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HomeMy WebLinkAboutPRE_PRE22-000153_220602_v1 PREAPPLICATION MEETING Asian Restaurant TI 17630 – 108th Ave SE PRE22-000153 CITY OF RENTON Department of Community & Economic Development June 2, 2022 Contact Information: Planner: Andrew Van Gordon, 425.430.7286, avangordon@rentonwa.gov Public Works Plan Reviewer: Michael Sippo, 425.430.7298, msippo@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 assigned planner to have the documents pre- screened. 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, Community & Economic Development Administrator, Public Works Administrator, and City Council). DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: 05/25/2022 TO: Andrew Van Gordon, Associate Planner FROM: Michael Sippo, Civil Engineer III, Plan Review SUBJECT: Benson Asian Restaurant TI 17630 108th Ave SE, Renton, WA 98055 PRE22-000153 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) 322305-9119. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. The subject development is within the water service area of Soos Creek Water and Sewer District. A water availability certificate from Soos Creek Water and Sewer District is required as part of the Land use Application. 2. A copy of the water main improvements plans, shall be submitted to the City of Renton as a part of the City’s Civil Construction permit. 3. The number and locations of fire hydrants shall be determined by the Renton Regional Fire Authority as part of the review of the project plans. 4. The site is located outside of an Aquifer Protection Area. Benson Asian Restaurant TI– PRE22-000153 5/25/2022 Page 2 of 3 SEWER 1. The subject development is within the water service area of Soos Creek Water and Sewer District. A sewer availability certificate from Soos Creek Water and Sewer District is required as a part of the Land use Application. 2. A copy of the sewer main improvement plans shall be submitted to the City of Renton as a part of the City’s Civil Construction permit. 3. A grease interceptor is required if there is a commercial kitchen. The grease interceptor shall be sized based on drainage fixture units in accordance with standards found in the latest edition of the Uniform Plumbing Code (UPC). The grease interceptor shall drain by gravity to the sewer main. SURFACE WATER 1. Surface water improvements for the site were constructed as a portion of Civil Construction Permit U16-001849 which include onsite conveyance, storm detention, water quality and permeable pavement. 2. The Applicant’s submittal did not indicate any exterior improvements. Note: any major changes to the site parking lot or layout may result in additional drainage review. A drainage report complying with the current Renton Surface Water Design Manual (RSWDM) will be required. The current 2017 City of Renton Surface Water Design Manual (RSWDM) can be accessed from the City of Renton website. 3. Effective June 22, 2022, the City of Renton will be adopting a new stormwater manual which will be based on the 2021 King County Surface Water Design Manual. All projects vested on or after June 22, 2022 will be subject to these new stormwater requirements. Please refer to RMC 4-1-045 for information regarding project vesting. TRANSPORTATION 1. Street and frontage requirements improvements for the site were constructed as a portion of Civil Construction Permit U16-001849 which include sidewalks, landscape strips, trees and onsite parking lot upgrades. 2. The Applicant’s submittal did not indicate any exterior improvements. Note: any major changes to the site parking lot or layout may result in additional transportation review. 3. On and off-site ADA (including the street frontages), curbing, sidewalk and parking lot/drive-aisle improvements will be reviewed in conjunction with the building permit for the project and may require a grading plan consisting of spot elevations and slopes showing that ADA and City specifications are being met if any changes to the current approved parking lot are proposed. 4. Payment of the transportation impact fee is applicable on the buildings at the time of building permit and is based on the type of use of the building. The transportation impact fee information for City permits that will be issued in 2022 are available from the City of Renton Fee Schedule available online in the City of Renton website. The fee is subject to change and the transportation impact fee that is current at the time of building permit application will be applicable. Benson Asian Restaurant TI– PRE22-000153 5/25/2022 Page 3 of 3 GENERAL COMMENTS 1. All existing and proposed utility lines and poles (i.e. power, electrical, phone, and cable services, etc.) along property frontage and within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. 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. 4. All civil construction permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Fees quoted in this document reflect the fees applicable in the year 2022 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. 7. A demo permit is required for the demolition of the existing building. The demo permit shall be acquired through the building department. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 2, 2022 TO: Pre-Application File No. 22-000153 FROM: Andrew Van Gordon, Associate Planner SUBJECT: Asian Restaurant TI – 17630 – 108th Ave SE (Parcel number 3223059119) 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, 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 https://www.codepublishing.com/WA/Renton/. Project Proposal: The subject property is located at 17630 – 108th Ave SE (Parcel number 3223059119). The lot has public street frontage on 108th Ave SE to the west and 109th Ave SE to the east; it is located within the CA zone in Urban Design District D. The site area is approximately 37,874 square feet (0.86 acre). The proposal is to establish an interior design studio in one of the vacant tenant spaces in the building with a veterinary clinic in the other tenant space. Current Use: The property is currently improved with an 8,276 gross square foot commercial building with two vacant tenant spaces. A recent entitlement (LUA16-000230) and subsequent building/civil construction permits were completed to expand and improve the existing fast-food restaurant building into an eating and drinking establishment. Exterior modifications are not proposed at this time. Zoning Requirements: The subject property is located within the Commercial Arterial (CA) zoning classification and Commercial & Mixed Use (CMU) land use designation. The CMU designation is intended to implement the CA zone. The purpose of the CA zone is to evolve from “strip commercial” linear business districts to business areas characterized by enhanced site planning and pedestrian orientation, incorporation efficient parking lot design, coordinated access, amenities and boulevard treatment with greater densities. The CA Zone provides for a wide variety of retail sales, services and other commercial activities along high-volume traffic corridors. Residential uses may be integrated into the zone through mixed-use buildings. The proposed interior design studio is an on-site service. On-site services are permitted in the CA zone. The proposed veterinary clinic is also a permitted use in the CA zone. Asian Restaurant TI, PRE22-000153 Page 2 of 6 June 2, 2022 Wholesale retail is a retail establishment engaged in selling of goods or merchandise to the general public as well as other retailers, contractors, or other businesses and rendering services incidental to the sale of such goods, involving a high volume of sale of products in a warehouse setting, and may include, but is not limited to, membership warehouse clubs that emphasize bulk sales, “big box retail”, discount stores, and outlet stores. Wholesale retail is differentiated from general retail by any of the following characteristics: 1. Items for sale include large, categorized products, e.g. lumber appliances, household furnishings, electrical and heating fixtures and supplies, whole and retail nursery stock, etc.; and may also include a variety of carry-out goods (e.g. groceries, household, and personal care products); 2. A large inventory of goods and merchandise is stored on the subject site in high-ceiling warehouse areas, high-rack displays, and/or outdoor storage areas; and 3. High-volume truck traffic, regular pick-up and delivery of large items, and a designated contractor pick-up area. Wholesale retail is permitted within the CA zone but only within the Employment Area (EA) land use designation west of Rainier Avenue South/SR-167. Based on the information provided it does not appear that the interior design studio would fall under wholesale retail. Please be aware that if the tenant meets the above criteria for wholesale retail the use would not be permitted. 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). Building Standards – The CA zone does not have a maximum lot coverage for buildings. The maximum building height is 50 feet except 70 feet for vertically mixed-use buildings. Heights may exceed the zone’s maximum height with a conditional use permit. Expansion or revision to the building is not proposed as part of the project. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the CA zone are: Front yard and secondary front yard: 15 feet, Maximum front yard and secondary front yard: 20 feet; Rear: none, unless the CA lot abuts a lot zoned residential, then 15 feet; Side: none unless the CA lot abuts or is adjacent to a lot zoned residential then 15 feet. Expansion or revision to the building is not proposed as part of the project. The building is set back approximately 83 feet. This exceeds the 20-foot maximum setback. Because of this the existing structure is considered nonconforming. Nonconforming Structures: The cost of alterations, remodels, or renovations of a legal nonconforming structure, except single family dwellings, shall not exceed an aggregate cost of forty percent (40%) in twelve (12) months or sixty percent (60%) in forty-eight (48) months of the value of the structure, based upon its most recent assessment or appraisal, unless the changes make the structure more conforming, or are used to restore to a safe condition any portion of a structure declared unsafe by the Building Official. Mandatory improvements for fire, life safety or accessibility, as well as replacement of mechanical equipment, do not count towards the cited monetary thresholds. Alterations, remodels, or restoration work shall not result in or increase any nonconforming condition unless permitted by RMC 4-10-050A.4, Limits on Enlargement. The aggregate cost is calculated for the entirety of the building not per tenant space. Asian Restaurant TI, PRE22-000153 Page 3 of 6 June 2, 2022 Nonconforming Site Development Standards: For remodels or other alterations of an existing structure made within any three (3) year period which together exceed one hundred percent (100%) of the assessed or appraised value of the existing structure, the site shall be brought into compliance with the current development regulations. For remodels or other alterations within any three (3) year period which exceed thirty percent (30%) of the assessed or appraised value, but do not exceed one hundred percent (100%), proportional compliance shall be required, as provided below. Remodels or other alterations within any three (3) year period that do not exceed thirty percent (30%) of the assessed or appraised value shall not be required to comply with the nonconforming site development requirements. Mandatory improvements for fire, life safety or accessibility, as well as replacement of mechanical equipment, do not count towards the cited monetary thresholds. Proportional Compliance: The required physical site improvements to reduce or eliminate the nonconformity of the site shall be established by the following formula: 1. Divide the dollar value of the proposed structure improvements, excluding mechanical equipment and mandatory improvements for life, safety, or accessibility, by the assessed or appraised value of the existing structure(s). 2. The monetary value of that percentage is then multiplied by ten percent (10%). 3. The dollar value of this equation is then applied toward reducing the nonconformities. Example: • Value of existing structure(s) equals $100,000; • Value of proposed improvements equals $20,000; • 10% multiplied by $20,000 equals $2,000; • $2,000 would be applied toward reducing the nonconformities. The Department shall determine the type, location and phasing sequence of the proposed site improvements. Landscaping: The narrative does not propose any expansions, new buildings, or subdivisions, however, should the change of use or remodel require improvements equal to or greater than fifty percent (50%) of the assessed property valuation then compliance with the CA zone landscaping standards would be required. Further review of RMC 4-4-070 Landscaping would be necessary should the scope of work change or exceed the 50-percent threshold. Significant Tree Retention: 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. Currently, the tree retention plan must show preservation of at least 10 percent (10%) of significant trees in the CA zone and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained (please note that tree regulations (D-197) are proposed to change this year that would require properties subject to active land development permits to retain a minimum of thirty percent (30%) of all significant trees on site). Tree retention standards shall be applied to the developable area of a property (i.e., land within critical areas and their buffers, public rights-of- way, private PUD streets, shared driveways, and public trails shall be excluded). If the number to be retained includes a fraction of a tree, any amount equal to or greater than one-half (1/2) tree shall be rounded up. The Administrator may authorize the planting of replacement trees on the Asian Restaurant TI, PRE22-000153 Page 4 of 6 June 2, 2022 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: o 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. o Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. o 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. If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch caliper or an evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new trees to replace each protected tree removed. An inventory, retention plan, and arborist report would be required with the application if significant trees are to be removed. Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. If applicable, the application would need to include elevations and details for the proposed methods of screening. When permitted by the underlying zone, outdoor storage must be screened from adjacent or abutting properties and public rights-of-way. Outdoor storage uses shall provide sight-obscuring fences or solid walls a minimum of six feet (6') in height, berming, and/or landscaping as determined by the Administrator to achieve adequate visual or acoustical screening. Outside storage shall not be permitted in any required setback area. Products or materials covered by buildings with roofs but without sides shall be considered outside storage and subject to the screening provisions of this Section. Exterior sales of autos, boats and motorcycles are not considered outdoor storage. No mechanical or utility equipment was identified in the submitted materials. See RMC 4-4-095, Screening and Storage Height/Location Limitations for specific requirements. Refuse and Recycling: In non-residential developments, a minimum of three (3) square feet per everyone thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of six (6) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. Refuse and recyclables deposit areas and collection points may be allocated to a centralized area, or dispersed throughout the site, in easily accessible areas for both users and hauling trucks. Outdoor refuse and recyclable deposit areas and collection points shall not be located within fifty feet (50') of a lot zoned residential, except by approval through the site development plan Asian Restaurant TI, PRE22-000153 Page 5 of 6 June 2, 2022 review process, or through the modification process if exempt from site development plan review. Access/Parking: Within the