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HomeMy WebLinkAboutC_Staff_Comments_v3DEPARTMENT 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 Lux Banquet Hall LLC 17110 116th Ave SE PRE 24-000282 October 3, 2024 Contact Information: Planner: Mariah Kerrihard, 425-430-7328, mkerrihard@rentonwa.gov Public Works Plan Reviewer: Yong Qi, 425-430-7439, yqi@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: September 23, 2024 TO: Mariah Kerrihard, Associate Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Lux Banquet Hall 1. There is no change in fire flow or fire hydrant requirements for this proposal. One hydrant is required within 50-feet of all fire department connections for the required fire sprinkler system. Existing hydrants may be counted toward the requirements if they meet current code including 5-inch storz fittings. 2. Fire impact fees are not applicable to this change of use. 3. Approved fire sprinkler and fire alarm systems are required throughout the building. Direct outside access is required to the fire sprinkler riser room. Fire alarm system is required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. The fire sprinkler system threshold is 5,000 square feet and the fire alarm threshold is 3,000 square feet. 4. Fire department apparatus access is acceptable from existing private access streets. 5. An annual place of assembly permit is required from the fire department. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: Oct 1st, 2024 June 20, 2011 TO: Mariah Kerrihard, Planner FROM: Huy Huynh, Civil Engineer II SUBJECT: Lux Banquet Hall 17110 116th Ave SE PRE24-000282 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 # 2823059010. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER COMMENTS 1. The project is within Soos Creek Water and Sewer District. 2. Obtain a water availability certificate from Soos Creek and provide it with the construction permit submittal. 3. Review of the water plans will be conducted by Soos Creek Water and Sewer District and the Renton Regional Fire Authority. 4. Plans approved by Soos Creek shall be routed to the City for final review prior to construction permit issuance. SEWER COMMENTS 1. The project is within Soos Creek Water and Sewer District. 2. Obtain a water availability certificate from Soos Creek and provide it with the construction permit submittal. 3. Review of the water plans will be conducted by Soos Creek Water and Sewer District and the Renton Regional Fire Authority. 4. Plans approved by Soos Creek shall be routed to the City for final review prior to construction permit issuance. PRE24-000282 Page 2 of 3 2 SURFACE WATER 1. There are existing private stormwater system on-site and public stormwater system off-site. 2. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls within the City’s Flow Control Duration Standard Area matching Forested Conditions. The site falls within the Soos Creek drainage basin and Soos Creek Main sub-basin. 3. There is no critical area on-site. 4. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals. The current City of Renton Standard details are available online at 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) fee. Fees will be charged based on the rate at the time of construction permit issuance. a) The current SDC fee is $0.92 per sq ft but not less than $2,300. The full schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&repo=CityofRent on TRANSPOTATION 1. As this project is proposing a change of use and no new construction or additions valued at over $175,000, no street frontage improvements or right of way dedication are required, however, if during Land-Use and/or other agency reviews it is determined that outside site and parking/lot improvements are required, the project may become subject to further transportation review. PRE24-000282 Page 3 of 3 3 2. Since the project is proposing a change in use that may result in additional traffic, a traffic study meeting City of Renton traffic study guidelines is required at the land-use submittal. If the result of the study is more than 20 new trips in the AM or PM peak hours, a traffic impact analysis will be required. 3. The development is subject to transportation impact fees. Fees will be assessed at the time of a complete building permit application. The 2024 transportation impact fee for net new pm peak hour person vehicle trips is $8,031.94 per trip. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e., electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. 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. 3. All civil construction permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Additional Building Permit Applications will be required for the following: a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040. b. Detention vaults for storm water flow control. c. Demo of any existing structures on the project site(s). 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 fee schedule. Department of Community & Economic Development Memorandum DATE: October 3, 2024 TO: Pre-Application File No. 24-000282 FROM: Mariah Kerrihard, Assistant Planner SUBJECT: Lux Banquet Hall LLC – 17110 116th Ave SE General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, Development Engineering Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton. Project Proposal: The subject property is located at 17110 116th Ave SE (Parcel number 2823059010). The lot has public street frontage on 116th Ave SE. The project site is located within the Commercial Arterial (CA) zone in Urban Design District D. The site area is approximately 128,440 square feet (2.95 acres). The proposal is to establish a 3,744.4 square foot exhibition hall for special events. The applicant has proposed 80 parking spaces for the project site. Access is not proposed to be modified; it would be retained from 116th Ave SE