Loading...
HomeMy WebLinkAboutPRE21-000062_Meeting SummaryPREAPPLICATION MEETING FOR Armana Lounge 205 Airport Way PRE 21-000062 CITY OF RENTON Department of Community & Economic Development Planning Division March 18, 2020 Contact Information: Planner: Brittany Gillia, 425.430.7246, bgillia@rentonwa.gov Public Works Plan Reviewer: Scott Warlick, 425.430.7288, swarlick@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 425.430.7235, rshuey@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 formal submittal. 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). M E M O R A N D U M DATE: March 8, 2021 TO: Brittany Gillia, Associate Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Airport Way Hookah Lounge 1. No change in required fire flow is triggered. Existing fire hydrants are adequate for fire flow purposed. One new hydrant may be required, as one hydrant is required within 50-feet of the fire department connection for the required fire sprinkler system. 2. Fire impact fees are not applicable to this proposal. 3. Fire department apparatus access roadways are adequate from the existing public streets. 4. Per city ordinance, all private smoking lounges are required to be fully fire sprinklered. The fire sprinkler system needs to be monitored to an approved off-site location/company. Separate plans and permits are required to be submitted for and obtained from the Renton Regional Fire Authority. Direct outside access is required to the approved fire sprinkler riser location. An annual place of assembly permit is required to be obtained from the Renton Regional Fire Authority. An approved occupant load sign is required. Separate plans and permits are required for the approved kitchen hood ventilation and fire suppression system. Existing kitchen hood ventilation system was installed without permits and does not meet fire code. All hookah charcoal shall be heated below an approved kitchen hood ventilation system with approved heating/cooking devices per city ordinance. A minimum of two approved exits are required. Panic hardware is required. Exits through kitchens are not allowed. Proposed exit to the rear of the building shall be brought up to existing code requirements. An approved exterior exit ramp will be required along with all proper and required exit signage and emergency lighting, both inside and outside. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 15th, 2021 TO: Brittany, Planner FROM: Scott Warlick, Engineering Specialist III, Plan Review SUBJECT: Armana Lounge 205 Airport Way PRE21-000062 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) 7229300073. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER COMMENTS 1. The proposed project is within the City of Renton’s water service area and in the Valley 196 pressure zone. 2. There is an existing water main(s) in the vicinity of the site: • 8-inch water main on the south side of Airport Way – refer to City water project plan no. W-038107 • The static water pressure is approximately 72 psi at ground elevation of 30 feet. 3. There are 2 domestic water meters on 1” laterals to the site. 4. There is 1 existing fire hydrant in the vicinity of the project. 5. Based on the review of project information submitted for the pre-application meeting, the applicant is not planning on adding any additional water service to the property, however the following improvements will be required: • Installation of a RPBA backflow prevention assembly downstream of the existing domestic water meter per Renton standard plan no. 350.02. Armana Lounge – PRE21-000062 Page 2 of 4 March 15th, 2021 SEWER COMMENTS 1. Sewer service is provided by the City of Renton. 2. There is an existing 8” wastewater main in S Tillicum St (Project file: WWP2700209). 3. If a commercial kitchen is proposed then a grease interceptor will be required. 4. Based on the review of project information submitted for the pre-application meeting, the applicant is not planning on adding any additional sewer service to the property. STORM DRAINAGE COMMENTS 1. There is a 12-inch stormwater main in Airport Way north of the subject property (Record DWG: R-190103) 2. Based on the review of project information submitted for the pre-application meeting, the applicant is not planning on adding any additional storm service to the property. TRANSPORTATION/STREET COMMENTS 1. The project currently does not propose to construct more than $150,000 worth of improvements based on the RMC 4-6-060, therefore frontage improvements are not required. If, however, the proposal was to change, frontage improvements may be required. 2. 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. 3. Transportation impact fees may be assessed for the proposed change in use. The current use of the building is a drinking place. The proposed use of the building after the tenant improvements is a Restaurant. Transportation impact fees are published in the City’s Development Fees document. 4. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. GENERAL COMMENTS 1. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 2. All construction permits for utility and street improvements will require separate plan submittals. All 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: http://rentonwa.gov/business/default.aspx?id=42473 3. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. Armana Lounge – PRE21-000062 Page 3 of 4 March 15th, 2021 4. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 5. Fees quoted in this document reflect the fees applicable in the year 2020 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 visit www.rentonwa.gov for the current development fee schedule. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000062 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE OF MEETING: March 18, 2021 TO: Pre-Application File No. 21-000062 FROM: Brittany Gillia, Assistant Planner SUBJECT: 205 Airport Way – Armana Lounge 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 applicant is proposing a lounge at 205 Airport Way (IPN 7229300073). The 0.18-acre site contains a single-story commercial building and is located in the Commercial Arterial (CA) zone and the Urban Design District ‘D’ Overlay. The subject property contains a 13- stall asphalt parking lot located to the east of the building and access is taken from Airport Way and South Tillicum St. The existing building consists of a lounge and upper lounge area, kitchen, storage room, and bathroom facilities. According to City of Renton (COR) Maps, the site contains high seismic hazard areas and is located in the Wellhead Protection Area Zone 2. Current Use: The subject site contains a single-story 2,440 gross square foot commercial building and has an open code case violation (CODE20-000223) relating to an unpermitted hookah lounge. Hookah lounges are not considered part of the “private club, fraternal organizations” use classification and are therefore not an allowed use per the City of Renton’s Zoning Use Table (RMC 4-2-060). Development Standards: The project would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” in the Commercial Arterial (CA) zone effective at the time of complete application (noted as “CA standards” herein). These standards are available on the City’s website. The property is also located within Urban Design District ‘D’, and therefore subject to additional design elements (RMC 4-3-100). Proposals should have unique, identifiable design treatment in terms of landscaping, building design, signage, and street furniture. 