HomeMy WebLinkAboutPRE_Pre-Application Meeting Notes_170515_v1PRE -APPLICATION MEETING COMMENTS FOR
TACO BELL RESTAURANT
CITY OF RE TON
Department of Community & Economic Development
Planning Division
October 6,, 2016
Contact Infornraationm
Planner: Clark H. Close, 425-430-7289
Public Works Plan Reviewer: Ann Fowler, 425-4307382
Fire Prevention Reviewer: Corey Thomas, 425-430-7024
Building Department Reviewer: Craig Burnell, 425-430-7290
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the project manager to have it pre-screened before
making all of the required copies.
The pre -application meeting is informal and non-binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will be formally reviewed under the regulations in effect at the time of project
submittal. The information contained in this summary is subject to modification and/or
concurrence by official decision -makers (e.g., Hearing Examiner, Planning Director,
Development Services Director, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council).
RENTON REGIONAL FIRE
AUTHORITY
E
DATE: October 6, 2016
`!� ff [IFTIMIMEMIMM
TO: Clark Close, Senior Planner
FROM: Corey Thomas, Fire Plans Reviewer/Inspector III
SUBJECT: Taco Doll Restaurant -4225N%4thSt-113110-6i-000;07
:i. The preliminary fire flow requirement: is 1,500 gpm. Two fire hydrants are required.
One fire hydrant is required within 350 -feet of the proposed building and one hydrant
is required within 300 -feet. Existing hydrants can be counted toward the
requirements and look like they will be sufficient without adding any new hydrants.
One existing hydrant appears it may need to be relocated as it conflicts with the
proposed refuse storage area.
2. The fire impact fees are applicable at the rate of $1.84 per square foot of building
area. These fees are paid at time of building permit issuance.
3. The threshold for fire alarm systems in Renton is 3,000 square feet. The threshold for
fire sprinkler systems in Renton is 5,000 square feet or an occupant load of 100 or
more persons. It appears that this proposal is well below both of these thresholds.
4. The required fire lane is shown on the site sketch plan provided by the applicant,
labeled 'Emergency Access Easement' area, highlighted as such. Fire lanes are
required to be a minimum of 20 -feet wide. A Type I kitchen hood is required with
approved fire suppression system. Separate plans and permits are required through
the fire department for the suppression system. The 2015 International Building Code
and Fire Code are in effect in Washington State; we do adopt or enforce NFPA 101.
The water heater is not required to be in a separate room.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: October 6, 2016
TO: Clark Close, Planner
FROM: Ann Fowler, Civil Plan Reviewer
SUBJECT: Utility and Transportation Comments for Taco Bell at Whitman Court
4225 NE 4`h 5troet
PRE 1G -0007D7
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.
have reviewed the application for the Taco Bell at Whitman Court at 4225 NE 4th Street (APN(`s)
9374000400) and have the following comments:
EXISTING CONDITIONS
The site is approximately 0.73 acres in size and is rectangular in shape. Currently the site is vacant and
serves as a commercial development site for the Whitman Court Development.
Water Water service is provided by the City of Renton. The site is in the Highlands service area in the
565 hydraulic pressure zone. There is an existing 8 -inch City water main located in NE 4`h
Street and Whitman Court NE (see Water plan no. W-0240 and W-3111). There is an 8 -inch
City water main which has been extended into the subject property as part of the Whitman
Court PUD (see Water plan no. W-3775). The approximate static water pressure is 75 psi at
the elevation of 392 feet. There is an existing 1 -inch irrigation line and meter which was
installed as part of the Whitman Court project. The site is located within Zone 2 of an Aquifer
Protection Area.
Sewer Wastewater service is provided by the City of Renton. There is an existing 24 -inch PVC gravity
wastewater main located in NE 4`h Street (see City plan no. S-0503). There is an 8 -inch City
sewer main which has been extended into the subject property as part of the Whitman Court
PUD (see Water plan no. S-3775).
