HomeMy WebLinkAboutPre-app Mtg Summary - 24-000155.pdfDEPARTMENT 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
Deck Expansion
1820 Maple Valley Hwy
PRE24-000155
June 6, 2024
Contact Information:
Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov
Public Works Plan Reviewer: Sam Morman, 425-430-7383, smorman@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 to engineers, architects, and contractors who will work on the project. You will
need to submit an PDF copy of this packet when you apply for land use and/or
environmental permits.
When the project application is ready for submittal, you may email the project planner to
start the prescreen process. Similarly, you may contact the assigned planner if there are any
questions regarding submittal requirements.
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).
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: June 6, 2024
TO: Alex Morganroth, Principal Planner
FROM: Sam Morman, Civil Engineer II
SUBJECT: Mizu Deck Expansion for Outdoor Seating
1820 Maple Valley Highway
PRE24-000155
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) 1723059132. The
following comments are based on the pre-application submittal made to the City of Renton by the applicant.
Water
1. The proposal does not impact the water utility.
Sanitary Sewer
2. The proposal does not impact the sewer utility.
Surface Water
1. There is an existing stormwater main located on-site, part of which is approximately under the newly proposed
deck (see record drawing R-191601). If the deck conflicts with the surface water main, relocation may be
required.
2. The site contains critical areas that may impact surface water requirements such as regulated slopes, landslide
hazard, high erosion hazard area, and is within wellhead protection area zone 1.
3. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual
will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 Renton Surface Water Design Manual
(RSWDM) to determine what type of drainage review is required for this site. The site falls within the City’s Peak
Rate Flow Control (Matching Existing) Standard. The site falls within the Lower Cedar River drainage basin and
the Cedar Main Urban sub basin.
4. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of
Renton Standard Details are available online in the City of Renton website
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton
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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. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual Section
C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations
of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report
should also include information concerning the soils, geology, drainage patterns and vegetation present shall
be presented in order to evaluate the drainage, erosion control and slope stability for site development of the
proposed plat. The applicant must demonstrate the development will not result in soil erosion and
sedimentation, landslide, slippage, or excess surface water runoff.
8. Erosion control measures to meet the City requirements shall be provided.
9. The development is subject to a surface water system development charge (SDC) fees. Fees will be charged
based on the rate at the time of construction permit issuance.
• The current SDC fee is charged per square foot of new impervious surface at $0.92 per square foot, but
not less than $2,300.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=CityofRenton
Transportation
1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $175,000. The
proposal for this project indicates that the project is estimated to cost $22,000.
2. Undergrounding of any new proposed utilities is required.
3. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements.
4. 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 noted in the Fee Schedule, the 2024 transportation impact fee is $56.02 per square
foot of restaurant.
General Comments
1. If frontage improvements daycare are required, all existing and proposed utility lines (i.e. electrical, phone,
and cable services, etc.) along property frontage or within the site must be underground as outlined in RMC
4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. The construction of these franchise utilities must
be inspected and approved by a City of Renton inspector.
2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as
outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
3. Adequate separation between utilities as well as other features shall be provided in accordance with code
requirements.
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with
the exception of water lines which require 10-ft horizontal and 1.5-ft vertical.
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b. The stormwater line should be minimum 5-feet away from any other structure or wall or building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building.
4. All construction utility 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:
https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=968701
5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets.
6. Fees quoted in this document reflect the fees applicable in the year 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 development fee schedule.
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: June 6, 2024
TO: Pre-Application File No. 24-000155
FROM: Alex Morganroth, Principal Planner
SUBJECT: Deck Expansion for Outdoor Seating
1820 Maple Valley Hwy (SR 169)
APN 1723059132
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
www.rentonwa.gov.
Project Proposal: The subject property at 1820 Maple Valley Hwy (SR 169), APN1723059132, is located on the north
side of Maple Valley Hwy near the on/off ramp for I-405. An existing 3,909 sq. ft. one-story vacant commercial
building constructed in 1988 is located on the site. In addition, approximately 39 surface parking stalls are located
on the site. According to the submitted documents, the applicant intends to operate a restaurant in the building.*
The project site totals 34,954 sq. ft. (0.8 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 an 800 sq. ft. outdoor patio/deck in the existing parking lot area north-west of the building
to be used to serve food and drinks while customers wait for a table inside of the building. According to the
applicant, the deck would accommodate approximately eight (8) tables with four (4) seats each. The deck would be
result in the loss of four (4) parking spaces. Access to the site is proposed to remain via the existing driveway off of
Maple Valley Hwy. The City’s COR mapping database identifies multiple geotechnical hazards on the site including
sensitive and protected slopes, a moderate landslide hazard, a high landslide hazard, and a high erosion hazard. The
site is also within the Downtown Wellhead Protection Area Zone 1.
