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HomeMy WebLinkAboutPre-app Mtg Summary - 23-000263.pdf1 PRE-APPLICATION MEETING FOR Sunset Highlands Food Service/Drive Through PRE23-000263 CITY OF RENTON Department of Com munity & Economic Development Planning Division August 31, 2023 Contact Information: Planner: Alex Morganroth, 425 -430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer : Yong Qi, 425-430-7439, yqi@rentonwa.gov Fire Prevention Reviewer: Cor ey Thomas, 425-276-9582, cthomas@rentonrfa.org Building Official: Rob Shuey, 425 -430-7290, 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/o r 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). 2 Renton Regional Fire Authority M E M O R A N D U M DATE: August 10, 2023 TO: Alex Morganroth, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Sunset Drive Thru 1. The preliminary fire flows have not been determined due to lack of detailed plans. A minimum of two fire hydrants are required for each building . Primary fire hydrants are required within 150- feet of the building and secondary hydrants are required within 300-feet of the building. Hydrants are r equired within 50-feet of all fire department connections for sprinkler systems. New water main extensions will be required and sized to meet the required fire flow and city comprehensive plans. 2. Approved fire sprinkler and fire alarm systems may be required depending on the size and design of the building. Direct outside access is required to the fire sprinkler riser rooms. Fire alarm systems are required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. 3. Fire impact fees are applicable at the rate of $5.92 per square foot for restaurant use. This fee is paid at the time of building permit issuance. 4. Fire department apparatus access roadways are required within 150 -feet of all points on all buildings. Fire lane signage re quired for the on-site roadways. The required turning radius is 25 - feet inside and 45-feet outside. Roadways shall be a minimum of 20 feet wide and fully paved. Roadways shall support a minimum of a 30 -ton vehicle and 75-psi point loading. Minimum vertical clearance is 13-feet, 6-inches. 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 29, 2023 TO: Alex Morganroth, Senior Planner FROM: Brianne Bannwarth, Development Engineering Director (Yong Qi, Civil Engineer III, is the assigned engineer) SUBJECT: Sunset Highlands Food Service/Drive Through 4409 NE Sunset Blvd PRE23-000263 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 reviewed the pre -application submittal for Sunset Highlands Food Service/Drive Through at 4409 NE Sunset Boulevard. The parcel is 0.81 acres in size and vacant. The King County Parcel Number is 0323059093. The applicant is proposing a food service with drive through . WATER COMMENTS 1. The project is within the City of Renton’s water service area in the Highlands 565 hydraulic pressure zone. The static water pressure at the street level is approximately 72 psi at an elevation of 398 feet. The project is outside of the City’s wellhead protection areas. 2. There is an existing 12-inch City water main located on the north side of NE Sunset Blvd that can deliver a maximum capacity of 5,400 gallons per minute (gpm) - (Water Project No. W-0315). 3. There is an existing ¾-inch water service and meter to the property (MTR-017631). 4. Below is a summary of the existing fire hydrants in the vicinity of the site. Installation of additional fire hydrants and/or modification of existing fire hydrants may be required by the Renton Regional F ire Authority (RRFA) to meet development standards: a. North side of NE Sunset Blvd at the west of the pro ject site (COR Facility ID HYD-S-00023). b. Northeast corner of NE Sunset Blvd and Anacortes Ave NE, 190 feet northeast of project site (COR Facility ID HYD-NE-00024). 5. The following developer’s installed water main improvements will be required to provide domestic and fire protection service to the development based on a fire flow demand. As noted in the RRFA comments, there was insufficient information to determine the fire flow demand as such the comments below are general in nature and may change as more information is provided. a. Installation of an 8-inch water main stub across NE Sunset Blvd to the project site . The stub shall provide water service to a new domestic water service , hydrant and/or to a fire sprinkler stub. b. If the fire flow demand is 2,500 gpm or greater , installation of an 8-inch diameter water main within the interior access road around the bu ilding and connecting to the existing 12-inch water main in NE Sunset Blvd at the east and west driveways will be required. 4 c. The minimum size for a commercial water service and meter is 1-inch. Sizing of the commercial water meter(s) shall be done in accord ance 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. The meter vault shall be located within public right -of-way or within an easement on private property. d. Installation of an RPBA (Reduced Pressure Backflow Assembly) behind the water meter on private property per City Standards. 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 dra inage outlet for the relief valve is provided, and the location is approved by the City Development Engineer and City Water Utility Department. e. Depending on the site of the building, a fire sprinkler system is required by the Renton Fire Authority, as well as the following: i. 