Taco Bell at Whitman Court-PREIB-000707
Page 2 of 5
Storm There is an existing storm drainage system in NE 4`h Street (see City plan no. SW -3111). There
are stormwater mains located in the development site installed as part of the Whitman Court
project (see City plan no. SW -3775). Runoff from the site flows into the conveyance system
within the site and into the detention/wetpond located to the south of the subject property.
Streets The proposed development fronts NE 4"' Street along the north property line(s). NE 4`h Street
is classified as a Principal Arterial Road. Existing right-of-way (ROW) width is approximately 92
feet. The proposed development fronts Whitman Court NE along the east property line(s). NE
4"' Street is classified as a Residential Access Road. Existing right-of-way (ROW) width is
approximately 53 feet. Full frontage improvements and sight -of -Tway dedication was
completed as part of the Whitman Court development.
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7.,he- ii"ollowing 4+Date!' nlcil!"1 Impr6ve.!'nent5 are rt tquii"eii to prc)vide water .Service f or cio!T!e.5tic i!5e
and fire protection for the development per City Code and Deveioproent standards (RAMC 4!-6-
0103) including, but not limited to:
a. Installation or relocation of fire hydrants as required by Renton Fire Authority. The
number and location of the hydrants shall be determined based on the City's review of
the final building and site plans. A minimum 3 -foot clearance around the, fire hydrants
for operation shall be provided. A minimum 5 -feet clearance shall be proided between
the fire hydrants and any concrete walls, structures, utility poles and above grade
electrical enclosures.
b. Installation of a domestic water meter with a reduced -pressure backflow prevention
assembly (RPBA). The RPBA shall be installed behind the meter and inside an above-
ground heated enclosure per City standard plan no. 350.2. The RPBA may be installed
inside the building subject to a location approved by the City.
2. Meter sizing shall be based on Uniform Plumbing Code meter sizing criteria. Sizing calculations
shall be provided to the City.
3. A conceptual utility plan will be required as part of the land use application for the subject
development.
4. Retaining walls, rockeries or similar structures cannot be installed over the water main unless
the water main is inside a steel casing.
5. The development is subject to applicable water system development charges (SDC) and meter
installation fees based on the size of the water meters.
a. The SDC Fee for up to a 1 -inch water meter was collected as part of the Whitman Court
construction permit. Additional SDC fees will be required if the water service line
exceeds 1 -inch. The current SDC fee for a 1-1/2 inch meter is $16,225.00 and a 2 -inch
meter is $25,960.00
b. A redevelopment credit of the water system development charges paid as part of the
Whitman Court construction permit, in the amount of $3,245.00, will be applied if the
water service line required for the property exceeds 1 -inch.
c. SDC fees are assessed and payable at construction permit issuance.
6. Water service installation charges for each proposed domestic water service is applicable. Water
Service installation for a 1 -inch water service line is $2,850.00* per service line, a 1-1/2 inch
water service is $4,580.00* per service line and for $4,710.00* for each 2 -inch water service
Taco Bell at Whitman Court—PRE16-000707
Page 3 of 5
line. This is payable at construction permit issuance and has not been collected for the Whitman
Court development.
Drop-in meter fee is $460.00* per meter for a 1 -inch meter, $750.00* for a 1-1/2 inch meter,
and $950.00* for a 2 -inch meter. This is payable at issuance of the building permit and has not
been collected for the Whitman Court development.
8. Final determination of applicable fees will be made after the water meter size has been
determined.
SEWER
1. Developer shall maintain required separations between utilities.
2. Installation of a grease interceptor will be required. The grease interceptor shall be sized in
accordance with standards found in the latest edition of the Uniform Plumbing Code (UPC). The
grease interceptor shall drain by gravity to the sewer main and shall be located so that it is
accessible for routine maintenance.