and SE 172nd St. According to City of Renton (COR) Map, there are no critical areas or associated buffers onsite. Current Use: The proposed location is within the building at 17110 116th Ave SE. The building has three (3) other existing tenant spaces with ABC Dance Center, Waterbabies Aquatic Program, and Wellness Gaines Fitness Center. Lux Banquet Hall would be in the currently vacant space. The property currently has two (2) existing commercial buildings and associated with an existing parking lot. 1. Zoning /Land Use Designation, and Overlays: The subject property is located within the Commercial Arterial (CA) zoning classification and Commercial Mixed Use (CMU) land use designation. The CMU designation is intended to implement the CA zone. The purpose of the Commercial Arterial Zone (CA) 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, Lux Banquet Hall Page 2 of 8 October 3, 2024 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2024\PRE24-000282 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. The use would be classified as “Sports arenas, auditoriums, exhibition halls, indoor.” A “Sports Arenas, Auditoriums, and Exhibition Halls, Indoor” is defined as: A large enclosed facility used for professional, semi-professional spectator sports, arena concerts, expositions, and other large-scale public gatherings. This definition includes stadiums, concert halls, auditoriums, exhibition halls, and accessory eating and drinking establishments. This definition excludes sports arenas or stadiums associated with schools, cultural facilities, movie theaters, and entertainment clubs. A Sports Arenas, Auditoriums, and Exhibition Halls, Indoor use is permitted within the CA zone and the within the Commercial and Mixed-Use land use designation provided it is not located along Northeast Sunset Boulevard, Northeast Fourth (4th) Street, or South Puget Drive. 2. Development Standards: The project would be subject to RMC 4-2-120A, Development Standards for Commercial Zoning Designations effective at the time of complete application (noted as “CA standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size in the CA zone is 5,000 square feet. There are no minimum requirements for lot width or depth within the CA zone at this location. No changes to lot size, width and depth are proposed. The existing lot totals 128,440 square feet, which exceeds the minimum lot size requirement in the CA zone. Gross Floor Area – There is no minimum requirement for gross floor area. Building Height – Maximum building height in the CA zone is 50 feet, except 70 feet for vertically mixed use buildings (commercial and residential). Heights may exceed the Zone’s maximum height with a Conditional Use Permit. In no case shall building height exceed the maximum allowed by the Airport Compatible Land Use Restrictions, for uses located within the Federal Aviation Administration Airport Zones designated under RMC 4-3-020. No expansion of the existing building is proposed. Conformance with building standards would be determined at the time of permit review. Maximum Lot Coverage for Buildings – The CA zone allows a maximum building coverage of 65 percent, or 75 percent if parking is provided within a building or within an on-site parking garage. No expansion of the existing building is proposed. It is the applicant’s responsibility to demonstrate compliance with building coverage requirements at the time of formal application. Setbacks – Setbacks are the distance between the building and the property line or any private access easement or tract. Setback requirements in the CA zone are as follows: Minimum Front Yard 15 ft. Maximum Front Yard 20 ft. Minimum Secondary Front Yard 15 ft. Lux Banquet Hall Page 3 of 8 October 3, 2024 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2024\PRE24-000282 Maximum Secondary Front Yard 20 ft. Minimum Rear Yard None, except 15 ft. if lot abuts a lot zoned residential. Minimum Side Yard None, except 15 ft. if lot abuts or is adjacent to a lot zoned residential Clear Vision Area In no case shall a structure over 42 in. in height intrude into the 20 ft. clear vision area defined in RMC 4-11-030. No changes are proposed to the existing building. It is the applicant’s responsibility to demonstrate compliance with building setbacks at the time of formal application. Nonconforming Structures: The cost of alterations, remodels, or renovations of a legal nonconforming structure, except single family dwellings, shall not exceed an aggregate cost of forty percent (40%) in twelve (12) months or sixty percent (60%) in forty-eight (48) months of the value of the structure, based upon its most recent assessment or appraisal, unless the changes make the structure more conforming, or are used to restore to a safe condition any portion of a structure declared unsafe by the Building Official. Mandatory improvements for fire, life safety or accessibility, as well as replacement of mechanical equipment, do not count towards the cited monetary thresholds. Alterations, remodels, or restoration work shall not result in or increase any nonconforming condition unless permitted by RMC 4-10-050A.4, Limits on Enlargement. Nonconforming Site Development Standards: For remodels or other alterations of an existing structure made within any three (3) year period which together exceed one hundred percent (100%) of the assessed or appraised value of the existing structure, the site shall be brought into compliance with the current development regulations. For remodels or other alterations within any three (3) year period which exceed thirty percent (30%) of the assessed or appraised value, but do not exceed one hundred percent (100%), proportional compliance shall be required, as provided below. Remodels or other alterations within any three (3) year period that do not exceed thirty percent (30%) of the assessed or appraised value shall not be required to comply with the 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: Lux Banquet Hall Page 4 of 8 October 3, 2024 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2024\PRE24-000282 • 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. Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for the proposed methods of screening (see RMC 4-4-095). 3. Refuse and Recycling Areas: Refuse and recycling areas must meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” In retail developments, a minimum of five (5) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of ten (10) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. Compliance with the refuse and recycling standards would be reviewed at the time of formal application. 4. Landscaping: Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. Exemptions would apply to alterations or small additions determined by the Community and Economic Development Administrator not to warrant improvements to the entire site. Street Frontage Landscaping – The minimum onsite landscape width required along street frontages is 10 feet, with the exception of areas for required walkways and driveways, and shall contain trees, shrubs, and landscaping. Perimeter Parking Lot Landscaping – All parking lots shall have perimeter landscaping at least 10 feet in width measured from the street right-of-way (ROW). Within this perimeter screen trees shall be planted at a minimum of 2-inch caliper at an average rate of 30 lineal feet of street frontage, shrubs at the minimum rate of one per 20 square feet, and groundcover in quantities that will provide at least 90 percent (90%) coverage within 3 years of installation. Interior Parking Lot Landscaping – Surface parking lots shall be landscaped as follows: Total Number of Parking Stalls Minimum Landscape Area 15 to 50 15 sf/parking space 51 to 99 25 sf/parking space 100 or more 35 sf/parking space Lux Banquet Hall Page 5 of 8 October 3, 2024 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2024\PRE24-000282 Such landscaping shall be at least ten feet (10') in width as measured from the street right-of-way. Standards for planting shall be as follows: Trees shall be two-inch (2") caliper for multi-family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. Trees shall be one-and-one-half-inch (1.5") caliper for low impact development stormwater management facilities associated with any land use. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements. A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-120D.12, may be required at the time of formal application submittal. 5. Significant Tree Retention: 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. 6. Parking: Outdoor and indoor sports arenas, auditoriums, stadiums, movie theaters, and entertainment clubs are required to provide a minimum and maximum of 1.0 for every 4 fixed seats or 10 per 1,000 square feet of floor area of main auditorium or of principal place of assembly not containing fixed seats, whichever is greater. The applicant would be required to demonstrate compliance with the parking requirements at the time of formal application. Refer to RMC 4-4-080F for standard stall and aisle dimensions. Standard structured parking spaces are a minimum of eight feet, four inches (8'-4") in width and a minimum of fifteen feet (15') in length. Compact structured stalls are a minimum of seven feet, six inches (7'-6") in width and a minimum of twelve feet (12') in length. Compact parking spaces shall not account for more than fifty percent (50%) of the total spaces. The minimum aisle width for two way traffic with 90 degree parking spaces is 24 feet wide. The applicant would be required to provide a detailed parking plan with measurements at the time of formal application. The proposal would be required to provide bicycle parking based on 10 percent (10%) of the required number of off-street vehicle parking spaces for the commercial use. Each bicycle parking space shall be at least two feet (2') by six feet (6'), with no less than an overhead clearance of seven feet (7'). Bicycle parking shall be provided for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check-in systems, in-building parking, and limited access fenced areas with weather protection. For attached dwellings, spaces within the dwelling units or on balconies do not count toward the bicycle parking requirement. However, designated bicycle parking spaces within individual garages can count toward the minimum requirement. Bicycle Lux Banquet Hall Page 6 of 8 October 3, 2024 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2024\PRE24-000282 parking shall be conveniently located with respect to the street right-of-way and must be within fifty feet (50') of at least one main building entrance, as measured along the most direct pedestrian access route. Please review RMC 4-4-080F.11.b-c for further general and specific bicycle parking standards. Compliance with all parking regulations would be verified at the time of formal application review. 7. Access/Driveways: Within Urban Design District D, access to parking lots and garages shall be from alleys when available. If not available, access shall occur at side streets. Driveway location, spacing and widths are limited by the driveway design standards, in RMC 4-4-080I. No change in access is proposed. Vehicular Connection – A connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting CA lots without the need to use a street. Access may comprise the aisle between rows of parking stalls but is not allowed between a building and a public street. 