HomeMy WebLinkAboutPRE_StaffComments_230629_v1DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200
|www.rentonwa.gov
PREAPPLICATION MEETING FOR
Dog N' Pony
900 S Grady Way
PRE23-000196
June 29, 2023
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, 206.550.8523, 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
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, Development Engineering Director, Department of
Community & Economic Development Administrator, Public Works Administrator and
City Council).
M E M O R A N D U M
DATE: June 21, 2023
TO: Andrew Van Gordon, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Dog and Pony
1. The fire flow is unchanged for the existing building. One fire hydrant is required within
150-feet of the new building and one additional fire hydrant is required within 300-feet
of the building. At least one new fire hydrant would be required with 50-feet of the fire
sprinkler connection.
2. Fire impact fees are applicable at the rate of $5.92 per square foot of tavern/restaurant
use and $1.25 for retail area. This fee is paid at the time of building permit issuance.
Credit is due for the area of the existing building that was formerly warehouse and
office space at the rate of $0.15 for warehouse space and $0.26 per square foot of office
space. A building permit would be required for the proposed change of use from
office/warehouse to tavern/dog park.
3. Approved fire sprinkler and fire alarm systems are required throughout the building.
Separate plans and permits required by the fire department. Direct outside access is
required to the fire sprinkler riser room. Fully addressable and full detection is required
for the fire alarm system.
Fire sprinklers are triggered from the change of use to an assembly occupancy with the
potential occupant load of the tavern of over 100 persons and the fire area of over
5,000 square feet.
Fire alarm systems are triggered from the change of use to an assembly occupancy of
over 100 persons and with the fact that the total floor area of the building is over the
Renton ordinance limit of 3,000 square feet.
4. Fire department apparatus access roadways are adequate as they exist.
5. An Annual Place of Assembly permit would be required from the Renton Regional Fire
Authority at the conclusion of the project.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: June 27, 2023
TO: Michael Sippo, Development Engineering
FROM: Andrew Van Gordon, Planning
SUBJECT: Dog N’ Pony – 900 S Grady Way (Parcel number 1723059021)
PRE23-000196
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)
1723059021. The following comments are based on the pre-application submittal made to the City of
Renton by the applicant.
WATER
1. The proposed redevelopment project is within the City of Renton’s water service area and in the
Valley 196-pressure zone.
2. The proposal is located in the Zone 2 Aquifer Protection Area (APA).
3. There is an existing 3/4-inch domestic water meter, north of the building (MTR-003012). Change
of use will trigger backflow requirements.
a. The existing backflow prevention device for the domestic service must meet current
standards as required by Washington State Department of Health (WAC 246-290-490).
In accordance with Drinking Water Regulations, the building must have a 3/4-inch RPBA
(Reduced Pressure Backflow Assembly). The RPBA shall be installed inside an above
ground heated enclosure per City Standard Plan 350.2. The RPBA may be located inside
the building if a drainage outlet for the relief valve is provided and the location is
approved by the City Plan Reviewer and City Water Utility Department.
b. Sizing of the commercial water meter(s) shall be done in accordance with the Uniform
Plumbing Code meter sizing criteria. Meter size 3-inch and above shall be installed
inside a concrete vault located outside of the building per City Standard Plan No. 320.4.
4. A fire sprinkler system is required by the Renton Fire Authority, and the following will also be
required:
a. Installation of a fire sprinkler stub a with a detector double check valve assembly
(DDCVA) for backflow prevention to the building. The fire sprinkler stub and related
piping shall be done by a registered fire sprinkler designer/contractor. The DDCVA shall
PRE23-000196
Page 5 of 5
June 27, 2023
be installed on the private property in an outside underground vault per City standard
plan no. 360.2. The DDCVA may be installed inside the building if it meets the
conditions as shown on City’s standard plan 360.5 for the installation of a DDCVA inside
a building. The location of the DDCVA inside the building must be pre-approved by the
City Plan Reviewer and Water Utility.
b. Installation of additional fire hydrants around the building as required by the Fire
Authority.
c. A hydrant is required within 50 feet of the building’s fire sprinkler system fire
department connection (FDC).
d. A conceptual utility plan will be required as part of the land use application for the
subject development.
e. Civil plans for the water main improvements will be required and must be prepared by a
Professional Engineer registered in the State of Washington. Please refer to City of
Renton General Design and Construction Standards for Water Main Extensions as shown
in Appendix J of the City’s 2021 Water System Plan.
f. Adequate separation between utilities is required. Minimum separation between water
and non-potable water utilities is 10-feet horizontal and 1.5-feet vertical.
