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HomeMy WebLinkAboutPre-App Meeting SummaryDEPARTMENT 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 Woods Coffee TI, Canopy Remodel and Drive Thru Window 151 Sunset Blvd N Blvd N, Renton, WA 98055 PRE 25-000131 and 132 May 8 and 15, 2025 Contact Information: Planner: Jill Ding, 425-430-6598, jding@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 pr oposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Development Engineering Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 1st, 2025 TO: Jill Ding, Planner FROM: Yong Qi, Civil Plan Reviewer SUBJECT: Woods Coffee 151 Sunset Blvd N, Renton, WA 98056 PRE 25-000132 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 reviewed the application for Woods Coffee at 151 Sunset Blvd N APN 1723059074 and have the following comments: EXISTING CONDITIONS The site is approximately 0.56 acres in size and is triangular. There is 1 existing restaurant/lounge on site. The site is completely paved with parking, and a small portion of landscaping. Water Water service is provided by City of Renton. The project site is within the City of Renton’s water service area in the Valley 196 Pressure Zone. There is an existing 6-inch City water main located in Sunset Blvd N (see Water plan no. W-19803) that can deliver a maximum flow capacity of 1,000 gallons per minute (gpm). There is an existing 16-inch water main located on Bronson Way N that can deliver a maximum flow capacity of 5,500 GPM (see Water Plan W-112101). The approximate static water pressure is 66 psi at ground elevation of 44 feet. There is an existing 1-inch water service to the existing building (Facility ID No. MTR-017265). The site is located within Zone 1 of the Wellhead Protection Area Zone. Sewer Wastewater service is provided by the City of Renton. There is an existing 15-inch concrete gravity wastewater main located in the undeveloped alley (see City plan no. S- 006001). The existing building is served by the existing public sewer main. The project site Woods Coffee – PRE25-000132 Page 2 of 5 is currently served by an existing sewer stub connecting to the 15-inch sewer main, and no record drawing is available. Prior to building demolition, the existing side sewer shall be cut and capped after a detailed survey and dye test. Storm There is an existing 12-inch stormwater main in Sunset Blvd N (see City plan no. R- 25570A). The existing property collects stormwater in catch basins on site and discharges them to the City’s storm main. The site contains high seismic hazards across the entire property. Streets Sunset Blvd N and Bronson Way N are state route highways owned and operated by WSDOT. WATER COMMENTS 1. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority has indicated that there are no changes to the fire requirements for the proposed TI. 2. Applicant to confirm if there the existing building is equipped with an in -premise reduced- pressure backflow prevention assembly (RPBA). If not equipped one, a RPBA is required for water meter serving commercial/industrial use. The RPBA shall be installed inside an above-ground heated enclosure per City standard plan no. 360.1. The RPBA may be located inside the building if a drainage outlet for the relief valve is provided, and the location is pre-approved by the City Plan Reviewer and City Water Utility Department. 3. A back flow prevention device of double check valve assembly (DCVA) per City standard plan no. 340.8 is required for an irrigation meter, if applicable. 4. The development is subject to meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use if upgrading is required or needed. Current fees can be found in the 2025 Development Fees document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. The SDC fee for water is based on the size of the new domestic water, if any, to serve the project. The current water fee for a single 1-inch meter is $5,025.00 per meter, 1-1/2-inch meter is $25,125.00 and a 2-inch meter is $40,200.00. b. Water Service installation fee is $2,875.00 per 1-inch service line, $4,605.00 per 1- 1/2-inch service line, and $4,735.00 per 2-inch service line. c. 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. d. Credit will be applied to the existing service if abandoned. e. Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at civil construction permit issuance. f. The full fee schedule can be found here. Woods Coffee – PRE25-000132 Page 3 of 5 SEWER COMMENTS 1. The existing sewer stub and site sewer need to be CCTV’d and can be re-used if found acceptable to the sewer department. Otherwise, a new sewer stub and side sewer shall be installed to serve the proposed use. 2. If applicable, all new side sewers and sewer stubs shall conform to the standards in RMC 4- 6-040 and City of Renton Standard Details. 3. A grease interceptor is required for the proposed commercial kitchen. If there is an existing one, the applicant needs to provide a calculation/analysis to show that the existing interceptor meets the current Uniform Pluming Code (UPC). Otherwise, the applicant needs to upgrade the interceptor to meet current UPC and provide detailed information of the new interceptor installed. 4. The development will be subject to a wastewater system development charge (SDC) fee if upgrading or addition domestic water meters are proposed. SDC fee for sewer is based on the size of the new domestic water to serve the project. Current fees can be found in the 2025 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. The current sewer fee for a 1-inch meter is $3,650.00 per meter, 1-1/2-inch meter is $18,250.00 and a 2-inch meter is $29,200.00. b. SDC fees are payable at construction permit issuance. c. A credit of the SDC in the amount equal to the SDC fee for the size of the previous water meter, if abandoned, will be applied. d. The full fee schedule can be found here.” SURFACE WATER COMMENTS 1. Refer to Figure 1.1.2.A – Flow Chart in the 2022 City of Renton Surface Water Manual (2022 RSWDM) to determine what type of drainage review is required for this site. A drainage study complying with the 2022 RSWDM may be required. Based on the City’s flow control map, the site falls within the City’s Peak Rate Flow Control Standard area (Matching Existing Site Conditions). The site falls within the East Lake Washington drainage basin. 