205 Airport Way- Armana Lounge Page 2 of 4 March 18, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000062 Zoning: The property is located within the Commercial Arterial (CA) zoning designation. Hookah lounges are not an allowed use in the CA zone per the City of Renton’s Zoning Use Table (RMC 4-2-060). Density: The density range allowed in the CA is a minimum of 20 dwelling units per net acre (du/ac) and up to 60 dwelling units per net acre in the City Center and Highlands Community Planning Areas. No residential dwelling units are proposed as part of this application. Minimum Lot Size, Width and Depth – The minimum lot size in the CA zone is 5,000 square feet. There are no minimum requirements for lot width or depth within the CA zone at this location. No changes are proposed to the existing lots. 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. No changes are proposed to the existing building or parcels. Setbacks – Setbacks are the distance between the building and the property line or any private access easement. Setbacks are the distance between the building and the property line or any private access easement or tract. Setback requirements in the CA zone are as follows: Minimum Front Yard 15 ft. 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. No changes are proposed to the existing building or parcels. Gross Floor Area – There is no minimum requirement for gross floor area. Building Height – Maximum building height in the CA zone is 50 feet or 70 feet for mixed-use (commercial and residential) in the same building. Heights may exceed the CA 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. The applicant is not proposing any changes to the existing building height. 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. Please refer to landscape regulations (RMC 4-4-070) for landscape requirements. A conceptual plan would be required if an addition is made to the existing building that increase the gross square footage of the building by greater than one - third (1/3) or if other changes in the use of a property or remodel of a structure that requires 205 Airport Way- Armana Lounge Page 3 of 4 March 18, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000062 improvements equal to or greater than fifty percent (50%) of the assessed property valuation landscape plan must be provided with the formal land use application as prepared by a registered Landscape Architect, a certified nurseryman or other certified professional. Significant Tree Retention: 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 if significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed from the parcel. The corresponding tree retention plan must show preservation of at least 10% of significant trees (RMC 4-4-130.H.1.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. No trees are proposed to be removed as part of this application. 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 wall taller than four feet requires a building permit. Fences up to six-feet in height are permitted in the rear yard and side yard; fences up to four feet are permitted in the front yard. Any part of a yard that is within a clear vision area has a limited fence height of 42-inches. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. New or existing fencing would need to comply with the fence requirements of the code (RMC 4-4-040). Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights- of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information about fences and retaining walls. Parking: Parking, docking, and loading areas for truck traffic shall be off-street and screened from view of abutting public streets. The following parking ratios would be applicable to the site: Use Square Footage of Use Ratio Required Spaces Eating and drinking establishments and taverns: TBD A minimum and maximum of 10 per 1,000 square feet of dining area. TBD No expansions to the existing building are proposed, therefore compliance with parking requirements are not required. Access: Driveway widths are limited by the driveway standards, in RMC 4-4-080I. Vehicular access to the site is proposed via existing connections to Airport Way and S Tillicum St. No changes are proposed to the existing access point. 205 Airport Way- Armana Lounge Page 4 of 4 March 18, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000062 Building Design Standards – Compliance with Urban Design Regulations, District ‘D’, is required when exterior modifications such as facade changes, windows, awnings, signage, etc., are included with site improvements. The development activity shall comply with the design requirements for the new portion of the structure. Modifications from the standards can be applied. See Renton Municipal Code section 4-3-100. Critical Areas: According to COR Maps, the site contains high seismic hazard areas and is located in the Wellhead Protection Area Zone 2. It is the applicant’s responsibility to ascertain whether any critical areas or environmental concerns are present on the subject property prior to site development work or building improvements. Environmental Review: The proposed project is categorically exempt from Environmental (SEPA) Review. Permit Requirements: Hookah lounges are not an allowed use in the CA zone. If the proposed lounge is a non-smoking establishment and classified as an allowed use, the project would require building permits to bring the building into compliance for occupancy. Separate plans and permits are required to be submitted for and obtained from the Renton Regional Fire Authority. The subject building has multiple fire, building and electrical code violations remaining from the closure of the previous business. Prior to any repair work being performed on the building, the owner or owner’s agent must consult with the Renton Fire Authority and the City of Renton’s Building department to discuss those violations and verify the scope of work proposed. Detailed information regarding the building permit submittal can be found on the City’s Commercial/Multifamily building permit page. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. In addition to the required building permits, separate construction permits may be required. Impact 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 submitted materials do not supply enough information to accurately list the applicable impact fees. The City’s 2021-2022 Fee Schedule is available on the City of Renton website for your review. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-screened prior to submitting the complete application package. Please contact the Permit Services division at 425-430-7200 or permittech@rentonwa.gov to submit building permit materials. Expiration and Extensions: Commercial building permit applications are valid for one (1) year from the submittal date. A one-time extension of one (1) year can be requested at a cost of half of the plan review fee. Once issued, the permit is good for one (1) year from the issue date. This does not include expirations for Fire Authority permitting. It is the responsibility of the owner to monitor the expiration date.