5. The development is subject to applicable water system development charges (SDC’s) and meter
installation fees based on the number and size of the meters for commercial uses and for fire
sprinkler use. The 2023 system development charge (SDC) fee for 1-inch commercial-use water
meter is $4,850, a 1-1/2 inch meter is $24,250 and a 2-inch is $38,800. The 2023 system
development charge (SDC) fee for 1-inch fire service meter is $648, 1-1/2 inch fire service meter
is $3,238 and 2-inch fire service meter is $5,181. Meter service size and associated SDC for
commercial use, fire service and irrigation depends on the required demand and varies based on
the size of the meter. The development is also subject to fees for drop-in meters, water
connections, cut and caps, and purity tests. Current fees can be found in the 2023 Development
Fees Document on the City’s website. Fees that are current will be charged at the time of
construction permit issuance.
SEWER
1. Sewer service is provided by City of Renton.
2. Covered parking and/or dumpster/recycling areas will need to direct drainage to the sanitary
sewer system through an oil/water interceptor. If any parking is not covered, it will need to be
directed away from the sanitary sewer and into the storm sewer system.
3. Restaurant may need to be directed to a grease interceptor(s) prior to connecting into the City’s
Sanitary Sewer system if it is determined that the nature of the restaurant uses and discharge
from floor drains contain high quantities of fats, oils and greases (FOG). The grease interceptor
shall be sized 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 and shall be located
so that it is accessible for routine owner maintenance.
4. Floor drains for indoor dog play areas shall be directed to the sanitary sewer via the internal
plumbing and not the outdoor storm drainage system.
5. Outdoor dog areas may be required to drain to the sanitary sewer system or an approved water
quality facility prior to draining to the storm drainage system if synthetic turf will be used in
conjunction with underdrains.
6. As the existing sewer service will be reused no sewer system development charges are applicable
unless the water meter is upsized.
PRE23-000196
Page 5 of 5
June 27, 2023
SURFACE WATER
1. Refer to Figure 1.1.2.A – Flow Chart in the 2023 RSWDM to determine what type of drainage
review is required for this site. A drainage study complying with the 2023 City of Renton Surface
Water Manual will be required. Based on the City’s flow control map, this site falls within the
Flow Control Standard (Existing Peak Conditions. The site is located in the Black River drainage
basin. Drainage report and drainage plans based on 2023 City of Renton Surface Water Manual
are required to be provided. A preliminary drainage plan and drainage report, including the
application of flow control BMPs, shall be included with the land use application. The final
drainage plan and drainage report should be submitted with the utility construction permit
application.
2. On-site BMPs satisfying Core Requirement #9 will be required for the site to the maximum extent
feasible. On-site BMPs shall be evaluated in order of preference by feasibility as described in
Section C.1.3 of the 2023 RSWDM.
3. Any new storm conveyance installed on or off-site shall be designed and sized in accordance with
standards found in Chapter 4 of the 2023 RSWDM. New storm drains should be sized to
accommodate future runoff of all upstream tributary area.
4. A geotechnical report for the site is required and shall be submitted with the land use application.
Information concerning the soils, geology, drainage patterns, vegetation present, water table and
soil permeability, with recommendations of appropriate on-site BMP options with typical designs
for the site from the geotechnical engineer, shall be submitted with the application. The geotech
report should include an on-site infiltration test to clearly show if the site is suitable or unsuitable
for infiltration. The geotech report should discuss critical areas in the site and if there any wet
season construction restrictions.
5. The development is subject to stormwater system development charge (SDC) fee. The 2023
stormwater SDC fee is $0.920 per square foot of new impervious surface, but no less than
$2,300.00. This is payable prior to issuance of the construction permit. The SDC fee that is current
at the time of issuance of the construction permit will be applicable.
TRANSPORTATION
1. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
2. Change of use requires updating the existing building to meet current ADA standards. Compliance
with ADA standards must be shown on the building permit submittal and for the parking lot. An
accessible route of travel from the sidewalk in the right-of-way to the building entrance will also
be required.