2. 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 2022 RSWDM. 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. Special inspection from the building department is required. 3. Erosion control measures to meet the City requirements shall be provided. 4. The current City of Renton Surface Water Standard Plans that shall be used in all onsite drainage submittals. The current City of Renton Standard details are available online at the City of Renton website. 5. The development may be 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. 6. The 2025 Surface water system development fee is $0.94 per square foot of new impervious surface, but no less than $2,350.00. a. The full schedule can be found here. Woods Coffee – PRE25-000132 Page 4 of 5 TRANSPORTATION COMMENTS 1. An accessible route of travel meeting American’s with Disabilities Act’s requirements (ADA) from the public right of way to the working facilities is required and will be reviewed in conjunction with the building permit submittal. The existing onsite ADA parking and landings will also be reviewed. Additional parking spaces, restriping and ramps may be required. 2. As this project is only proposing interior remodel and no new construction or additions valued at over $175,000 are proposed, no street frontage improvements or right of way dedications 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. 3. Since the project is proposing a change in use that may result in additional traffic, a traffi c study that meets City of Renton guidelines is required at the land-use submittal. If the result of the study yields more than 20 new trips in the AM or PM peak hours, a Traffic Impact Analysis will be required. 4. The development is subject to transportation impact fees. Fees will be assessed at the time of a complete building permit application. The 2025 transportation impact fee for net new pm peak hour person vehicle trips is $8,031.94 per trip. GENERAL COMMENTS 1. All 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. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. a. Show all retaining walls on profile view. No walls shall be greater than 6’. 3. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults will require a separate building permit. Structural calculations and plans prepared by a licensed engineer will be required as part of the building permit review. 4. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements: a. Provide rim and invert elevations on all drainage and sewer structures. b. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required except for water lines which require 10-ft horizontal and 1.5-ft vertical. c. The stormwater line should be minimum 5 feet away from any other structure or wall or building. d. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 5. 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. 6. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. Woods Coffee – PRE25-000132 Page 5 of 5 7. A demo permit is required for the demolition of the existing building. The demo permit shall be acquired through the building department. 8. Fees quoted in this document reflect the fees applicable in the year 202 5 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 click the link here for the current development fee schedule. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 8 & 15, 2025 TO: Pre-Application File Nos. 25-000131 and -000132 FROM: Jill Ding, Senior Planner SUBJECT: Woods Coffee TI, Canopy Remodel and Drive Thru Window – 151 Sunset Blvd N (APN 1723059074) 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 the northwest corner of the intersection of Bronson Way N and Sunset Blvd N at 151 Sunset Blvd N (APN 1723059074). The project site totals 24,250 square feet (0.56 acres) in area and is zoned Commercial Arterial (CA). The project site is currently developed with an existing 2,970 square foot building that was previously a restaurant and surface parking. The surface parking lot would be striped with approximately twenty-three (23) parking spaces. Access to the site would retain the existing curb cut off Sunset Blvd N and the existing curb cut off Bronson Way N. According to City of Renton (COR) Maps, the site is mapped with within a high seismic hazard area and within the Downtown Wellhead Protection Area, Zone 1. Current Use: Currently the site is occupied with an existing 2,970 square foot existing building that was previously a restaurant. 1. Zoning/Land Use Designation and Overlays: The property is located within the Commercial Mixed Use (CMU) land use designation, the Commercial Arterial (CA) zoning designation, and Urban Design District D. Commercial & Mixed Use designations areas apply to lands with established commercial and office areas near Principle Arterials. Residential uses are allowed as part of mixed-use development and support new office and commercial development that is more intensive than what exists to create a vibrant district and increase employment opportunities. The intention of this desi gnation is to transform strip commercial development into business districts through the Woods Coffee TI, Canopy Remodel and Drive Thru Window Page 2 of 10 May 8 & 15, 2025 intensification of uses and with cohesive site planning, landscaping, signage, circulation, parking, and the provision of public amenity features. 