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HomeMy WebLinkAboutPRE23-000407_Meeting SummaryPREAPPLICATION MEETING FOR Bindaas Restaurant PRE 23-000407 CITY OF RENTON Department of Community & Economic Development Planning Division January 4, 2024 Contact Information: Planner: Jill Ding, 425.430.6598, jding@rentonwa.gov Public Works Plan Reviewer: Huy Huynh, 425-430-7384, hhuynh@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: 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 formal submittal. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 4, 2024 TO: Jill Ding, Planner FROM: Huy Huynh, Civil Engineer SUBJECT: CA Bindaas Restaurant PRE23-00407 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) 7231501820. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. The project is within the City of Renton’s water service area in the Valley 196 Pressure Zone. 2. The static water pressure is approximately 67 psi at ground elevation of 42 feet. 3. There is an existing 12-inch water main located on S 3rd St that can deliver a maximum flow capacity of 5,000 GPM (see water plan No. W-036721). 4. There is an existing 12-inch water main located on Wells Ave S that can deliver a maximum flow capacity of 3,500 GPM (see water plan No. W-391101). 5. There is an existing 1-inch meter (facility ID number LAT-020430) and one existing ¾” meter (facility ID numbers LAT-020433 and LAT-020434) serving the lot on Wells Ave S. The existing ¾” service and meter may need to be upsized in accordance with the Uniform Plumbing Code. 6. There are 5 existing hydrants within 300 feet of the property that are connected to 12-inch water mains with a total maximum flow rate of 5,000 GPM and 3,500 GPM per line items 3 and 4. (HYD-S- 00060,00818, 00822, 00819, & 00824) 7. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority has determined that the preliminary fire flow demand for the proposed development is 2,000 GPM. Per City code a looped water main is required around the development when the fire flow demand exceeds 2,500 GPM. 8. Installation of a “Storz” adapter on the existing hydrants if they are not already equipped with one. 9. A in-premise isolation ¾” RBPA backflow prevention assembly will be required for the existing and proposed commercial use of the building. The RPBA shall be installed inside the building on the private water supply line before any water fixtures. A plumbing permit will be required for this work. 10. A conceptual utility plan will be required as part of the land use application for the subject development. 11. 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 domestic uses and for fire sprinkler use. The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2024 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. • 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 per 1 in meter, $24,250 per 1-1/2 in service, $38,800 per 2 in service and $77,600 per 3 in service. • Water service installation charges for each proposed domestic water service is applicable. Water Service installation is $2,875 per 1 in meter, $4,605 per 1-1/2” service, and $4,735 per 2 in service. • Drop-in meter fee is $400 per ¾” meter, $460 per 1” meter and $750 per 1-1/2” meter • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof Renton SEWER 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an 8-inch gravity wastewater main located in Wells Ave S (see record drawing S-27221D). 3. There are two existing concrete wastewater service lines located in Wells Ave S. 4. A conceptual utility plan will be required as part of the land use application for the subject development. 5. Individual sewer stubs from the sewer main and individual side sewers are required for the commercial uses. The existing stubs can be CCTV’s and if found acceptable to the wastewater utility, can be used if the size/locations are compatible with the proposed use/building layout. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details 6. A grease trap/interceptor is required for any commercial kitchen. 7. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. Current fees can be found in the 2024 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. • The current sewer SDC fee is $3,650.00 per 1-inch meter, $18,250 per 1-1/2” meter, $29,200 per 2 in meter • Final determination of applicable fees will be made after the water meter size has been determined. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof Renton SURFACE WATER 1. There is an existing 8 in concrete surface water main on S 3rd St. 2. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual may be required. 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 may be required. Based on the City’s flow control map, the site falls within the City’s Peak Rate Flow Control Standard area (Matching existing Conditions). The site falls within the Lower Cedar River basin and Cedar Main Urban sub-basin. 3. Since the site falls within Zone 1 of the Aquifer Protection Area (APA), open facilities such as flow control and water quality treatment ponds, stormwater wetlands, and infiltration facilities, on-site BMPs that rely on infiltration, and open conveyance systems such as ditches and channels are prohibited. 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=0&repo=CityofRenton. 5. 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 RSWDM that is current at the time of civil construction permit application. 