*The preapplication comments provided to the applicant only consider the proposed deck and do not contain
analysis related to the proposed restaurant use. Additional development and building regulations may apply to
the intended restaurant use.
Current Use: A 3,909 sq. ft. one-story commercial building and associated surface parking lot is located on the site.
1. Zoning and Overlay Districts: The subject property is located within the Commercial Mixed Use (CMU) land
use designation and is within the Commercial Arterial (CA) zoning classification. The property is also in the
Urban Design District D overlay. The purpose of the CA zone is to evolve from “strip commercial” linear
business districts to business areas characterized by enhanced site planning and pedestrian orientation,
incorporating efficient parking lot design, coordinated access, amenities and boulevard treatment with
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greater densities. The CA zone provides for a wide variety of retail sales, services, and other commercial
activities along high-volume traffic corridors. Residential uses may be integrated into the zone through
mixed-use buildings.
The purpose of the deck is to serve customers of a proposed restaurant (classified as an ‘Eating and Drinking
Establishment’ per RMC 4-11-050 Definitions E). Eating and drinking establishments are permitted outright
within the CA zone.
2. Development Standards: The project is subject to RMC 4-2-120A, “Development Standards for Commercial
Zoning Designations” effective at the time of complete application (noted as “CA standards” herein).
Building Standards – The CA standards permit a maximum lot coverage for buildings to be 65% of the total
lot area or 75% if parking is provided within the building or within an on-site parking garage. Conformance
with building standards would be determined at the time of building permit review.
Setbacks – Setbacks are the minimum required distance between the building footprint and the property
line. The required setbacks for the CA zone are: minimum front yard and secondary front yard: 15 feet;
maximum front yard and secondary front yard: 20 feet; minimum side yard: none, except 15 feet (15’) if lot
abuts a lot zoned residential; minimum rear yard: none, except 15 feet (15’) if lot abuts or is adjacent to a
lot zoned residential. In no case shall a structure over 42 inches (42”) in height intrude into the 20-foot (20’)
clear vision area defined in RMC 4-11-030. The existing building is legally non-conforming as it exceeds the
maximum setback for the front and secondary front yards. The proposed deck appears to have meet the
setbacks in the CA zone. Conformance with building standards would be determined at the time of
building permit review.
Building Height – The allowed height is 50 feet (50’) except 70 feet (70’) for vertically mixed-use building
(commercial and residential). 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. Building
height shall not exceed the maximum allowed by the subject zoning district or the maximum allowed
pursuant to RMC 4-3-020, Airport Related Height and Use Restrictions, whichever is less.
No structure shall penetrate the Federal Aviation Regulation Part 77 Objects Affecting Navigable Airspace.
Land Use Permit Master Applications for proposed projects to be located within the Airport Influence Area
shall show the maximum elevation of buildings or structures based on the established airport elevation
reference datum will not penetrate the Federal Aviation Administration Regulation Part 77 Objects
Affecting Navigable Airspace. Elevations shall be determined by an engineer or land surveyor. Within the
Airport Influence Area, disclosure notice shall be placed on land title when property is subdivided, or as part
of approval of conditional use permits, special use permits, building permits, or other SEPA nonexempt
projects. Such notice may relate 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 of land
uses where aviation overflight may occur within the Airport Influence Area, a navigation easement shall be
granted to the City of Renton. The aviation 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 382 above sea level. 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.
The proposed deck appears to comply with the height regulations for the CA zone.
3. Screening: Screening must be provided for all surface and roof-mounted mechanical equipment. The land
use application will need to include elevations and details for the proposed methods of screening.
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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.
4. 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. The size of these areas shall be dependent on the size and number of the proposed
uses. In office, educational and institutional developments, a minimum of two (2) 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 four (4) 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.
