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HomeMy WebLinkAboutPRE_StaffCommentsMihailRestaurant_221222_v1DEPARTMENT 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 Mihail Restaurant 100 S 2nd St PRE 22-000403 December 22, 2022 Contact Information: Planner: Andrew Van Gordon, 425.430.7286 Public Works Plan Reviewer: Nathan Janders, 425.430.7382 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 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, Development Engineering Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). M E M O R A N D U M DATE: December 13, 2022 TO: Andrew Van Gordon, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Nguyen Restaurant 1. The fire flow requirement is 1,750 gpm. Two fire hydrants are required. One within 150-feet and one within 300-feet of the proposed building. One hydrant is required within 50-feet of all fire department connections for the sprinkler system. Existing hydrants may be counted toward the requirements if they meet current code. A minimum of one new fire hydrant is required. 2. Fire impact fees are currently applicable at the rate of $5.92 per square foot of the existing building change of use and all new additional square footage added on. This fee is paid at time of building permit issuance. Credit may or may not be granted for the existing use depending on the length of vacancy. 3. Approved fire sprinkler, kitchen hood fire suppression and fire alarm systems are required throughout the building. Separate plans and permits required by the fire department. Direct outside access is required to the fire sprinkler riser room. Fully addressable and full detection is required for the fire alarm system. 4. Fire department apparatus access roadways are adequate from the existing city streets. 5. Proposed new use of the building would require a second stairway exit from the second floor. An annual place of assembly permit from the fire department would be required. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: December 22, 2022 TO: Andrew Van Gordon, Planner FROM: Nathan Janders, Plan Review SUBJECT: Addition and Remodel 100 S 2nd St 100 S 2nd Street PRE22-000403 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) 1823059236. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER COMMENTS 1. The proposed development is within the City’s water service area and in the Valley 196 Pressure Zone. 2. There is an existing 8-inch water main located in an easement along the south side of the adjacent property to the north that can deliver a maximum flow rate of 2,400 GPM (see record drawing W-057701). 3. There is an existing 8-inch water main on the east side of Lake Ave S that can deliver a maximum flow rate of 2,300 gpm (see record drawing W-033001). 4. There is an existing 12-inch water main in S 2nd St that can deliver a maximum flow rate of 4,800 gpm (see record drawing W394901). 5. There is an existing 1-inch water service and meter serving the building that is connected to the 8-inch main north of the property. There is no backflow prevention provided on the existing service. 6. The static water pressure is about 69 psi at elevation 36 feet. 7. The site is located outside of an Aquifer Protection Area. 8. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority determined the preliminary fire flow is 1,750 GPM. Per City code a looped water main is required around the building or complex of buildings when the fire flow demand exceeds 2,500 GPM. 9. Based on the information provided with the pre-application submittal documents, the following developer’s installed water main improvements will be required to provide domestic and fire protection service to the development including but not limited to the items that follow. a. Installation of a fire sprinkler stub a with a double check detector assembly (DCDA) is required for backflow prevention to the building. The sizing of the fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DCDA shall be installed on the private property in an outside underground vault per City Standard Plan 360.2. The DCDA may be installed inside the building if it meets the conditions per City Standard Plan 360.5 for the installation of a DCDA inside a building. The location of the DCDA inside the building must be pre-approved by the City Plan Reviewer and Water Utility. The backflow prevention assembly must be located adjacent to and behind a building exterior wall. b. In order to meet the requirement for a hydrant within 50 feet of the FDC, a minimum of 1 new hydrant is required. Water main extensions to serve the hydrant shall meet City standards. c. A 15 feet wide public water easement is required for any public water main, hydrants and water meters located outside City right-of-way. A minimum 10-foot setback is required from the building foundation to the new water main. d. Installation of off-site and on-site fire hydrants. The location and number of hydrants will be determined by the RRFA based on the final fire flow demand and final site plan. A hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection (FDC). See RRFA comments for additional hydrant spacing requirements. e. All commercial domestic water meters shall have a reduced pressure backflow assembly (RPBA) installed behind the meter on private property per City Standards. The RPBA shall be installed inside an above ground, heated enclosure per City Standard Plan 350.2. The RPBA may be located inside the building if a drainage outlet for the relief valve is provided and the location is pre-approved by the City Plan Reviewer and City Water Utility Department. The backflow prevention assembly must be located adjacent to and behind a building exterior wall. f. Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable. 10. Civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix J of the City’s 2012 Water System Plan. