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HomeMy WebLinkAboutEX_10_C_Advisory_NotesDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 2 LUA25-000234 ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use action. Planning: (Contact: Jill Ding, 425-430-6598, jding@rentonwa.gov) 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division’s approval of this work is required prior to final inspection and approval of the permit. 4. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 5. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. Development Engineering: (Contact: Heather Bray, 425-430-7383, hbray@rentonwa.gov) 1. See Development Engineering Memo dated August 11, 2025. Fire Authority: (Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org) 1. No comments at this time. Technical Services: (Contact: Stephanie Rary, 425-430-6592, srary@rentonwa.gov) 1. No comments at this time. Community Services: (Contact: Jason Lederer, 425-430-6547, jlederer@rentonwa.gov) 1. No comments at this time. ADVISORY NOTES TO APPLICANT Page 2 of 2 LUA25-000077 Police: (Contact: Sandra Havlik, 425-430-7520, shavlik@rentonwa.gov) 1. No comments at this time. Building: (Contact: Rob Shuey, 425-430-7235, rshuey@rentonwa.gov) 1. No comments at this time. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 11th, 2025 TO: Jill Ding, Planner FROM: Heather Bray, Civil Plan Reviewer SUBJECT: Woods Coffee 151 Sunset Blvd N, Renton, WA 98056 LUA25-000234 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 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. Woods Coffee – LUA-000234 Page 2 of 6 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. Existing 1” water meter and service may be re-used if sized appropriately per the Uniform Plumbing Code. (UPC). If not adequately sized, a new water meter and service is required. 3. 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. a. Applicant has not provided information on an existing RPBA nor provided a location for a new one. RPBA shall be provided at time of building permit submittal. 4. 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. a. Applicant has not provided information on the existing irrigation meter nor provided a location for a new one. Meter information and/or backflow prevention device shall be provided at time of building permit submittal. 5. 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 – LUA-000234 Page 3 of 6 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. a. Applicant has not provided CCTV footage of the existing side sewer. Side sewer footage shall be provided at time of building permit submittal. Side sewers may be reused if the size and location is compatible with the proposed building use and layout and in good condition. Lining of the side sewer and stub will be required if the material is not PVC. 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. a. The applicant proposes to reuse the existing side sewer which is conceptually acceptable. 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. a. Applicant has not provided information on the existing grease interceptor nor provided a location for a new one. Grease interceptor information shall be provided at time of building permit submittal. 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 $4,025.00 per meter, 1-1/2-inch meter is $20,125.00 and a 2-inch meter is $32,200.00. 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. a. At the time of land-use application, new/replaced site impervious surface does not exceed 2,000 SF which is conceptually acceptable. b. Existing exterior pavement is in poor condition. If pavement subgrade is exposed during a grind and overlay, the extents shall be counted towards the impervious surface threshold (See the 2022 RSWDM Chapter 1 Key Terms and Definitions “Replaced impervious surface”). Woods Coffee – LUA-000234 Page 4 of 6 2. The site falls within Zone 1 of the City’s Aquifer Protection Area (APA). Within this zone open facilities such as flow control and water quality treatment ponds, stormwater wetlands, and infiltration facilities, on-site BMPs that rely on infiltration, and open conveyance systems such as ditches and channels are prohibited. 3. 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. a. At the time of land-use application, the applicant does not propose any water quality treatment which is conceptually acceptable. b. Refer to comment 1b, if greater than 5,000 sf of pavement subgrade is exposed at time of overlay, the project will be required to provide water quality. 4. The project area may include a high-use site. Therefore, to meet Special Requirement # 5 (Oil Control), the project may be required to provide oil control treatment for runoff of the high-use portion of the site before discharging to the public stormwater system or to the on - site stormwater facilities. 5. Erosion control measures to meet the City requirements shall be provided. 6. 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. 7. 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. 8. 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. 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. a. The applicant shows lane striping and curb ramps on the conceptual site plan. Applicant shall provide detailed grading information that complies with ADA standards at time of building permit to ensure ADA is being met from parking lot up to building entrance. 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. a. Applicant does not show any street frontage improvements with is conceptually acceptable. 3. Since the project is proposing a change in use that may result in additional traffic, a traffic study that meets City of Renton guidelines is required at the land-use submittal. If the Woods Coffee – LUA-000234 Page 5 of 6 result of the study yields more than 20 new trips in the AM or PM peak hours, a Traffic Impact Analysis will be required. a. The applicant submitted a traffic memo from PH Consulting dated 7/21/2025 as part of the land-use application. Analysis was done under the assumption of right in/right out, which is conceptually acceptable. i. Staff has reviewed the Traffic memo and concurs with the trip volume stated in the report. Unless supplemental documentation is provided, the tenant lease agreement expired on January 12th, 2023. ii. As a condition of approval, applicant shall provide a right turn only sign and pavement marker at Sunset Boulevard at time of building permit submittal. iii. As a condition of approval, applicant shall provide type C curbing along Sunset Boulevard to restrict left turns at time of building permit submittal. 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. a. All existing utilities are underground, and the applicant does not propose any changes to utilities that would require undergrounding which is conceptually acceptable. b. Applicant shall investigate the PSE transmission line easement (KC Recording #3154545) with PSE and surveyor to verify limits of easement. PSE may have additional requirements/restrictions that could affect project scope. 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’. a. The applicant has proposed a concrete wall that is less than 6 feet in height which is conceptually acceptable. 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. a. A separate building permit will be required for the 4-foot-tall concrete wall. 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. Woods Coffee – LUA-000234 Page 6 of 6 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. a. Applicant has provided a conceptual landscape plan which is acceptable. Final landscaping shall be worked out between current city planner and the applicant. 7. 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.