HomeMy WebLinkAboutPRE12-057, 4th & Duvall Fast Food Rest. Bldg., CADEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:
July 26, 2012
TO:
Pre-application File No. 12-057
FROM:
Gerald Wasser, Associate Planner
SUBJECT:
4th & Duvall Fast Food Restaurant Building
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 $100.00
plus tax, from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov
Project Proposal: The subject site consists of one lot located at the southwest corner of the intersection of NE 4th Street and Duvall Avenue NE. Currently, the lot is vacant with
two curb cuts (one on NE 4th and the other on Duvall). There are currently no curbs and sidewalks, except a small portion at the corner intersection. The site is 22,092 square feet/0.51
acres in area. The applicant proposes to construct a 3,000 square foot fast food restaurant building. The applicant has submitted two alternative site plans. Proposal A would include
a 3,000 square foot structure which would be oriented toward NE 4th Street, with a drive-through lane and 20 parking stalls which would be located at the rear (south) of the subject
property. Proposed Plan B includes a 3,000 square foot structure with a drive-through lane, and 17 surface parking stalls. The building in Proposal B would be oriented toward Duvall
Avenue NE and the parking lot would front on NE 4th Street. Access to the site in both Proposals A and B is proposed via a “right in” driveway at the northwest corner of the property
from NE 4th Street and via a full access driveway at the southeast corner of the subject property from Duvall Avenue NE. The site is currently zoned Commercial Arterial (CA) and
is located within Urban Design District ‘D’. The abutting and adjacent properties are all zoned CA. Note 1: Proposal A appears to be closest to the intent of the guidelines of Urban
Design District ‘D’. Therefore, staff prefers Proposal A.
Note 2: As indicated later in this memorandum and in the July 24, 2012 memorandum from Arneta Henninger, Plan Review (included earlier in this information packet), street improvements
and dedication of public rights-of-way along NE 4th Street and Duvall Avenue NE would be required. The analysis which follows is based on the applicant’s submitted site plan proposals;
the analysis does not analyze the site after right-of-way dedications and street improvements.
Zoning: The project site is zoned Commercial Arterial (CA). The purpose of the Commercial Arterial Zone (CA) is to evolve from “strip commercial” linear business districts to business
areas characterized by enhanced site planning, incorporating efficient parking lot design, coordinated access, amenities and boulevard treatment. The CA Zone provides for a wide variety
of indoor and outdoor retail sales and services along high-volume traffic corridors.
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. A copy
of these standards is included.
Lot Coverage – The CA zone allows a maximum building coverage of 65 percent, or 75 percent if parking is provided within a building or within an on-site parking garage. There appears
to be a 3,000 square foot footprint on the 22,092 square foot site resulting in building lot coverage of approximately 13.5 percent. The project proposal appears to comply with lot
coverage requirements. At the time of formal land use application the applicant will be required to provide a lot coverage analysis and calculations for the subject site.
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: 10 feet minimum for
the front yard but may be reduced to zero feet through the site plan review process provided blank walls are not located within the reduced setback. The maximum front yard setback
is 15 feet, although this can be modified through the site plan review process. The side yard along a street setback is required to be a minimum of 10 feet. This setback may be reduced
to zero through the Site Plan Review process. There is no minimum rear or side yard setback unless the project site is adjacent to residential zoned property. The project site does
not abut a residentially zoned property. Therefore, the buildings/structures on this site are not subject to an increased setback. The scale of the submitted site plan proposals is
not sufficient to determine compliance with the setback requirements. Compliance with setback requirements will be determined at the time of formal application.
Gross Floor Area – There are no minimum requirements for gross floor area within the CA zone.
Building Height – The maximum building height allowed in the CA zone is 50 feet. Building elevations and detailed descriptions of elements and building materials are required with a
formal land use submittal and/or building permit application. Elevation drawings were not submitted with the pre-application materials and, therefore, compliance with height limits
would be verified at the time of formal application.
Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The formal application will need to include elevations and details for
the proposed methods of screening.
Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards”. For commercial developments a minimum of 5
square feet for every 1,000 square feet of building gross floor area shall be provided for
recyclable deposit areas and a minimum of 10 square feet for every 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. Based on the proposed 3,000 square foot building, the applicant would be required to provide a total of 100 square feet for refuse deposit and recyclable deposit
areas. While the site plan submitted with the pre-application materials is not accurately scaled, it appears that the area identified as a trash enclosure has adequate area to be in
conformance with the refuse and recyclable area requirement. The refuse and recycling areas must be fenced or screened and have the appropriate gate opening in conformance with RMC
4-4-090C. While the submitted site plan is not accurately scaled, it appears that there is adequate area onsite to accommodate the required refuse and recycling areas.