CA zone, parking, loading and driveway regulations of RMC 4-4-080 are applicable if construction replaces an existing building/structure, construction of an addition to a building/structure or upon a change of use except when located in a shopping center. If the number of stalls needed for the new use exceeds the actual number of legally existing stalls on site by a percentage equal or greater than shown in the table in RMC 4-4-080B.1.b.iv, all of the stalls required of the new use shall be provided. A minimum and maximum of 3.0 parking stalls per 1,000 square feet of net floor area is required for on-site services. The net floor area of the tenant space is 4,508 square feet per the provided materials. A minimum and maximum of 14 stalls is required. A site plan was not provided. Veterinary clinics are not specifically identified in the required parki ng spaces section of RMC 4- 4-080, therefore staff shall determine which of the noted uses is most similar based upon staff experience with various uses and information provided by the applicant. The applicant would be required to submit a parking study with the project application prepared by a qualified professional and based on current Institute of Transportation Engineers (ITE) data to ensure adequate parking is provided for both the design studio and veterinary clinic. Urban Design: The project would be subject to RMC 4-3-100, “Urban Design Regulations” effect at the time of complete application as alteration of nonconforming structures is an applicable development activity. The proposal is within District A. Interior remodels of existing buildings or structures are exempt from these requirements provided the alterations do not modify the building façade or if alterations, enlargements, and/or restorations of nonconforming structures pursuant to RMC 4-10-050, Nonconforming Structures occur. Any exterior modifications such as facade changes, windows, awnings, signage, etc., shall comply with the design requirements for the new portion of the structure, sign, or site improvement. Fences/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 and grading plan with top of wall and bottom of wall elevations. A fence and/or wall detail should also be included on the plan. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. The maximum height of any fence or retaining wall is 72-inches subject to further height limitations in setbacks and clear vision areas noted in RMC 4-4-040D. 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. For more information about fences and retaining walls refer to RMC 4-4-040. Critical Areas: According to COR Maps the site is not within a critical area. Environmental Review: The proposal would require environmental review pursuant to the State Environmental Policy Act (SEPA). The project is a change of use from the retail to services and animal related uses within an existing building that exceeds 4,000 square feet, therefore WAC 197-11-800(3) does not apply. An Environmental Checklist must be submitted with the proposal and the City’s Environmental Review Committee is required to issue a Threshold Determination prior to any issuance for permits on the site. Asian Restaurant TI, PRE22-000153 Page 6 of 6 June 2, 2022 Permit Requirements: Environmental Review (SEPA) is required at time of building permit application. Based on the 2022 fees in effect at the time of this memo, the total is $1,680.00 ($1,600.00 SEPA + $80.00 Technology Fee (5%) = $1680.00). Building permit fees are based on the valuation of the project at time of application. Each modification request is $260.00. A 5% technology fee added to the total cost of the reviews would also be assessed at the time of land use application. All fees are subject to change. Other informational applications and handouts can be found on the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. Public Notice Requirements: A public information sign is not required for Type II environmental review applications. Notice is provided per RMC 4-8-090D. Fees: In addition to the applicable land use application fees, impact fees would be required. The fee in effect at the time of permit issuance will apply. When an existing structure or building or portion thereof has been vacant for less than three (3) years, the impact fee shall be the applicable impact fee for the land use category of the new use, less any impact fee previously paid for the land use category of the prior use. If no impact fee was paid for the prior use, the impact fee for the new use shall be reduced by an amount equal to the current impact fee rate for the prior use. When an existing structure or building or portion thereof has been vacant for a period of three (3) years or more, the impact fee shall be the applicable impact fee for the land use of the new category; there shall not be a deduction of the impact fee that was or was not previously paid for the land use category of the prior use. The 2022 impact fees are as follows: • A Fire Impact Fee of $1.25 per square foot of retail space. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Expiration: It is the responsibility of the owner to monitor the expiration date. Next Steps: When the formal land use application materials are complete, the applicant shall have the application materials pre-screened prior to submitting the complete application package. Please contact Andrew Van Gordon, Associate Planner at avangordon@rentonwa.gov or (425) 430-7286 for an appointment.