3. If the exterior improvements exceed $175,000 in construction valuation, frontage improvements
will be required.
4. Transportation Impact fees may be applicable depending on the proposed use versus the existing
use. Please see our website for latest fee schedule.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: June 29, 2023
TO: Pre-Application File No. 23-000196
FROM: Andrew Van Gordon, Associate Planner
SUBJECT: Dog N’ Pony – 900 S Grady Way (Parcel number 1723059021)
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 900 S Grady Way (Parcel number
1723059021). The lot has public street frontage on S Grady Way and Williams Ave S; it is located
within the CD zone in Urban Design District A and the City Center Sign Regulation area. The site
area is approximately 38,180 square feet (0.87 acre). The proposal is to establish a bar/dog
daycare. Draft beer, canned beer, wine and fast assembly tacos are proposed to be served. Two
(2) indoor off-leash dog areas are proposed as is an exterior dog yard area. Dog daycare is
proposed with no overnight boarding. The business will be 21+ at all times, and dogs will be
required to be on-leash outside of the off-leash areas. Access is not proposed to be modified; it
would be retained from S Grady Way and Williams Ave S.
Current Use: The property is currently improved with a 7,290 gross square foot (6,000 sq. ft.
footprint) commercial building and associated 12 stall paved parking area.
Zoning Requirements: The subject property is located within the Center Downtown (CD) zoning
classification and Commercial Mixed Use (CMU) land use designation. The CMU designation is
intended to implement the CD zone. The purpose of the CD zone is to provide a mixed-use urban
commercial center serving a regional market as well as high-density residential development.
Uses include a wide variety of retail sales, services, multi-family residential dwellings, and
recreation and entertainment uses.
The bar would be classified as an eating and drinking establishment. The dog daycare would be
classified as a pet day care.
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June 29, 2023
An eating and drinking establishment use is permitted within the CD zone. The pet day care
requires an administrative conditional use permit.
Development Standards: The project would be subject to RMC 4-2-120B, Development Standards
for Commercial Zoning Designations effective at the time of complete application (noted as “CD
standards” herein).
Building Standards – The CD zone does not have a maximum lot coverage for buildings. The
maximum building height is 20 feet (20’) taller than the maximum height allowed in the abutting
residential zone. Heights may exceed the zone’s maximum height with a conditional use permit.
In no case shall building height exceed the maximum allowed by the Airport Related Height and
use Restrictions for uses located within the Airport Influence area and Safety Compatibility Zones.
The proposal shall meet all applicable requirements in RMC 4-3-020: Airport Related Height and
Use Restrictions.
The proposal is within Airport Safety Zone 3 “Inner Turning Zone.” No expansion of the existing
building is proposed. Conformance with building standards would be determined at the time of
land use application review.
Setbacks – Setbacks are the minimum required distance between the building footprint and the
property line. The required setbacks for the CD zone are: Front yard and secondary front yard: no
minimum, Maximum front yard and secondary front yard: 15-ft for buildings or for portions
thereof, 25 ft. or less in height and none for that portion of a building over 25 ft in height; Rear
and side yard: none, unless the CD lot abuts a lot zoned residential, then there shall be a 15 ft.
wide landscaped strip or a five-foot (5’) wide site-obscuring landscaped strip and a solid six-foot
(6’) high barrier along the common boundary with an additional five-foot (5’) setback from the
barrier.
Expansion of the existing building is not proposed. The existing building is set back
approximately 46 feet from S Grady Way, which exceeds the maximum front yard setback
standards. The lot also abuts a residentially zoned lot (536 Williams Ave S) in the R-14 to the
north. The existing building complies with the side/rear yard residential setback standards
however based on city mapping aerial views it does not comply with the landscaping buffer
abutting residential zone standard. Designs of the outdoor dog area were not provided so it is
unclear if there would be any structures that would need to meet setback requirements.
Conformance with setback standards would be determined at the time of land use application
review.
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.
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
Dog N’ Pony Page 3 of 9
June 29, 2023
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. Within any three (3) year period, upon expansion of any structure or
complex of structures within a single site, which is over 50 percent (50%) of the existing floor area
or building footprint, whichever is less, the site shall be brought into compliance with this Title. If
the expansion is 50 percent (50%) or less, the site shall be brought into proportional compliance
with existing development standards as provided in the proportional compliance subsection (RMC
4-10-020E).
