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HomeMy WebLinkAbout15-000786 (CA Sonic Drive-In Restaurant) Meeting SummaryPRE-APPLICATION MEETING COMMENTS FOR SONIC DRIVE-IN RESTAURANT PRE15-000786 CITY OF RENTON Department of Community & Economic Development Planning Division November 19, 2015 Contact Information: Planner: Clark H. Close, 425-430-7289 Public Works Plan Reviewer: Ann Fowler, 425-430-7271 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 & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE: November 19, 2015 TO: Clark Close, Senior Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Sonic Drive-In Restaurant – 735 Hardie Ave SW PRE 15-000786 1. The preliminary fire flow calculation is 1,500 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. The fire impact fees are applicable at the rate of $1.40 per square foot of commercial space. This fee is paid at time of building permit issuance. 3. Fire alarm systems are required throughout the building if it exceeds 3,000 square feet. Separate plans and permits required by the fire department. Fire alarm systems are required to be fully addressable and full detection is required. Separate plan and permits for the kitchen hood fire suppression systems. 4. Existing fire department apparatus access roadways are adequate. 5. An electronic site plan is required prior to occupancy for pre-fire planning purposes. 6. An annual place of assembly permit is required at the conclusion of the project if building occupant load exceeds 50. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 19, 2015 TO: Clark Close, Senior Planner FROM: Ann Fowler, Plan Review SUBJECT: Sonic Drive-In Restaurant 735 Hardie Ave SW PRE 15-000786 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. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. The project is within the City of Renton’s water service area in the 196- hydraulic pressure-zone. There is an existing 12-inch water line in the parking lot entrance to the south of the subject property and a 12-inch water line in Hardie Ave SW to the East of the subject property (see water project plan no. W-0114) which can deliver approximately 4,000 gallons per minute (gpm). The status water pressure is about 74 psi at ground elevation of 24 feet. 2. There are 2 existing fire hydrants within 150 feet of the site that can delivery 1,000 gpm each. 3. Based on the project information submitted by the applicant for the pre-application meeting for the proposed development, the City’s Fire Prevention Department has determined that the preliminary fire flow demand for the proposed development is 1,500 gpm. 4. A domestic water meter will be required for the new building along with a backflow prevention assembly RPBA (reduced pressure backflow assembly) inside an above ground enclosure (“hot- box”) per City standard plan 350.2. The sizing of the domestic water meter shall be done in accordance with the Uniform Plumbing Code water meter sizing criteria. 5. Installation of a landscape irrigation meter and double check valve assembly (DCVA), if applicable. 6. Final determination of applicable fees will be made after the water meter size has been determined. SDC fees for a single water meter up to a 1” meter is $3,090.00. Sonic Drive-In Restaurant PRE 15-000786 Page 2 of 3 Sanitary Sewer 1. Sewer service is provided by the City of Renton. There is an 8-inch sewer main in Hardie Ave SW (see project plan no. S-0095). 2. The project is located outside an Aquifer Protection Area. 3. To meet current city standards, sewer main extension of approximately 410 feet across the frontage of the subject property would be required to serve the proposed property. However, given the proposed development of the Dutch Bros Coffee to the north of the proposed Sonic Restaurant, and with the understanding that the property to the south of the proposed development is currently served by an existing sewer extension, the City will allow connection into the sewer extension proposed for the Dutch Bros Coffee property. 4. Developer shall maintain required separations between utilities. 5. Installation of a minimum 1500-gallon grease interceptor will be required. 6. System development fee for sewer is based on the size of the new domestic water to serve the new building. SDC fees for a single sewer connection up to a 1” meter is $2,135.00. Storm Drainage 1. There is a private storm drainage pipe connected to the storm system in SW 7th Street as well as a public storm drainage pipe in Hardie Ave SW (see project plan no. R-1377). 2. A drainage plan and drainage report will be required with the site plan application. The report shall comply with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM. All core and any special requirements shall be contained in the report. Based on the City’s flow control map, this site falls within the Peak Rate Flow Control Standard, Existing Conditions and is within the Black River Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the City of Renton 2009 Surface Water Design Manual Amendment. 3. The project may be required to provide a flow control BMP, if there is a net increase in impervious area on the project site. 4. A geotechnical report for the site is required. Information on the water table and soil permeability with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer shall be submitted with the application. 5. Surface water system development fee is $0.54 per square foot of new impervious surface area, but not less than $1,350.00. This is payable prior to issuance of the construction permit. Transportation/Street 1. This project fronts Hardie Ave SW and Rainier Ave S. 2. Existing ROW in Rainier Ave S is approximately 127 feet. Rainier Ave S is classified as a Principal Arterial. No additional ROW dedication will be required. Existing frontage improvements along Rainier Avenue are acceptable. 