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is installed inside a steel casing. 11. A conceptual utility plan will be required as part of the land use application for the subject development. 12. The development is subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2022 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. The SDC fee for water is based on the size of the new domestic water service to the project. The current water (fire service) fee is $14,856 per 4-inch service, $29,712 per 6- inch and $47,539 per 8-inch service. b. A credit will be applied to the existing service if abandoned. c. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=City ofRenton SEWER COMMENTS 1. There is an existing 8-inch wastewater main located on the south side of S 2nd St (see record drawing S-177807). 2. There is an existing 8-inch wastewater main located on the west property line (see record Drawing: S-028801). 3. There is an existing 6-inch PVC sewer stub and 4 & 6 inch concrete side sewer serving the property. 4. The existing sewer stub may be re-used if it is in a location suitable to the project. Else, a new sewer stub shall be installed in accordance with City standard plans and RMC 4-6-040. 5. The existing concrete side sewer shall be replaced such that a 6 inch side sewer is provided in accordance with City standard plans and RMC 4-6-040. 6. A grease interceptor is required if there is a commercial kitchen. 7. Construction activities taking place near the existing sewer line shall take care to ensure it is not damaged. A protection plan may be required. 8. A conceptual utility plan will be required as part of the land use application for the subject development. 9. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. Current fees can be found in the 2022 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. The current sewer fee for is $3,500.00 per 1-inch meter. b. Final determination of applicable fees will be made after the water meter size has been determined. c. A credit will be applied for the existing services. d. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=City ofRenton STORM DRAINAGE COMMENTS 1. There is an existing 24 inch public stormwater main within Lake Ave S (see record drawing D- 217208). 2. There is an existing private stormwater conveyance system and detention facility on the adjacent properties to the west and north (see record drawing R-130202). 3. There appears to be drainage structures on the property that are unmapped and no record drawing exists. The applicant will need to verify the structure, and presumably, conveyance system reach along with prior design considerations. 4. 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 Standard Area matching Existing Conditions. The site falls within the Black River drainage basin. 5. 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 6. 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. 7. 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. 8. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual Section C.1.3. 9. Erosion control measures to meet the City requirements shall be provided. 10. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre. 11. 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 $0.84 per square foot of new impervious surface but not less than $2,000. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=CityofR enton TRANSPORTATION/STREET COMMENTS 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $150,000. The proposed project fronts S 2nd St to the south, Lake Ave S to the east, and private property on all other sides. a. S 2nd St. is classified as a Principal Arterial street with a ROW width of 60 feet per the King County Assessors map. To meet the City’s complete street standards for Principal Arterial streets with 4 lanes a minimum ROW width of 91 feet is required. Per RMC 4-6-060 half street improvements as taken from the ROW centerline shall be required and include a minimum 54 foot paved road (27 feet each side), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, 2 foot clear space at back of walk, street trees and storm drainage improvements. Dedication of 15.5 feet is required pending final survey. i. However, this portion of S 2nd Street is within the City’s current Transportation Improvement Plan (TIP) as project 22-25. The project is currently in early design and the cross section for the street has not been fully defined. Dedication as needed to support the street sectioned defined by the TIP shall be required. A waiver of frontage improvements may be allowed pursuant to RMC 4-9-250.C.5.d provided the existing sidewalk is ADA compliant and dedication as needed for the TIP is provided. The applicant must submit a waiver request b. Lake Ave S is classified as a Commercial-Mixed use & Industrial Access street with a ROW width of 60 feet per the King County Assessors map. To meet the City’s complete street standards for a Commercial-Mixed use & Industrial Access street with 2 lanes a minimum ROW of 69 feet is required. Per RMC 4-6-060 half street improvements as taken from the ROW centerline shall be required and include a minimum 36 foot paved road, a 0.5 foot curb, an 8 foot planting strip, a 6 foot sidewalk, street trees and storm drainage improvements. i. However, the existing, established, curbline is approximately 44 feet in width. The curbline shall remain in place, or be set 18 feet from the ROW centerline, whichever is greater. Improvements as listed above shall be taken from the back of curb. Dedication of approximately 6 feet (assuming established curb remains) is required pending the final survey. 2. Refer to City code 4-4-080 regarding driveway regulations. a. Driveways shall not be closer than 5 feet to any property line. b. Driveway width shall not exceed 30 feet exclusive of the radii of returns or tapers. c. There shall be no more than one driveway for each 165 feet of frontage, an additional driveway is allowed for each additional 165 feet of frontage. 3. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090. 4. Street lighting is required for a project that consists of more than 5,000 square feet of commercial space or 4 residential units. See RMC 4-6-060 for street lighting requirements. 5. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM peak) are required to do a traffic impact analysis. The trips should be calculated based on the guidelines of the current ITE Trip Generation Manual. Refer to the attached policy guidelines for traffic impact analysis for guidelines. If the site generates 20 or more new peak hour trips in either AM peak or PM peak, then applicant should contact the City to get information of the locations where traffic analysis is required. 6. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 7. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. 8. Unless noted otherwise in the Fee Schedule, the 2021 transportation impact fee is $7,145.85 per net new PM peak Hour Vehicle Trip per PM Peak Hour Vehicle Trip. GENERAL COMMENTS 1. 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. 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. 2. All construction permits for utility and street improvements will require separate plan submittals. All 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: http://rentonwa.gov/business/default.aspx?id=42473. 3. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 4. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 5. Fees quoted in this document reflect the fees applicable in the year 2017 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. 6. A demo permit is required for the demolition of the 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 22, 2022 TO: Pre-Application File No. 22-000403 FROM: Andrew Van Gordon, Associate Planner SUBJECT: Mihail Restaurant – 100 S 2nd St (Parcel number 1823059236) 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 https://www.codepublishing.com/WA/Renton/. Project Proposal: The project area is located at 100 S 2nd St (Parcel number 1823059236) at the corner of S 2nd St and Lake Ave S. The applicant proposes to improve the building with a restaurant on the ground floor and a lounge area with billiards and karaoke on the second floor. An addition of an elevator on the exterior of the building, enclosing of an existing carport to increase the restaurant space and façade improvements are proposed. The proposed floor space would be as follows: 1) Basement = 1,710 sq. ft.; Ground floor = 3,190 sq. ft.; Second floor = 2,780 sq. ft. with a 735 sq. ft. rooftop garden. Access would be from S 2nd St and Lake Ave S. The City of Renton’s (COR) mapping system indicates the site is within the Downtown Zone 2 Wellhead Protection Area; the roughly eastern and southern portion of the site is within a High Seismic Hazard Area. Current Use: The site contains a two-story 5,445 sq. ft. office building with associated paved surface parking. It appears that the building is currently vacant. Zoning/Land Use: The subject property is located within the Commercial Arterial (CA) zoning classification in Urban Design District D. 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 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 restaurant would fall under the eating and drinking establishments use type. The lounge would fall under the recreational facilities, indoor, new use type. Mihail Restaurant Page 2 of 9 December 22, 2022 Both uses are permitted within the CA zone. Development Standards: The project would be subject to RMC 4-2-120A, “Commercial Development Standards” effective at the time of complete application (noted as “UC-2 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. 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. Airport Related Height and Use Restrictions – The site is located in the airport influence area Zone 2 Traffic Pattern Zone. No use may be made of land within Airport Safety Zones 1 through 4, as shown in subsection F of this Section, in such a manner as to create electrical interference with radio communication between the airport and aircraft, making it difficult for fliers to distinguish between airport lights and others, result in glare in the eyes of fliers using the airport, impair visibility in the vicinity thereof, or otherwise endanger the landing, taking off, or maneuvering of aircraft. Nonresidential uses may be conditioned in relation to intensity of use in the Airport Influence Area, as shown in subsection F of this Section. Any permit or variance granted affecting Airport Safety Zones 1 through 4 shall be so conditioned as to require the owner of the structure or tree in question to install, operate and maintain thereon, at the owner’s own expense, such markers and lights as may be necessary to give adequate notice to aircraft of the presence of such airport hazard 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. Existing development proposed for retention would be required to comply with building and height limitations and would be reviewed for compliance at the time of land use application. Please see RMC 4-3-020, Airport Related Height and Use Restrictions for full requirements. 