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 sh all 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 ins ide a building. The location of the DDCVA inside the building must be pre -approved by the City Development Engineer and Water Utility. ii. Installation of additional fire hydrants around the building as required by the Renton Fire Authority. iii. A hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection (FDC). f. Installation of a separate water meter for landscape irrigation with a DCVA backflow prevention assembly per City Standard Plan 340.8 is required downstream of th e irrigation meter. g. Adequate separation between utilities is required. Minimum separation between water and non - potable water utilities is 10-feet horizontal and 1.5-feet vertical. h. A 15-foot utility easement will be required for the new water mains, hydrants, and water meters within the property and any other private properties that the water main passes through . i. A conceptual utility plan will be required as part of the land use application for the subject development. j. 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. 6. 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 domestic uses. Current fees can be found in the 2023 Developme nt Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee is $4,850.00 per 1-inch meter. b. Water service installation charges for each proposed domestic water service is applicable. Water Service installation is $2,875.00 per 1-inch service line. c. Drop-in meter fee is $460.00 per 1-inch meter. d. A redevelopment credit for water and sanitary sewer system development charges will apply if a new water service is installed within 5 years of the abandonment of the old ¾-inch water service. 5 e. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRenton SEWER COMMENTS 1. Sewer service is provided by the City of Renton. 2. The following are existing sewer mains on or adjacent to the project site: a. A 12-inch concrete wastewater main located on the south side of NE Sunset Blvd flowing east to west (Record Drawing: S-016701). b. An 8” PVC sewer flowing from south to north in the western portion of the site. (Record Drawing: S- 039501). The sewer main is contained in an existing 20’ sewer easement along the western property line. 3. The following developer’s installed improvements will be required to service to the development . a. The commercial building shall be served by a minimum 6-inch separate side sewer. All side sewers shall flow by gravity to the main at a minimum slope of 2%. b. A grease interceptor is required for a commercial restaurant. The grease interceptor shall be sized based on drainage fixtures 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. The grease interceptor shall be locate d on site so that is accessible for routine maintenance. c. Access to the existing sewer manhole (COR Facility ID MH 3619) shall be maintained for City Maintenance Crews. A typical maintenance path requires a 20’ clear access drive for City vehicles to drive to the structure. Alternative maintenance routes may be considered during plan review. d. Relocate the trash enclosure so that it is not directly over the existing sewer main. 4. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domest ic water to serve the project. Current fees can be found in the 2023 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. The current sewer fee is $ 3,650 per 1-inch meter. b. Final determination of applicable fees will be made after the water meter size has been determined. c. A redevelopment credit of the SDC in the amount equal to the SDC fee for the size of the previous abandoned water meter will be applied. d. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRenton 5. The development is s ubject to a Special Assessment District (SAD) fee. The site is in the Honey Creek Sewer Interceptor SAD. SAD fee for the commercial use will be based on domestic meter units. A 3/4” or 1” meter would be the equivalent of one unit ($250.00). If a larger meter is proposed for either commercial space, an equivalency-based fee based on the flow the meter provides will be assessed. STORM DRAINAGE COMMENTS 1. The site currently undeveloped and is covered by trees and grass. The site gradually slopes away from NE Sunset Boulevard. There is a 12” concrete storm system along the project along the NE Sunset Boulevard frontage (Record Drawing: R-149208). Honey Creek flows from east to west along the southern frontage of the site. Regulated slopes are present along the southern edge of the site. 2. Effective June 22, 2022, the City of Renton has adopted the 2022 RSWDM, which is 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. 6 Refer to Figure 1.1.2.A – Flow Chart in the 2022 City of Renton Surface Water Manual (2022 RSWDM) to determine what type of drainage review is required for this site. A drainage study complying with the 2022 RSWDM will be required. Based on the City’s flow control map, the site falls within the City’s Flow Control Duration Standard (Matching Forested Conditions). The site is in the May Creek basin and Honey Creek sub basin. In general, the following are required: a. Drainage report and drainage plans based on 2022 RSWDM are required to be provided. b. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the 2022 RSWDM. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. Special inspection from the building depa rtment is required. c. Any new storm conveyance installed on or off -site shall be designed and sized in accordance with standards found in Chapter 4 of the 2022 RSWDM and shall account for the total upstream tributary area, assuming developed conditions for o nsite tributary areas and existing conditions for any offsite tributary areas. d. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extend feasible. On -site BMPs shall be evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as appliable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit. e. The project area may be considered a high -use site. Therefore, to meet Special Requirement # 5 (Oil Control), the project may be required to provide oil control treatment (typically using an oil/water separator) for runoff of the high -use portion of the site before discharging to the public stormwater system or to the on-site stormwater facilities. f. 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 geotechnical report should include an on -site infiltration test to clearly show if the site is su itable or unsuitable for infiltration. g. Erosion control measures to meet the City requirements shall be provided. 3. The project is in the May Creek basin. Honey Creek, a tributary stream to May Creek is located on and adjacent to the site. The FEMA 100-year floodplain for this stream has not been delineated for this site. The project will need to establish the 100-year floodplain elevation of Honey Creek on the site. A Minor Floodplain Study, as defined in Section 4.4.2.3 of the 2022 Renton Surface Water D esign Manual, is required to determine the location of the floodplain and to determine if the project will have filling of the floodplain that would require compensatory storage. The report is also needed to verify that site improvements (on - site roadways and utilities) would not be impacted by flooding and that the lowest floor elevations of buildings in the floodplain are 1’ above the 100-year floodplain elevation. 4. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals. The current City of Renton Standard details are available online at the City of Renton website: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=1&repo=CityofRenton 5. The development is subject to a surface water system dev elopment charge (SDC) fee. Fees will be charged based on the rate at the time of construction permit issuance. a. The 2023 Surface water system development fee is $0.92 per square foot of new impervious surface, but no less than $2,300.00. 7 b. The full schedule can be found at: https://edocs.rentonwa.gov/Documents/browse.aspx?id=8217302&dbid=1&repo=CityofRenton TRANSPORTATION/STREET COMMENTS 1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions exceed an overall valuation of $175,000, the project site(s) shall be required to meet the City’s Complete Streets Standards. NE Sunset Boulevard is classified as a principal arterial. Per RMC 4-6-060, the minimum right of way width for a principal arterial with 5 lanes is 103’. The minimum paved roadway width for a principal arterial with 5 lanes is 66’. The paved roadway section consists of 4 – 11’ travel lanes, 1 – 12’ center turn lane, and 2 – 5’ bike lanes. A 0.5’ curb, 8’ planter, and 8’ sidewalk are required along both sides of the pavement. 2’ of clear space behind the sidewalk is required along both sides of the roadway. The King County Assessor’s Map shows a current right of way width of approximately 90’ for NE Sunset Boulevard adjacent to the site. A dedication of approximately 6.5’ along the frontage would be required to meet the City’s street standards. There is a 56’ wide paved roadway with a 0.5’ curb a nd 5’ sidewalk along both frontages of the road. City staff has confirmed that the curb to curb width is adequate and would support a street modification to keep the existing curb to curb width. Conformance with the City’s complete street standards would be required behind the curb line. An 8’ planter and 8’ sidewalk would be required. The existing curb may be required to be replaced in its current location. If 2’ of clear space is not provided once the new street frontage improvements are installed in the current right of way limits, right of way dedication may be required. 2. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4 -6-090. 3. Per RMC 4-6-060, public street frontages along sites proposing more than 4,000 s quare feet of commercial space units are required to conform to the City’s street lighting standards. A street lighting analysis and plan shall be submitted with the construction permit. 4. Paving and trench restoration within the City of Renton right of wa y shall comply with the City’s Restoration and Overlay requirements. 5. The proposed drive aisle shall comply with the drive aisle standards found in RMC 4 -4-080. 6. On site ADA ramps, curbing, sidewalk and parking lot improvements will be reviewed in conjunction with the civil construction permit and will require a grading plan consisting of spot elevations and slopes showing that ADA and City specifications are being met. 7. A traffic impact analysis is required when 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. If the number of proposed trips estimated by the applicant engineer using the current ITE Trip Generation book is more than 20 trips in either morning peak or evening peak, then level of service study is required. The applicant engineer can contact the City to determine the extent of the traffic study that wi ll be required for the project. If the peak trips exceed 20, a traffic impact study will be required to be included with the land use application. 8. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. a. Fast food with drive -up is $203.13 per square foot. b. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRenton GENERAL COMMENTS 8 1. All existing and proposed utility lines (i.e., electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. 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 except for 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. 3. All civil construction permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Stan dards. 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: https://www.rentonwa.gov/cms/one.aspx?portalId=7922741&pageId=9687014 4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Additional Building Permit Applications will be required for the following: a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040. b. Detention vaults for storm water flow con trol. c. Demo of any existing structures on the project site(s). Fees quoted in this document reflect the fees applicable in the year 2023 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applica ble to the permit type. Please visit https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRenton 9 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 29, 2023 TO: Pre -Application File No. PRE23-000263 FROM: Alex Morganroth, Senior Planner SUBJECT: Sunset Highlands Food Service/Drive Through 4409 NE Sunset Blvd 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 applican t 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 www.rentonwa.gov Project Proposal: The subject property (APN 032305-9093) is vacant parcel located on the south side of NE Sunset Blvd near the intersection of Anacortes Ave NE. The project site totals 0.81 acres in area and is located within the Commercial Mixed Use (CMU) land use designation, Commercial Arterial (CA) zoning classification, and Urban Design District ‘D’. The applicant proposes to construct a one -story commercial restaurant with a drive -through and 1,350 sq. ft. dining room . The project includes eighteen (18) surface parking spaces around the perimeter of the site. Access is proposed via two driveways along NE Sunset Blvd. The City’s mapping system indicates an Ns rated stream (Honey Creek) is located on the southeast corner of the property. Stream buffer encroachments are proposed along the southern portion of the property. Current Use : The subject property is currently vacant. Zoning: The property is located within the Commercial Mixed Use (CMU) land use designation, the Commercial Arterial (CA) zoning designation, and the Urban Design District D overlay. Commercial & Mixed Use designations are areas with established commercial and office areas near princip al arterials. Residential uses are allowed as part of mixed -use developments, and the designation supports new office and commercial development that is more intensive than wh at exists to create a vibrant district and increase employment opportunities. The intention of this designation is to transform strip commercial development into business districts through the intensification of uses and with cohesive site planning, landsc aping, signage, circulation, parking, and the provision of public amenity features. 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 use ‘Fast food restaurants’ are permitted outright in the CA zone.* ‘Drive -in/drive -through’ is a permitted accessory use in the CA zone if the use is located on the same lot with another building/use; or is structurally integrated into another building/use; or is located on its own lot with some amount of indoor customer seating to qualify the drive -through as “accessory” to the eating/drinking establishment. 10 *the City is currently developing a docket time related to eating and drinking establishments/fast food restaurants that would establish a minimum seating area square footage when the use includes a drive-through, as well as a requirement for obtaining a condition use permit when a drive-through is proposed. 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). Minimum Lot Size, Width and Depth – There are no minimum requirements for lot size, lot widt h or depth within the CA zone at this location. Lot Coverage – The maximum building coverage permitted in the CA zone is 65% of the lot area of 75% if parking is provided within the building. Building coverage would be limited to 65 percent as some surfac e parking is proposed. The proposal appears to meet this requirement. Building Setbacks – 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 if certain criteria are met. See RMC 4-2-120C.16. Maximum Front Yard 20 ft. The maximum setback may be increased if certain criteria are met. See RMC 4-2-120C.15. Minimum Secondary Front Yard 15 ft. The minimum setback may be reduced if certain criteria are met. See RMC 4-2-120C.16. Maximum Secondary Front Yard 20 ft. The maximum setback may be increased if certain criteria are met. See RMC 4-2-120C.15 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 are a defined in RMC 4-11-030. The drawings submitted by the applicant indicates the intent to utilize a 15-foot front yard setback . The lot does not about is not adjacent to a residentially zoned property to the east, south, or west, and therefore no side ya rd or rear yard setbacks are required. It is the applicant’s responsibility to demonstrate compliance with building setbacks at the time of formal application. Gross Floor Area – There