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. The development standards require that all pervious areas within the property boundaries be landscaped. The minimum onsite landscape width
required along street frontages is 10 feet, except where reduced through the site plan development review process. Right-of-way dedications along NE 4th Street and Duvall Avenue NE
are required; onsite landscaping would be calculated after such right-of-way dedications. The submitted site plan does not indicate any landscaping and the area between the building
and the property line would need to be landscaped.
Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements (enclosed). Please also note that RMC 4-4-070F.6 specifies landscape standards
for parking lots. Since the site is located within Design District ‘D’, there are further landscape requirements within the Design District Guidelines (RMC 4-3-100). A conceptual landscape
plan and landscape analysis meeting the requirements in RMC 4-8-120D.12 must be submitted at the time of formal land use application and/or building permit.
Fences – Standards for commercial uses limit fence height to eight feet, provided that the fence does not stand in or in front of any required landscaping or pose a traffic vision hazard.
If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan to be submitted with the formal application. A fence
detail should also be included on the plan. Refuse areas must be screened by a fence or a wall.
Parking – A minimum and maximum of 1 parking stall per 75 square feet of dining area is required. Floor plans were not submitted and, therefore staff has not calculated the required
number of parking stalls. In order to determine the required number of parking stalls, floor plans must be submitted with the formal application. Such floor plans must clearly dimension
the dining area of the restaurant.
It should be noted that 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. Up to 30% of the parking stalls may be compact. 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 [see RMC 4-4-080F.8.g for more information].
For one row and two rows of 90-degree head-in parking using the same aisle in a one way or two way circulation pattern, the minimum width of the aisle shall be 24-feet. Because the
scale of the submitted site plan proposals is not adequate to accurately measure parking spaces and aisle widths, such measurements would occur at the time of building permit submittal.
Since surface parking shall have no more than six stalls consecutively clustered without an intervening landscape area the length of each stall, the proposal would need to be revised
to meet this requirement.
RMC 4-4-080F.10.e requires that 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. Typically 5 stacking spaces per window are required. Stacking spaces cannot obstruct required parking spaces or ingress/egress within the site.
While the submitted site plans are not at a sufficient scale, it appears that there is room in both proposals to meet this stacking space requirement.
The Loading Space Standards (RMC 4-4-080J) specify that all buildings shall provide off-street loading space if the activity carried on in the building requires deliveries to it of people
or merchandise. Loading space is in addition to required off-street parking. If the proposal is not able to meet loading space standards a separate request for a modification would
need to be applied for and granted.
Because this proposal would require deliveries, a loading space will be required. Loading area requirements would be verified at the time of formal application.
RMC 4-4-080F.11.a requires that the number of bicycle parking spaces shall be 10% of the number of required off-street parking spaces. Bicycle parking spaces shall meet the requirements
of RMC 4-4-080F.11.b.
Access – Driveway widths are limited by the driveway standards, in RMC 4-4-080I. There are sections of the street frontages on both NE 4th Street and Duvall Avenue NE that are paved
in a fashion that suggests previous driveways were once located there. The Urban
Design District ‘D’ guidelines state that parking lots should be accessed from alleys or side streets.
Pedestrian Access – A pedestrian connection must be provided from a public entrance to the street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building
entries and internally from buildings to abutting retail properties. Staff recommends textural changes such as different paving materials. Additional pedestrian access requirements
are specified in the Urban Design District ‘D’ guidelines and standards. These are summarized below in the Urban Design District ‘D’ Design Standards section of this report.
Signage – Only one freestanding business sign (monument/ground, projecting or roof) is permitted per street frontage. Each sign shall not exceed an area greater than one and one-half
square feet for each lineal foot of property frontage that is occupied by the business. In no case shall the sign exceed a total of 300 square feet (150 square feet per face). In addition
to the permitted freestanding sign, a wall sign with a copy area not exceeding 20% of the façade to which it is applied is also permitted. No new poles signs are permitted within the
CA zone. The proposal and site plan do not identify any signage. Additional sign regulations are summarized below in the Urban Design District ‘D’ Design Standards section of this
report.