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: Within the CD zone, development is subject to RMC 4-4-070F2, Street Trees and
Landscaping Required Within the Right-of-Way on Public Streets, RMC 4-4-070F6, Parking Lots
and RMC 4-4-070P, Maintenance. New buildings and changes in the use of a property or remodel
of a structure that requires improvements equal to or greater than 50 percent (50%) of the
assessed property valuation trigger landscaping requirements.
A conceptual landscape plan prepared by a landscape architect registered in the State of
Washington, a certified nurseryman or other similarly qualified professional would be reviewed
at the time of land use application review.
Significant Tree Retention: A review of COR Maps shows that there are mature trees on the site.
When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods)
are proposed to be removed, a tree inventory and a tree retention plan along with an arborist
report, tree retention plan and tree retention worksheet shall be provided with the formal land
use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at
least 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing
Regulations for further general and specific tree retention and land clearing requirements.
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June 29, 2023
In addition to retaining a minimum of 30% of existing significant trees, the project would be
required to provide a minimum tree density of 30 tree credits per net acre. Tree credits encourage
retention of existing significant trees with larger trees being worth more tree credits.
TREE SIZE
TREE
CREDITS
New small species tree 0.25
New medium species tree 1
New large species tree 2
Preserved tree 6 – 9 caliper inches 4
Preserved tree 10 – 12 caliper inches 5
Preserved tree 12 – 15 caliper inches 6
Preserved tree 16 – 18 caliper inches 7
Preserved tree 19 – 21 caliper inches 8
Preserved tree 22 – 24 caliper inches 9
Preserved tree 25 – 28 caliper inches 10
Preserved tree 29 – 32 caliper inches 11
Preserved tree 33 – 36 caliper inches 12
Preserved tree 37 caliper inches and greater 13
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; significant trees over sixty feet (60') in height or greater than eighteen inches
(18") caliper; and trees that shelter interior trees or trees on abutting properties from strong
winds, which could otherwise allow such sheltered trees to be blown down if removed.
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.
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June 29, 2023
The Administrator may authorize the planting of replacement trees on the site if it can be
demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4-
130H1e can be met.
Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040,
Definitions D, of a property. A formal tree retention plan and tree credit worksheet prepared by
an arborist or landscape architect would be reviewed at the time of land use application review.
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. For outdoor loading areas, screening is not required
except when the subject commercial or industrial lot abuts or is adjacent to a residentially zoned
lot and the regulated activity is proposed on the side of the property abutting or adjacent to the
listed zones. In such cases, a fence, or landscaping, or a landscaped berm, or any combination of
the same is required to achieve adequate visual or acoustical screening. These provisions may be
modified through the site plan development review process, or the modification process for site
plan exempt proposals, where the applicant can show that the same or better result will occur
because of creative design solutions, unique aspects or use, etc.
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. Conformance with
these requirements would be determined at the time of land use application review.
Refuse and Recycling: In nonresidential developments, a minimum of three (3) square feet per
every 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 1,000 square feet of building gross floor area shall be
provided for refuse deposit areas. In retail developments a minimum of five (5) square feet per
every 1,000 square feet of building gross floor area shall be provided recyclables deposit areas
and a minimum of six (6) 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. 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 recyclables 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 review process, or through the modification process if
exempt from site development plan review. Garbage dumpsters, refuse compactor areas, and
recycling collection areas must be fenced or screened. A six-foot (6') wall or fence shall enclose
any outdoor refuse or recyclables deposit area. 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.
A minimum of 100 square feet shall be provided for recycling and refuse. The location shall be
at least 50 feet (50’) from 536 Williams Ave as it is zoned R-14 unless approval through a site
plan review or a modification occurs. See RMC 4-4-090, Refuse and Recyclables Standards for
full requirements. Conformance with these requirements would be determined at the time of
land use application review.
Access/Parking: Within the CD zone, parking, loading and driveway regulations of RMC 4-4-080
are applicable if construction of new buildings or structures occurs, if construction replaces an
existing building/structure and/or construction of an addition to a building/structure occurs.
