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HomeMy WebLinkAboutPRE_StaffComments_240502_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 Le - Renton Commercial Building 401 S 3rd St PRE24-000115 May 2, 2024 Contact Information: Planner: Andrew Van Gordon, 425-430-7286, avangordon@rentonwa.gov Public Works Plan Reviewer: Sam Morman, 425-430-7383, smorman@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies to engineers, architects, and contractors who will work on the project. You will need to submit an PDF copy of this packet when you apply for land use and/or environmental permits. When the project application is ready for submittal, you may email the project planner to start the prescreen process. Similarly, you may contact the assigned planner if there are any questions regarding submittal requirements. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Development Engineering Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). M E M O R A N D U M DATE: April 10th, 2024 TO: Andrew Van Gordon, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Le Renton Commercial Building 1. The preliminary fire flow is 1,750gpm. Two fire hydrants are required, one within 150- feet and one within 300-feet of the building. A new fire hydrant is required within 50- feet of the fire department connections. Large water mains in this area appear adequate for the required fire flow. 2. Fire department apparatus access roadways are acceptable from the existing city streets. 3. Approved fire sprinkler system and fire alarm system will be required. Separate plans and permits are required by the fire department for the installation of the fire suppression system. Exterior access will be required to the fire sprinkler riser room. 4. An approved kitchen hood fire suppression system is required for all the kitchen hood exhaust systems. Separate plans and permits are required by the fire department for the installation of the fire suppression system and any liquid carbon dioxide beverage dispensing systems. 5. The proposed BBQ trailer qualifies as a food truck per local ordinance and a n annual operational permit is required for Mobile Food facilities. Mobile food facilities shall not be located within 10 feet of buildings, tents, canopies, or membrane structures or within 10 feet of any other mobile food facility. An Annual Place of Assembly operational permit will be required for occupant load exceeding 50 people. 6. Fire impact fees are applicable at the rate of $1.44 per square foot for restaurants/lounge and $0.14 per square foot of office and $0.66 per sq. foot of retail and this fee is charged at the time of building permit issuance. Credit will be granted for the removal of the existing building. THE DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 2nd, 2024 TO: Andrew Van Gordon, Associate Planner FROM: Sam Morman, Civil Engineer II SUBJECT: Le Renton Commercial Building 401 S 3rd St PRE24-000115 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) 7840800035. 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 site is located within the City’s Wellhead Protection Area Zone 2. 3. There is an existing 12-inch water main located in Whitworth Ave S that can deliver a maximum flow capacity of 4,700 GPM (see water plan no W-394912) that transitions into a 6-inch water main that can deliver a maximum flow of 2,000 GPM (see water plan no. W-115608). 4. There is an existing 12-inch water main located in S 3rd St that can deliver a maximum flow capacity of 4,700 GPM (see water plan no W-036705). 5. The static water pressure is approximately 71 psi at ground elevation of 32 feet. 6. There is an existing ¾-inch domestic water meter (facility ID number MTR-015746) serving the lot from the main in Whitworth Ave S. 7. There are three existing fire hydrants around the project site: • At the southwest corner of the intersection between Whitworth Ave S and S 3rd St, approximately 60-feet west of the project parcel. • At the northwest corner of this intersection, approximately 85-feet from the project parcel. • Approximately 120-feet south of the project parcel, on the northwest corner of parcel 7840800050. 8. 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 proposed development is 1,750 GPM. 9. Based on the information provided with the pre-application submittal documents, the following developer’s installed water main improvements will be required to provide domestic and fire protection service to the development including but not limited to the items that follow. • Approximately 100-feet of 12” water main extension along Whitworth Ave S. • A 15 feet wide public water easement is required for any public water main, hydrants and water meters located outside City right-of-way. A minimum 10-foot setback is required from the building foundation to the new water main. • Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) for backflow prevention to each building. The fire sprinkler stub and related 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 additional fire hydrants around the building as required by the Fire Authority. • A hydrant is required 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. • Installation of a new water meter for the building. 