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HomeMy WebLinkAbout13-000515 (CA Espresso Stand)DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M   DATE: May 9, 2013     TO: Pre-application File No. 13-000515     FROM: Rocale Timmons, Senior Planner     SUBJECT: Cow Girls Espresso Temporary Use Permit 10712 SE Carr Rd      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, 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 for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov Project Proposal: The subject property is located on the southwest corner of 106th Place SE and SE 174 St. The applicant is proposing to site an espresso stand along the southeastern portion of the parcel. The espresso stand is currently located on the abutting parcel to the east which is being redeveloped. The parcel is zoned Commercial Arterial (CA). The applicant would gain access from 106th Pl SE and via access easement across the abutting property to the east. There appears to be no critical areas on site. Current Use: The site is currently Vacant. Zoning: The subject property is located within the Commercial Arterial (CA) zoning classification. In addition, the proposal would be subject to the Design District “D” standards and guidelines. 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). Drive-In/Drive-Through Retail are permitted as an accessory use within the CA zone provided that they are: Located on the same lot with another building/use; or Structurally integrated into another building/use; or Located on its own lot with some amount of indoor customer seating to qualify the drive-through as “accessory” to the eating/drinking establishment. It does not appear the proposal complies with the criteria above. The building would not be located on the same lot as another building. The proposed kiosk would not be structurally integrated another building and there is not adequate indoor customer seating proposed in order to qualify the drive through element as an accessory use. Therefore, the proposed espresso stand will not be allowed to be sited on the property as a permanent use. However, the Espresso stand would be allowed to site on the property as a temporary use. The table below notes the current standards for the CA zone. Type of Standard Minimum Standard  Lot Standards   Lot Size None   Lot Width None   Lot Depth None  Density   Minimum/Maximum Density Minimum Density: 20 du/ac Maximum Density 60 du/ac  Setbacks   Min Front Yard 10 feet   Max Front Yard 15 feet   Side Yard None   Rear Yard None   Side Yard Along-A-Street 10 feet  Building Standards   Building Coverage Ratio 65% of total lot area   Maximum Gross Floor Area None   Height 50 feet  Landscaping   On-Site Street Frontage If more than $50,000 of improvements are made to the site the applicant would be required to place a 10-foot on-site landscape strip on the street.   Tree Retention 5 % of significant trees   Parking Stacking space for 5 cars would also be required per RMC 4-4-080.F. Maximum slopes for parking areas shall not exceed eight percent (8%) slope. The Planning/Building/Public Works Administrator or his/her designee may allow a driveway to exceed eight percent (8%) slope but not more than fifteen percent (15%) slope. Critical Areas There appears to be no critical areas on site. It is the applicant’s responsibility to ascertain whether additional critical areas are present on the site. If so, the proposal would need to be revised accordingly. Environmental Review The proposal would be SEPA exempt. Permit Requirements: The proposal would require a Temporary Use Permit and a building permit. The Temporary Use Permit is valid for one year with a possible one-year extension. A Tier II Temporary Use Permit would be processed within an estimated time frame of 2-4 weeks. The fee for the Temporary Use Permit is $150. A 3% technology fee would also be assessed based on the total fees assessed at the time of land use application. Detailed information regarding the land use application submittal is provided in the attached handouts. A handout listing all of the City’s Development related fees in attached for your review.