3. The development is subject to applicable wastewater system development charges based on the
size of the new domestic water to serve the project.
a. The SDC fee for up to a 1 -inch wastewater meter was collected as part of the Whitman
Court construction permit. The current SDC fee for a 1-1/2 inch meter is $11,210.00 arid
a 2 -inch meter is $17,936.00.
b. A redevelopment credit of the wastewater system development charges paid as part of
the Whitman Court construction permit, in the amount of $2,242.00, will be applied if
the sewer meter size is required to increase beyond the 1 -inch meter approved as part
of the Whitman Court development.
c. SDC fees are assessed and payable at construction permit issuance.
4. The development will need to obtain a side sewer permit to connect into the 6 -inch side sewer
stub installed as part of the Whitman Court development. The side sewer permit fee is
$300.00*.
SURFACE WATER
1. The project proposes to tie-in to the existing stormwater detention pond and water quality
treatment which was designed and installed as part of the Whitman Court development, which
included the commercial space (Lot 40) in the design calculations for the stormwater facilities.
2. A geotechnical report, dated December 16, 2013, completed by Associated Earth Sciences, Inc.,
for the site was provided with the approved TIR for the Whitman Court development.
Geotechnical recommendations presented in the report shall be followed as part of the
proposed development.
3. A Preliminary Drainage Plan and Technical Information Report (TIR), dated December 1, 2014,
was submitted by ESM Consulting Engineers, LLC, with the Land Use Application. Applicant will
need to provide verification that the proposed project complies with the approved design and
construction of the stormwater facilities as represented in the approved TIR and as -built
drawings.
4. Based on the City of Renton's flow control map, the site falls within the
Flow Control Duration Standard area matching Forested Site Conditions and is within the Lower
Cedar River Drainage Basin.
Taco Bell at Whitman Court — PRE16-000707
Page 4 of 5
5. Appropriate flow control BMPs will be required to help mitigate the new runoff created by this
development. A preliminary drainage plan, including the application of flow control 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.
6. Surface water system development fee is $0594 per square foot of new impervious surface, but
not less than $1,485.00. This is assessed and payable prior to issuance of the construction
permit.
7. The development will need to obtain a construction permit for neer surface water service to
connect into the drainage system installed as part of the Whitman Court development. The
surface water permit fee is $300.00*.
S. Effective January 2, 2017, the City of Renton will be adopting a new stormwater manual which
will he based on the 2016 King County Surface Water Design Manual. All project vested after
January 2, 2.017 will be subject to these new stormwater requirements. Please refer to RMC 44-
045 for information regarding project vesting.
1. A traffic impact analysis is required when the estimated vehicular traffic generated from a
proposed development exceeds 20 vehicles per hour in either the AM (6:00 — 9:00) or PM (3:00
— 6:00) peak periods. Traffic study guidelines are included with the pre -application packet. The
analysis must include a discussion on traffic circulation to and from the site and onsite traffic
circulation. The study shall include trip generation and trip distribution for the project for both
AM and PM peak hours.
2. Refer to City code 4-4-080 regarding driveway regulations. Driveways shall be designed in
accordance with City standard plans 104.1 and 104.2.
a. Maximum driveway width is 30 -feet.
b. Driveways shall be located a minimum of 5 -ft from property lines.
3. Parking lot construction shall be in accordance with City code 4-4-80G.
4. Paving and trench restoration shall comply with the City's Trench Restoration and Overlay
Requirements.
5. Payment of the transportation impact fee is applicable on the construction of the development
at the time of application for the building permit. The current rate of transportation impact fee
is $27.56 per square foot of the building. The transportation impact fee that is current at the
time of building permit application will be levied.
GENERALCOMMENTS
1. When utility plans are complete, please submit four (4) copies of the drawings, two (2) copies of
the drainage report, one (1) complete electronic submittal (drawings and drainage report), the
permit application, an itemized cost of construction estimate, and application fee at the counter
on the sixth floor.
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.
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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 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.
4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate
sheets.
5. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development
must be underground. The construction of these franchise utilities must be inspected and
approved by a City of Renton inspector.
6. Fees quoted in this document reflect the fees applicable in the year 2016 only and will be
assessed based on the fee that is current at the tirne of the permit application or issuance, as
applicable to the permit type. Please visit www.r FiiLonwa.gov for the current development fee
schedule.
7. * An additional 3% technology fee will kre added to each fee marked with an asterisk (*).
DEPARTMENT OF COMMUNITY "`r > .,
AND ECONOMIC DEVELOPMENT ,.,.lent rte.
DATE: October 6, 2016
TO: Pre -Application File No. 16-000707
FROM: Clark H. Close, Senior Planner
SUBJECT'': Taco Pell Restaurant o 4225 NE 4th St
General: We have completed a preliminary review of the lace -application for the abeve-
referenced dcvelopirient proposal. The r`oll3wing comme:4ts oft development and penni€ting
1�nues am L:iSt`.0 till hr, Far .r',: ,cm1.1on subnilmt ,l_ mmlo to thc! Glt'yr of Rent3rt by $1.L ap[Jtla" mt
and the cc�dt:a i,i nffccr. c;3 -8-io date, of revievu. The applicant is cautioned that information
contained in this surnmary may be subject to modification acid/or concurrence by official
decision -makers (e.g., Hearing Examiner, Community & Economic Development Administrator,
Public Works Administrator, Planning Director, Development Services 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 for purchase for $50.00 plus tax from the Finance Division on the first floor of City Hall
or online at www.rentonwa.gov.
Project Proposal: The subject property consists of one parcel (APN 937400-0400) located at the
southwest corner of the intersection of NE 4th St and Whitman Ct NE in the commercial pad of
the Whitman Court Final Planned Urban Development (LUA14-001044). The subject site is 0.73
acres (31,865 sf) and is zoned Commercial Arterial (CA). The proposal is to develop the site with
a 2,053 square foot Taco Bell Restaurant with outdoor seating and up to 24 parking stalls. The
proposed restaurant includes landscaping and vehicle stacking for up to 9 vehicles for drive-thru
services. Access is proposed through the internal roadway with connections to NE 4th St and
Whitman Ct NE. The existing site was previously approved for a 2,657 square foot commercial
bank (Lot 40). Wellhead Protection Area Zone 2 is mapped on the project site.
Current Use: Currently the site is vacant of structures and serves as a commercial pad of the
Whitman Court Final Planned Urban Development.
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) and any modified standards as approved under the Whitman
Court Final PUD.
Zoning: The property is located within the Commercial & Mixed Use (CMU) land use designation
and the Commercial Arterial (CA) zoning designation. Fastfood restaurants are a permitted use
in the CA zone.
The property is located within Urban Design District 'D; and therefore subject to additional
design elements. Proposals should have unique, identifiable design treatment in terms of
Taco Bell Restaurant
Page 2 of 7
October 6, 2015
landscaping, building design, signage and street furniture. Design elements are listed in RMC
4-3-100 for District 'D'.
Density: The minimum density permitted in the CA zoning designation is 10 units per net acre
and the maximum density is 60 units per net acre in the Highlands Community Planning Area.
Whitman Court PUD Phase 1 consisted of 4 multi family residential structures resulting in a
density of 11.4 du/ac and one commercial building. Density for Whitman Court PUD Phase 1
meets the density of the CA zone.
Minimum Lot Size. Width and Depth: There are no minimum requirements for lot width or
depth within the CA zone. The minimum lot size in the CA zone is 5,000 square feet. The
proposal is not altering the overall fall size which is 0.73 acres and complies with the minimum
standard for the zone.
Lot Coverage: 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. There is no maximum
impervious surface coverage for the zone. The applicant submitted a prellminary site Plan with
a 2,053 square jeer structure. The building coverage would be roughly 6.4 percent (M%) of
the 31,665 square feet site which Would comply with the minimum lot coverage standard for
the cone.