Lighting – Per RMC 4-4-075A, no use shall cause light trespass beyond the boundaries of the property lines. A lighting plan shall be submitted at the time of formal land use application
and/or building permit for review and approval by the Planning Division Project Manager.
Building Design Standards (District D): Compliance with Urban Design Regulations District ‘D’ standards is required. A brief summary of the applicable Building Design Standards are
listed below, please consult RMC 4-3-100 for further details for all of these standards.
Building Location and Orientation – Commercial uses must have their primary entrance and shop display window oriented toward the street frontage with clear connections to the sidewalk.
Although the location of the primary entrance and window display are not shown on the submitted site plans, it appears that the structure in Proposal A is oriented towards NE 4th
Street; and the structure in Proposal B is oriented toward Duvall Avenue NE.
Pedestrian Access – Pedestrian access shall be provided to the building from property edges, adjacent lots, abutting street intersections, crosswalks, and transit stops.
Secondary Access [access not fronting on a street] – Shall have weather protection at least four and a half feet wide over the entrance.
Transition to Surrounding Development – To achieve a compatible transition where new buildings differ from surrounding development in terms of building height, bulk, and scale. At least
one of the following design elements shall be considered to promote a transition to surrounding uses:
Setbacks at the side or rear of a building may be increased by the Reviewing Official in order to reduce the bulk and scale of larger buildings and so that sunlight reaches adjacent
yards;
Building proportions, including step-backs on upper levels;
Building articulation to divide a larger architectural element into smaller increments; or
Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development.
Service Element Location and Design – The use of chain link, plastic, or wire fencing is prohibited. If the service area is adjacent to a street, pathway, or pedestrian-oriented space,
a landscaped planting strip, a minimum three foot wide shall be located on three sides of such a facility. Service enclosure fences should be made of masonry, ornamental metal or wood,
or some combination of the three.
Location of Parking – No surface parking shall be located between a building and the front property line or the building and side property line on the street side of a corner lot. As
proposed, the project in both Proposals A and B comply with this standard.
Design of Surface Parking –Parking lot lighting must not spill onto adjacent or abutting properties. All surface parking lots shall be landscaped to reduce their visual impact. Wherever
possible, parking should be configured into smaller units, connected by landscaped areas to provide on-site buffering from visual impacts. Access to parking should be provided by sidewalks
rather than the internal drive aisle. Driveways should provide landscaping to separate and minimize the impact on the streetscape. Within Urban Design District ‘D’ parking must 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 proposal
complies with this standard.
Pedestrian Environment – Clearly delineated pedestrian pathways shall be provided throughout parking areas. These pedestrian pathways shall be provided perpendicular to the primary
building structure. Pedestrian pathways within parking lots shall have a textural change in paving materials to differentiate between the drive aisle and pathway. Sidewalks located
between buildings and streets shall be raised above the level of vehicular travel. The delineation of pathways may be through the use of architectural features, such as trellises,
railing, low seat walls, or similar treatment. Decorative fences, with the exception of chain link fences, may be allowed when appropriate to the situation.
Pedestrian Amenities – Overhead weather protection would need to be provided in the form of awnings, marquees, canopies, or building overhangs. These elements shall be a minimum of
four and a half feet wide along at least 75% of the length of the building façade, a maximum height of 15 feet above ground elevation and a minimum height of eight feet.
Transit shelters, bicycle racks, benches, trash receptacles, and other street furniture should be provided. Street amenities such as outdoor group seating, kiosks, fountains, and public
art should be provided.
Architectural elements that incorporate plants are encouraged.
Landscaping – All pervious areas shall be landscaped. Street trees are required to be located between the curb edge and the building. Surface parking areas shall be screened by landscaping
in order to reduce views of parked cars from the streets. This landscaping shall be at least ten feet in width as measured from the sidewalk. Within in this landscaped area, trees
are required to be planted on an average of one per 30 linear feet of street frontage. Shrubs are required at a minimum rate of one per 20 square feet of landscaped area. Ground cover
shall be planted in sufficient quantities to provide at least 90% coverage of the landscaped area within three years of installation. The applicant shall provide a maintenance assurance
device, prior to occupancy, for a period of not less than three years and in sufficient amount to ensure the required landscape standards have been met by the third year.
Parking Lot Landscaping - Surface parking with more than 14 stalls shall be landscaped at the rate of 15 square feet of landscaping if the parking lot has 15 to 50 parking stalls. One
tree must be planted for every six parking stalls. For every 100 square feet of parking lot landscaped area, five shrubs must be planted and up to 50% of the shrubs may be deciduous.