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. Mihail Restaurant Page 3 of 9 December 22, 2022 The proposal includes enclosing an existing carport and installing an exterior elevator. The carport is within the existing footprint and would not expand the footprint of the building. The elevator does not appear to be shown on the provided drawings. The building is set back approximately 59 feet (59’) from S 2nd St and approximately 36 feet (36’) from Lake Ave S. This exceeds the maximum front yard setback and maximum secondary front yard setback standards. The structure currently complies with the side/rear yard residential setback standards. Nonconforming Structures: The cost of alterations, remodels, or renovations of a legal nonconforming structure, except single family dwellings, shall not exceed an aggregate cost of forty percent (40%) in twelve (12) months or sixty percent (60%) in forty-eight (48) months of the value of the structure, based upon its most recent assessment or appraisal, unless the changes make the structure more conforming, or are used to restore to a safe condition any portion of a structure declared unsafe by the Building Official. Mandatory improvements for fire, life safety or accessibility, as well as replacement of mechanical equipment, do not count towards the cited monetary thresholds. Alterations, remodels, or restoration work shall not result in or increase any nonconforming condition unless permitted by RMC 4-10-050A.4, Limits on Enlargement. Nonconforming Site Development Standards: For remodels or other alterations of an existing structure made within any three (3) year period which together exceed one hundred percent (100%) of the assessed or appraised value of the existing structure, the site shall be brought into compliance with the current development regulations. For remodels or other alterations within any three (3) year period which exceed thirty percent (30%) of the assessed or appraised value, but do not exceed one hundred percent (100%), proportional compliance shall be required, as provided below. Remodels or other alterations within any three (3) year period that do not exceed thirty percent (30%) of the assessed or appraised value shall not be required to comply with the nonconforming site development requirements. Mandatory improvements for fire, life safety or accessibility, as well as replacement of mechanical equipment, do not count towards the cited monetary thresholds. Proportional Compliance: The required physical site improvements to reduce or eliminate the nonconformity of the site shall be established by the following formula: 1. Divide the dollar value of the proposed structure improvements, excluding mechanical equipment and mandatory improvements for life, safety, or accessibility, by the assessed or appraised value of the existing structure(s). 2. The monetary value of that percentage is then multiplied by ten percent (10%). 3. The dollar value of this equation is then applied toward reducing the nonconformities. Example: • Value of existing structure(s) equals $100,000; • Value of proposed improvements equals $20,000; • 10% multiplied by $20,000 equals $2,000; • $2,000 would be applied toward reducing the nonconformities. The Department shall determine the type, location and phasing sequence of the proposed site improvements. Mihail Restaurant Page 4 of 9 December 22, 2022 Access/Parking: Access is proposed via the existing driveways from S 2nd St and Lake Ave S. Within the CA zone a connection shall be provided for site-to-site vehicle access ways to allow a smooth flow of traffic across abutting CA lots without a need to use a street. Access may compromise the aisle between rows of parking stalls but is not allowed between a building and a public street. Eating and drinking establishments require a minimum and maximum of 10 stalls per 1,000 square feet of dining area. A recreational facility, indoor, new use type requires a minimum and maximum of one (1) stall per occupant based upon 50 percent (50%) of the maximum occupant load as established by the adopted Building and Fire Codes of the City of Renton. Driveway width shall not exceed an aggregate of 40 percent (40%) of the street frontage. There shall be a minimum of 18 feet (18’) between driveway curb returns where there is more than one (1) driveway on property under single ownership or control and used as one premises. The width of any driveway shall not exceed 30 feet (30’). There shall be no more than one (1) driveway for each 165 feet (165’) of street frontage serving any one property. For each 165 feet (165’) of additional street frontage another driveway may be permitted. Maximum driveway slope shall not exceed eight percent (8%). The Administrator may allow a driveway to exceed eight percent (8%) slope but not more than fifteen percent (15%) slope, upon proper application in writing and for good cause shown, which shall include, but not be limited to, the absence of any reasonable alternative. To exceed fifteen percent (15%), a variance from the Administrator is required. Bicycle Parking – When there are two (2) or more separate uses on a site, the required bicycle parking for the site shall be the sum of the required parking for the individual uses. The number of bicycle parking spaces shall be equal to 10 percent (10%) of the number of required off-street vehicle parking spaces for all uses except attached dwellings. Based on the provided drawings there is approximately 1,792 sq. ft. of dining area. Eighteen (18) ((1,792 sq. ft. / 1,000 sq. ft.) x 10 stalls = 17.9, rounded up to 18) stalls would be required for the restaurant. A minimum of two (2) bicycle parking spaces (18 stalls x .10 = 1.8 spaces, rounded up to 2) is required for the restaurant use. An unknown number of parking stalls and bicycle spaces would be required for the lounge area as the maximum occupancy is unknown at this time. One driveway access point would be required to be removed as the property only has approximately 249 feet of frontage. A site-to-site connect to the adjoining sites to the north and the west are required. Please review RMC 4-4-080, Parking, Loading and Driveway Regulations for the full requirements. Urban Design: The project is subject to RMC 4-3-100, Urban Design Regulations effective at the time of application. Exterior modifications such as facade changes, windows, awnings, signage, etc., shall