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HomeMy WebLinkAboutPRE_Preapp_2018.pdfPREAPPLICATION MEETING FOR Chick-fil-a Restaurant 361 Rainier Ave S PRE17-000838 CITY OF RENTON Department of Community & Economic Development Planning Division January 4, 2018 Contact Information: Planner: Matt Herrera, 425.430.6593 Public Works Plan Reviewer: Justin Johnson, 425.430.7291 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). FIRE PREVENTION BUREAU MEMORANDUM ___________________________________________________________________________ DATE:January 4, 2018 TO:Matt Herrera, Senior Planner FROM:Corey Thomas, Plans Review Inspector SUBJECT:Preliminary Comments for Chick-Fil-A Restaurant ___________________________________________________________________________ 1. The preliminary fire flow calculation is 2,000 gpm. A minimum of two hydrants are required. One within 150-feet and one within 300-feet of the proposed building. Existing fire hydrants appear adequate to meet these requirements. 2. Fire impact fees are applicable at the rate of $2.67 per square foot of commercial space. This fee is paid at time of building permit issuance. Credit is granted for the building removed and results in no new fee added. 3. An approved fire sprinkler system is required throughout the building as it exceeds 100 occupant load. An approved fully automatic fire alarm system is required throughout the building per local ordinance. Separate plans and permits required by the fire department. Direct access is required into the fire sprinkler equipment room from the outside of the building. Separate plan and permits for the kitchen hood fire suppression systems. Carbon dioxide systems for beverage dispensing shall meet Section 5307 of the fire code if the system exceeds 100 pounds. 4. Existing fire department apparatus access roadways are adequate. 5. An annual place of assembly permit is required at the conclusion of the project for buildings with an occupant load exceeding 50. CT:ct chickfila DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:October 11, 2017 TO:Matt Herrera, Planner FROM:Justin Johnson, Civil Plan Reviewer SUBJECT:Chick-fil-A Building PRE 17-000838 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official City decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review of the application for the proposed Chick-fil-A building. The parcel IDs for the proposed building site are 0007200149, 007200151, and 0007200215. This parcel is approximately 40,680 square feet in size. The applicant is proposing demolish existing restaurant building and replace it with a new building with parking spaces. WATER COMMENTS 1. The proposed development is within the City of Renton’s water service area and in the Valley 196 pressure zone. 2. The development is outside of the City’s wellhead protection areas. 3. There are existing water main(s) in the vicinity of the site: 12-inch water main in Rainier Ave S that can deliver a maximum capacity of 4500 gallons per minute (gpm) – refer to City water project plan no. W-343009 8-inch water main in Renton Center Way SW that can deliver a maximum capacity of 3,000 gallons per minute (gpm) – refer to City water project plan no. W-216502 The static water pressure is approximately 70 psi at ground elevation of 26 feet. 4. There is existing water service to the subject property: 1-inch domestic water meter serviced from a 1” lateral (serving parcel 0007200149) Chick-fil-A – PRE17-000838 Page 2 of 6 October 11, 2017 domestic water meter serviced from a 1-1/2” lateral (serving parcel 0007200215) domestic water meter serviced from a 2” lateral (serving parcel 0007200215) 5. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority has determined that the preliminary fire flow demand for the proposed development is 1,500 gpm including the use of an automatic fire sprinkler system. 6. Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) for backflow prevention to each building. The fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DDCVA shall be installed on the private property in an outside underground vault per City standard plan no. 360.2. The DDCVA may be installed inside the building if it meets the conditions as shown on City’s standard plan 360.5 for the installation of a DDCVA inside a building. The location of the DDCVA inside the building must be pre-approved by the City Plan Reviewer and Water Utility. 7. Installation of a domestic water meter for each building. The sizing of the meter(s) shall be in accordance with the most recent edition of the Uniform Plumbing Code. Domestic water meter with size 3-inch or larger shall be installed in an exterior vault per standard plan no. 320.4. The meter vault shall be located within public right-of-way or within an easement on private property. 8. Installation of a with a backflow prevention assembly on private property behind the domestic water meter. This is a medical facility; a Reduced Pressure Principle Assembly (RPPA) shall be installed to protect the public water system. RPPA shall be sized for the maximum flow of the domestic meter and installed per City of Renton standard plan 350.2 9. A reduced-pressure principle backflow prevention assembly (RPBA) is required for water meters for retail, commercial, industrial water use. The RPBA shall be installed inside an above-ground heated enclosure per City standard plan no. 350.2. 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. 