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HomeMy WebLinkAboutPRE18-000707 Meeting SummaryPREAPPLICATION MEETING FOR Bickersons Brewhouse PRE 18-000707 CITY OF RENTON Department of Community & Economic Development Planning Division January 17,2019 Contact Information: Planner: Jeffrey Taylor, 425.430.7246, JTaylor@Rentonwa.gov Public Works Plan Reviewer: Justin Johnson, 425-430-7291, JTJohnson@RentonWA.gov Fire Prevention Reviewer: Cory Cappelletti, 425.430.7057, CCappelletti@RentonRFA.org Building Department Reviewer: Craig Burnell, 425.430.7290, CBurnell@RentonWA.gov 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). DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 17, 2019 TO: Jeff Taylor, Planner FROM: Justin Johnson, Civil Engineer III, Plan Review SUBJECT: Bickersons Brewhouse Pre-App 4710 NE 4th St PRE18-000707 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-binding and may be subject to modification and/or concurrence by official City decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal located at parcel(s) 1023059351. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER COMMENTS 1. There is an existing 1.5-inch water meter serving the entire building. The static pressure is approximately 71 psi at ground elevation 400 feet. (in 565-highlands hydraulic-zone). 2. The existing building has a backflow prevention assembly 1.5-inch RPBA downstream of the meter. The assembly is located inside the building mechanical room located behind the north wall of the building. 3. The building does not have a fire sprinkler system. SEWER COMMENTS 1. If the applicant plans on keeping the three compartment sink they need to have a grease trap installed on each of them. 2. Applicant will need to work with King County WTD Industrial Waste to determine if they need a wastewater discharge permit. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 17, 2019 TO: Pre-Application File No. PRE18-000707 FROM: Jeffrey Taylor, Assistant Planner SUBJECT: Bickersons Brewhouse 4710 NE 4th Street 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 online at www.rentonwa.gov Project Proposal: The project site is located on the southeast side of the Highlands Marketplace, at 4710 NE 4th Street (Parcel #1023059351). The proposal includes the remodel of the existing structure located on the parcel. The structure was previously used as a Starbucks coffee shop and the proposal would alter the interior of the structure to accommodate a taproom. The scope of work includes removing the interior walls but retaining the existing ADA accessible bathrooms and constructing a new cooled room, serving area, and seating for a tasting room. The HVAC diffusers and returns would also be relocated for the new layout, as well as lighting, and electrical outlets. A trench drain would be installed to service the brewing space. No exterior changes are included as part of the proposal. Regulated slopes are mapped on the southwestern corner of the site. Current Use: The space is currently vacant. 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). Zoning: The property is located within the Commercial Mixed Use (CMU) land use designation, the Commercial Arterial (CA) zoning designation, and Urban Design District D. Microbrewery is an outright permitted use within the CA zone. Minimum Lot Size, Width and Depth – The minimum lot size required in the CA zone is 5,000 square feet. There are no minimum width or depth requirements. The existing site area totals 126,324 square feet, which exceeds the minimum lot size requirement. No changes are proposed to the existing lot size, width, or depth as a part of this proposal. Lot Coverage – The maximum building coverage permitted in the CA zone is 65% of the lot area of 75% if parking is provided within the building. No changes are proposed to the existing lot coverage as a result of this proposal. Setbacks – Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the CA zone are as follows: 15-foot minimum front/side yard along a street setback, which may be reduced to 0 feet through the site plan review process; a 20-foot maximum front/side yard along a street setback; and no rear or side yard setbacks, except 15 feet when the site abuts a residential zone. No changes are proposed to the existing setbacks as a part of this proposal. Building Height – The maximum building height permitted in the CA zone is 50 feet. No changes are proposed to the existing building height as a part of this proposal. Landscaping – The development standards require that all pervious areas within the property boundaries be landscaped. Therefore, all areas of the site not covered by structures, required parking, access, circulation or patios, must be landscaped with native, drought-resistant vegetative cover. Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. No changes are proposed to the existing landscaping as a part of this proposal. Tree Preservation – A tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. According to the proposed regulations, the tree retention plan must show preservation of at least 10 percent (10 %) of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. 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: 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; and Significant trees over sixty feet (60') in height or greater than eighteen inches ( 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 independent review of any land use application that involves tree removal and land clearing at the City’s discretion. No trees are proposed to be removed as a part of this proposal. Screening - All operating equipment located on the roof of any building shall be enclosed so as to be screened from public view in accordance with the requirements outline under RMC 4-4-095. 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 fence taller than six feet (6') requires a building permit. New or existing fencing would need to comply with 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. Access – Driveway widths are limited by the driveway standards, in RMC 4-4080I. Access to the site is proposed via one existing driveway curb cut off of NE 4th Street and two existing driveways off of Duvalll Ave NE. Building Design Standards – Compliance with Urban Design Regulations, District ‘D’, would be required if any exterior changes are proposed. The following bullets are a few of the standards outlined in the regulations.  A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements.  Parking shall be located so that no surface parking is located between a building and the front property line, or the building and side property line, on the street side of a corner lot.  The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded.  Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided.  All building facades shall include modulation or articulation at intervals of no more than forty feet (40').  Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width.  On any facade visible to the public, transparent windows and/or doors are required to comprise at least fifty percent (50%) of the portion of the ground floor facade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation). Where windows or storefronts occur, they must principally contain clear glazing. Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. Critical Areas: Regulated slopes are mapped on the property. No changes are proposed to the exterior of the existing structure. The proposal is not anticipated to impact the critical area. Environmental Review: The proposal would be categorically exempt from SEPA review, as the project would not constitute a change of use from the previous eating and drinking establishment (Starbucks). Permit Requirements: The proposed project would require building permits. 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. Impact Mitigation Fees: In addition to the applicable building and construction fees, the following impact fees would be required prior to the issuance of building permits:  A Fire Mitigation fee based on the rate established by the Renton Fire Authority would be assessed.  A Transportation Mitigation Fee based on the fee established in the ITE manual would be required.