8. Urban Design Regulations: Compliance with Urban Design Regulations, District ‘D’, is required. The land use application shall provide a written narrative to identify how the project meets each applicable urban design regulation. Please refer the standards in their entirety at RMC 4-3-100. The following bullets are some, but not all, of the guidelines and standards outlined in the regulations. • Buildings shall be oriented to the street with clear connections to the sidewalk. • Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least 4.5 feet wide along at least 75 percent (75%) of the length of the building facade facing a street, a maximum height of 15 feet above the ground elevation, and no lower than 8 feet above ground level. • In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, include a roof and be screened around their perimeter by a wall or fence and have self-closing doors. Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three. • Parking shall be located so that no surface parking is located between the building and the front property line and the building and the side property line along a street. Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. • A pedestrian circulation system of pathways that are clearly delineated and connect buildings, open space, and parking areas with the sidewalk system and abutting properties shall be provided. Pathways within parking areas shall be provided and differentiated by material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting paving materials. The pathways shall be perpendicular to the applicable building façade and no greater than 150 feet apart. Permeable pavement pedestrian circulation features shall be used where feasible, consistent with the Surface Water Design Manual. • Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at façades along streets, shall be provided. Lux Banquet Hall Page 7 of 8 October 3, 2024 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2024\PRE24-000282 Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. • All building façades shall include modulation or articulation at intervals of no more than 40 feet. Modulations shall be a minimum of 2 feet deep, 16 feet in height and 8 feet in width. • Any façade visible to the public shall be comprised of at least 50 percent (50%) transparent windows and/or doors for at least the portion of the ground floor facade that is between 4 feet and 8 feet above ground. • At least one of the following elements shall be used to create varied and interesting roof profiles: extended parapets; feature elements projecting above parapets; projected cornices; or pitched or sloped roofs. See illustration in RMC 4-3-100E.5 Building Roof Lines for examples. • All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. Materials shall be durable, high quality, and consistent with more traditional urban development, such as brick, integrally colored concrete masonry, pre-finished metal, stone, steel, glass and cast-in-place concrete. • Pedestrian-scale lighting shall be provided at primary and secondary building entrances. Examples include sconces on building facades, awnings with down- lighting and decorative street lighting. 9. Critical Areas: Per COR Maps, critical areas or their associated buffers are not located on the site. It is the applicant’s responsibility to ascertain whether any critical areas or environmental concerns are present on the subject property prior to development and/or construction. 10. Environmental Review: The proposal would require environmental review pursuant to the State Environmental Policy Act (SEPA). The project is a change of use in an existing building that exceeds 4,000 square feet and therefore WAC 197-11-800(3) does not apply. An Environmental Checklist must be submitted with the proposal and the City’s Environmental Review Committee is required to issue a Threshold Determination prior to any issuance for permits on the site. 11. Permit Requirements: The proposal would require Environmental Review (SEPA). Based on the 2024 fees in effect at the time of this memo, the total is $1,890.00 ($1,800.00 SEPA + $90.00 Technology Fee (5%) = $1,890.00). Each modification request is $290.00. A 5% technology fee added to the total cost of the reviews would also be assessed at the time of land use application. All fees are subject to change. Other informational applications and handouts can be found on the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. 12. 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 Lux Banquet Hall Page 8 of 8 October 3, 2024 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2024\PRE24-000282 information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. 13. Impact Fees: In addition to any applicable building and construction fees, impact fees would be required. The fee in effect at the time of building permit issuance will apply. When an existing structure or building or portion thereof has been vacant for less than three (3) years, the impact fee shall be the applicable impact fee for the land use category of the new use, less any impact fee previously paid for the land use category of the prior use. If no impact fee was paid for the prior use, the impact fee for the new use shall be reduced by an amount equal to the current impact fee rate for the prior use. When an existing structure or building or portion thereof has been vacant for a period of three (3) years or more, the impact fee shall be the applicable impact fee for the land use of the new category; there shall not be a deduction of the impact fee that was or was not previously paid for the land use category of the prior use. For informational purposes, the 2024 impact fees are as follows: • A transportation impact fee of $8,031.94 per net new p.m. peak hour person vehicle trip (Proposed – Existing), per p.m. peak hour person vehicle trip; 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=City ofRenton 14. 