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). The applicant will need to confirm the proposed number of fixtures. Water Meters 2” in size or less will be installed by City forces and a water meter permit is required. i. All commercial domestic water meters shall have a reduced pressure backflow assembly (RPBA) installed behind the meter on private property per City Standards. The RPBA shall be installed inside an above ground heated enclosure per City Standard Plan 350.2. 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. • Per the Pre-application plan set, there is not adequate room on-site to stage the DDCVA and RPBA exterior of the building. The backflow assembly devices will need to be placed interior of the building within a water/utility riser room. The utility room will be located along the face of the building of the water main it will be connecting into. No internal plumbing will be allowed prior to the connection of the backflow assembly devices. Exterior access will also be required. • Installation of a separate water meter for landscape irrigation if required. i. A DCVA per City Standard Plan 340.8 is required downstream of the irrigation meter. ii. DCVAs size 2-inch or smaller shall be installed a meter box and DCVAs size 3-inch or larger shall be installed in an exterior vault per City Standard Plan 320.4. 10. 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 K of the City’s 2019 Water System Plan. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is installed inside a steel casing. 11. A conceptual utility plan will be required as part of the land use application for the subject development. 12. 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 meter(s) to serve the project. The current water fee for a single 1-inch meter is $4,850 per meter, 1-1/2 inch meter is $24,250, a 2-inch meter is $38,000, 3-inch meter is $77,600 and 4-inch meter is $121,250. • Water service installation charges for each proposed domestic water service is applicable. 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. Fee is payable at permit issuance. For service lines larger than 2”, the contractor is responsible for materials and installation. • Drop-in meter fee is $460.00 per 1-inch meter, $750.00 per 1-1/2-inch meter, and $950.00 per 2-inch meter. Meters larger than 2-inches are provided and installed by the contractor and a processing fee of $220 is required. Fee is payable at permit issuance. • The SDC fee for fire service is based on the size of the fire service lines to serve the project. • Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at construction permit issuance. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cit yofRenton Sanitary Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is a 24-inch PVC gravity wastewater main located in S 3rd St (see record drawing S-394914). 3. There is an 8-inch PVC gravity wastewater main located in the alley on the south side of the parcel (see record drawing S-226203). 4. The existing building has a stub connecting to the main in the in the alley, and is served by a side sewer (see the side sewer card on file for this property). 5. The property will need to install a new sewer stub and side sewer for the proposed building. All new side sewers shall be a minimum of 6”. All side sewers shall flow by gravity to the main at a minimum slope of 2%. 6. A grease trap/interceptor is required for any commercial kitchen. 7. A conceptual utility plan will be required as part of the land use application for the subject development. 8. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. Current fees can be found in the 2024 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. • The current sewer fee is $3,650.00 per 1-inch meter, $18,250 per 1-1/2-inch meter, $29,200 per 2-inch meter, $58,400 per 3-inch meter, and $91,250 per 4-inch meter. • Final determination of applicable fees will be made after the water meter size has been determined. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof Renton Surface Water 1. There is an existing 12-inch stormwater main located along the northern frontage, along S 3rd St (see record drawing S-394927). 2. The site contains critical areas that may impact surface water requirements such as being located within a wellhead protection area (zone 2). In Zone 2 of the City’s Aquifer Protection Area (APA) stormwater open conveyance systems, such as ditches and channels, and water quality facilities may require a liner per section 6.2.4 and 1.2.4.3 of the 2022 RSWDM. 3. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls within the City’s Peak Rate Flow Control (Matching Existing) Standard. The site falls within the Black River drainage basin and the South Renton sub basin. 4. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details are available online in the City of Renton website https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton 5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. 6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 7. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 8. Erosion control measures to meet the City requirements shall be provided. 