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. 6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent 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 applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 7. 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 onsite tributary areas and existing conditions for any offsite tributary areas. 8. The development maybe subject to a surface water system development charge (SDC) fee. Fees will be charged based on the rate at the time of construction permit issuance. a) The current SDC fee is $0.92 per sq ft of new impervious surface b) The full schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&repo=Cityof Renton. TRANSPORTATION 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. a. The project is considered interior remodels and does not involve any building addition; therefore, frontage improvement and dedication are not required per exemption two (2) RMC 4-6-060 2. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6- 090. 3. Refer to City code 4-4-080 regarding driveway regulations. a. Driveway width (aggregate width if more than one driveway exists) shall not exceed forty percent (40%) of the street frontage. b. The width of any driveway shall not exceed fifty feet (50’) exclusive of the radii of the returns or taper section, the measurement being made parallel to the centerline of the street roadway c. There shall be no more than two (2) driveways for each three hundred thirty feet (330’) of street frontage serving any one property or among abutting properties under unified ownership or control. For each additional one hundred sixty-five feet (165’) of street frontage an additional driveway may be allowed. d. 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 alternative. To exceed fifteen percent (15%), a variance from the Administrator is required. (Ord. 5157, 9-26- 2005; Ord. 5450, 3-2-2009; Ord. 5676, 12-3-2012) 4. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. 5. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. a. Unless otherwise listed on the City Fee Schedule the impact fee per Net New PM Peak Hour Person Vehicle Trip is $8,031.94 b. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof Renton GENERAL COMMENTS 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 with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 3. All civil construction permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 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 control. c. Demo of any existing structures on the project site(s). 6. 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 applicable to the permit type. Please visit www.rentonwa.gov for the current fee schedule. 7. A demo permit is required for the demolition of the existing building. The demo permit shall be acquired through the building department. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 4, 2024 TO: Pre-Application File No. 23-000407 FROM: Jill Ding, Senior Planner SUBJECT: Bindaas Restaurant, Bar & Banquet – 811 S 3rd St (APN 7231501820) General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision- makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, Development Engineering 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 the southwest corner of the intersection of S 3rd Street and Wells Avenue S and is addressed as 811 S 3rd St (APN 7231501820). The project site totals 12,000 square feet (0.28 acres) in area and is zoned Center Downtown (CD). The project site is currently developed with an existing 17,550 square foot building. The applicant proposes to utilize a 6,432 square foot tenant space that was previously a restaurant for a new restaurant, bar, and smoking lounge with a “to go” counter for online order pick up. The proposal includes the replacement of the existing store front windows along S 3rd St. According to City of Renton (COR) Maps, the site is mapped within a seismic hazard area and within a wellhead protection area, zone 1. Current Use: Currently the site is occupied with an existing multi-tenant building. The proposed tenant space was previously a restaurant use. 1. Zoning /Land Use Designation, and Overlays: The property is located within the Commercial Mixed Use (CMU) land use designation, the Center Downtown (CD) zoning designation, and Urban Design District A. Commercial & Mixed Use designations are place areas with established commercial and office areas near principle arterials. Residential uses are allowed as part of mixed-use developments, and support new office and commercial development that is more intensive than what 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, landscaping, signage, circulation, parking, and the provision of public amenity features. The Bindaas Restaurant, Bar & Banquet Page 2 of 8 January 4, 2024 purpose of the Center Downtown Zone (CD) 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. Eating and drinking establishments are an allowed use in the CD zone. An Administrative Conditional Use Permit would be required for the proposal to include a walk-up window. Smoking lounges are not a permitted use. Therefore the proposal would need to be revised to remove the proposed smoking lounge. 2. 