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 Mariah Kerrihard, Assistant Planner, at 425-430-7238 or mkerrihard@rentonwa.gov to submit prescreen materials and subsequent land use application. DEPARTMENT 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 Lux Banquet Hall LLC 17110 116th Ave SE PRE 24-000282 October 3, 2024 Contact Information: Planner: Mariah Kerrihard, 425-430-7328, mkerrihard@rentonwa.gov Public Works Plan Reviewer: Yong Qi, 425-430-7439, yqi@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: September 23, 2024 TO: Mariah Kerrihard, Associate Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Lux Banquet Hall 1. There is no change in fire flow or fire hydrant requirements for this proposal. One hydrant is required within 50-feet of all fire department connections for the required fire sprinkler system. Existing hydrants may be counted toward the requirements if they meet current code including 5-inch storz fittings. 2. Fire impact fees are not applicable to this change of use. 3. Approved fire sprinkler and fire alarm systems are required throughout the building. Direct outside access is required to the fire sprinkler riser room. Fire alarm system is required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. The fire sprinkler system threshold is 5,000 square feet and the fire alarm threshold is 3,000 square feet. 4. Fire department apparatus access is acceptable from existing private access streets. 5. An annual place of assembly permit is required from the fire department. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: Oct 1st, 2024 June 20, 2011 TO: Mariah Kerrihard, Planner FROM: Huy Huynh, Civil Engineer II SUBJECT: Lux Banquet Hall 17110 116th Ave SE PRE24-000282 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 # 2823059010. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER COMMENTS 1. The project is within Soos Creek Water and Sewer District. 2. Obtain a water availability certificate from Soos Creek and provide it with the construction permit submittal. 3. Review of the water plans will be conducted by Soos Creek Water and Sewer District and the Renton Regional Fire Authority. 4. Plans approved by Soos Creek shall be routed to the City for final review prior to construction permit issuance. SEWER COMMENTS 1. The project is within Soos Creek Water and Sewer District. 2. Obtain a water availability certificate from Soos Creek and provide it with the construction permit submittal. 3. Review of the water plans will be conducted by Soos Creek Water and Sewer District and the Renton Regional Fire Authority. 4. Plans approved by Soos Creek shall be routed to the City for final review prior to construction permit issuance. PRE24-000282 Page 2 of 3 2 SURFACE WATER 1. There are existing private stormwater system on-site and public stormwater system off-site. 2. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls within the City’s Flow Control Duration Standard Area matching Forested Conditions. The site falls within the Soos Creek drainage basin and Soos Creek Main sub-basin. 3. There is no critical area on-site. 4. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals. The current City of Renton Standard details are available online at 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) fee. Fees will be charged based on the rate at the time of construction permit issuance. a) The current SDC fee is $0.92 per sq ft but not less than $2,300. The full schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&repo=CityofRent on TRANSPOTATION 1. As this project is proposing a change of use and no new construction or additions valued at over $175,000, no street frontage improvements or right of way dedication are required, however, if during Land-Use and/or other agency reviews it is determined that outside site and parking/lot improvements are required, the project may become subject to further transportation review. PRE24-000282 Page 3 of 3 3 2. Since the project is proposing a change in use that may result in additional traffic, a traffic study meeting City of Renton traffic study guidelines is required at the land-use submittal. If the result of the study is more than 20 new trips in the AM or PM peak hours, a traffic impact analysis will be required. 3. The development is subject to transportation impact fees. Fees will be assessed at the time of a complete building permit application. The 2024 transportation impact fee for net new pm peak hour person vehicle trips is $8,031.94 per trip. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e., electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. 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. 3. All civil construction permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Additional Building Permit Applications will be required for the following: a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040. b. Detention vaults for storm water flow control. c. Demo of any existing structures on the project site(s). 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 fee schedule. Department of Community & Economic Development Memorandum DATE: October 3, 2024 TO: Pre-Application File No. 24-000282 FROM: Mariah Kerrihard, Assistant Planner SUBJECT: Lux Banquet Hall LLC – 17110 116th Ave SE General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, Development Engineering Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton. Project Proposal: The subject property is located at 17110 116th Ave SE (Parcel number 2823059010). The lot has public street frontage on 116th Ave SE. The project site is located within the Commercial Arterial (CA) zone in Urban Design District D. The site area is approximately 128,440 square feet (2.95 acres). The proposal is to establish a 3,744.4 square foot exhibition hall for special events. The applicant has proposed 80 parking spaces for the project site. Access is not proposed to be modified; it would be retained from 116th Ave SE and SE 172nd St. According to City of Renton (COR) Map, there are no critical areas or associated buffers onsite. Current Use: The proposed location is within the building at 17110 116th Ave SE. The building has three (3) other existing tenant spaces with ABC Dance Center, Waterbabies Aquatic Program, and Wellness Gaines Fitness Center. Lux Banquet Hall would be in the currently vacant space. The property currently has two (2) existing commercial buildings and associated with an existing parking lot. 1. Zoning /Land Use Designation, and Overlays: The subject property is located within the Commercial Arterial (CA) zoning classification and Commercial Mixed Use (CMU) land use designation. The CMU designation is intended to implement the CA zone. The purpose of the Commercial Arterial Zone (CA) 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, Lux Banquet Hall Page 2 of 8 October 23, 2024 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2024\PRE24-000282 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. The use would be classified as “Sports arenas, auditoriums, exhibition halls, indoor.” A “Sports Arenas, Auditoriums, and Exhibition Halls, Indoor” is defined as: A large enclosed facility used for professional, semi-professional spectator sports, arena concerts, expositions, and other large-scale public gatherings. This definition includes stadiums, concert halls, auditoriums, exhibition halls, and accessory eating and drinking establishments. This definition excludes sports arenas or stadiums associated with schools, cultural facilities, movie theaters, and entertainment clubs. A Sports Arenas, Auditoriums, and Exhibition Halls, Indoor use is permitted within the CA zone and the within the Commercial and Mixed-Use land use designation provided it is not located along Northeast Sunset Boulevard, Northeast Fourth (4th) Street, or South Puget Drive. 2. Development Standards: The project would be subject to RMC 4-2-120A, Development Standards for Commercial Zoning Designations effective at the time of complete application (noted as “CA standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size in the CA zone is 5,000 square feet. There are no minimum requirements for lot width or depth within the CA zone at this location. No changes to lot size, width and depth are proposed. The existing lot totals 128,440 square feet, which exceeds the minimum lot size requirement in the CA zone. Gross Floor Area – There is no minimum requirement for gross floor area. Building Height – Maximum building height in the CA zone is 50 feet, except 70 feet for vertically mixed use buildings (commercial and residential). Heights may exceed the Zone’s maximum height with a Conditional Use Permit. In no case shall building height exceed the maximum allowed by the Airport Compatible Land Use Restrictions, for uses located within the Federal Aviation Administration Airport Zones designated under RMC 4-3-020. No expansion of the existing building is proposed. Conformance with building standards would be determined at the time of permit review. Maximum Lot Coverage for Buildings – The CA zone allows a maximum building coverage of 65 percent, or 75 percent if parking is provided within a building or within an on-site parking garage. No expansion of the existing building is proposed. It is the applicant’s responsibility to demonstrate compliance with building coverage requirements at the time of formal application. Setbacks – Setbacks are the distance between the building and the property line or any private access easement or tract. Setback requirements in the CA zone are as follows: Minimum Front Yard 15 ft. Maximum Front Yard 20 ft. Minimum Secondary Front Yard 15 ft. Lux Banquet Hall Page 3 of 8 October 23, 2024 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2024\PRE24-000282 Maximum Secondary Front Yard 20 ft. Minimum Rear Yard None, except 15 ft. if lot abuts a lot zoned residential. Minimum Side Yard None, except 15 ft. if lot abuts or is adjacent to a lot zoned residential Clear Vision Area In no case shall a structure over 42 in. in height intrude into the 20 ft. clear vision area defined in RMC 4-11-030. No changes are proposed to the existing building. It is the applicant’s responsibility to demonstrate compliance with building setbacks at the time of formal application. Nonconforming Structures: The cost of alterations, remodels, or renovations of a legal nonconforming structure, except single family dwellings, shall not exceed an aggregate cost of forty percent (40%) in twelve (12) months or sixty percent (60%) in forty-eight (48) months of the value of the structure, based upon its most recent assessment or appraisal, unless the changes make the structure more conforming, or are used to restore to a safe condition any portion of a structure declared unsafe by the Building Official. Mandatory improvements for fire, life safety or accessibility, as well as replacement of mechanical equipment, do not count towards the cited monetary thresholds. Alterations, remodels, or restoration work shall not result in or increase any nonconforming condition unless permitted by RMC 4-10-050A.4, Limits on Enlargement. Nonconforming Site Development Standards: For remodels or other alterations of an existing structure made within any three (3) year period which together exceed one hundred percent (100%) of the assessed or appraised value of the existing structure, the site shall be brought into compliance with the current development regulations. For remodels or other alterations within any three (3) year period which exceed thirty percent (30%) of the assessed or appraised value, but do not exceed one hundred percent (100%), proportional compliance shall be required, as provided below. Remodels or other alterations within any three (3) year period that do not exceed thirty percent (30%) of the assessed or appraised value shall not be required to comply with the 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: Lux Banquet Hall Page 4 of 8 October 23, 2024 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2024\PRE24-000282 • 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. Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for the proposed methods of screening (see RMC 4-4-095). 3. Refuse and Recycling Areas: Refuse and recycling areas must meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” In retail developments, a minimum of five (5) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of ten (10) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. Compliance with the refuse and recycling standards would be reviewed at the time of formal application. 4. Landscaping: Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. Exemptions would apply to alterations or small additions determined by the Community and Economic Development Administrator not to warrant improvements to the entire site. Street Frontage Landscaping – The minimum onsite landscape width required along street frontages is 10 feet, with the exception of areas for required walkways and driveways, and shall contain trees, shrubs, and landscaping. Perimeter Parking Lot Landscaping – All parking lots shall have perimeter landscaping at least 10 feet in width measured from the street right-of-way (ROW). Within this perimeter screen trees shall be planted at a minimum of 2-inch caliper at an average rate of 30 lineal feet of street frontage, shrubs at the minimum rate of one per 20 square feet, and groundcover in quantities that will provide at least 90 percent (90%) coverage within 3 years of installation. Interior Parking Lot Landscaping – Surface parking lots shall be landscaped as follows: Total Number of Parking Stalls Minimum Landscape Area 15 to 50 15 sf/parking space 51 to 99 25 sf/parking space 100 or more 35 sf/parking space Lux Banquet Hall Page 5 of 8 October 23, 2024 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2024\PRE24-000282 Such landscaping shall be at least ten feet (10') in width as measured from the street right-of-way. Standards for planting shall be as follows: Trees shall be two-inch (2") caliper for multi-family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. Trees shall be one-and-one-half-inch (1.5") caliper for low impact development stormwater management facilities associated with any land use. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements. A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-120D.12, may be required at the time of formal application submittal. 5. Significant Tree Retention: 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. 6. Parking: Outdoor and indoor sports arenas, auditoriums, stadiums, movie theaters, and entertainment clubs are required to provide a minimum and maximum of 1.0 for every 4 fixed seats or 10 per 1,000 square feet of floor area of main auditorium or of principal place of assembly not containing fixed seats, whichever is greater. The applicant would be required to demonstrate compliance with the parking requirements at the time of formal application. Refer to RMC 4-4-080F for standard stall and aisle dimensions. Standard structured parking spaces are a minimum of eight feet, four inches (8'-4") in width and a minimum of fifteen feet (15') in length. Compact structured stalls are a minimum of seven feet, six inches (7'-6") in width and a minimum of twelve feet (12') in length. Compact parking spaces shall not account for more than fifty percent (50%) of the total spaces. The minimum aisle width for two way traffic with 90 degree parking spaces is 24 feet wide. The applicant would be required to provide a detailed parking plan with measurements at the time of formal application. The proposal would be required to provide bicycle parking based on 10 percent (10%) of the required number of off-street vehicle parking spaces for the commercial use. Each bicycle parking space shall be at least two feet (2') by six feet (6'), with no less than an overhead clearance of seven feet (7'). Bicycle parking shall be provided for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check-in systems, in-building parking, and limited access fenced areas with weather protection. For attached dwellings, spaces within the dwelling units or on balconies do not count toward the bicycle parking requirement. However, designated bicycle parking spaces within individual garages can count toward the minimum requirement. Bicycle Lux Banquet Hall Page 6 of 8 October 23, 2024 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2024\PRE24-000282 parking shall be conveniently located with respect to the street right-of-way and must be within fifty feet (50') of at least one main building entrance, as measured along the most direct pedestrian access route. Please review RMC 4-4-080F.11.b-c for further general and specific bicycle parking standards. Compliance with all parking regulations would be verified at the time of formal application review. 7. Access/Driveways: Within Urban Design District D, access to parking lots and garages shall be from alleys when available. If not available, access shall occur at side streets. Driveway location, spacing and widths are limited by the driveway design standards, in RMC 4-4-080I. No change in access is proposed. Vehicular Connection – A connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting CA lots without the need to use a street. Access may comprise the aisle between rows of parking stalls but is not allowed between a building and a public street. 