Ground cover must reach 90% coverage within three years of planting. Parking stalls cannot be located further than 50 feet from a landscaped area. All landscaped areas must be drought
tolerant or must be irrigated.
Public Plaza – Public plazas are required to be provided at the intersection of NE 4th Street and Duvall Avenue NE. The plaza must be at least 1,000 square feet in area and have a minimum
dimension of 20-feet on one side abutting a sidewalk. The plaza must include landscaping, decorative paving, pedestrian-scaled lighting, and seating. Such pedestrian plaza has not
been indicated on the site plan submitted with the pre-application materials. The required plaza area must be shown on the site plan and landscape plans submitted with the formal land
use action.
Building Architectural Design – All building facades shall include modulation or articulation at intervals no more than 40 feet. Building modulations should be a minimum of 2-feet deep,
16-feet in height, and 8-feet wide.
Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. A blank wall is defined as a ground floor wall or portion of a ground floor
wall over six feet in height and has a horizontal length greater than 15 feet. If a wall section has a window, door, building modulation or other architectural detail then that section
is not considered blank. Also if a contiguous ground floor wall section exceeds 400 square feet without articulation or detail, then that portion would be considered blank. Where
blank walls
are required or unavoidable, the wall should be treated with at least one of the following planting beds, trellises, architectural details, artwork, or seating.
Windows on building facades must have clear windows that provide visibility into and out of the building, but screening may be applied to provide shade and energy efficiency. Display
windows shall be design for frequent change of displays rather than permanent. Tinted and dark glass, high reflective glass and film are prohibited.
The primary building entrance should be made visibly prominent by incorporating architectural features listed in RMC 4-3-100E. These features many include such details as recess, trellis,
porch, large entry doors, ornamental lighting, decorative entry paving and street furniture to name a few.
Building Roof Lines – Buildings shall use at least one of the following design elements to create varied and interesting roof profiles:
Extended parapets;
Feature elements projecting above parapets;
Projected cornices;
Pitched or sloped roofs.
Screen mounted roof top equipment shall be screened so the equipment is not visible within 150 feet when viewed from ground level.
Building Materials – All sides of a building visible from the street, pathway, parking area, or open space shall be finished on all sides with the same building material, detailing,
and color scheme or of the equivalent quality. Building shall also employ material variations such as colors, brick or metal banding, patterns, or textural changes.
Signage – Signage shall be an integral part of the design approach to the building. Prohibited signs include: back lit signs with letter or graphics on a plastic sheet (illuminated
cabinet sign); roof signs; and pole signs. Signs with only the letters and logo illuminated are permitted, as well as back-lit signs under 10 square feet. Freestanding ground-related
monument signs shall be limited to five feet about finished grade, including the support structure. All monument signs shall include decorative landscaping.
Lighting – Pedestrian scale lighting shall be provided along streets and at building entrances. Accent lighting should be provided at focal points such as gateways, public art, and
significant landscape features.
Critical Areas: Based on the City’s Critical Areas Maps, the site is located within Aquifer Protection Area (Zone 2). If the project involves the placement of more than one hundred
(100) cubic yards of imported fill, then a source statement would be required for each source location from which imported fill will be obtained.
Significant Tree Retention: A tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention
plan must show preservation of at least 5 percent (5 %) of significant (6-inch caliper or greater) trees, and indicate how proposed and/or existing building footprints would be sited
to accommodate preservation of significant trees that would be retained. If the trees cannot be retained, they may be replaced with minimum 2-inch caliper trees at a rate of six to
one.
Permit Requirements: The proposed project is exempt from Washington State Environmental Policy Act (SEPA) review. Because the project is categorically exempt from SEPA regulations,
it is exempt from Site Plan Review.
Building and construction permits would be required to proceed with the proposed project.
Impact/Mitigation Fees: In addition to the applicable construction and building permit fees, the following mitigation fees would be required prior to issuance of building permits.
Impact fees, which would replace mitigation fees, may be adopted prior to building permit approval for which an applicant may vest to impact/mitigation fees. Those fees have yet to
be determined. Currently fees are the following:
A Transportation Mitigation Fee ($75 per each new average daily trip)
A Fire Mitigation Fee ($0.52 per sq. ft. commercial)
A handout listing all of the City’s Development-related fees is attached for reference.
Expiration: Site Plans must be used within two years plus a possible two year extension.
cc: Jennifer Henning