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). Minimum Lot Size, Width and Depth – There are no minimum lot size, width and depth requirements in the CD. Setbacks – Setbacks are the distance between the building and the property line or any private access easement or tract. Setback requirements in the CD zone are as follows: Minimum Front Yard None Maximum Front Yard 15 ft. for buildings or portions thereof 25 ft. or less in height. None for that portion of a building over 25 ft. in height. Minimum Secondary Front Yard None Maximum Secondary Front Yard 15 ft. for buildings or portions thereof 25 ft. or less in height. None for that portion of a building over 25 ft. in height. Minimum Rear Yard None, unless the ground floor facade provides windows for living rooms of attached dwellings – then 10 ft. – unless adjacent to an alley, then none. Additionally, if the CD lot abuts a lot zoned residential, then there shall be a 15 ft. landscaped strip or a 5 ft. wide sight-obscuring landscaped strip and a solid 6 ft. high barrier along the common boundary with an additional 5 ft. setback from the barrier. Minimum Side Yard None, unless the ground floor facade provides windows for living rooms of attached dwellings – then 10 ft. – unless adjacent to an alley, then none. Additionally, if the CD lot abuts a lot zoned residential, then there shall be a 15 ft. landscaped strip or a 5 ft. wide sight-obscuring landscaped strip and a solid 6 ft. high barrier along the common boundary with an additional 5 ft. setback from the barrier. Clear Vision Area None Any additions to the existing building would be subject to the setback requirements for the CD zone. Gross Floor Area – There is no minimum requirement for gross floor area. Bindaas Restaurant, Bar & Banquet Page 3 of 8 January 4, 2024 Building Height – Maximum building height in the CD zone is 150 feet. In no case shall building height exceed the maximum allowed by the Airport Compatible Land Use Restrictions, for uses located within the Federal Aviation Administration Airport Zones designated under RMC 4-3-020. Any proposed additions to the existing building would be subject to compliance with the height requirements of the CD zone. Maximum Lot Coverage for Buildings – There are no maximum lot coverage requirements in the CD zone. Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for the proposed methods of screening (see RMC 4-4-095). 3. Refuse and Recycling Areas: Refuse and recycling areas must meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” In retail developments, a minimum of five (5) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of ten (10) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. Compliance with the refuse and recycling standards would be reviewed at the time of formal application. 4. Landscaping: Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. Street Frontage Landscaping – The minimum onsite landscape width required along street frontages is 10 feet, with the exception of areas for required walkways and driveways, and shall contain trees, shrubs, and landscaping. New and existing development in the CD zone is exempt from the landscaping regulations. 5. Significant Tree Retention: Application materials identify 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. In addition to retaining a minimum of 30% of existing significant trees, each new lot 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 Bindaas Restaurant, Bar & Banquet Page 4 of 8 January 4, 2024 TREE SIZE TREE CREDITS 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. 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- 130H.1.e 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 required if the proposal includes any expansion or addition of the existing building. Bindaas Restaurant, Bar & Banquet Page 5 of 8 January 4, 2024 6. Fences/Retaining Walls: If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A wall taller than four feet requires a building permit. Fences up to six-feet in height are permitted in the rear yard and side yard; fences up to four feet are permitted in the front yard. Any part of a yard that is within a clear vision area has a limited fence height of 42 inches. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. New or existing fencing would need to comply with the fence requirements of the code (RMC 4-4-040). Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information about fences and retaining walls. 7. Parking: Commercial uses within the CD zone are subject to providing a maximum of 1.0 space per 1,000 square feet of net floor area, with no minimum requirement. Within the CD zone, only new buildings or additions are subject to compliance with the Parking Regulations. Refer to RMC 4-4-080F for standard stall and aisle dimensions. Standard structured parking spaces are a minimum of eight feet, four inches (8'4") in width and a minimum of fifteen feet (15') in length. Compact structured stalls are a minimum of seven feet, six inches (7'6") in width and a minimum of twelve feet (12') in length. Compact parking spaces shall not account for more than fifty percent (50%) of the total spaces. The minimum aisle width for two way traffic with 90 degree parking spaces is 24 feet wide. The applicant would be required to provide a detailed parking plan with measurements at the time of formal application. The proposal would be required to provide bicycle parking based on 10 percent (10%) of the required number of off-street vehicle parking spaces for the commercial use. 