3. Existing ROW in Hardie Ave SW is approximately 69 feet. Hardie Ave SW is classified as a Collector Arterial. Additional ROW dedication of 2-feet will be required. Frontage improvements including 0.5-ft curb, 8-ft planter strip, and 8-ft sidewalk. These improvements shall extend from the north property line south to tie in to the existing improved sidewalk at the intersection of Hardie Ave SW and Rainier Ave S. 4. The existing ADA access ramp located to the SW of the proposed property will be required to be brought up to Code. 5. Street lighting and street trees are required. Sonic Drive-In Restaurant PRE 15-000786 Page 3 of 3 6. A transportation impact fee of $27.66 per square foot of the building will apply. The transportation impact fee that is current at the time of building permit application will be levied. Payment of the transportation impact fee is due at the time of issuance of the building permit. 7. A traffic impact analysis is required when the estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak periods. Traffic study guidelines are included with the pre-application packet. The analysis must include a discussion on traffic circulation to and from the site and onsite traffic circulation. The study shall include trip generation and trip distribution for the project for both AM and PM peak hours. General Comments 1. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Civil Engineer. 2. Separate permit and fees will be required for the water meter installation, side sewer connection and storm water connection. 3. When utility plans are complete, please submit four (4) copies of the drawings, two (2) copies of the drainage report, the permit application, an itemized cost of construction estimate, and application fee at the counter on the sixth floor. 4. All sewer stubs, water services and storm connections are required to be provided to each lot prior to recording of the short plat. 5. All utilities serving the site are required to be undergrounded. 6. Fees quoted in this document reflect the fees applicable in the year 2015 ONLY. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 19, 2015 TO: Pre-Application File No. 15-000786 FROM: Clark H. Close, Senior Planner SUBJECT: Sonic Drive-In Restaurant – 735 Hardie Ave SW 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 consists of one parcel (APN 192305-9104) located on the west side of Hardie Ave SW in the Walmart Shopping Center parking lot. Located to the north of the site is the future home of Dutch Brothers Coffee and just north of that is Popeyes Louisiana Kitchen at SW corner of SW 7th Ave St and Hardie Ave SW. The subject site is 0.73 acres (31,902 sf) and is zoned Commercial Arterial (CA). The proposal is to develop the site with a 2,800 square foot Sonic Drive-In Restaurant with up to 26 parking stalls. The restaurant includes 15 drive-in car hop served stalls, 650 square feet of sit-down dining area, dual vehicle stacking for drive-thru orders, and landscaping. Primary access is gained through driveway access points within the Walmart Shopping Center. The existing site contains 45 parking stalls with landscaping. A lot line adjustment request is in review for the parent parcel under LUA15- 000237. Current Use: Currently the site is vacant of structures and serves as overflow parking for shopping center. 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 and the Commercial Arterial (CA) zoning designation. Drive-In/Drive-Through Service is allowed in the CA zone as an Accessory Use. Per RMC 4-2-080A Note 80, drive-through is allowed Sonic Drive-In Restaurant Page 2 of 8 November 19, 2015 H:\CED\Planning\Current Planning\PREAPPS\14-000786 provided the use is either a) located on the same lot with another building/use; or b) structurally integrated into another building/use; or c) 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 proposal appears to comply with the standard that it be located with another building as it is located at the larger Walmart Shopping Center which is a combination of multiple parcels and uses with multiple buildings. The property is located within Urban Design District ‘D’, and therefore subject to additional design elements. Proposals should have unique, identifiable design treatment in terms of landscaping, building design, signage and street furniture. Design elements are listed in RMC 4-3-100 for District ‘D.’ Density: The minimum density permitted in the CA zoning designation is 10 units per net acre and the maximum density is 60 units per net acre for buildings with mixed commercial and residential use in the same building. Density is not applicable for the project, as there are no dwelling units proposed. Minimum Lot Size, Width and Depth: There are no minimum requirements for lot width or depth within the CA zone. The minimum lot size in the CA zone is 5,000 square feet. The proposal is not altering the overall lot size which is 2.63 acres and complies with the minimum standard for the zone. Lot Coverage: The CA zone allows a maximum building coverage of 65 percent, or 75 percent if parking is provided within a building or within an on-site parking garage. There is no maximum impervious surface coverage for the zone. The applicant submitted a two (2) site plans with a 2,800 square feet structure. The building coverage would be roughly 8.8 percent (8.8%) of the 31,902 square feet site which would comply with the minimum lot coverage standard for the zone. Setbacks: Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the CA zone are as follows: 10 feet minimum for the front yard but may be reduced to zero feet through the Site Plan Review process provided blank