Setbacks: Setbacks are the distance between the building and the property line or any private
access easement. Setback requirements in the CA zone are as follows: 10 feet minimum for the
front yard but may be reduced to zero feet through the Site Plan Review process provided blank
walls are not located within the reduced setback; a 15 -foot maximum front yard setback; 15 feet
minimum for the side yard along a street, the minimum setback may be reduced to 0 feet
through the site plan review process, provided blank walls are not located within the reduced
setback; a 20 -foot maximum side yard along a street; no rear or side yard setbacks unless the
property abuts a residential zoned property, where the setback along residentially zoned
properties is 15 feet. The proposal abuts commercial zoned properties on all sides. The
submitted proposal identifies the structure with a 19'-6" front yard setback from NE 4th St or
greater that the 15 foot maximum front yard setback, which does not comply with the
maximum setback in the front yard. The setback from Whitman Ct NE also exceeds the
maximum setback from a side yard along a street. The approved commercial development for
Whitman Ct PUD allowed for larger setbacks along both public street frontages.
Gross Floor Area: There are no minimum requirements for gross floor area within the CA zone.
Building Height: The maximum building height that would be allowed in the CA zone is 50 feet
and 60 feet for mixed use structures with a residential component. The submitted materials
identify a one-story structure with a tower blocking component that has a height of 23'-2".
The proposal complies with the height standard of the zone and heights from grade would
need to be identified on any building permit or land use application materials.
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. No mechanical or utility equipment was identified in the
submitted materials. See RMC 4-4-095 for specific requirements.
Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of RMC
4-4-090, "Refuse and Recyclables Standards." For retail developments, a minimum of five (5)
square feet per every 1,000 square feet of building gross floor area shall be provided for
H:\CED\Planning\Current Planning\PREAPPS\16-000707
Taco Bell Restaurant
Page 3 of 7
October 6, 2016
recyclables deposit areas and a minimum of ten (10) square feet per 1,000 square feet of
building gross floor area shall be provided for refuse deposit areas. A total minimum area of 100
square feet shall be provided for recycling and refuse deposit areas. The minimum area for a
2,0.53 sf retail building is less than 100 sf where a minimum of 100 sf is required. The submitted
materials identifies a refuse and recycling area in the .southeast corner of the site with
approximate dimensions of 11 feet by 26 feet which is approximately 286 sf and complies with
the minimum size requirement based on the type of development.
Outdoor refuse and recyclables deposit areas and collection points shall not be located in any
required setback or landscape areas. l'I'le location of the proposed refuse and recyclable area is
located 5 feet from the east property line along Whitman Ct NE or within the 15 feet minimum
setback required for the side yard along a street. Aa conceptual site plan rrteeday the
requirements of RMC 4-4-0d-O shtsll be subrrtittegi v,,ith a land use application. Enclosures for
outdoor refuse or recyclables deposit areas/collection points and separate buildings used
primarily to contain; a refust or recyclables deposit area/collection point shall have gate
0fxtninrf: a' least twelve feet (12') v,' e fOl' haulers',z{ff dre 5i%r-_i of : ie
fe.3 g'rea e,'77sF'F ,r`.S0%O; " r�t7ttafef' P ea 0r 15"' 57aare feet.
The architectural design of any structure enclosing an rutdoor refuse or recyclables deposit area
or any building primarily used to contain a refuse or recyclables deposit area shall be consistent
with the design of the primary structure on the site as determined by the Development Services
Division Director through Site Plan review.
Landscaping: All portions of the development area not covered by structures, required parking,
access, circulation or service areas, must be landscaped with native, drought-resistant
vegetative cover. The minimum on-site landscape width required along street frontages is 10
feet, except where reduced through the site plan development review process. All surface
parking lots shall have perimeter landscaping and interior parking lot landscaping meeting the
standards of RMC 4-4-070.