A refuse and recyclable collection area is not shown. Full compliance will be determined at the time of
permit review.
5. 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 – Ten feet (10') of on-site landscaping is required along all public street
frontages, with the exception of areas for required walkways and driveways. Street trees, selected from the
City’s Approved Street Tree List, in the ROW planter will also be required. Landscaping may include
hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Minimum planting
strip widths between the curb and sidewalk are established according to the street development standards
of RMC 4-6-060, Street Standards. Street trees and, at a minimum, groundcover are to be located in this
area when present. Street trees shall be planted in the center of the planting strip between the curb and
the sidewalk at the following intervals; provided, that, where right-of-way is constrained, irregular intervals
and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in
locations that meet required spacing distances from facilities located in the right-of-way including, but not
limited to, underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways; such
spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is
required: i. Small-sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty
feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center.
The deck shall not be located within the ten feet (10’) of required on-site landscaping along the two (2)
street frontages (Maple Valley Hwy and I-405 on/off ramp).
6. Fences/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.
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.
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7. Parking: Eating and drinking establishments and taverns shall provide a minimum and maximum of 10 per
1,000 square feet of dining area.
Parking Space Dimensions – The parking regulations specify standard stall dimensions of 9 feet x 20 feet,
compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet. 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. Up to 40 percent of stalls may be compact spaces designated for employee
parking, and up to 30 percent of stalls may be compact spaces if designated for all users. The appropriate
amount of ADA accessible stalls is based on the total number of spaces provided.
Bicycle Parking - Bicycle parking shall be provided for all non-residential development that exceeds 4,000
gross square feet in size would also be required to comply with the bicycle parking requirements of RMC 4-
4-080F.11. The number of bicycle parking spaces required would be based on 10% of the required number
of off-street vehicle parking stalls. For example, any required bicycle parking racks should be located close
to the sidewalks leading directly off NE Sunset Blvd to make bicyclists feel that they are easily accessi ble
and a real part of the entire site. Please review RMC 4-4-080F.11 for further general and specific bicycle
parking requirements.
The applicant will be required at the time of the building application to provide a parking analysis of the
subject site (analysis should include parking requirements for all uses on the site) with calculations based
on the requirements noted above. The analysis would include dimensions of stalls and drive aisles. The
construction of the deck and subsequent loss of parking stalls shall not result in the provision of less
parking than required by code.
8. Access/Driveways: Access is proposed to remain via the existing single driveway off of Maple Valley Hwy.
Driveway widths and quantity are limited by the driveway standards, in RMC 4-4-080I. Driveways shall not
be closer than 5-feet to any property line and not exceed 40 percent of the street frontage. The width of
any driveway shall not exceed 30 feet.
There shall be no more than one driveway for each one hundred sixty five feet (165') of street frontage
serving any one property or among properties under unified ownership or control; for each one hundred
sixty five feet (165') of additional street frontage another driveway may be permitted.
9. 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 character, comfortable on a human scale and uses appropriate
building materials that are suitable for the Pacific Northwest climate. Compliance with the Urban Design
Regulations would be evaluated at the time for formal building permit review.
10. Critical Areas: The City’s COR mapping database identifies multiple geotechnical hazards on the site
including sensitive and protected slopes, a moderate landslide hazard, a high landslide hazard, and a high
erosion hazard. The site is also located in the Downtown Wellhead Protection Area Zone 1. Per RMC 4-3-
050.G.2., protected slopes require a 15-foot structure setback. Uncovered decks, less than eighteen inches
(18") above grade may be allowed in the building setback area
Whenever a proposed development requires a development permit and a geologic hazard is present on the
site of the proposed development or on abutting or adjacent sites within fifty feet (50') of the subject site,
geotechnical studies by licensed professionals, such as a geotechnical engineer and/or engineering
geologist, shall be required. A geotechnical report may be required for your proposal at the discretion of
the Building Official.
It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental
concerns are present on the site during site development or building construction.
11. Permit Requirements: The proposal would require building permit review. The building permit shall be
issued prior to the start of any construction on the site. Building permit costs are based on the value of
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the project at the time of application. 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.
12. Next Steps: When the formal application materials are complete, the applicant shall contact the Building
Division at permittech@rentonwa.gov in order to submit the application.
13. Expiration: Building permits are valid for a period of one (1) year from the date of issuance.