HomeMy WebLinkAboutPre-app Mtg Summary - 24-000155.docx
PREAPPLICATION MEETING FOR
Deck Expansion
1820 Maple Valley Hwy
PRE24-000155
June 6, 2024
Contact Information:
Planner: Alex Morganroth, 425-430-7219, amorganroth@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).
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:
June 6, 2024
TO:
Alex Morganroth, Principal Planner
FROM:
Sam Morman, Civil Engineer II
SUBJECT:
Mizu Deck Expansion for Outdoor Seating
1820 Maple Valley Highway
PRE24-000155
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) 1723059132. The following comments are based on the pre-application submittal made to the
City of Renton by the applicant.
Water
The proposal does not impact the water utility.
Sanitary Sewer
T
he proposal does not impact the sewer utility.
Surface Water
There is an existing stormwater main located on-site, part of which is approximately under the newly proposed deck (see record drawing R-191601). If the deck conflicts with the surface
water main, relocation may be required.
The site contains critical areas that may impact surface water requirements such as regulated slopes, landslide hazard, high erosion hazard area, and is within wellhead protection area
zone 1.
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 Lower Cedar River drainage basin and the Cedar Main Urban sub basin.
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
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.
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.
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.
Erosion control measures to meet the City requirements shall be provided.
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=CityofRenton
Transportation
Per City code 4-6-060 frontage improvements are required for new construction in excess of $175,000. The proposal for this project indicates that the project is estimated to cost $22,000.
Undergrounding of any new proposed utilities is required.
Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements.
The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance.
Unless otherwise noted in the Fee Schedule, the 2024 transportation impact fee is $56.02 per square foot of restaurant.
General Comments
If frontage improvements daycare 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.
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.
Adequate separation between utilities as well as other features shall be provided in accordance with code requirements.
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.
The stormwater line should be minimum 5-feet away from any other structure or wall or building.
Trench of any utility should not be in the zone of influence of the retaining wall or of the building.
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
A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets.
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
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:
June 6, 2024
TO:
Pre-Application File No. 24-000155
FROM:
Alex Morganroth, Principal Planner
SUBJECT:
Deck Expansion for Outdoor Seating
1820 Maple Valley Hwy (SR 169)
APN 1723059132
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 property at 1820 Maple Valley Hwy (SR 169), APN1723059132, is located on the north side of Maple Valley Hwy near the on/off ramp for I-405. An existing
3,909 sq. ft. one-story vacant commercial building constructed in 1988 is located on the site. In addition, approximately 39 surface parking stalls are located on the site. According
to the submitted documents, the applicant intends to operate a restaurant in the building.* The project site totals 34,954 sq. ft. (0.8 acres) in area and is located within the Commercial
Mixed Use (CMU) land use designation, Commercial Arterial (CA) zoning classification, and Urban Design District ‘D’. The applicant proposes to construct an 800 sq. ft. outdoor patio/deck
in the existing parking lot area north-west of the building to be used to serve food and drinks while customers wait for a table inside of the building. According to the applicant, the
deck would accommodate approximately eight (8) tables with four (4) seats each. The deck would be result in the loss of four (4) parking spaces. Access to the site is proposed to remain
via the existing driveway off of Maple Valley Hwy. The City’s COR mapping database identifies multiple geotechnical hazards on the site including sensitive and protected slopes, a moderate
landslide hazard, a high landslide hazard, and a high erosion hazard. The site is also within the Downtown Wellhead Protection Area Zone 1.
*The preapplication comments provided to the applicant only consider the proposed deck and do not contain analysis related to the proposed restaurant use. Additional development and
building regulations may apply to the intended restaurant use.
C
urrent Use: A 3,909 sq. ft. one-story commercial building and associated surface parking lot is located on the site.
Zoning and Overlay Districts: The subject property is located within the Commercial Mixed Use (CMU) land use designation and is within the Commercial Arterial (CA) zoning classification.
The property is also in the Urban Design District D overlay. The purpose of the CA zone is to evolve from “strip commercial” linear business districts to business areas characterized
by enhanced site planning and pedestrian orientation, incorporating efficient parking lot design, coordinated access, amenities and boulevard treatment with
greater densities. The CA zone provides for a wide variety of retail sales, services, and other commercial activities along high-volume traffic corridors. Residential uses may be integrated
into the zone through mixed-use buildings.
The purpose of the deck is to serve customers of a proposed restaurant (classified as an ‘Eating and Drinking Establishment’ per RMC 4-11-050 Definitions E). Eating and drinking establishments
are permitted outright within the CA zone.
Development Standards: The project is subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CA
standards” herein).
Building Standards – The CA standards permit a maximum lot coverage for buildings to be 65% of the total lot area or 75% if parking is provided within the building or within an on-site
parking garage. Conformance with building standards would be determined at the time of building permit review.
Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the CA zone are: minimum front yard and secondary
front yard: 15 feet; maximum front yard and secondary front yard: 20 feet; minimum side yard: none, except 15 feet (15’) if lot abuts a lot zoned residential; minimum rear yard: none,
except 15 feet (15’) if lot abuts or is adjacent to a lot zoned residential. In no case shall a structure over 42 inches (42”) in height intrude into the 20-foot (20’) clear vision area
defined in RMC 4-11-030. The existing building is legally non-conforming as it exceeds the maximum setback for the front and secondary front yards. The proposed deck appears to have
meet the setbacks in the CA zone. Conformance with building standards would be determined at the time of building permit review.