walls are not located within the reduced setback; a 15-foot maximum front yard setback; and no rear or side yard setbacks unless the property abuts a residential zoned property, where the setback along residentially zoned properties is 15 feet. The proposal abuts commercial zoned properties on all sides. The submitted proposals, version A2.1 identifies the structure as setback from Hardie Ave SW as greater than the 15-foot maximum which does not comply with the maximum setback in the front yard. Alternate version A2.2 has a 10-foot front yard setback from Hardie Ave SW which complies with the minimum and maximum setback of the CA zone. Because version A2.1 does not comply with the setbacks of the zone, only alternate version A2.2 will be reviewed as part of the planning pre-application comments. Gross Floor Area: There are no minimum requirements for gross floor area within the CA zone. Building Height: The maximum building height that would be allowed in the CA zone is 50 feet and 60 feet for mixed use structures with a residential component. The submitted materials identify a one-story structure with a tower blocking component that has a height of 23’-2”. The proposal complies with the height standard of the zone and heights from grade would need to be identified on any building permit or land use application materials. Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for Sonic Drive-In Restaurant Page 3 of 8 November 19, 2015 H:\CED\Planning\Current Planning\PREAPPS\14-000786 the proposed methods of screening. No mechanical or utility equipment was identified in the submitted materials. See RMC 4-4-095 for specific requirements. Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” For retail developments, a minimum of five (5) square feet per every 1,000 square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of ten (10) square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of 100 square feet shall be provided for recycling and refuse deposit areas. The minimum area for a 2,800 sf retail building is less than 100 sf where a minimum of 100 sf is required. The submitted materials identifies a refuse and recycling area in the northwest corner of the site with approximate dimensions of 9 feet by 19 feet which is approximately 171 sf and complies with the minimum size requirement based on the type of development. Outdoor refuse and recyclables deposit areas and collection points shall not be located in any required setback or landscape areas. The location of the proposed refuse and recyclable area appears to comply with code standards. Enclosures for outdoor refuse or recyclables deposit areas/collection points and separate buildings used primarily to contain a refuse or recyclables deposit area/collection point shall have gate openings at least twelve feet (12') wide for haulers. Staff recommends reducing the size of the trash enclosure to no greater than 150% of the required area or 150 square feet. Landscaping: All portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet, except where reduced through the site plan development review process. All surface parking lots shall have perimeter landscaping and interior parking lot landscaping meeting the standards of RMC 4-4-070. Please refer to landscape regulations for additional general and specific landscape requirements. A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-120D.12, shall be submitted with a land use application and a detailed landscape plan and landscape analysis shall be submitted with a building permit application. Significant Tree Retention: There appears to be 23 trees located on the site. Because there are trees, a tree retention plan with a tree retention worksheet shall be provided with the formal land use application or building permit. RMC 4-4-130H provides general and specific requirements. The tree retention plan must show preservation of at least 10 percent (10%) of significant trees, and indicate how proposed parking 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, at a rate of six to one, 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; Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet in height or greater than eighteen inches 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. Sonic Drive-In Restaurant Page 4 of 8 November 19, 2015 H:\CED\Planning\Current Planning\PREAPPS\14-000786 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. A tree protection plan identifying the diameter and type of existing trees is required as part of a building permit, along with tree protection measures as required per code. Tree protection measures to be identified on the plan are outlined in RMC 4-4-130H.9 and include protective fencing, protection from grade changes, and monitoring during construction through the retention of a certified arborist or licensed landscape architect. Fences or Retaining Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan respectively. A fence and/or wall detail should also be included on the plan if proposed. Parking: Parking for vehicles, loading areas, and driveways shall be provided in accordance with the provisions of the current parking regulations of RMC 4-4-080, “Parking, Loading, and Driveway Regulations.” The following ratios would be applicable to the site: Parking Type Area Ratio Required Spaces Shopping Center (any type of business occupying a shopping center) 2,800 gross sf A minimum of 2.5 per 1,000 sf of net floor area and a maximum of 5.0 per 1,000 sf of net floor area. Based on gross area: a minimum of 7 and maximum of 14 stalls required. Stacking/ Queuing Spaces for Drive- through retail Drive-through Stacking spaces: 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 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. 