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 ac cess, amenities and boulevard treatment with greater densities. The CA Zone provides for a wide variety of retail sales, services, and other commercial activities along high-volume traffic corridors. Residential uses may be integrated into the zone through mixed-use buildings. Eating and drinking establishments are an allowed use in the CA zone. The drive- through component of the restaurant is permitted as an accessory use provided it’s located on the same lot with another building/use; or structurally integrated into another building/use; or located on its own lot with some amount of indoor cust omer seating to qualify the drive-through as “accessory” to the eating/drinking establishment ; and when a food and beverage related drive-in/drive-through services are proposed, an Administrative Conditional Use Permit is required. When drive-through service is proposed for new construction or proposed via change of use of an existing building, businesses shall incorporate a walk-up window in the project design and/or part of the tenant improvements. If there are practical difficulties with including a walk-up window, the applicant may propose an alternative that meets the intent and purposes of pedestrian-oriented development. An Administrative Conditional Use Permit would be required if the proposal includes a drive-through window. Additionally, if the proposal includes a drive-through window, a walkup window would be required to be incorporated in the project design and/or parts of the tenant improvements. 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. The existing lot totals 24,250 square feet, which exceeds the minimum lot size requirement in the CA zone. 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. 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. Woods Coffee TI, Canopy Remodel and Drive Thru Window Page 3 of 10 May 8 & 15, 2025 The project site does not abut nor is adjacent to a residentially zoned property, therefore there are not side or rear setbacks applicable to the project site. The existing building has a minimum front yard setback of approximately thirty feet (30’), which exceeds the twenty-foot (20’) maximum front yard setback. Any additions to the existing building would be reviewed for compliance with the applicable setbacks. It is the applicant’s responsibility to demonstrate compliance with building setbacks at the time of formal application. 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. The submitted plans indicate that the existing structure has a maximum height of just under 19 feet, which is less than maximum height permitted in the CA zone. The final building height and coverage requirements would be verified at the time of formal application. 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. It is the applicant’s responsibility to demonstrate compliance with building coverage requirements at the time of formal application. 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. The existing 2,970 square foot building would be required to provide approximately 15 square feet of recyclable deposit areas and 30 square feet of refuse deposit area. A total minimum combined area of 100 square feet would be required. Compliance with the refuse and recycling standards would be reviewed at the time of formal application. 4. Landscaping: Landscape requirements are applicable for any changes in the use of a property or remodel of a structure that requires improvements equal to or greater than fifty percent (50%) of the assessed property valuation . 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. Woods Coffee TI, Canopy Remodel and Drive Thru Window Page 4 of 10 May 8 & 15, 2025 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 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. In addition to retaining a minimum of 30% of existing significant trees, each new lot would be required to provide a minimum tree density of 30 tree credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. Woods Coffee TI, Canopy Remodel and Drive Thru Window Page 5 of 10 May 8 & 15, 2025 TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non -native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. Woods Coffee TI, Canopy Remodel and Drive Thru Window Page 6 of 10 May 8 & 15, 2025 The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4-130H.1.e can be met. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a property. A formal tree retention plan and tree credit worksheet prepared by an arborist or landscape architect would be reviewed at the time of formal application. 6. Fences/Retaining Walls: If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A wall taller than four feet requires a building permit. Fences up to six -feet in height are permitted in the rear yard and side yard; fences up to four feet are permitted in the front yard. Any part of a yard that is within a clear vision area has a limited fence height of 42 inches. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. New or existing fencing would need to comply with the fence requirements of the code (RMC 4-4-040). Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information about fences and retaining walls. 7. Parking: Eating and drinking establishments are required to provide a minimum and maximum of 10 spaces per 1,000 square feet dining area. Eating and drinking establishments combination sit-down/drive-through restaurant are required to provide a minimum and maximum of 1.0 spaces per 75 square feet dining area. The drive -through facility shall be so located that sufficient on-site vehicle stacking space is provided for the handling of motor vehicles using such facility during peak business hours. Typically 5.0 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. Based on a dining area of 1,217 square feet, a minimum and maximum of 16 parking spaces would be required for the combination sit-down/drive-through restaurant. The submitted site plan includes a total of 23 parking spaces, which would exceed the maximum number of parking spaces permitted. 