10. Installation of a landscape irrigation meter and double check valve assembly (DCVA), if applicable. 11. The development is subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2017 Development Fees Document on the City’s website. Fees that are current will be charged at the time of construction permit issuance. 12. The development is subject to water system redevelopment fees based on the size of the existing meters and if the existing meters are abandoned. SEWER COMMENTS 1. Sewer service is provided by City of Renton. 2. There is an existing 8-inch wastewater main located in the southwest corner of parcel 0007200151 (see City plan no. S-229302). 3. The developer will be required to provide a utility easement over the existing sewer main. 4. If the project will include a full commercial kitchen, a grease interceptor will be required. 5. Grease Interceptor is required for the proposed restaurant. 6. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. The current sewer fee for a 1-inch meter is $2,837.00 per meter. Chick-fil-A – PRE17-000838 Page 3 of 6 October 11, 2017 STORM DRAINAGE COMMENTS 1. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual will be required. 2. The site currently contains a private storm drainage system within the property 3. Refer to Figure 1.1.2.A – Flow Chart to determine what type of drainage review is required for this site. The site falls within the City’s Flow Control Standard (Exist Peak). The site falls within the Black River drainage basin. 4. Appropriate flow control BMPs will be required to help mitigate the new runoff created by this development. A preliminary drainage plan, if required, 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, if required, must be submitted with the utility construction permit application. 5. A geotechnical report for the site is required. Information on the water table and soil permeability, with recommendations of appropriate on-site BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. The geotech report must include information whether the soil is suitable for infiltration, and recommended stormwater BMP. 6. The development is subject to a system development charge (SDC) for stormwater. The 2018 SDC for stormwater is $0.687 per square foot of new impervious surface area, but not greater than $1,718.00. A credit of $1,718.00 will be issued for the existing building. The fee that is current will be charged at the time of construction permit issuance. TRANSPORTATION/STREET COMMENTS 1. The proposed development fronts Rainier Ave S along the east property line(s). Rainier Ave S is classified as a Principal Arterial Road. Existing right-of-way (ROW) width is approximately 125 feet subject to final survey. To meet the City’s complete street standards for Principal Arterial streets, minimum ROW is 125 feet. No dedication will be required for this project. The frontage improvements have been constructed by the City’s Rainer Ave S corridor project and will not require the development to construct frontage improvements along Rainer Ave S. 2. Renton Center Way /South 3 rd Place (private access) is located on the south side of the proposed project. The project should obtain the access easement from the owners of Renton Center Way if the access easement is not already obtained. A copy of the recorded access easement should be provided with the land use application. 3. The 2018 transportation impact fee is $90.36 per square foot. A credit for the previous square footage will be issued for the existing building. Transportation Impact Fees for additional uses Chick-fil-A – PRE17-000838 Page 4 of 6 October 11, 2017 can be found in the 2018 Development Fees Document on the City’s website. Transportation impact fees are due at the time of building permit issuance. 4. A Traffic Impact Analysis (TIA) per City of Renton standards will be required if the new development generates new vehicular traffic exceeding 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak periods. This project will require a traffic impact analysis, please prepare a Trip Generation Report based on the project uses and trip generation data from the 9th edition of the Trip Generation Manual published by the Institute of Transportation Engineers (ITE). Please include the Trip Generation Report with the site plan submittal. If the Trip Generation Report triggers a TIA, the TIA will be required with the site plan submittal. 5. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Street Restoration and Overlay requirements. GENERAL COMMENTS 1. 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. 2. All civil plans shall conform to the current City of Renton survey and drafting standards. Current drafting standards can be found on the City of Renton website. 3. A separate plan submittal will be required for a construction permit for utility work and street improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington. 4. Please see the City of Renton Development Engineering website for the Construction Permit Application and Construction Permit Process and Submittal Requirements. Please contact the City to schedule a construction permit intake meeting. 5. Beginning April 3, 2017, the City will transition to electronic plan review. See http://rentonwa.gov/paperless for more details and updates. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:January 4, 2018 TO:Pre-Application File No. 17-000838 FROM:Matt Herrera, Senior Planner SUBJECT:Chick-fil-a Restaurant 361 Rainier Ave S 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, 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 is the site of the Diamond Lils Casino located at 361 Rainer Ave S. The site is comprised of three (3) lots (APNs 000720-0149, 00720-0215, and 000720-0151) that are located on the northwest corner of Rainer Ave S and Renton Center Way SW. The project site totals 0.96 acres in area and is located within the Commercial Mixed Use (CMU) Comprehensive Plan designation and Commercial Arterial (CA) zoning classification. The applicant proposes to remove the existing casino and construct a 4,853 square foot fast food restaurant with two (2) drive-through lanes and 48 surface parking spaces. Access is proposed via Renton Center Way SW and an existing easement with the Renton Center Shopping Center. The City’s mapping system indicates the site is located in a High Seismic Hazard Area. Current Use: The site contains the vacant Diamond Lils building and surface parking. Zoning: Fast food restaurants are allowed in the CA zoning classification. 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 customer seating to qualify the drive-through as “accessory” to the eating/drinking establishment. The use is permitted in the CA zone and it appears the drive through component meets the accessory requirements of the zone. Chick-fil-a Restaurant Page 2 of 7 January 4, 2018 Development Standards: The project would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” and District ‘D’ overlay area subject to “RMC 4- 3-100 “Urban Design Regulations” effective at the time of complete application. Minimum Lot Size, Width and Depth – For lots created after November 10, 2004 the minimum lot size is 5,000 square feet. There are no minimum requirements for lot width or depth. Parcel 0007200215 was part of the Renton Center Short Plat (LUA16000254) approved May 23, 2016. The lot is 17,675 square feet and meets the minimum lot size requirement. 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. The building coverage appears to meet the 65-percent maximum. Setbacks – Setbacks are the minimum and maximum required distance between the building footprint and the property line and any private access easement or tract. Minimum Front Yard 15 ft. The minimum setback may be reduced to 0 ft. through the site plan review process, provided blank walls are not located within the reduced setback. Maximum Front Yard 20 ft. Minimum Secondary Front Yard 15 ft. The minimum setback may be reduced to 0 ft. through the site plan review process, provided blank walls are not located within the reduced setback. 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. The building is setback approximately 52-feet from Rainer Ave S (front yard) and over 150-feet from Renton Center Way SW (side yard along a street). The building will need to be located closer to the corner of the subject site within the minimum/maximum setbacks. Height – Maximum building height is 50 ft., except 60 ft. for mixed use (commercial and residential) in the same building. Heights may exceed the Zone’s maximum height with a Conditional Use Permit. With conditional use permit approval, heights may be increased if location, comprehensive plan, and effects on adjacent or abutting properties criteria listed in RMC 4-2-120C.16 can be met, however in no case shall building height exceed the maximum allowed by the Airport Compatible Land Use Restrictions, for uses located within the Federal Aviation Administration Airport Zones designated under RMC 4-3-020. No building elevations were provided. Maximum height compliance would be required prior to land use approval. Chick-fil-a Restaurant Page 3 of 7 January 4, 2018 Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The land use application will need to include elevations and details for the proposed methods of screening. 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 5 square feet per every 1,000 square feet of building gross floor area shall be provided for recyclable deposit areas and a minimum of 10 square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas with a total minimum area of 100 square feet. Architectural design of the enclosure shall be consistent with the design of the primary building. The site plan indicates approximately 280 square feet of enclosure area, which exceeds the minimum requirement. The Urban Design Regulations also require additional treatments noted later in this memo. Compliance with the refuse and recycling standards (general and Urban Design) will be reviewed with the land use application. Landscaping: Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. Street Frontage Landscaping - The minimum on-site landscape width required along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Internal Lot Landscaping - Surface parking lots with 15 to 50 stalls shall provide 15 square feet of internal lot landscaping for each parking stall. Any interior parking lot landscaping area shall be sized to dimensions of at least eight feet (8') by twelve feet (12'). Landscaping shall be dispersed throughout the parking area and shall include a mixture of trees, shrubs, and groundcover. Perimeter landscaping may not substitute for interior landscaping. Perimeter Parking Lot Landscaping - Surface parking lots shall contain a perimeter landscaping screen at least 10-feet in width measured from the 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 coverage within 3-years. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements. A conceptual landscape plan shall be submitted at the time of land use application. Tree Preservation: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory, tree retention plan, arborist report, 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 10% of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained (RMC 4-4-130H1.a). When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper inches of new trees to replace each protected tree removed. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. Significant trees shall be retained in the following priority order: Chick-fil-a Restaurant Page 4 of 7 January 4, 2018 Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than 20%; significant trees adjacent to critical areas and their associated buffers; and significant trees over 60’ in height or greater than 18” caliper. 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 an independent review of any land use application that involves tree removal and land clearing at the City's discretion. A tree retention worksheet would be required with the land use application. An inventory, retention plan, and arborist report would be required with the application if significant trees are to be removed. Parking and Drive-Through: A minimum and maximum of one (1) space per 75 square feet of dining area for Drive through restaurants with sit down service. 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. Stacking spaces cannot obstruct required parking spaces or ingress/egress within the site or extend into the public right-of-way. The applicant has proposed 48 surface parking spaces. The dining area contains approximately 1,500 square feet of dining space and therefore requires 20 parking spaces. The proposal exceeds the maximum number of allowed spaces. An increase can be requested as noted below. The drive-through facility provides stacking for 17 vehicles in two queue lanes. Due to offsite traffic impacts that have occurred in other jurisdictions, the applicant may be required to provide traffic control to ensure vehicles to do not extend onto the right-of-way. Peak traffic data, queue lengths, and effective traffic control efforts for other Chick-fil-a restaurants in the region should be included in the traffic impact analysis. A twenty five percent (25%) reduction or increase from the minimum or maximum number of parking spaces may be granted for nonresidential uses through site plan review if the applicant can justify the modification to the satisfaction of the Administrator. Justification might include, but is not limited to, quantitative information such as sales receipts, documentation of customer frequency, and parking standards of nearby cities. An increase greater than 25 percent would also require a formal modification pursuant to RMC 4-9-250D. Refer to RMC 4-4-080F for standard stall and aisle dimensions. Standard surface parking spaces are 9-feet x 20-feet. Compact spaces are 8.5-feet x 16-feet and limited to 30-percent of total spaces. The minimum aisle width for 90-degree spaces is 24-feet. The applicant will be required to provide detailed parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site with the land use application. The proposal would be required to provide bicycle parking based on 10-percent of the required number of parking spaces. Bicycle parking facilities shall include a rack that is permanently affixed to the ground and supports the bicycle at two (2) or more points, including at least one point on the frame. Bicycle parking shall not impede or create a hazard to pedestrians or vehicles. 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 most direct pedestrian access route. Please review RMC 4-4-080F.11 for further general and specific bicycle parking requirements. Chick-fil-a Restaurant Page 5 of 7 January 4, 2018 Access: Driveway widths along public streets and quantity are limited by the driveway standards, in RMC 4-4080I. Driveways shall not be closer than 5-feet to any property line and not exceed 40 percent of the street frontage. The width of any driveway shall not exceed 30- feet. There shall be no more than one driveway for each one hundred sixty five feet (165') of street frontage serving any one property or among properties under unified ownership or control; for each one hundred sixty five feet (165') of additional street frontage another driveway may be permitted. 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. The proposed site plan provides access along the private portion of Renton Center Way SW and within an access easement connecting to the Renton Center Shopping Center parking area. No direct access to Rainier Ave S is proposed. Signage: One freestanding business sign (restricted to monument/ground signs only) is permitted per street frontage. Pole, roof, and can/cabinet signs are not permitted within the CA zone. Each sign shall not exceed an area greater than one and one-half square feet for each lineal foot of property frontage that is occupied by the business. In no case shall the sign exceed a total of 300 square feet (150 square feet per face). The ground/monument sign is limited to 5 feet in height and shall include decorative landscaping surrounding the sign. In addition to the permitted freestanding sign, wall signs with a copy area not exceeding 20% of the façade, to which it is applied, are also permitted. See RMC 4-4-100 for additional sign requirements. Urban Design Regulations: Compliance with Urban Design Regulations, District ‘D’, is required. See RMC 4-3-100 for a menu of options and requirements. The land use application shall include a written narrative of how the project meets each of the applicable urban design regulations. The following are some, but not all, of the design regulations applicable to your project. No building elevations were provided, therefore several comments are general in nature. 