HomeMy WebLinkAbout1-Preapp 15-000621 - Meeting Summary-5 copiesPRE-APPLICATION MEETING COMMENTS FOR
ASIAN RESTAURANT ON 108TH AVE SE
PRE15-000621
CITY OF RENTON
Department of Community & Economic Development
Planning Division
September 24, 2015
Contact Information:
Planner: Clark H. Close, 425-430-7289
Public Works Plan Reviewer: Vicki Grover, 425-430-7291 or Ann Fowler, 425-430- 7271
Fire Prevention Reviewer: Corey Thomas, 425-430-7024
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
making all of the required copies.
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).
FIRE & EMERGENCY SERVICES
DEPARTMENT
M E M O R A N D U M
DATE: September 24, 2015
TO: Clark Close, Senior Planner
FROM: Corey Thomas, Plans Review Inspector
SUBJECT: (Asian Restaurant on 108th Ave SE - 17630 108th Ave SE)
PRE15-000621
1. The fire impact fees are currently applicable at the rate of $1.40 per square foot
of additional restaurant area. Fees are paid at time of building permit issuance.
2. An approved fire alarm and fire sprinkler systems are required to be extended
into the proposed additions and throughout the entire existing building.
Approved suppression systems required in all kitchen cooking hood ventilation
systems. Separate plans and permits are required to be submitted to the
Renton Fire Department for review and permitting. Alarm systems are required
to be fully automatic and manual systems and fully addressable. Direct outside
door required to the fire sprinkler riser room.
3. Fire department apparatus access roadways are adequate as they exist.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: September 24, 2015
TO: Clark Close, Senior Planner
FROM: Ann Fowler, Plan Review
SUBJECT: Asian Restaurant TI
17630 108th Ave Se
PRE15-000621
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 3223059119.
The following comments are based on the pre-application submittal made to the City of Renton by the
applicant.
WATER
1. Water Service is provided by Soos Creek Water and Sewer District.
2. A water availability certificate will be required to be submitted to the City as part of the building
permit application. The water availability certificate should include the information that the
fireflow requirement of the Renton Fire Department for this project is available.
3. Approved water plans from Soos Creek should be provided during utility construction permit
review.
SEWER
1. Sewer Service is provided by Soos Creek Water and Sewer District.
2. A sewer availability certificate will be required to be submitted to the City as part of the building
permit application.
3. Approved sewer plans from Soos Creek should be provided during utility construction permit
review.
Asian Restaurant TI – Pre-App 15-000621
Page 2 of 2
September 24, 2015
SURFACE WATER
1. A drainage report complying with the City adopted 2009 King County Surface Water Manual and
City Amendments will be required. Based on the City’s flow control map, this site falls within
the Flow Control Duration Standard (Forested Conditions). Refer to Figure 1.1.2.A – Flow chart
for determining the type of drainage review required in the City of Renton 2009 Surface Water
Design Manual Amendment. Stormwater BMP’s applicable on the site must be provided.
2. A geotechnical report for the site may be required. Information on the water table and soil
permeability, with recommendations of appropriate flow control BMP options with typical
designs for the site from the geotechnical engineer, shall be submitted with the application.
3. Surface water system development fee is $0.54 per square foot of new impervious surface, but
not less than $1,350.00. This is payable prior to issuance of the construction permit.
TRANSPORTATION
1. Existing right-of-way width in 108th Ave SE is approximately 97 feet. 108th Ave SE (SR 515) is
classified as Principal Arterial. Minimum right-of-way for this street designation is 113 ft. To
meet the City’s complete street standards, street improvements including a pavement width of
76-feet, a 0.5-foot curb, an 8-foot planting strip behind the curb, an 8-foot sidewalk (shared
pedestrian/bicycle), street trees and street lighting will be required. To build this street section,
dedication of 8-feet of right-of-way fronting the site will be required for future road widening.
2. Existing right-of-way width in 109th Ave SE is approximately 33 feet. 109th Ave SE is classified as a
residential access road. Minimum right-of-way for this street designation is 53 feet. To meet the
City’s complete street standards, street improvements including a pavement width of 20-feet, a
6-foot parking lane on one side, a 0.5-foot curb, an 8-foot planter strip, a 5-foot sidewalk, street
trees and street lighting will be required to be constructed in the right-of-way fronting the site
per City code 4-6-060. To build this street section, dedication of 10-feet of right-of-way fronting
the site will be required for future road widening.
