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HomeMy WebLinkAboutPRE19000276_Meeting SummaryPREAPPLICATION MEETING FOR McDonald’s Remodel PRE 19-000276 CITY OF RENTON Department of Community & Economic Development Planning Division December 5, 2019 Contact Information: Planner: Jill Ding, 425.430.6598, jding@rentonwa.gov Public Works Plan Reviewer: Michael Sippo, 425.430.7298, msippo@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Craig Burnell, 425.430.7290 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: December 3, 2019 June 20, 2011 TO: Jill Ding, Planning FROM: Michael Sippo, Development Engineering SUBJECT: McDonald’s Restaurant Remodel 3209 NE 4th St PRE 19-000276 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 162305- 9111. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. The proposed development is within the City of Renton Highlands 435-pressure zone water service area. There is an existing 16-inch water main located in NE 4th Street (refer to City project plans no. W-019307). The static water pressure is about 46 psi at ground elevation of 340 feet. There is an existing 1-1/2 inch domestic water meter (meter ID# MTR-017829) and an existing 1-inch irrigation water meter (meter ID# MTR-017830) serving the existing Chevron/McDonalds commercial site. The maximum flow capacity from the above 16-inch water main is limited to 3,000 gallons per minute (gpm). 2. Based on the project information submitted by the applicant for the pre-application meeting for the proposed development, the City’s Fire Prevention Department has reviewed the materials and has no comments at this time. 3. A reduced pressure backflow assembly (RPBA) is required to be installed behind the existing 1 - 1/2” water meter servicing the site per City Std. Plan 350.2. RPBA can be installed in the planter strip behind the meter. 4. Since the project is not proposing an increase in water demand or an increase in size of the existing domestic water meter, the development is not subject to applicable water system development charges (SDC’s). McDonald’s Restaurant Remodel, PRE 19-000276 Page 2 of 4 December 3, 2019 SEWER 1. Sewer service is provided by the City of Renton. There is an existing 12” PVC sewer main (S- 151002) located in Monroe Ave NE that the existing gas station and restaurant are connected to via side sewer stub (S-225102). Refer to Project Files WWP2701510 in COR Maps for record drawings. 2. The project is not proposing an increase in water or sewer demand and will not be adding additional seating or restaurant capacity. City of Renton wastewater department may review the existing lateral service and grease interceptor to determine that it is in proper working order and that no fats, oils, or greases (FOG’s) are being bypassed into the public sewer system. 3. Since no new side sewer connections are being proposed or an increase in water meter service to the property, the development is not subject to a wastewater system development charge (SDC). STORM 1. Refer to Figure 1.1.2.A – Flow Chart in the 2017 RSWDM (below) to determine what type of drainage review is required for this site. Based on a preliminary review of the site plan and proposed improvements exceeding $100,000 on an existing high-use site, the project will be subject to Targeted Drainage Review, Category 3. A drainage study complying with the 2017 City of Renton Surface Water Manual will be required. Based on the City’s flow control map, this site falls within the Flow Control Duration Standard (Forested Conditions). The site is located in the Lower Cedar River drainage basin (Cedar River Main Urban sub-basin). Drainage report and drainage plans based on 2017 City of Renton Surface Water Manual are required to be provided. A preliminary drainage plan and drainage report, including the application of source and oil controls, shall be included with the land use application. The final drainage plan and drainage report should be submitted with the utility construction permit application. McDonald’s Restaurant Remodel, PRE 19-000276 Page 3 of 4 December 3, 2019 2. The site is not located within an Aquifer Protection Area. 3. Projects triggering Targeted Drainage Review – Category 3 are required, at a minimum, to address Core Requirement #5 (Erosion & Sediment Control), Core Requirement #6 (Maintenance & Operations), Core Requirement #7 (Financial Guarantees & Liability), Special Requirement #4 (Source Control), Special Requirement #5 (Oil Control) and Special Requirement #6 (Aquifer Protection) of the 2017 RSWDM. See section 1.1.2.2 of the 2017 RSWDM for further information. 4. In order to meet Special Requirement #5 (Oil Control), the project shall 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. 5. Any new storm conveyance installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2017 RSWDM. New storm drains should be sized to accommodate future runoff of all upstream tributary area. 6. The development is subject to stormwater system development charge (SDC) fee. The 2019 stormwater SDC fee is $0.720 per square foot of new impervious surface, but no less than $1,800.00. This is payable prior to issuance of the construction permit. The SDC fee that is current at the time of issuance of the construction permit will be applicable. TRANSPORTATION 1. The project is exempt from Street Standards since it is not proposing greater than $150,000 of “new construction or addition” with the majority of improvements falling under “interior remodels not involving a building addition” in accordance to RMC 4-6-060 (D) – Exemptions. 