is no minimum re quirement for gross floor area. Building Height – The maximum building height permitted in the CA zone is 50 feet , except 70 ft. for vertically mixed use buildings. Heights may exceed the zone’s maximum height with a Conditional Use Permit . The height of the proposed building was not indicated on the p lans, but the proposed one-story structure would likely comply with the permitted height limit in the CA zone. At the time of formal application the applicant would be required to provide elevation data to verify the project does not impact the FAR Part 77 surface area. Additionally, a disclosure notice shall be placed on the land title relating to noise, low overhead flights, aviation operations that create high levels of noise, or aviation operations at night when there is greater sensitivity to noise . Prior to approval where aviation overflight or noise sensitive activities may occur within the Airport Influence Area an avigation easement shall be granted to the City of Renton. The avigation easement shall be approved by the City Attorney prior to recording. The Renton Municipal Airport Building Height Restrictions map indicates the maximum building height for airport purposes would be approximately 300 feet. Compliance with requirements would be determined at the time of land use application. Please see RMC 4-3-020, Airport Related Height and Use Restrictions for full requirements. Landscaping – The development standards require that all pervious areas within the property boundaries be landscaped. Therefore, all areas of the site not covered by structures, required parking, access, circulation or patios, must be landscaped with native, drought-resistant vegetative cover. Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. 11 Interior Parking Lot Landscaping: Landscaping is required in parking lots in the amounts stipulated in RMC 4-4- 070F . Specifically, surface parking lots containing between 15 and 50 stalls shall provide a minimum of 15 square feet of interior parking lot landscaping per stall. Any interior parking lot landscaping area shall be sized to dimensions of at least eight feet (8') by twelve feet (12'). Any interior parking lot landscaping area shall be sized to dimensions of at least eight feet (8') by twelve feet (12'). Landscaping shall be dispersed throughout the parking area and shall include a mixture of t rees, shrubs, and groundcover as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi -family, commercial, and industrial uses. At least one tree for every six (6) parking spaces within the lot interior shall be planted. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area shall be planted. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover shall be planted in sufficient quantities to provide at least ninety percent (90%) co verage of the landscaped area within three (3) years of installation. d. There shall be no more than fifty feet (50') between parking stalls and an interior parking lot landscape area. Perimeter Parking Lot Landscaping: Such landscaping shall be at least ten feet (10') in width as measured from the street right-of-way. Standards for planting shall be as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi -family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover in sufficient quantities to provide at l east ninety percent (90%) coverage of the landscaped area within three (3) years of installation. A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4 -8-120D.12, shall be submitted at the time of formal land use submittal. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. Tree Preservation – 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. In addition to retaining a minimum of 30% of existing significant trees, properties subject to an active land development permit shall comply with minimum tree credit retention requirements of a minimum of 30 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 12 TREE SIZE TREE CREDITS 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 buffer s; 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 o f any land use application that involves tree removal and land clearing at the City's discretion. 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. If any trees are located onsite, a formal tree retention plan and tree retention worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application. Screening - All surface mounted or rooftop -operating equipment shall be enclosed so as to be screened from public view in accordance with the requirements outline under RMC 4-4-095. The land use application will need to include elevations and details for the proposed methods of screening. Fences/Retaining Walls - Within commercial zones the maximum height of any fence, hedge, or retaining wall within the front yard and secondary front yard shall not exceed 48 inches (48”) in height within 15 feet (15’) of the front yard property line or within any part of the clear vision area. Chain link fencing shall be coated with black, brown, gray or green bonded vinyl. Fences, hedges and retaining walls shall not stand in or in front of any required landscaping. If a new or replacement fence is proposed within 15 feet (15’) of a public street on a site that is nonconforming to street frontage landscape requirements per RMC 4-4-070F1, the site shall be brought into conformance. Parking – A minimum and maximum of one (1) space per 75 square feet of dining area for drive through restaurants with sit down service. 