9. The development is subject to a surface water system development charge (SDC) 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 Transportation 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $175,000. The proposed project fronts an alley to the south, Whitworth Ave S to the west, and S 3rd St to the north, and is located adjacent to the intersection of Whitworth Ave S and S 3rd St. • The proposed project fronts an alley along the southern property line. Existing right-of-way (ROW) is approximately 20 feet according to the King County assessor map. To meet the City's complete street standards for Alleys minimum ROW is 16 feet. Per City code 4-6-060 half street improvements shall include a minimum pavement width of 12 feet and storm drainage improvements. No additional ROW dedication is anticipated pending final survey. • S 3rd St is classified as a principal arterial street. Existing right-of-way (ROW) is approximately 60 feet according to the King County assessor map. Per RMC 4-6-060, the minimum right of way width for a principal arterial street with 4 lanes is 91’. The minimum paved roadway width for a principal arterial with 4 lanes is 54’. The paved roadway section consists of 4 – 11’ travel lanes, 1 – 12’ center turn lane, and 2 – 5’ bike lanes. A 0.5’ curb, 8’ planter, 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. i. However, this portion of S 3rd St is within the City’s current Transportation Improvement Plan (TIP). The project is currently in early design and the cross section for the street has not been fully defined. Dedication as needed to support the street section defined by the TIP will be required. • Whitworth Ave S is classified as a residential access street. Existing right-of-way (ROW) is approximately 60 feet according to the King County assessor map. Per RMC 4-6-060, the minimum right of way width for a residential access street is 53 feet. Per City code 4-6-060, half street improvements shall include a pavement width of 26 feet (13 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 5-foot sidewalk, street trees and storm drainage improvements. No additional ROW dedication is anticipated along Whitworth Ave S pending final survey. 2. Street grades shall not exceed 15 percent. 3. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each intersection. Ramps shall be oriented to provide direct pedestrian crossings. 4. 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. 5. Street lighting and street trees are required to be installed by the developer AND must meet current city standards. Lighting and Photometric plans are required to be submitted with the land use application and will be reviewed during the construction utility permit review. 6. 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. 7. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 8. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. • 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. 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 2023 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 2, 2024 TO: Pre-Application File No. PRE24-000115 FROM: Andrew Van Gordon, Associate Planner SUBJECT: Le - Renton Commercial Building – 401 S 3rd St (APN 7840800035) 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 applicant proposes to construct a new approximately 34-foot eight inches tall (34’8”), 7,325 square foot, two (2) story building at 401 S 3rd St (APN 7840800035). Five (5) tenant spaces are proposed; building improvements would also include a building lobby, second floor deck and second floor banquet room. On-site outdoor patio space and an outdoor bar-b- que smoker trailer are proposed. Pedestrian access is proposed via entrances on S 3rd St and Whitworth Ave S. Vehicle access is proposed from the abutting alley to the south via two (2) head in parking stalls. Café style seating is proposed within a portion of the right-of-way along Whitworth Ave S near the intersection with S 3rd St. A boundary line adjustment is proposed to move the eastern property line six feet (6’) to the east for approximately 82 feet (82’) south before reconnecting with the existing location of the boundary line to accommodate the new building. Current Use: The property is currently improved with a single story 1,322 square foot multi-tenant commercial building. A surface parking lot with 14 stalls and access from Whitworth Ave S and the abutting southern alley is behind the building. The building and surface parking are proposed to be demolished for the benefit of the project. Per City of Renton (COR) Maps the project is located within a High Seismic Hazard Area and the Zone 2 Downtown Wellhead Protection Area. 1. Zoning /Land Use Designation, and Overlays: The subject property is located within the Center Downtown (CD) zone, Urban Design District ‘A’, Downtown Business District and City Center Sign Regulation Area overlay. 