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June 29, 2023
Within the CD zone eating and drinking establishments are required to provide a maximum of one
(1) parking space per 1,000 square feet of net floor area with no minimum requirement. For uses
within the CD zone that do not require off-street vehicle parking, the number of bicycle parking
spaces shall be equivalent to 10 percent (10%) of off-street vehicle parking spaces required for
the same use located outside of the CD zone. A minimum of 10 spaces per 1,000 square feet of
dining area is required for eating and drinking establishments outside of the CD zone.
All off-street parking areas shall be paved with asphaltic concrete, cement or equivalent
alternative material of a permanent nature as approved by the Public Works Department.
Expansion of the existing building is not proposed. Designs of the outdoor dog area were not
provided so it is unclear if there would be any new structures that would trigger parking
requirements. See RMC 4-4-080, Parking, Loading and Driveway Regulations for full
requirements. Conformance with these requirements would be determined at time of land use
application review.
Urban Design: The project would be subject to RMC 4-3-100, Urban Design Regulations effect at
the time of complete application as construction of a new structure and alteration of
nonconforming structures is an applicable development activity. The proposal is within District A.
Exterior modifications such as façade changes, windows, awnings, signage etc. shall comply
with the design requirements. Refuse and recycling areas will need to meet service element
location and design requirements. Designs of the outdoor dog area were not provided so it is
unclear if there would be any work that would trigger urban design. Conformance with these
requirements would be determined at time of land use application review.
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 eight feet (8’) subject to further height limitations in setbacks and
clear vision areas noted in RMC 4-4-040E. 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. If a new or replaced fence is proposed within fifteen feet
(15') of a public street on a site that is nonconforming with regard to street frontage landscaping
requirements per RMC 4-4-070F1, the site shall be brought into compliance with street frontage
landscaping requirements prior to fence installation. For more information about fences and
retaining walls refer to RMC 4-4-040.
It is unclear from the provided documents what the design of the outdoor dog area entails. The
site does appear to have a six-foot (6’) tall chain link fence around the gravel area of the site.
Chain link fencing is not permitted within the CD zone. Additionally, fencing cannot exceed 48
inches (48”) within 15 feet (15’) of the front yard (S Grady Way) or secondary front yard
(Williams Ave S). The existing fence appears to exceed this height. Conformance with these
requirements would be determined at the time of land use application review.
Critical Areas: According to COR Maps, Downtown Wellhead Protection Area Zone 2 and Seismic
Hazard Area: High are mapped on the property. The overall purpose of the wellhead protection
regulations is to protect aquifers used as potable water supply sources by the City from
contamination by hazardous materials. Some uses are restricted that store, handle, treat, use, or
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June 29, 2023
produce substances that pose a hazard to groundwater quality. Development within high seismic
hazard areas require a geotechnical study completed by a licensed professional.
A geotechnical report and/ or hydrogeologic study may be required based on the final proposed
scope of work.
Site Plan Approval: The purpose of the site plan review process is to analyze the detailed
arrangement of project elements to mitigate negative impacts where necessary to ensure project
compatibility with the physical characteristics of a site and with the surrounding are. Site plan
review ensures quality development consistent with the City goals and policies. Site Plan review
analyzes elements including, but not limited to, site layout, building orientation and design,
pedestrian and vehicular environment, landscaping, natural features of the site, screening and
buffering, parking and loading facilities, and illumination to ensure compatibility with the
potential future development.
Site plan review is required for all development in the CD zone. All commercial or industrial
projects adjacent to or abutting residentially zoned property are required to have a public
hearing. Please review RMC 4-9-200, Master Plan and Site Plan Review for full site plan review
requirements.
Conditional Use Permit: The conditional use permit would be evaluated per the criteria below
from RMC 4-9-030, Conditional Use Permits.
1. Consistency with Plans and Regulations: The proposed use shall be compatible with
the general goals, objectives, policies and standards of the Comprehensive Plan, the
zoning regulations and any other plans, programs, maps or ordinances of the City of
Renton.
2. Appropriate Location: The proposed location shall not result in the detrimental
overconcentration of a particular use within the City or within the immediate area of the
proposed use. The proposed location shall be suited for the proposed use.
3. Effect on Adjacent Properties: The proposed use at the proposed location shall not
result in substantial or undue adverse effects on adjacent property.
4. Compatibility: The proposed use shall be compatible with the scale and character of
the neighborhood.
5. Parking: Adequate parking is, or will be made, available.
6. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall
mitigate potential effects on the surrounding area.
7. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use
shall be evaluated and mitigated.
8. Landscaping: Landscaping shall be provided in all areas not occupied by buildings,
paving, or critical areas. Additional landscaping may be required to buffer adjacent
properties from potentially adverse effects of the proposed use.
In addition to the criteria above, the following criteria shall also be considered for kennels or pet
day care applications.
a. History: Past history of animal control complaints relating to the applicant’s dogs and
cats at the address for which the kennel and/or pet day care is located or to be
located. Conditional Use Permits shall not be issued for kennels or pet day cares to
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June 29, 2023
applicants who have previously had such permits revoked or renewal refused, for a
period of one year after the date of revocation or refusal to renew.
b. Standards for Keeping Animals: The applicant or facility owner shall comply with the
requirements of RMC 4-4-010, Animal Keeping and Beekeeping Standards.
Because the site plan review requires a public hearing, the conditional use permit would also be
required to have a public hearing. The site plan review and conditional use permit would go
before the Hearing Examiner for the public hearing together at the same time.
Environmental Review: The proposal would require environmental review pursuant to the State
Environmental Policy Act (SEPA). The project is a change of use in an existing building that exceeds
4,000 square feet and 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.
Permit Requirements: The proposal would require Hearing Examiner Site Plan Review, Hearing
Examiner Conditional Use Permit and Environmental Review (SEPA). The application would be
reviewed within an estimated time frame of 12 weeks. Based on the 2023 fees in effect at the
time of this memo, the total is $10,269.00 ($4,270.00 Hearing Examiner Site Plan Review +
$3,710.00 Hearing Examiner Conditional Use Permit + $1,800.00 SEPA + $489.00 Technology Fee
(5%) = $10,269.00). Each modification request is $290.00. 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 Requirement
Public Information Sign: Public Information Signs are required for all Type II and Type III Land Use
Permits as classified by RMC 4-8-080, Permit Classification. Public Information Signs are intended
to inform the public of potential land development, specific permits/actions being considered by
the City, and to facilitate timely and effective public participation in the review process. The
applicant must follow the specifications provided in the public information sign handout. The
applicant is solely responsible for the construction, installation, maintenance, removal, and any
costs associated with the sign.
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 2023 impact fees are as follows:
• A Transportation Impact Fee of $68.51 per square foot of restaurant: sit down area.
• A Transportation Impact Fee of $8,031.94 per net new PM peak hour person vehicle trip
(proposed – exiting).
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June 29, 2023
• A Fire Impact Fee of $5.92 per square foot of restaurant/lounge area.
• A Fire Impact Fee of $1.25 per square foot of retail area.
A handout listing Renton’s development-related fees is available on the City of Renton website
for your review.
Expiration: The final approval of the conditional use permit and site plan shall expire within two
(2) years of the date of approval. The Hearing Examiner may grant one (1) extension of time for a
maximum of one (1) year for good cause shown. Building permits, licenses or land use permits
required for the operation of a Conditional Use Permit shall be applied for within two (2) years of
the date of Conditional Use Permit approval, unless an extended time frame is granted by the
Administrator or Hearing Examiner. A single two (2) year extension may be granted for good cause
by the Administrator.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.
1
Andrew Van Gordon
From:Robert Shuey
Sent:Tuesday, June 27, 2023 11:41 AM
To:Andrew Van Gordon
Subject: PRE23-000196 • Building Review - Pre App/Pre Sub • Pre-Application Meeting
Submittal v1
Hood Requirements for commercial kitchen hoods. The applicant notes that a full kitchen will not be required, nor will a
hood. We will review the kitchen under the following requirements.
Type I hoods shall be installed where cooking appliances produce grease or smoke as a result of the cooking process.
Type I hoods shall be installed over medium-duty, heavy-duty and extra-heavy-duty cooking appliances.
Type II hoods shall be installed above dishwashers and appliances that produce heat or moisture and do not produce
grease or smoke as a result of the cooking process.
Thanks,
Rob Shuey, Building Official, CBO
Development Services Director
City of Renton | CED | Building Division
1055 S Grady Way | 6th Floor | Renton, WA 98057
Virtual Permit Center | Online Applications and Inspections
D: (425) 430-7290 | M: (206) 550-8523 | rshuey@rentonwa.gov