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. Stacking spaces cannot obstruct required parking spaces or ingress/egress within the site or extend into the public right -of-way. The applicant has proposed approximately eighteen (18) surface parking spaces. Required parking spaces cannot 13 obstruct access to the refuse and recycling enclosure. The submitted site plan indicated a 1,350 sq. ft. proposed dining area, which would require a total of eighteen (18) parking spaces. Therefore the project appears to comply with the parking requirements. It is unclear how many stacking spaces are proposed in the single drive -through lane. Compliance with parking and drive-through requirements would be determined at the time of land use application. Modification of either the minimum or maximum number of parking stalls for a specific development requires written approval from the Department of Community and Econom ic Development. i. A twenty five percent (25%) reduction or increase from the minimum or maximum number of parking spaces may be granted for nonresidential uses through site plan review if the applicant can justify the modification to the satisfaction of t he Administrator. Justification might include, but is not limited to, quantitative information such as sales receipts, documentation of customer frequency, and park ing standards of nearby cities. ii. In order for the reduction or increase to occur the Admi nistrator must find that satisfactory evidence has been provided by the applicant. Modifications beyond twenty five percent (25%) may be granted per the criteria and process of RMC 4-9-250 The applicant will be required at the time of formal land use appli cation to provide detailed parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site. It should be noted that the parking regulations specify standard stall dimensions. Surface parking stalls must be a minimum of 9 f eet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet; compact surface parking spaces shall not account for more than 30 percent of the spaces in the surface parking lots. 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. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. The proposal would be required to provi de bicycle parking based on 10 percent (10%) of the required number of off-street vehicle parking spaces for customers. Each bicycle parking space shall be at least two feet (2') by six feet (6'), with no less than an overhead clearance of seven feet (7'). Bicycle parking shall be conveniently located with respect to the street right -of-way and must be within fifty feet (50') of at least one main building entrance, as measured along the most direct pedestrian access route . Please review RMC 4-4-080F.11.b for further general and specific bicycle parking standards. Refuse and Recycling Areas - All new developments for commercial uses shall provide on -site refuse and recyclable deposit areas and collection points for collection in compliance with RMC 4-4-090, Refuse and Recyclables Standards. These areas shall not be located within required setbacks or landscaped areas and shall not be located in a manner that hauling trucks obstruct pedestrian or vehicle traffic on-site or project into public right -of-way. In retail developments a minimum of five (5) square feet per every 1,000 square feet of building gross floor area shall be provided for recyclable deposit areas and a minimum of 10 square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas with a total minimum area of 100 square feet. Architectural design of the enclosure shall be consistent with the design of the primary building. The site plan indicates approximately 289 square feet of enclosure area obscuring the east building entrance. The proposed 289 square feet would exceed the minimum size requirement. Full compliance with the refuse and recycling standards (general and Urban Design) will be reviewed with the land use application*. * HB 1799 will require organic waste separation; onsite waste like produce and other food items can be donated or included as part of w aste collection. The new legislation will go into effect in three (3) phases: 2024, 2025, and 2026. Access: Access is proposed via two new driveways off of NE Sunset Blvd. The west driveway is proposed as ingress- only, while the east driveway is proposed as egress -only. A drive through retail or drive through service use requires the drive -through facility to be so located that su fficient on-site vehicle stacking space is provided for the handling of motor vehicles using such facility during peak business hours. Typically, five (5) stacking spaces per window are required unless otherwise determined by the Community and Economic Dev elopment Administrator. Stacking 14 spaces cannot obstruct required parking spaces or ingress/egress within the site or extend into the public right -of- way. A connection shall be provided for site -to-site vehicle access ways, where topographically feasible, t o allow a smooth flow of traffic across abutting CA lots without the need to use a street. Access to the parcel north of the site is not feasible due to the presence of multiple buildings near the property line . The available options for site access to the west and east would be evaluated through S ite Plan Review. Driveways: Driveway width shall not exceed an aggregate of 40 percent (40%) of the street frontage. There shall be a minimum of 18 feet (18’) between driveway curb