1. Buildings shall be oriented to the street with clear connections to the sidewalk. The building is separated from the abutting streets with extensive setbacks that incorporate vehicle parking and driveway aisles. The building needs to be brought closer to the property’s corner and incorporate street frontage landscaping, connections to the sidewalk, and pedestrian scaled amenities. 2. 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 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. 3. 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 (3). 4. 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 Chick-fil-a Restaurant Page 6 of 7 January 4, 2018 be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. Parking is located between the building and side property line along Renton Center Way S. and the queuing lane bisects the building and Rainier Ave S. As mentioned previously, the building’s location needs be brought closer to property’s corner with the removal of the parking area and drive aisles between the building and the two (2) streets. 5. 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 facade and no greater than 150-feet apart. Permeable pavement pedestrian circulation features shall be used where feasible, consistent with the Surface Water Design Manual. In addition to internal parking lot pathways, a pedestrian pathway shall extend from the Rainer Ave S and Renton Center Way S. sidewalk behind the planter strip along the site’s southern perimeter. 6. Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. 7. All building facades 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. 8. Any facade visible to the public shall be comprised of at least 50-percent 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. 9. 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. 10. 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. 11. 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. Critical Areas: The City’s mapping database (COR Maps) identifies the site is located in the High Seismic Hazard Area. The seismic hazard is related to potential liquefaction of soils during an earthquake event. A geotechnical report for the site shall be prepared and submitted with the land use application. The analysis should assess 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. Chick-fil-a Restaurant Page 7 of 7 January 4, 2018 Environmental Review: The construction of a commercial building greater than 4,000 square feet and/or parking for more than 20 automobiles will subject the application to Environmental Review in accordance with the State Environmental Policy Act WAC 197-11-800. An environmental checklist must be submitted with the land use application if more than 20 parking spaces are proposed. Permit Requirements –The proposal would require Administrative Site Plan Review, Environmental (SEPA) Review, and parking modification. The application would be reviewed concurrently in an estimated time frame of 6-8 weeks once a complete application is accepted. The 2018 Administrative Site Plan Review application fee is $2,500. The application fee for SEPA Review (Environmental Checklist) is $1,500. The parking modification is $250.00. There is an additional 5% technology fee at the time of land use application. Detailed information regarding the land use application submittal can be found on the City’s website by clicking “City Documents” on the home screen, then “CED Forms”. All forms are in alphabetical order. The City now requires electronic plan submittal for all applications. The City’s Electronic File Standards can also be found on the City’s website. In addition to the required land use permits, separate construction, building and sign permits would be required. Public Information Sign: The application will require the applicant to install a land use action sign on the subject property per the specifications provided in the public information sign handout (see land use forms on City website). The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Impact Fees: In addition to the applicable building and construction fees, the following 2017/2018 impact fees would be required prior to the issuance of building permits. A Fire Impact Fee for restaurant is currently assessed at $2.67 per square foot. A Transportation Impact Fee for fast food restaurant with drive-up is currently assessed at $90.36 per square foot. Next Steps: When the formal application materials are complete, the applicant will have the materials pre-screened with the project manager at the 6th floor front counter prior to submitting the complete application package. Please contact Matt Herrera, Senior Planner at 425-430-6593 or mherrera@rentonwa.gov to schedule an appointment. Expiration: Site plan approval is valid for two years with a possible two-year extension.