3. Applicant may submit an application to the City requesting a modification of the street frontage
improvements as outlined in City code 4-9-250C5d.
4. Payment of the transportation impact fee is applicable on the expansion of the restaurant
facilities at the time of application for the building permit. Applicable fees are calculated in
accordance with City Ordinance No. 5670. The transportation impact fee that is current at the
time of building permit application will be levied, payable at building permit issue.
GENERAL COMMENTS
1. All construction or service utility permits for drainage and street improvements will require
separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans
shall be prepared by a licensed Civil Engineer.
2. When utility plans are complete, please submit four (4) copies of the drawings, two (2) copies of
the drainage report, the permit application, an itemized cost of construction estimate, and
application fee at the counter on the sixth floor.
3. All utilities serving the site are required to be undergrounded.
4. Fees quoted in this document reflect the fees applicable in the year 2015 ONLY.
H:\CED\Planning\Current Planning\PREAPPS\2015 Preapps\15-000621
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: September 24, 2015
TO: Pre-Application File No. 15-000621
FROM: Clark H. Close, Senior Planner
SUBJECT: Asian Restaurant on 108th Ave SE - 17630 108th Ave SE
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 east side of 108th Avenue SE and is
addressed as 17630 108th Avenue SE. The project site totals 37,874 square feet (0.87 acres). The
proposal includes the conversion of an existing former McDonald’s restaurant building totaling
4,133 square feet (sf) into two new restaurants with separate entrances to each. The project
would include a 3,390 sf addition for a combined building gross area of 7,523 sf. Access to the
site would remain via existing commercial driveways off of 108th Avenue SE. No critical areas
are mapped on the project site.
Current Use: Currently the site is occupied with a 4,133 square foot fast food restaurant.
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
and the Commercial Arterial (CA) zoning designation. Fast food restaurants and eating and
drinking establishments are permitted uses within the CA zone. The property is also located
within Urban Design District ‘D’, and therefore subject to additional design elements.
Proposals should have unique, identifiable design treatment in terms of landscaping, building
design, signage and street furniture.
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Minimum Lot Size, Width and Depth – There are no minimum requirements for lot width or
depth within the CA zone. However, the minimum lot size in the CA zone is 5,000 square feet.
The existing site area totals 37,874 sf, which exceeds the minimum lot size requirement of the
zone.
Lot Coverage – The CA zone allows a maximum building coverage of 65 percent. The existing
4,133 sf building plus the proposed addition of 3,390 sf on the 37,874 sf site results in a
building coverage of approximately 20 percent, which is less than the maximum 65 percent
building coverage permitted.
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-foot 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; a 15 foot maximum front yard setback; and no
rear or side yard setbacks unless the property abuts a residential zoned property, then a 15-foot
setback is required. Any additions would be required to comply with the nonconforming
structures code RMC 4-10-050.
Gross Floor Area – There is no minimum requirements for gross floor area within the CA zone.
Building Height – The maximum building height that would be allowed in the CA zone is 50 feet
and 60 feet for mixed use structures (commercial and residential in the same building). Any
additions would be required to comply with the building height requirements.
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.
Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC
4-4-090, “Refuse and Recyclables Standards.” For 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. Refuse and recycling areas will need to be identified in the land use application
that meet the minimum size, screening, location, and other standards in RMC 4-4-090.
Landscaping – 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. Where possible, existing trees, rock outcroppings, and mature ornamental
landscaping shall be preserved and incorporated in the landscape layout and can be counted
towards required landscaping. Development or redevelopment of properties shall retain existing
trees when possible and minimize the impact of tree loss during development.