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. Woods Coffee TI, Canopy Remodel and Drive Thru Window Page 7 of 10 May 8 & 15, 2025 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 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 m ost 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. 8. Access/Driveways: Access to parking lots and garages shall be from alleys when available. 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. 9. Urban Design Regulations: Compliance with Urban Design Regulations, District ‘D’, is required for exterior modification such as façade changes, windows, awnings, signage, etc., for the new portion of the structure, sign or site improvement . 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 building s, landscaping, and/or gateway features as dictated by location. The proposed drive- Woods Coffee TI, Canopy Remodel and Drive Thru Window Page 8 of 10 May 8 & 15, 2025 through window and stacked parking spaces would need to be relocated to the west side of the building to ensure that the proposed drive-through stacking spaces would not be located between the building and the street. • 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. • All mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide common open space and/or recreation areas at minimum, fifty (50) square feet per unit and the location, layout, and proposed type of common space or recreation area shall be subject to approval by the Administrator. • Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at façades along streets, shall be provided. 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. 10. Critical Areas: The project site is mapped within a high seismic hazard area and is located within the Downtown Wellhead Protection Area, Zone 1. It is the applicant’s responsibility to determine whether any other critical areas are present on the site prior to formal application. Woods Coffee TI, Canopy Remodel and Drive Thru Window Page 9 of 10 May 8 & 15, 2025 11. Environmental Review: The proposal would be exempt from Environmental (SEPA) Review as the proposal includes the remodel of an existing building that is less than 4,000 square feet in area. 12. Conditional Use Permit: A drive-through window would be required to comply with the following criteria: a. Consistency with Plans and Regulations: The proposed use shall be compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the zoning regulations and any other plans, programs, maps or ordinances of the City of Renton. b. Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited for the proposed use. c. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. d. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. e. Parking: Adequate parking is, or will be made, available. f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. h. Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent properties from potentially adverse effects of the proposed use. 13. Permit Requirements: The proposed project would require an Administrative Conditional Use Permit which would be processed within an estimated time frame of 6- 8 weeks. The 2025 application fee for an Administrative Conditional Use Permit is $1,856. Each modification request is $299.00. A 5% technology fee would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s Permit Center website. The City now requires electronic plan submittal for all applications. In addition to the required land use permits, separate construction and building permits would be required. 14. Waivers of Submittal Requirements: The submittal checklist is not an exhaustive list of submittal requirements and may be modified in cases where additional information is required to complete the review of an application. In addition, non-applicable submittal requirements may be waived. The applicant should contact the assigned Project Manager if there are any questions regarding submittal requirements. 15. Public Information Sign: Public Information Signs are required for all Type II and Type III Land Use Permits as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being Woods Coffee TI, Canopy Remodel and Drive Thru Window Page 10 of 10 May 8 & 15, 2025 considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. 16. Impact Fees: In addition to the applicable building and construction fees, impact fees would be required. 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 im pact fee rate for the prior use. Fees change periodically and the fees in effect at the time of building permit issuance would apply. For informational purposes, the 2025 impact fees are as follows: • A Fire impact fee for restaurant is currently assessed at $1.44 per square foot; and • A transportation impact fee for fast food restaurant with drive -up service is currently assessed at $182.87 per square foot; 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. 17. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-screened prior to submitting the complete application package. Please contact Jill Ding, Senior Planner, at 425-430-6598 or jding@rentonwa.gov to submit prescreen materials and subsequent land use application. 18. Expiration: Once the Conditional Use Permit application has been approved, building permits, licenses or land use permits required for the operation of a Conditional Use Permit shall be applied for within two (2) years of the date of Conditional Use Permit approval, unless an extended time frame is granted by the Administrator or Hearing Examiner. A single two (2) year extension may be granted for good cause by the Administrator. It is the applicant’s responsibility to monitor the expiration dates.