returns where there is more than one (1) driveway on property under single ownership or control and used as one premises. The width of any driveway shall not exceed 30 feet (30’). There shall be no more than one (1) driveway for each 165 feet (165’) of street frontage serving any one property. Therefore a modi fication may be required. For each 165 feet (165’) of additional street frontage another driveway may be permitted. Joint use driveways reduce the number of curb cuts along individual streets and thereby improve safety and reduce congestion while providing for additional on-street parking opportunities. Joint use driveways should be encouraged when feasible and appropriate, particularly when there is existing underutilized parking proximate to a subject site. Maximum driveway slope shall not exceed eight percent (8%). The Administrator may allow a driveway to exceed eight percent (8%) slope but not more than fifteen percent (15%) slope, upon proper application in writing and for good cause shown, which shall include, but not be limited to, the absence of any reasonable alt ernative. To exceed fifteen percent (15%), a variance from the Administrator is required. The site currently has access via a driveway off of Bremerton Ave NE that crosses the two parcels to the west under common ownership. The applicant is proposing to take access via this existing driveway. Urban Design Regulations: The subject property is within the Urban Design District ‘D’ and compliance with District ‘D’ Urban Design Regulations is required (see RMC 4-3-100). In general the regulations encourage building design that is unique and urban in characte r, comfortable on a human scale and uses appropriate building materials that are suitable for the Pacific Northwest climate . The applicant will be required to provide a narrative with the land use application of how the project complies with the Urban Design District ‘D’ Regulations. The following bullets are some, but not all, of the guidelines and standards applicable to your project. 1. Buildings shall be oriented to the street with clear connections to the sidewalk. The front entry of a building shall be oriented to the street or a landscaped pedestrian -only courtyard. 2. Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least four and one -half feet (4-1/2') wide along at least seventy five percent (75%) of the length of the building facade facing the street, a maximum h eight of fifteen feet (15') above the ground elevation, and no lower than eight feet (8') above ground level. 3. At least one of the following design elements shall be used to promote a transition to surrounding uses: Building proportions, including step -backs on upper levels in accordance with the surrounding planned and existing land use forms; or Building articulation to divide a larger architectural element into smaller increments; or roof lines, roof pitches, and roof shapes designed to reduce apparent bu lk and transition with existing development. 4. In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, include a roof and be screened around their perimeter by a wall or fence and have self -closing doors. Service enclosures shall be made of masonry, ornamental metal or wood, or s ome combination of the three . 5. Parking shall be located so that no surface parking is located between a building and the front property line and shall be located so that it is screened from surrounding street s by buildings, landscaping, and/or gateway features as dictated by location. 6. Access to parking lots and garages shall be from alleys, when available. If not available, access shall occur at side streets 15 7. The number of driveways and curb cuts shall be minim ized for vehicular access purposes, so that pedestrian circulation along the sidewalk is minimally impeded. 8. A pedestrian circulation system of pathways that are clearly delineated and connect buildings, open space, and parking areas with the sidewalk syste m and abutting properties shall be provided. 9. Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. 10. Amenities such as outdoor group seating, benches , transit shelters, fountains, and public art shall be provided. 11. All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height , and eight feet (8') in width. 12. Any facade visible to the public shall be comprised of at least fifty percent (50%) transparent windows and/or doors for at least the portion of the ground floor facade that is between four feet (4') and eight feet (8') abov e ground (as measured on the true elevation). Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. Compliance with these standards would be verified during formal land use review. Critical Areas: According to COR Maps, Honey Creek is located along the southeast portion of the property. The City’s COR mapping database identifies this reach of Honey Creek as Ns or a non -fish seasonal stream however be, portions of the creek have been found to be fish bearing and therefore a Type F rating would apply . F rated streams require a minimum buffer of 115-feet and a structure setback of 15-feet from the edge of the buffer. Reduction of F stream buffers are limited to a 90-foot buffer and the b uffer would require enhancement. Buffer width may also be averaged with a minimum width of 75-feet if the total area contained within the buffer after averaging is no less than that contained within the required standard buffer width prior to averaging. Bu ffer averaging also requires