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. Le - Renton Commercial Building Page 2 of 9 May 2, 2024 It appears that a restaurant is proposed within Tenant Space B. It would be classified under ‘Eating and Drinking Establishments’. This use is permitted in general if it is: • a) Located on the same lot with another building/use; or b) Structurally integrated into another building/use; or c) Located on its own lot with some amount of indoor customer seating to qualify the drive-through as “accessory” to the eating/drinking establishment; d) When food- and beverage-related drive-in/drive-through services are proposed, an Administrative Conditional Use Permit is required. • a) 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. If there are practical difficulties with including a walk-up window, the applicant may propose an alternative that meets the intent and purposes of pedestrian-oriented development. The proposal shall be reviewed for consideration and approval by the Administrator. b) The number of standalone walk-up window establishments shall be limited to three (3) locations in the City Center and five (5) locations citywide. Eating and drinking establishments may operate a walk-up window as an accessory use with an approved Administrative Conditional Use Permit. Within the CD zone specifically, no drive-through service shall be permitted, except for financial institutions, and multi-story buildings in the CV and CD Zones, and uses permitted within the IL, IM, or IH Zones. Financial institutions are permitted a maximum of three (3) accessory drive-up windows that shall be part of the exterior wall of the financial institution structure. Drive-through lanes shall not be located between the street and the main pedestrian access to the buildings. These requirements may be adjusted through the site plan review process. It does not appear that a drive-through is proposed. It is unclear what the proposed uses are for the remaining tenant spaces. Compliance with applicable zoning use allowances and conditions would be determined at the time of building permit review for tenant improvements. 2. Development Standards: The project would be subject to RMC 4-2-120B, Development Standards for Commercial Zoning Designations (CD, CO & COR) effective at the time of complete application (noted as “CD standards” herein). Minimum Lot Size, Width and Depth – There is no minimum lot size or for minimum lot width/depth. The abutting lot to the east (405 S 3rd St) is located within the CD zone as well. The lots would still be meeting size, width and depth requirements for the CD zone after the proposed lot line adjustment. The lot line adjustment shall be completed prior to building permit issuance. Building Standards – The CD standards do not include a maximum lot coverage for buildings or impervious surfaces. The maximum permitted height is 150 feet (150’). However, building Le - Renton Commercial Building Page 3 of 9 May 2, 2024 height shall not exceed the maximum allowed pursuant to RMC 4-3-020, Airport Height and Use Restrictions. Nearly the entirety of the property will be covered in impervious surfaces with approximately 79.5 percent (79.5%) of the area being covered by the building. The project appears to be located within Safety Zone 2 (Inner Approach/Departure Zone) of the Renton Municipal Airport. The nearest height limit elevation from sea level is 102 feet (102’). Per COR Maps, it appears the current elevation from sea level of the property is 32 feet (32’). As such the maximum building height would be 70 feet (70’). The proposed building height is 34 feet seven and a half inches (34’-7 ½”) to the tallest point. This would appear to fall within the allowed height. Of note, a bar-b-que smoker trailer is proposed on the site. Uses that produce smoke, dust, glare, vapor, gasses or other emissions may be restricted in the Airport Influence Area. The applicant would need to show that the smoke will not impact the airport or airport users. Compliance with requirements in RMC 4-2-120B and RMC 4-3-020 would be verified at the time of formal land use application. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the CD zone are: minimum front yard and secondary front yard: none; maximum front yard and secondary front yard: 15 feet (15’) for buildings, or portions thereof, 25 feet (25’) or less in height, none for that portion of a building over 25 feet (25’) in height; minimum side yard and minimum rear yard: none, unless the ground floor façade provides windows for living rooms of attached dwellings – then 10 feet (10’) – unless adjacent to an alley, then none. Additionally, if the CD lot abuts a lot zoned residential, then there shall be a 15-foot (15’) landscaped strip or a five-foot (5’) wide sight- 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. The corner lot has a front yard (S 3rd St), a secondary front yard (Whitworth Ave S) and two (2) side yards (eastern and southern property lines). The building is located at the property line along the northern, eastern and western property lines. It is setback approximately 35 feet (35’) from the southern property line. The detached refuse and recycling area would be placed in the southeastern corner abutting the eastern and southern property lines. No dwellings are proposed for the project. Compliance with requirements would be verified at the time of formal land use application. 