Please refer to landscape regulations for additional general and specific landscape
requirements. A conceptual landscape plan and landscape analysis meeting the requirements
in RMC 4-8-120D.12, shall be submitted with a land use application and a detailed landscape
plan and landscape analysis shall be submitted with a building permit application.
Significant Tree Retention: There are no significant trees on Lot 40. Tree retention was
reviewed under the Whitman Court PUD. There are 16 trees on site of which all would be
removed and replaced. The applicant would be required to comply with any conditions and/or
retention as required under the original application. For example More than 50, 2-inch caliper
trees were proposed as replacement trees onsite and Condition #38 requires that all utilities
installed in the parking strip shall be placed in such a manner and depth to permit the planting
of trees. See Hearing Examiner Decision and approved Landscape Plan for LUA14-000295 ECF,
PP, PPUD for more information.
Fences or Retaining Walls: If the applicant intends to install any fences or retaining walls as part
of this project, the location must be designated on the landscape plan or grading plan
respectively. A fence and/or wall detail should also be included on the plan if proposed.
Parking: Parking for vehicles, loading areas, and driveways shall be provided in accordance
with the provisions of the current parking regulations of RMC 4-4-080, "Parking, Loading,
and Driveway Regulations."
H•\rFn\PUnninArurranf P1anning\PRFAPPC\1F-nnn7n7
Taco Bell Restaurant
Page 4 of 7
October 6, 2016
Tne touowmg ratws wuuiu
Parking Type
uC Of,FI--Z
Area
- ----
--Parking Ratio
Required Spaces
Eating and drinking
2,053 gsf
A minimum and maximum of 1 per
Based on gross
establishment
75 square feet of dining area.
area: a minimum
and maximum of
combination sit-
27 stalls are
down/drive-
required.
through restaurant
_
Stacking/ i2ueuing
Drive-
Stacking spaces: The drive-through
5 stacking spaces
Spaces for Drive-
through
facility shall be so located that
through retail
sufficient on-site vehicle stacking
space is provided for the handling of
motor vehicles using such facility
during peak business hours.
Typically 5 stacking spaces Per
window are required unless
otherwise determined by the
Administrator. Stacking spaces
cannot obstruct required parking
spaces or ingress -egress within the
site or extend into the public right-
of-way.
The applicant is proposing approximately 24 parking spaces per the submitted site pian. i tie
parking is distributed throughout the lot by providing 15 stalls along the north side of the two-
way drive isle and 9 stalls on the south side of the drive isle. The submitted pre -application
material does not include the square feet of dining area, thus the minimum and maximum
parking requirement could not be determined. The submitted application identifies 9 stacking
spaces for the window which exceeds the minimum requirement for drive-through uses.
if the proposal provides more or less parking than required by code, up to 25 more or 25
percent (25%) less is allowed with justification which may include quantitative information such
as sales receipts, documentation of customer frequency, parking standards of nearby cities, or a
parking analysis. Beyond the 25% allowance, a request for a parking modification would need to
be applied for and granted. This detailed written request can be submitted before or
concurrently with a site plan application.
The applicant will be required at the time of land use permit to provide a parking analysis of the
subject site. The analysis would include dimensions of stalls and drive aisles. See RMC 4-4-080
for more details:
Parking Space Dimensions: It should be noted that the parking regulations specify
standard stall dimensions of 9 feet x 20 feet, compact dimensions of 8%2 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 based on the
total number of spaces must be provided.
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October 6, 2016
Bicycle parking shall be provided for all residential developments that exceed five (5)
residential units and/or all non-residential developments that exceed four thousand (4,000)
gross square feet in size. Modification of these minimum standards requires written approval
from the Department of Community and Economic Development. Bicycle parking is required
based on PUD. The number of bicycle parking spaces shall be equal to ten percent (10%) of the
number of required off-street vehicle parking spaces.