Parking lots shall have perimeter landscaping. The minimum on-site perimeter parking lot
landscaping is at least ten feet (10’) in width as measured from the street right-of-way, with the
exception of areas for required walkways and driveways and those zones with building setbacks
less than ten feet (10'). Surface parking lots with more than fourteen (14) stalls must provide a
minimum of 15 sf per parking space for 15 to 50 lots. For parking lots with 51 to 99 a minimum
of 25 sf per parking space is required. Perimeter landscaping may not substitute for interior
landscaping. 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
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trees, shrubs, and groundcover. For existing parking lots where compliance would result in the
loss of existing required parking spaces, the landscaping provisions shall prevail and the required
parking minimum amount may be reduced without the requirement of a parking code
modification.
Please refer to landscape regulations (RMC 4-4-070) for additional general and specific
landscape requirements. Compliance with the City’s landscaping regulations would be required
if the cost of the remodel requires improvements equal to or exceeding 50% of the property’s
assessed valuation or if the addition to existing building would increase the gross square footage
of the building by greater than one third.
Significant Tree Preservation: A Tree Retention / Land Clearing (Tree Inventory) 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 ten percent (10%) of significant trees per RMC
4-4-130H.1.a.iii, 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 20%; significant trees adjacent to critical areas and their associated
buffers; and significant trees over 60’ in height or greater than 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 an independent review of any land use application that involves
tree removal and land clearing at the City's discretion. A formal tree retention plan would be
reviewed at the time of application.
Fences and 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.
If proposed, retaining walls must 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. A retaining wall that is four feet (4') or taller, as measured by the vertical
distance from the bottom of the footing to the finish grade at the top of the wall (i.e., not
measured by exposed retaining wall height), would require a building permit. Please refer to
retaining wall standards (RMC 4-4-040) for additional information.
Parking: The following ratios would be applicable to the site:
Use Square Footage of
Use Ratio1 Required
Spaces
Eating and drinking
establishments and taverns: 7,523 sf Min/Max: 10 spaces / 1,000 SF Min/Max: 75
stalls
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1A twenty five percent (25%) reduction or increase from the minimum or maximum number of parking
spaces may be granted for nonresidential uses through site plan review if the applicant can justify the
modification to the satisfaction of the Administrator. Justification might include, but is not limited to,
quantitative information such as sales receipts, documentation of customer frequency, and parking
standards of nearby cities (RMC 4-4-080F.10.c.i).
Based on the submitted application, it appears the applicant is requesting to re-use the existing
surface parking stall area. A total of 62 surface parking stall have been proposed, which is less
than the minimum and maximum 75 stalls required by RMC 4-4-080. If future practical
difficulties exist in meeting parking requirements, the applicant may request a modification
from these standards, if site plan review is not required. Please refer to RMC 4-9-250D.2 for
decision criteria. It is the responsibility of the developer or building occupant to provide the
Department of Community and Economic Development with written justification for the parking
modification. Or as previously noted, nonresidential uses may be granted a 25% reduction from
the minimum number of parking spaces through site plan review if the applicant can justify the
reduction of parking spaces.
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. Please note parking
lots ten thousand (10,000) square feet or greater in area shall have a minimum of five percent
(5%) of area within the parking lot landscaped in a pattern that reduces the barren appearance
of the parking lot. Alternatively, the applicant may choose to provide 35 square feet of
landscaping per parking space as identified in RMC 4-4-070.6.b.; this is in addition to the
required perimeter parking lot landscaping.
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.
All non-residential development that exceeds 4,000 gross sf in size would also be required to
comply with the bicycle parking requirements. Bicycle parking is required based on 10 % of the
required number of parking stalls. The bicycle parking provided for the proposed use 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. Spaces
should follow the requirements of RMC 4-4-080F.11.
Access: Driveway widths are limited by the driveway standards, in RMC 4-4080I.
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 parcels 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. A site-to-site vehicle access way between Cash America Pawn
and the proposed redevelopment site would be required.
Pedestrian Access: A pedestrian connection shall be provided from all public entrances to the
street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building
entries and internally from buildings to abutting properties.
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Building Design Standards – Compliance with Urban Design Regulations, District ‘D’, is required
due to the enlargement of the building. See the attached checklist or 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 façade facing a street, shall be
prominent, visible from the street, connected by a walkway to the public sidewalk, and
include human-scale elements.
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 façade 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).