3. Refuse and Recycling Areas: Refuse and recycling areas shall be placed outside of required setbacks and landscaping. The architectural design of the deposit area shall be consistent with the design of the primary structure. A six-foot wall (6’) or fence shall enclose the deposit areas. Minimum gate openings are required to be at least 12 feet (12’) in width for haulers with the gate opening being between 11 feet (11’) and 14 feet (14’) in height. Weather protection of refuse and recyclables shall be ensured by using weather-proofed containers or by providing a roof over the storage area. Sizing standards based on use are as follows: USE Minimum Recycling Minimum Refuse Minimum Overall Office, Educational and Institutional Developments Two (2) square feet per every 1,000 square feet of building gross floor area Four (4) square feet per every 1,000 square feet of building gross floor area Combined 100 square feet. Le - Renton Commercial Building Page 4 of 9 May 2, 2024 Manufacturing and Other Nonresidential Developments Three (3) square feet per every 1,000 square feet of building gross floor area Six (6) square feet per every 1,000 square feet of building gross floor area Combined 100 square feet. Retail Developments Five (5) square feet per every 1,000 square feet of building gross floor area 10 square feet per every 1,000 square feet of building gross floor area Combined 100 square feet. The proposed refuse and recycling area is proposed to be 100 square feet with two (2) openings approximately eight feet (8’) wide each. It is unclear what the height would be and if would have weather protection. It appears that the eating and drinking establishment would be located within Tenant Space B which has a square footage of 1,195 square feet. It appears that the deck and banquet room, both located on the second floor, are for the exclusive use of the tenant in Space B. As it is unclear what uses will be within the other tenant spaces. As a retail use is a potential use within the spaces, the retail development standards will be used as retail would be the most intensive use possibl e. The eating and drinking establishment would have a gross square footage of 2,394 square feet. Seven (7) square feet of recycling and 14 square feet of refuse collection area would be required. For the remaining tenant spaces 19 square feet of recycling and 38 square feet of refuse collection area would be required. As the combined area of all uses would be b elow 100 square feet, a minimum of 100 square feet is required. As proposed the opening of the refuse and recycling area opens into what appears to be the accessible parking stall’s accessibility striping. The applicant will need to show that the two different uses won’t interfere with the other. Compliance with applicable requirements would be verified at the time of land use permit review. 4. Landscaping: With the exception of critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees in the ROW planter will also be required. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060, Street Standards. Street trees and, at a minimum, groundcover are to be located in this area when present. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right-of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small-sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center. Le - Renton Commercial Building Page 5 of 9 May 2, 2024 Within the CD zone new development is subject to RMC 4-4-070F.2, Street Trees and Landscaping Required Within the Right-of-Way on Public Street, RMC 4-4-070F.6, Parking Lots and RMC 4-4-070P, Maintenance. Street trees are required to be planted as is a 10-foot (10’) perimeter parking lot landscaping strip between the parking area and the right -of- way. To deviate from provisions within RMC 4-4-070, a variance must be submitted and approved pursuant to RMC 4-9-250B5. Compliance with requirements would be verified at the time of formal land use application. See RMC 4-4-070, Landscaping for full requirements. 5. Significant Tree Retention: A review of COR Maps shows that there are no 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, properties subject to an active land development permit shall comply with minimum tree credit retention requirements of a minimum of 30 credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 Le - Renton Commercial Building Page 6 of 9 May 2, 2024 Based on the property’s current acreage of 0.12 acres (5,280 square feet) a minimum of four (4) tree credits are required. Compliance with requirements would be verified at the time of formal land use application. 6. Fences/Retaining Walls: Within commercial zones the maximum height of any fence, hedge, or retaining wall within the front yard and secondary front yard shall not exceed 48 inches (48”) in height within 15 feet (15’) of the front yard property line or within any part of the clear vision area. Chain link fencing shall be coated with black, brown, gray or green bonded vinyl. Fences, hedges and retaining walls shall not stand in or in front of any required landscaping. If a new or replacement fence is proposed within 15 feet (15’) of a public street on a site that is nonconforming to street frontage landscape requirements per RMC 4-4- 070F1, the site shall be brought into conformance. A six-foot (6’) tall, 26 and a half foot (26’6”) long fence is proposed at the property line abutting the Whitworth Ave S right-of-way in the southwest corner of the property. A fence within 15 feet (15’) of a front yard or secondary front yard property line cannot exceed 48 inches (48”) in height. In no case shall a fence, hedge, or retaining wall exceed 42 inches (42”) in height in any part of the clear vision area. To deviate from the height requirements within 15 feet (15’) of a front yard or secondary front yard property line would require a variance. See RMC 4-4-040, Fences, Hedges and Retaining Walls for full requirements. 