Access: Driveway widths are limited by the driveway standards, in RIViC 4-40801. Access would
be provided via the looped private access driveway that is looped from NE 4th St to Whitman Ct
NE The submitted materials identify use of the existing access from Ylithftman Ct PUD, A total
of 3 occe_ss poinft are proposed frow the Lot to 24-ficlot-wide, UCC.'e'S road that follows the
public accHss trail alany tPl east side of the property. Twm of the access points are two-way
and the third is ca U-Jnot-wide egress fron, the drive-&hru p Frcille? to the north props rty fina.
Ti.^ wh-:fhs c€Itnply tv"'i "Me. s'fzald 'rd s for the proposed ase. %1e l:
9
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Page 6 of 7
October 6, 2016
Building Design Standards: Compliance with Urban Design Regulations, District `D; is required.
See the attached checklist and Renton Municipal Code section 4-3-100. The following bullets
are a few of the standards outlined in the regulations.
A primary entrance of each building shall be located on the fagade facing a street, shall
be prominent, visible from the street, connected by a walkway to the public sidewalk,
and include human -scale elements.
® Parking shall be located so that no surface parking is located between a building and the
front property line, or the building and side property line, on the street side of a corner
lot.
Amenities such as outdoor group seating, benches, transit shelters, fountains, and
public art shall be provided.
* On any fapde visible to the public, transparent windows and/or doors are required to
comprise at least So% of the portion of the ground floor facade that is between 4 feet
and 9 feet above ground.
Buildings shall use at least one of the following elements to create varied and
interesting
roof profiles (see illustration, subsection RMC 4-3-7.00L5.f): extended
parapets; feature elements projecting above parapets; projected cornices; pitched or
sloped roofs.
Buildings shall employ material variations such as colors, brick or metal banding,
patterns, or textural changes.
Design review would be completed during the formal land use review process.
Critical Areas: Based on City of Renton Critical Areas Maps, the site is located within the
wellhead protection area zone (Zone 2). if any fill is proposed, a fill source statement would be
required. A geotechnical analysis for the site may be required. The analysis would need toassess
soil conditions and detail construction measures to assure building stability. 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.
Environmental Review: The Environmental Review Committee (ERC) issued a threshold
Determination of Non -Significance -Mitigated with Mitigation Measures on April 21, 2014. The
proposed project would be allowed to pursue a SEPA Addendum pursuant to WAC 197-11-600
because the project only contains minor information or changes not included in the original
Determination and there are no additional environmental impacts related to inclusion of the
new information. There is no comment period for a SEPA Addendum.
Permit Requirements: Applicant may apply for a building permit form minor variations to the
PUD development following Final Planned Urban Development. Such permits may be approved
subject to City requirements; provided, that the proposals meet the standard created with the
approval of the planned urban development or the current zone in effect at the time of the
application. Common areas shall be maintained consistent with the approved planned urban
development. Replacement of paving or landscaping to equivalent types is allowed subject to
city authorization that the activities are consistent with the planned urban development
approval and any applicable City codes.
In addition to the required building permits, a separate sign permits would be required.
H:\CED\Planning\Current Planning\PREAPPS\16-000707
Taco Bell Restaurant
Page 7 of 7
October 6, 2016
Public Outreach Sign: The applicant is required to install a public outreach sign for Planned
Urban Development applications. Sign specifications are provided within the public outreach
sign handout. The applicant is solely responsible for the construction, installation, maintenance,
removal, and any costs associated with the sign.
Impact Litigation Fees: In addition to the applicable building and construction `Tees, impact fees
would be required. Such fees would apply to all projects and would be calculated at the time of
building permit application and payable prior to building permit issuance. The 2016 fees for are
as follows:
Fire Litigation fee currently assessed at 51..84 per sf for restaurants.
Transportation mitigation Fe assessed at $27.66 per square foot for fast food with
drive -up.
A handout listing Renton's development -related fees is available on tha city of Renton website
for your review.
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