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 provided for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check-in systems, in-building parking, and limited access fenced areas with weather protection. For attached dwellings, spaces within the dwelling units or on balconies do not count toward the bicycle parking requirement. However, designated bicycle parking spaces within individual garages can count toward the minimum requirement. 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-c for further general and specific bicycle parking standards. Compliance with all parking regulations would be verified at the time of formal application review. 8. Access/Driveways: Access to parking lots and garages shall be from alleys when available. Driveway location, spacing and widths are limited by the driveway design standards, in RMC 4-4-080I. No change in access is proposed. 9. Urban Design Regulations: Compliance with Urban Design Regulations, District ‘A’, is required. The land use application shall provide a written narrative to identify how the project meets each applicable urban design regulations. Please refer the standards in their Bindaas Restaurant, Bar & Banquet Page 6 of 8 January 4, 2024 entirety at RMC 4-3-100. The following bullets are some, but not all, of the guidelines and standards outlined in the regulations. • Buildings shall be oriented to the street with clear connections to the sidewalk. • Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least 4.5 feet wide along at least 75 percent (75%) of the length of the building facade facing a street, a maximum height of 15 feet above the ground elevation, and no lower than 8 feet above ground level. • 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 some combination of the three. • Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at façades along streets, shall be provided. Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. • Where windows or storefronts occur, they must only contain clear glazing. Tinted, dark, and highly reflective (mirror-type) glass and film are prohibited. • Any facade visible to the public shall be comprised of at least seventy five percent (75%) 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') above ground (as measured on the true elevation). • Opaque signage is only allowed on or in no more than ten percent (10%) of the window space. Stenciled or other signage types that allow visibility into the building are encouraged and do not count toward the ten percent (10%) calculation of signage in windows. • At least one of the following elements shall be used to create varied and interesting roof profiles: extended parapets; feature elements projecting above parapets; projected cornices; or pitched or sloped roofs. See illustration in RMC 4-3-100E.5 Building Roof Lines for examples. • All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. Materials shall be durable, high quality, and consistent with more traditional urban development, such as brick, integrally colored concrete masonry, pre- finished metal, stone, steel, glass and cast-in-place concrete. • Pedestrian-scale lighting shall be provided at primary and secondary building entrances. Examples include sconces on building facades, awnings with down-lighting and decorative street lighting. 10. Critical Areas: The project site is mapped within a seismic hazard area and within wellhead protection area, zone 1. It is the applicant’s responsibility to determine whether any other critical areas are present on the site prior to formal application. Bindaas Restaurant, Bar & Banquet Page 7 of 8 January 4, 2024 11. Environmental Review: The proposal would be exempt from Environmental (SEPA) Review as the proposal includes the remodel of an existing building with no change of use. 12. Conditional Use Permit: A walk-up window would be required to comply with the following criteria: a. 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. b. 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. c. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. d. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. e. Parking: Adequate parking is, or will be made, available. f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. h. 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. 13. Permit Requirements: The proposed project would require an Administrative Conditional Use Permit which would be processed within an estimated time frame of 6-8 weeks. The 2024 application fee for an Administrative Conditional Use Permit is $1,800. A 5% technology fee would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s Permit Center website. The City now requires electronic plan submittal for all applications. In addition to the required land use permits, separate construction and building permits would be required. 14. 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. 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. Bindaas Restaurant, Bar & Banquet Page 8 of 8 January 4, 2024 15. Impact 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 2024 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 restaurant with drive-up service is currently assessed at $68.51 per square foot; A handout listing all of the City’s Development related fees is available for your review at https:// edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=CityofRenton.