5 stacking spaces The applicant is proposing approximately 26 parking spaces per the submitted plan (Alternate A2.2), 15 of which are drive-in car hop stalls. The parking is distributed throughout the lot by providing a row of 11 stalls along the west site boundary, 5 standard and accessible stalls south of the building, and 10 stalls at the center of the site. The additional drive-in car hop stalls are reflective of the business model. The submittal does not comply with the maximum standards Sonic Drive-In Restaurant Page 5 of 8 November 19, 2015 H:\CED\Planning\Current Planning\PREAPPS\14-000786 based on gross area of the structure for surface parking stall requirements where too many stalls are proposed. The submitted application identifies 8 to 9 stacking spaces for the window which exceeds the minimum requirement for drive-through uses. If the proposal provides more or less parking than required by code, up to 25 more or 25 percent (25%) less is allowed with justification which may include quantitative information such as sales receipts, documentation of customer frequency, parking standards of nearby cities, or a parking analysis. Beyond the 25% allowance, a request for a parking modification would need to be applied for and granted. This detailed written request can be submitted before or concurrently with a site plan application. The applicant will be required at the time of land use permit to provide a parking analysis of the subject site. The analysis would include dimensions of stalls and drive aisles. See RMC 4-4-080 for more details: Parking Space Dimensions: It should be noted that the parking regulations specify standard stall dimensions of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. Up to 40 percent of stalls may be compact spaces designated for employee parking, and up to 30 percent of stalls may be compact spaces if designated for all users. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. A vehicle parking analysis with the number of spaces existing, existing to be relocated, and new stalls would need to be provided as part of the land use application for review and approval by the Planning Division Project Manager. Because this project is a part of an overall shopping center, the parking analysis will need to include information related to Walmart Shopping Center parking and how this project impacts the parking that is currently provided for Walmart. All non-residential development that exceeds 4,000 gross sf in size would also be required to comply with the bicycle parking requirements. When there are two (2) or more separate uses on a site, the required bicycle parking for the site shall be the sum of the required parking for the individual uses. Modification of these minimum standards requires written approval from the Department of Community and Economic Development. Bicycle parking is required based on 10 % of the required number of parking stalls. The bicycle parking provided for the proposed use 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. Spaces should follow the requirements of RMC 4-4-080F.11. Access: Driveway widths are limited by the driveway standards, in RMC 4-4080I. 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 parcels 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. Driveway width shall not exceed 50 feet. The submitted materials identify use of the existing access from Walmart Shopping Center to the west and two (2) additional driveway cuts to the south along the shared access road Sonic Drive-In Restaurant Page 6 of 8 November 19, 2015 H:\CED\Planning\Current Planning\PREAPPS\14-000786 located to the north of the Mobil gas station. As identified on the submitted site plan, the propose driveway widths are 24 feet, 17 feet and 17 feet wide, respectively. The widths comply with the standards for Shopping Center uses. The location of ingress and egress driveways shall be subject to approval of the Planning/Building/Public Works Department. The Design District limits the number of driveways and curb cuts, so that pedestrian circulation along the sidewalk is minimally impeded. In general, a minimum spacing of 150 feet should be applied between curb cuts. Therefore, staff would limit the number of curb cuts along the primary access road to a single entrance/exit point. No curb cuts will be allowed from Hardie Ave SW. Pedestrian Access: A pedestrian connection shall be provided from all public entrances to the street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building entries and internally from buildings to abutting properties. The site plan has identified a 5-foot wide sidewalk from Hardie Ave SW to the front entrance which complies with this requirement. Signs: Signs are required to meet the minimum standards of RMC 4-4-100 “Sign Regulations” and require sign permit review which is different than building permit review. There are specific shopping center sign regulations in RMC 4-4-100E.5.d “Shopping Centers.” If multiple buildings are located at the site, shared signage is encouraged. Lighting: New parking lot and building lighting would require a lighting plan and shall meet the lighting standards (RMC 4-4-075). A detailed lighting plan and analysis is required as part of the building permit submittal. Building Design Standards: Compliance with Urban Design Regulations, District ‘D’, is required. See the attached checklist and Renton Municipal Code section 4-3-100. The following bullets are a few of the standards outlined in the regulations. A primary entrance of each building shall be located on the 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. Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. On any facade visible to the public, transparent windows and/or doors are required to comprise at least 50% of the portion of the ground floor facade that is between 4 feet and 8 feet above ground. Buildings shall use at least one of the following elements to create varied and interesting roof profiles (see illustration, subsection RMC 4-3-100I.5.f): extended parapets; feature elements projecting above parapets; projected cornices; pitched or sloped roofs. Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. Design review would be completed during the formal land use review process. Critical Areas: The subject site is located in the seismic geological hazard area. The seismic hazard is related to potential liquefaction of soils during an earthquake event. A geotechnical analysis for the site may be required. The analysis would needs to assess soil conditions and Sonic Drive-In Restaurant Page 7 of 8 November 19, 2015 H:\CED\Planning\Current Planning\PREAPPS\14-000786 detail construction measures to assure building stability. There are no other critical areas identified on the site. Environmental Review: The proposed project would be subject to Washington State Environmental Policy Act (SEPA) due to the proposed 25 parking spaces located on-site. Therefore, an environmental checklist is a submittal requirement. An environmental determination will be made by the Renton Environmental Review Committee. This determination is subject to appeal by either the project proponent, by a citizen of the community, or another entity having standing for an appeal. Permit Requirements: The proposed project would require Administrative Site Plan Approval and Environmental (SEPA) Review. The purpose of the Site Plan process is the detailed arrangement of project elements so as to be compatible with the physical characteristics of a site and with the surrounding area. An additional purpose of Site Plan is to ensure quality development consistent with City goals and policies General review criteria includes the following: a. Compliance and Consistency. Conformance with plans, policies, regulations and approvals, including: b. Off-Site Impacts. Mitigation of impacts to surrounding properties and uses. c. On-Site Impacts. Mitigation of impacts to the site. d. Access and Circulation. Safe and efficient access and circulation for all users. e. Open Space. Incorporation of public and private open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site; f. Views and Public Access. Provision of view corridors to shorelines and Mt. Rainier, incorporates public access to shorelines, and arranges project elements to protect existing natural systems where applicable. g. Services and Infrastructure. Availability of public services and facilities to accommodate the proposed use; h. Signage. Use of signs primarily for the purpose of identification and management of sign elements – such as the number, size, brightness, lighting intensity, and location – to complement the visual character of the surrounding area, avoid visual clutter and distraction, and appear in proportion to the building and site to which they pertain; and i. Phasing. Inclusion of a detailed sequencing plan with development phases and estimated time frames, if applicable. The applicant will also be subject to Design Review as part of the Site Plan Review and a Design Checklist shall be completed and submitted as part of the application materials. All applications can be reviewed concurrently in an estimated time frame of 6-8 weeks once a complete application is accepted. The Administrative Site Plan Review application fee is $1,500. The application fee for SEPA Review (Environmental Checklist) is $1,000. There is an additional 3% technology fee at the time of land use application. Detailed information regarding the land use application submittal is provided in the attached handouts. Sonic Drive-In Restaurant Page 8 of 8 November 19, 2015 H:\CED\Planning\Current Planning\PREAPPS\14-000786 In addition to the required land use permits, separate construction, building and sign permits would be required. The review of these permits may occur concurrently with the review of the land use permits, but cannot be issued prior to the completion of any appeal periods. Impact Mitigation Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees would apply to all projects and would be calculated at the time of building permit application and payable prior to building permit issuance. The fees for 2015/2016 are as follows and fees will be changing on January 1, 2016: Fire Mitigation fee currently assessed at $0.58/$0.61 per sf for retail. Transportation Mitigation Fee assessed at $27.66/$27.66 per square foot for fast food with drive-up. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Expiration: Upon site plan approval, the site plan approval is valid for two years with a possible two-year extension. 2,500417 City of Renton for 735 Hardie Ave SW This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. WGS_1984_Web_Mercator_Auxiliary_Sphere Notes PRE15-000786 Sonic Restaurant 11/13/2015 Legend 283 142 THIS MAP IS NOT TO BE USED FOR NAVIGATION Feet283 Information Technology - GIS 0 RentonMapSupport@Rentonwa.gov Renton Fire Hydrant Hydrant Other System Control Valve Water Gravity Pipe Water Main Main Other System Lift Station Clean Outs Manholes Casings Pressurized Mains Gravity Mains Inactive Facility Inactive Facility Line KC Metro Manholes KC Pressurized Mains KC Gravity Mains Adjacent District Structures Manhole Cleanout Lift Station Adjacent District Mains Network Structures Inlet Manhole Utility Vault Unknown Structure Control Structure Pump Station Discharge Point Water Quality Detention Facilities Pond Tank Vault Wetland Pipe Culvert Open Drains Virtual Drainline Facility Outline Private Network Structures Inlet Manhole Utility Vault Unknown Structure