8. Urban Design Regulations: Compliance with Urban Design Regulations, District ‘D’, is required. The land use application shall provide a written narrative to identify how the project meets each applicable urban design regulation. Please refer the standards in their entirety at RMC 4-3-100. The following bullets are some, but not all, of the guidelines and standards outlined in the regulations. • Buildings shall be oriented to the street with clear connections to the sidewalk. • Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least 4.5 feet wide along at least 75 percent (75%) of the length of the building facade facing a street, a maximum height of 15 feet above the ground elevation, and no lower than 8 feet above ground level. • In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, include a roof and be screened around their perimeter by a wall or fence and have self-closing doors. Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three. • Parking shall be located so that no surface parking is located between the building and the front property line and the building and the side property line along a street. Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. • A pedestrian circulation system of pathways that are clearly delineated and connect buildings, open space, and parking areas with the sidewalk system and abutting properties shall be provided. Pathways within parking areas shall be provided and differentiated by material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting paving materials. The pathways shall be perpendicular to the applicable building façade and no greater than 150 feet apart. Permeable pavement pedestrian circulation features shall be used where feasible, consistent with the Surface Water Design Manual. • Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at façades along streets, shall be provided. Lux Banquet Hall Page 7 of 8 October 23, 2024 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2024\PRE24-000282 Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. • All building façades shall include modulation or articulation at intervals of no more than 40 feet. Modulations shall be a minimum of 2 feet deep, 16 feet in height and 8 feet in width. • Any façade visible to the public shall be comprised of at least 50 percent (50%) transparent windows and/or doors for at least the portion of the ground floor facade that is between 4 feet and 8 feet above ground. • At least one of the following elements shall be used to create varied and interesting roof profiles: extended parapets; feature elements projecting above parapets; projected cornices; or pitched or sloped roofs. See illustration in RMC 4-3-100E.5 Building Roof Lines for examples. • All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. Materials shall be durable, high quality, and consistent with more traditional urban development, such as brick, integrally colored concrete masonry, pre-finished metal, stone, steel, glass and cast-in-place concrete. • Pedestrian-scale lighting shall be provided at primary and secondary building entrances. Examples include sconces on building facades, awnings with down- lighting and decorative street lighting. 9. Critical Areas: Per COR Maps, critical areas or their associated buffers are not located on the site. It is the applicant’s responsibility to ascertain whether any critical areas or environmental concerns are present on the subject property prior to development and/or construction. 10. Environmental Review: The proposal would require environmental review pursuant to the State Environmental Policy Act (SEPA). The project is a change of use in an existing building that exceeds 4,000 square feet and therefore WAC 197-11-800(3) does not apply. An Environmental Checklist must be submitted with the proposal and the City’s Environmental Review Committee is required to issue a Threshold Determination prior to any issuance for permits on the site. 11. Permit Requirements: The proposal would require Environmental Review (SEPA). Based on the 2024 fees in effect at the time of this memo, the total is $1,890.00 ($1,800.00 SEPA + $90.00 Technology Fee (5%) = $1,890.00). Each modification request is $290.00. A 5% technology fee added to the total cost of the reviews would also be assessed at the time of land use application. All fees are subject to change. Other informational applications and handouts can be found on the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. 12. 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 Lux Banquet Hall Page 8 of 8 October 23, 2024 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2024\PRE24-000282 information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. 13. Impact Fees: In addition to any applicable building and construction fees, impact fees would be required. The fee in effect at the time of building permit issuance will apply. When an existing structure or building or portion thereof has been vacant for less than three (3) years, the impact fee shall be the applicable impact fee for the land use category of the new use, less any impact fee previously paid for the land use category of the prior use. If no impact fee was paid for the prior use, the impact fee for the new use shall be reduced by an amount equal to the current impact fee rate for the prior use. When an existing structure or building or portion thereof has been vacant for a period of three (3) years or more, the impact fee shall be the applicable impact fee for the land use of the new category; there shall not be a deduction of the impact fee that was or was not previously paid for the land use category of the prior use. For informational purposes, the 2024 impact fees are as follows: • A transportation impact fee of $8,031.94 per net new p.m. peak hour person vehicle trip (Proposed – Existing), per p.m. peak hour person vehicle trip; 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=City ofRenton 14. 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 Mariah Kerrihard, Assistant Planner, at 425-430-7238 or mkerrihard@rentonwa.gov to submit prescreen materials and subsequent land use application.