7. Parking: The applicant proposes to construct a two (2) stall surface parking area with head in access from the alley. Within the CD zone when construction replaces an existing building, only the area exceeding the area of the original structure shall be used to calculate required parking. A maximum of 1.0 parking space per 1,000 square feet of net floor area with no minimum is required for most commercial uses within the CD zone. Uses such as dance clubs and other recreational uses follow the parking standards applied outside of the CD zone. When there are two or more separate uses on a site, the required parking for the site shall be the sum of the required parking for the individual uses. Bicycle Parking – When there are two (2) or more separate uses on a site, the required bicycle parking for the site shall be the sum of the required parking for the individual uses. For uses in 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. As proposed the new building is 5,993 square feet larger than the existing building. A maximum of six (6) stalls is permitted. As the specific uses have not been determined the number of vehicle and bicycle parking required may change based on the tenant. See RMC 4-4-080, Parking, Loading and Driveway Regulations for full requirements. Compliance with requirements would be verified at the time of formal land use application. 8. Access/Driveways: Driveway width shall not exceed an aggregate of 40 percent (40%) of the street frontage. There shall be a minimum of 18 feet (18’) between driveway curb returns where there is more than one (1) driveway on property under single ownership or control and used as one premises. The width of any driveway shall not exceed 30 feet (30’). There shall be no more than one (1) driveway for each 165 feet (165’) of street frontage serving any one property. For each 165 feet (165’) of additional street frontage another driveway may be permitted. Maximum driveway slope shall not exceed eight percent (8%). The Administrator Le - Renton Commercial Building Page 7 of 9 May 2, 2024 may allow a driveway to exceed eight percent (8%) slope but not more than fifteen percent (15%) slope, upon proper application in writing and for good cause shown, which shall include, but not be limited to, the absence of any reasonable alternative. To exceed fifteen percent (15%), a variance from the Administrator is required. As proposed, the two (2) parking stalls are each directly accessed from the abutting alley right-of-way; there is no typical driveway entrance. On-site parking stalls are not permitted to be accessed directly from the right-of-way. To deviate from standards a modification through RMC 4-9-250D, Modification Procedures. Compliance with requirements would be verified at the time of formal land use application. 9. Urban Design Regulations: Compliance with Urban Design Regulations, District ‘A’, 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, Urban Design Regulations. The following bullets are some, but not all, of the guidelines and standards outlined in the regulations. • Building entries shall be prominent, visible from the street and include human scale elements. They will need to be made prominent by incorporated architectural features such as façade overhangs, and/or large entry doors. Entries shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least four feet six inches (4’6”) wide. Buildings that are taller than 30 feet (30’) in height shall also ensure that the weather protection is proportional to the distance above ground level. • Service elements shall be located and designed to minimize impacts on the pedestrian environment and adjacent and/or abutting uses. The enclosure shall be enclosed on all sides, include a roof and be screened around the perimeter by a wall or fence and have self closing doors. They shall be made of masonry, ornamental metal or wood or some combination of the three (3). A landscaped planting strip, minimum three feet (3’) wide shall be located on three (3) sides if the service area is adjacent to a street, pathway or pedestrian-oriented space. • Surface parking shall be located and designed so as to reduce the visual impact of the parking area and associated vehicles. Large areas of surface parking shall be designed to accommodate future infill development. Parking shall be located so that no surface parking is located between the building and the front property line and/or a building and the side property line when on a corner lot. • Vehicular access to parking garages and parking lots shall not impede or interrupt pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized. Access to parking lots shall be from alleys when available. Driveways and curb cuts shall be minimized so that pedestrian circulation along the sidewalk is minimally impeded. • The pedestrian environment shall be given priority and importance in the design of projects. Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity and encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to pedestrians and drivers. Le - Renton Commercial Building Page 8 of 9 May 2, 2024 • Building facades shall includes measures to reduce the apparent scale of the building and add visual interest. Examples include modulation, articulation, defined entrances and display window. • Ground level details such as human scaled elements such as lighting fixtures or trellises with upper portions of building facades having clear windows with visibility into and out of the building are required. Untreated blanks walls visible from public streets, sidewalks or interior pedestrian pathways is prohibited. Any façade visible to the public shall be comprised of at least 75 percent (75%) transparent windows and/or doors for at least the portion of the ground floor façade that is between four feet and eight feet (4’ – 8’) in height above ground. • Building roof lines shall be varied and include architectural elements to add visual interest such as extended parapets or pitched or sloped roofs. • Building material variations such as using colors, texture and patterns shall be used. • Pedestrian scale lighting shall be provided at primary and secondary entrances. Accent lighting shall be provided on building facades and/or to illuminate other key elements of the site such as gateways or water features. Conformance with requirements would be determined at the time of formal land use review. 10. Critical Areas: Per COR maps, the project site is located within a High Seismic Hazard Area and the Zone 2 Downtown Wellhead Protection Area. Due to the presence of geological hazards, a geotechnical study may be required at the time of building permit application. The study shall specifically address if the proposal will not increase the threat of the geological hazard to adjacent or abutting properties beyond pre-development conditions; and the proposal will not adversely impact other critical areas; and the development can be safely accommodated on the site. It is the applicant’s responsibility to determine whether any other critical areas are present on the site prior to formal land use application. 11. Environmental Review: The project would require environmental review pursuant to the State Environmental Policy Act (SEPA). The project is a new commercial building exceeding 4,000 square feet of gross floor area, and therefore WAC 197-11-900(3) does not apply. 12. Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the CD zone. The purpose of the site plan review process is to analyze the detailed arrangement of project elements to mitigate negative impacts where necessary to ensure project compatibility with the physical characteristics of a site and with the surrounding area. Site plan review ensures quality development consistent with City goals and policies. Site plan review analyzes elements including, but not limited to, site layout, building orientation and design, pedestrian and vehicular environment, landscaping, natural features of the site, screening and buffering, parking and loading facilities, and illumination to ensure compatibility with potential future development. Decisional criteria for site plan approval are itemized in RMC 4-9-200.E.3. 13. Permit Requirements: As proposed the project would require Administrative Site Plan Review and Environmental Review (SEPA). Based on the 2024 fee schedule, fees would total $4,351.50 ($3,030.00 Administrative Site Plan Review + $1,800.00 Environmental (SEPA) Review + $241.50 5% Technology fee = $4,351.50). Each modification request is $290.00. Each variance is $1,490.00. A 5% Technology Fee is added to the total cost of the reviews and would Le - Renton Commercial Building Page 9 of 9 May 2, 2024 be assessed at the time of formal land use application. All fees are subject to change. Other informational applications and handouts can be found in the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. 14. Waivers of Submittal Requirements: The submittal checklist is not an exhaustive list of submittal requirements and may be modified in cases where additional information is required to complete the review of an application. In addition, non-applicable submittal requirements may be waived. The applicant should contact the assigned Project Manager if there are any questions regarding submittal requirements. 15. 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. 16. 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 2024 impact fees are as follows: • A Fire impact fee $1.44 per square foot of restaurant/lounge. • A transportation impact fee $56.02 per square foot of sit down restaurant space. 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=CityofRe nton 17. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-screened prior to submitting the complete application package. Please contact Andrew Van Gordon, Associate Planner, at 425-430-7286 or avangordon@rentonwa.gov to submit prescreen materials and subsequent land use application. 18. Expiration: Upon approval, the Administrative Site Plan Review decision will expire two (2) years from the date of approval. A single two (2) year extension may be requested pursuant to RMC 4-9-200. It is the applicant’s responsibility to monitor the expiration dates.