2. Onsite ADA, curbing, sidewalk and parking lot/drive-aisle 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. 3. A portion of the existing sidewalk along Monroe Ave NE (near the right-of-way connection point for the new ADA access ramp) has been uprooted by the adjacent street tree and will require McDonald’s Restaurant Remodel, PRE 19-000276 Page 4 of 4 December 3, 2019 repair as a portion of the proposed improvements in accordance to RMC 9-8. Sidewalk work within the right-of-way will require a right-of-way use permit in conjunction with any associated fees, bonds and/or deposits in accordance to RMC 9-10. GENERAL COMMENTS 1. A civil construction permit for the site, utility and street improvements will require a separate plan submittal. Civil construction plans shall conform to the City Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the City’s website for submittal requirements: https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=9687014 2. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 3. Fees quoted in this document reflect the fees applicable in the year 2019 only. The permit fee 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. 4. A demo permit is required for the demolition of any 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: December 5, 2019 TO: Pre-Application File No. PRE19-000276 FROM: Jill Ding, Senior Planner SUBJECT: McDonald’s Remodel 3209 NE 4th St 1623059111 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 online at www.rentonwa.gov Project Proposal: The project site is located at the southwest corner of the intersection of NE 4th St and Monroe Ave NE and is addressed as 3209 NE 4th St (parcel no. 1623059111). There is an existing building, which includes a McDonald’s restaurant and drive thru as well as a Chevron Extra Mile convenience store and a gas station. The proposal includes the remodel of the existing McDonald’s tenant space (including exterior modernization); no work is proposed within the convenience store tenant space, nor to the existing gas station. Exterior work on the McDonald’s tenant spaces includes new paint colors, a new storefront window and door, new access walls of a charcoal tile with a wood appearance and the existing mansard roof would be cut back to allow for the construction of new parapets. A new corrugated metal panel system is proposed at the parapets to provide visual interest. New metal trellises and a metal fascia band are proposed to break up the façade vertically and provide lighting and weather protection at the building entrances. A new white illuminated canopy at the entrance and on and front façade would provide pedestrian scale lighting and create a path to the front door. No changes are proposed to the driveways and pedestrian walkways. The existing 40 space surface parking lot would be restriped, however no change in the number of parking spaces is proposed. A small protected slope area is mapped on the southern portion of the project site, however according to current aerial photography, this portion of the site is currently paved with surface parking so it is unlikely that the site in encumbered with protected slopes. Current Use: Currently the site is occupied with a McDonald’s restaurant and drive thru as well as a Chevron Extra Mile convenience store and a gas station. McDonald’s Remodel Preapplication Meeting December 5, 2019 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). Zoning: The property is located within the Commercial Mixed Use (CMU) land use designation, the Commercial Arterial (CA) zoning designation, and Urban Design District D. Eating and drinking establishments with an accessory drive thru, convenience stores, and gas stations are outright permitted uses within the CA zone Minimum Lot Size, Width and Depth – The minimum lot size required in the CA zone is 5,000 square feet. There are no minimum width or depth requirements. The existing site area totals 54,886 square feet, which exceeds the minimum lot size requirement. No changes are proposed to the existing lot size, width, or depth as a result of this proposal. 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. Compliance with this requirement would be verified at the time of formal building permit review. Setbacks – Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the CA zone are as follows: 15-foot minimum front/side yard along a street setback, which may be reduced to 0 feet through the site plan review process; a 20-foot maximum front/side yard along a street setback; and no rear or side yard setbacks, except 15 feet when the site abuts a residential zone. The existing building exceeds the current maximum front yard setback requirements. Any additions or new structures would be reviewed for compliance with the setback requirements. Building Height – The maximum building height permitted in the CA zone is 50 feet. No changes are proposed to the existing building height. Landscaping – Compliance with the City’s landscaping regulations would be required for additions to existing buildings that increase the gross square footage of the building by greater than one third; or other changes in the use of a property or remodel of a structure that requires improvements equal to or greater than fifty percent (50%) of the assessed property valuation. 