Buildings shall use at least one of the following elements to create varied and interesting
roof profiles (see illustration, subsection RMC 4-3-100.I.5.f):
(a) Extended parapets;
(b) Feature elements projecting above parapets;
(c) Projected cornices;
(d) Pitched or sloped roofs.
Buildings shall employ material variations such as colors, brick or metal banding, patterns,
or textural changes.
Staff was able to verify compliance with many of the design standards with the preliminary
elevations submitted with the pre-application materials. Complete design review would be
completed the during the formal land use process.
Critical Areas: No critical areas are mapped on the project site.
Environmental Review: Environmental (SEPA) review is required. The proposal includes
retention of the existing structure which exceeds the 4,000 sf Environmental (SEPA) threshold.
In accordance with WAC 197-11 Environmental (SEPA) Review would be required for any
addition when the total square footage of the building (old plus new) exceeds the threshold
adopted by the local jurisdiction. If a building is not exempt at the time of construction, neither
would any additions to the building be exempt.
Site Plan Review: Site plan review is required for all development in the CA zone per RMC 4-9-
200. The purpose of Site Plan Review is the detailed arrangement of project elements so as to
be compatible with the physical characteristics of a site and with the surrounding area. Site plan
review ensures quality development consistent with City goals and policies. An additional
purpose of Site Plan is to ensure quality development consistent with City goals and policies. The
general review criteria include the following items:
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a. Compliance and Consistency. Conformance with plans, policies, regulations and
approvals, including:
b. Off-Site Impacts. Mitigation of impacts to surrounding properties and uses;
c. On-Site Impacts. Mitigation of impacts to the site;
d. Access and Circulation. Safe and efficient access and circulation for all users;
e. Open Space. Incorporation of public and private open spaces to serve as distinctive
project focal points and to provide adequate areas for passive and active recreation by the
occupants/users of the site;
f. Views and Public Access. Provision of view corridors to shorelines and Mt. Rainier,
incorporates public access to shorelines, and arranges project elements to protect existing
natural systems where applicable;
g. Services and Infrastructure. Availability of public services and facilities to accommodate
the proposed use;
h. Signage. Use of signs primarily for the purpose of identification and management of sign
elements – such as the number, size, brightness, lighting intensity, and location – to
complement the visual character of the surrounding area, avoid visual clutter and
distraction, and appear in proportion to the building and site to which they pertain; and
i. Phasing. Inclusion of a detailed sequencing plan with development phases and estimated
time frames, if applicable.
Permit Requirements: Site plan review would be reviewed concurrently with the Environmental
(SEPA) Review and processed within an estimated time frame 8-10 weeks once a complete
application is accepted. The application fee for Site Plan Review is $1,500 and the Environmental
Review fee is $1,000. Any modifications to the city-wide property development standards are
subject to a $150 fee for each request. A 3% technology fee would also be assessed, for each
fee, at the time of land use application. Detailed information regarding the land use application
submittal is provided in the attached handouts or available online at www.rentonwa.gov.
In addition to the required land use permits, separate construction, building and sign permits
would be required. The review of these permits may occur concurrently with the review of the
land use permits, but cannot be issued prior to the completion of any appeal periods.
Impact Mitigation Fees: In addition to the applicable building and construction fees, impact fees
would also be applicable. Such fees apply to all projects and would be calculated at the time of
building permit application and payable prior to building permit issuance. The 2015/2016 fees
are as follows:
Transportation Impact Fee based on $11.00/$11.58 per square foot of additional sit-down
restaurant area; and
Fire Impact fee of $1.40/$1.84 per square foot of additional restaurant area.
A handout listing all of the City’s Development related fees is attached for your review or is
available at www.rentonwa.gov.
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Note: When the formal application materials are complete, the applicant is strongly
encouraged to have one copy of the application materials pre-screened at the 6th floor front
counter prior to submitting the complete application package. Please contact Clark Close,
Senior Planner at 425-430-7289 or by email at cclose@rentonwa.gov for an appointment.
Expiration and Extensions: Once the site plan application has been approved, the applicant has
two years to comply with all conditions of approval and to apply for any necessary permits
before the approval becomes null and void. The approval body that approved the original
application may grant a single two-year extension. The approval body may require a public
hearing for such extension.
2,000
167
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17630 108th Ave SE
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