Building Height – The allowed height is 50 feet (50’) except 70 feet (70’) for vertically mixed-use building (commercial and residential). Heights may exceed the zone’s maximum height
with a Conditional Use Permit. In no case shall building height exceed the maximum allowed by the Airport Related Height and Use Restrictions for uses located within the Airport Influence
area and Safety Compatibility Zones. Building height shall not exceed the maximum allowed by the subject zoning district or the maximum allowed pursuant to RMC 4-3-020, Airport Related
Height and Use Restrictions, whichever is less.
No 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 382 above sea level. Compliance with 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.
The proposed deck appears to comply with the height regulations for the CA zone.
Screening: Screening must be provided for all surface and roof-mounted mechanical equipment. The land use application will need to include elevations and details for the proposed methods
of screening.
No mechanical or utility equipment was identified in the submitted materials. See RMC 4-4-095, Screening and Storage Height/Location Limitations for specific requirements. Conformance
with these requirements would be determined at the time of land use application review.
Refuse and Recycling Areas: All new developments for commercial uses shall provide on-site refuse and recyclable deposit areas and collection points for collection in compliance with
RMC 4-4-090, Refuse and Recyclables Standards. These areas shall not be located within required setbacks or landscaped areas and shall not be located in a manner that hauling trucks
obstruct pedestrian or vehicle traffic on-site or project into public right-of-way. The size of these areas shall be dependent on the size and number of the proposed uses. In office,
educational and institutional developments, a minimum of two (2) 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 four (4) 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.
A refuse and recyclable collection area is not shown. Full compliance will be determined at the time of permit review.
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 – Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. Street
trees, selected from the City’s Approved Street Tree List, in the ROW planter will also be required. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains,
plant containers, etc. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060, Street Standards. Street
trees and, at a minimum, groundcover are to be located in this area when present. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk
at the following intervals; provided, that, where right-of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees
shall be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, streetlights, utility
poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small-sized
maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center.
The deck shall not be located within the ten feet (10’) of required on-site landscaping along the two (2) street frontages (Maple Valley Hwy and I-405 on/off ramp).
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.
Parking: Eating and drinking establishments and taverns shall provide a minimum and maximum of 10 per 1,000 square feet of dining area.
Parking Space Dimensions – The parking regulations specify standard stall dimensions of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9
feet x 23 feet. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. Up to 40
percent of stalls may be compact spaces designated for employee parking, and up to 30 percent of stalls may be compact spaces if designated for all users. The appropriate amount of ADA
accessible stalls is based on the total number of spaces provided.
Bicycle Parking - Bicycle parking shall be provided for all non-residential development that exceeds 4,000 gross square feet in size would also be required to comply with the bicycle
parking requirements of RMC 4-4-080F.11. The number of bicycle parking spaces required would be based on 10% of the required number of off-street vehicle parking stalls. For example,
any required bicycle parking racks should be located close to the sidewalks leading directly off NE Sunset Blvd to make bicyclists feel that they are easily accessible and a real part
of the entire site. Please review RMC 4-4-080F.11 for further general and specific bicycle parking requirements.
The applicant will be required at the time of the building application to provide a parking analysis of the subject site (analysis should include parking requirements for all uses on
the site) with calculations based on the requirements noted above. The analysis would include dimensions of stalls and drive aisles. The construction of the deck and subsequent loss
of parking stalls shall not result in the provision of less parking than required by code.
Access/Driveways: Access is proposed to remain via the existing single driveway off of Maple Valley Hwy. 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.
Urban Design Regulations: The subject property is within the Urban Design District ‘D’ and compliance with District ‘D’ Urban Design Regulations is required (see RMC 4-3-100). 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. Compliance with the Urban Design Regulations would be evaluated at the time for formal building permit review.
Critical Areas: The City’s COR mapping database identifies multiple geotechnical hazards on the site including sensitive and protected slopes, a moderate landslide hazard, a high landslide
hazard, and a high erosion hazard. The site is also located in the Downtown Wellhead Protection Area Zone 1. Per RMC 4-3-050.G.2., protected slopes require a 15-foot structure setback.
Uncovered decks, less than eighteen inches (18") above grade may be allowed in the building setback area
Whenever a proposed development requires a development permit and a geologic hazard is present on the site of the proposed development or on abutting or adjacent sites within fifty feet
(50') of the subject site, geotechnical studies by licensed professionals, such as a geotechnical engineer and/or engineering geologist, shall be required. A geotechnical report may
be required for your proposal at the discretion of the Building Official.
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.
Permit Requirements: The proposal would require building permit review. The building permit shall be issued prior to the start of any construction on the site. Building permit costs
are based on the value of
the project at the time of application. Each modification request is $290.00. A 5% technology fee added to the total cost of the reviews would also be assessed at the time of land use
application. All fees are subject to change. Other informational applications and handouts can be found on the City’s Digital Records Library.
The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards.
Next Steps: When the formal application materials are complete, the applicant shall contact the Building Division at permittech@rentonwa.gov in order to submit the application.
13. Expiration: Building permits are valid for a period of one (1) year from the date of issuance.