enhancement to the remaining buffer area. A Native Growth Protection Area would be established for the onsite stream and associated buffer as part of the site plan approval process. See RMC 4 -3-050I.2 for buffer reduction and averaging criteria. A stream study meeting the current Critical Areas Regulations must be submitted with the land use application. The City may require independent review (funded by the applicant) of the report. Any approved stream buffer reduction or buf fer averaging with enhancement will require a minimum of 5-years maintenance and monitoring. Separate surety devices for enhancement planting and the maintenance and monitoring period are required. Reasonable Use Variance: If an applicant feels that the strict application of the stream buffer requirements would deny all reasonable use of the property , the applicant of a development proposal may apply for a variance to allow buffer width reductions beyond those authorized by RMC 4-3-050, Streams and Lakes, for Types F, Np, and Ns. For variance requests related to the critical areas stream regulations, a reasonable use variance may be granted if all of the following criteria are met: a. That the granting of the v ariance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated; b. There is no reasonable use of the property left if the requested variance is no t granted; c. The variance granted is the minimum amount necessary to accommodate the proposal objectives; d. The need for the variance is not the result of actions of the applicant or property owner; and e. The proposed variance is based on consideration of the best available science as described in WAC 365-195-905; or where there is an absence of valid scientific information, the steps in RMC 4-9-250.F are followed. Environmental Review: Due to the presence of non -exempt critical areas on the site, the project is subject to Environmental (SEPA) Review in accordance with WAC 197-11-800. An environmental checklist must be submitted with the land use application. 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. 16 Hearing Examiner Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the CA zone. 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 compat ibility with the physical characteristics of a site and with the surrounding area. Site plan review ensures quality development consistent with 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 potential future development. Decisional criter ia for site plan approval are itemized in RMC 4-9-200E.3. All commercial or industrial projects adjacent to or abutting residentially zoned property, unless the Administrator determines that the presence of critical areas or other limiting factors on the residential property make development unlikely or unfeasible. Permit Requirements: The proposed project would require Hearing Examiner Site Plan Review , Environmental (SEPA) Review, and a Reasonable Use Variance . All land use permits would be processed within an estimated time frame of 12 weeks. The 2023 application fees include $4,270.00 for Site Plan Review, $1,800.00 for SEPA Review, $1,490.00 for a Reason able Use Variance, and a 5% technology fee . All fees are subject to change . Any modifications requested would require an additional $290 fee. In addition to the required land use permits, separate construction and building permits would be required. Detailed information regarding the land use application submittal can be found on the City’s new website by clicking “Land Use Applications” on th e Community & Economic Development page, then “All Forms (A to Z).” The City now requires electronic plan submittal for all applications. The City’s Electronic File Standards can also be found on the City’s website at https://edocs.rentonwa.gov/Documents/Browse.aspx?startid=867190&dbid=0 . In addition to the required land use permits, separate construction and building permits would be req uired. Public Information Sign: Public Information Signs are required for all Type II I Land Use Permits, as classified by RMC 4-8-080. 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 (see land use forms on City website). The applicant is s olely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Impact Mitigation Fees: In addition to the applicable building and construction fees, impact fees would be required. Fees change periodically and the fees in effect at the time of building permit issuance would apply. For informational purposes, the 2023 impact fees are as follows: • A Fire impact fee for restaurant is currently assessed at $5.92 per square foot; and • A transportation impact fee for fast food restaurant with drive -up service is currently assessed at $203.13 per square foot; The city’s 2023-2024 fee schedule is available for your review on the City’s website. Note: When the formal application materials are complete, the applicant shall have the application materials pre-screened prior to submitting the complete application package. Pl ease contact Alex Morganroth , Senior Planner at 425-430-7219 or amorganroth @rentonwa.gov for an appointment. Expiration: Once the Site Plan and Variance application has been approved, the applicant has two years to comply with all conditions of approval and to apply for any necessary permits before the approval for both becomes null and void. The approval body that approved the original application may grant a single two -year extension. The approval body may require a public hearing for such extension.