. There is no minimum parking requirement in the
CD zone.
Standard parking stalls within structured parking shall be a minimum of 15 feet long by eight feet, four
inches (8’4”) in width for 90-degree parking. Compact stalls for structured parking shall be a minimum of
12 feet in length and seven feet, six inches (7’6”) in width for 90-degree parking; compact stalls shall
account for no more than 50% of stalls. Ninety-degree parking shall have a minimum aisle width of 24
feet.
New parking is not proposed as part of the project. Visitors are anticipated to utilize the street parking
in the downtown area, the City-owned parking garage to the east of the site, or the on-site parkin areas
if allowed by the property owner.
9. Access: Access is proposed via existing driveways off of Logan Ave S and S 2nd St. Driveway widths and
quantity are limited by the driveway standards, in RMC 4-4-080I. Driveways shall not be closer than 5-feet
to any property line and not exceed 40 percent of the street frontage. The width of any driveway shall not
exceed 30 feet.
There shall be no more than one driveway for each one hundred sixty five feet (165') of street frontage
serving any one property or among properties under unified ownership or control; for each one hundred
sixty five feet (165') of additional street frontage another driveway may be permitted.
10. Urban Design Regulations: The subject property is within the Urban Design District ‘A’ and compliance with
District ‘A’ Urban Design Regulations is required (see RMC 4-3-100). Interior remodels of existing
buildings or structures are exempt from the urban design regulations. Changes to the entry way
or any portion of the façade would be required to comply with the relevant standards in the
urban design regulations.
In general, the regulations encourage building design that is unique and urban in character, comfortable on
a human scale and uses appropriate building materials that are suitable for the Pacific Northwest climate.
The applicant will be required to provide a narrative with the land use application of how the project
complies with the Urban Design District ‘A’ Regulations.
11. Critical Areas: According to COR Maps, the Wellhead Protection Area Zone 1 and a High Seismic Hazard
Area 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
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hazard to groundwater quality. Development within high seismic hazard areas require a geotechnical
study completed by a licensed professional. A geotechnical report may be required by the Building
Official at the time of formal building permit application.
It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental
concerns are present on the site during site development or building construction.
12. Environmental Review: Changes of use of 4,000 sq. ft. or less when located in an existing office,
commercial, or service building of 4,000 sq. ft. or larger are categorically exempt from Environmental (SEPA)
Review in accordance with WAC 197-11-800 and RMC 4-9-070. Based on the current project scope, the
project would be exempt from environmental review.
13. Permit Requirements: The proposed project would require a building permit. Any modifications to the
design standards requested would require an additional $290.00 fee.
14. Impact Mitigation Fees (2024): In addition to the applicable building and construction fees, impact
mitigation fees are required for the construction of new building areas or changes of use to a more intensive
use. If any building expansions or new buildings are proposed or a change in use to a more intense use, fire
and transportation impact fees may be assessed.
• A Fire impact fee of $5.92 per square foot for restaurants/lounges.
• A transportation impact fee of $68.51 per square foot for restaurants .
15. Expiration: Building permits expire after one year. Extensions may be granted at the Building Officials
discretion.
16. Next Steps: When the formal building application materials are complete, the applicant shall contact the
Permit Center at permittech@rentonwa.gov in order to apply.