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. Surface parking lots with 15-50 parking spaces are required to provide 15 square feet of interior parking lot landscaping per parking space, as specified below: Interior Parking Lot Landscaping: Landscaping is required in parking lots in the amounts stipulated in subsection F of this Section. Any interior parking lot landscaping area shall be a minimum of five feet (5') in width. Landscaping shall be dispersed throughout the parking area and shall include a mixture of trees, 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. McDonald’s Remodel Preapplication Meeting December 5, 2019 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%) coverage 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 is required, as specified below: 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 least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. Tree Preservation – A tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. According to the proposed regulations, the tree retention plan must show preservation of at least 10 percent (10 %) of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator’s satisfaction that an insufficient number of trees can be retained. 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; and Significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. 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. A tree retention plan is required at the time of formal land use application if any trees are proposed for removal. Screening - All operating equipment located on the roof of any building shall be enclosed so as to be screened from public view in accordance with the requirements outline under RMC 4-4- 095. McDonald’s Remodel Preapplication Meeting December 5, 2019 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 fence taller than six feet (6') requires a building permit. New or existing fencing would need to comply with 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. Parking – Compliance with the Parking Regulations is required for the enlargement or remodeling of an existing building/structure by more than one-third (1/3) of the area of the building/structure; or the paving of a parking lot with permanent surface, or striping a previously unstriped lot. The following ratios may be applicable to the site: Use Square Footage of Use Ratio Required Spaces Eating and drinking establishment combination sit-down/drive- through restaurant Unknown Min/Max: 1 space / 75 sf of dining area Min/Max: unable to determine It should be noted that the parking regulations specify standard stall dimensions. Surface parking stalls must be a minimum of 9 feet 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. Bicycle parking is not required as the tenant space is less than 4,000 square feet in area. Vehicular Connection: A connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting CA lots without the need to use a street. Access may comprise the aisle between rows of parking stalls, but is not allowed between a building and a public street. Access – Driveway widths are limited by the driveway standards, in RMC 4-4080I. No changes in access are proposed. Building Design Standards – Compliance with Urban Design Regulations, District ‘D’, is required. Modifications from the standards can be applied. See Renton Municipal Code section 4-3-100. The following bullets are a few of the standards outlined in the regulations.  A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements. McDonald’s Remodel Preapplication Meeting December 5, 2019  Parking shall be located so that no surface parking is located between a building and the front property line, or the building and side property line, on the street side of a corner lot.  The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded.  Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided.  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.  On any facade visible to the public, transparent windows and/or doors are required to comprise at least fifty percent (50%) of 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). Where windows or storefronts occur, they must principally contain clear glazing. Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. Environmental Review: The proposal would be exempt from Environmental (SEPA) Review as the proposal includes the remodel of a tenant space that is less than 4,000 square feet in area. Permit Requirements: The proposed project would require a building permit. Detailed information regarding the building permit application submittal can be found on the City’s website by clicking “City Documents” on the home screen, then “CED Forms”. All forms are in alphabetical order. 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. Impact Mitigation Fees: In addition to the applicable building and construction fees, the following impact fees would be required prior to the issuance of building permits:  A Fire Mitigation fee based on the rate established by the Renton Fire Authority would be assessed.  A Transportation Mitigation Fee based on the fee established in the ITE manual would be required.