comply with the design requirements for the new portion of the structure, sign, or site improvement. A full set of proposed elevations was not provided. Applicable design requirements for the project include, but are not limited to, the following: Based on the materials provided the following design items and would be reviewed at the time of land use application. • RMC 4-3-100E1: Site Design and Building Location o Building Location and Orientation o Building Entries o Service Element Location and Design • RMC 4-3-100E2: Parking and Vehicular Access Mihail Restaurant Page 5 of 9 December 22, 2022 o Surface Parking o Vehicular Access • RMC 4-3-100E3: Pedestrian Environment o Pedestrian Circulation o Pedestrian Amenities • RMC 4-3-100E5: Building Architectural Design o Building Character and Massing o Ground Level Details o Building Materials • RMC 4-3-100E7: Lighting o Lighting The references above are based on the materials provided. Design requirements would be reviewed at the time of land use application. Landscaping: With the exception of 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 minimum on-site landscape width required along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees 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. All changes in the use of a property or remodel of a structure that requires improvements equal to or greater than 50 percent (50%) of the assessed property value trigger landscaping requirements. On-site street frontage landscaping is required along S 2nd St and Lake Ave S minus driveways and pedestrian connections. Frontage improvements to include street trees and a landscaping strip will be required along Lake Ave S and S 2 nd St. A conceptual landscape plan shall be provided with the land use application as prepared by a licensed Landscape Architect, a certified nurseryman or other certified professional. All landscaping shall meet the requirements of RMC 4-4-070, Landscaping. Significant Tree Retention: A review of COR Maps shows that there appear to be mature trees on the site. When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Mihail Restaurant Page 6 of 9 December 22, 2022 Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition to retaining a minimum of 30% of existing significant trees, properties subject to an active land development permit shall comply with minimum tree credit retention requirements of a minimum of 30 credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 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; significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Mihail Restaurant Page 7 of 9 December 22, 2022 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. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4- 130H1e can be met. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a property. A formal tree retention plan and tree retention worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application. Interior remodels not involving any building addition, removal of trees, or alteration of impervious surface are exempt from tree credit requirements. 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. Refuse and Recyclables: 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. A refuse and recyclable collection area is not shown on the drawings. Full compliance will be determined at the time of Land Use Application. Critical Areas: According to COR Maps, the Downtown Wellhead Protection Area Zone 2 and Seismic Hazard Area: High are mapped on the property. The overall purpose of the wellhead protection regulations is to protect aquifers used as potable water supply sources by the City from contamination by hazardous materials. Some uses are restricted that store, handle, treat, use, or produce substances that pose a hazard to groundwater quality. Development within high seismic hazard areas require a geotechnical study completed by a licensed professional. A geotechnical report will be required addressing seismic issues as a portion of the building is within the high seismic hazard area. It is the applicant’s responsibility to ascertain whether any critical areas or environmental concerns are present on the subject property prior to development and/or construction. Environmental Review: The proposal would require environmental review pursuant to the State Environmental Policy Act (SEPA). The project is a change of use in an existing building that exceeds 4,000 square feet and therefore WAC 197-11-800(3) does not apply. An Environmental Checklist must be submitted with the proposal and the City’s Environmental Review Committee is required to issue a Threshold Determination prior to any issuance for permits on the site. Mihail Restaurant Page 8 of 9 December 22, 2022 An environmental checklist will be required at the time of land use application submittal. Site Plan Review: The purpose of the site plan review process is to analyze the detailed arrangement of project elements to mitigate negative impacts where necessary to ensure project compatibility with the physical characteristics of a site and with the surrounding area. Site plan review ensures quality development consistent with City goals and policies. Site plan review analyzes elements including, but not limited to, site layout, building orientation and design, pedestrian and vehicular environment, landscaping, natural features of the site, screening and buffering, parking and loading facilities, and illumination to ensure compatibility with potential future development. Site plan review is required for all development in the UC-2 zone and requires a public hearing. Site plan review is required for all development in the CA zone. Please review RMC 4-9-200, Master Plan and Site Plan Review for full site plan review requirements. Permit Requirements: The proposal would require Administrative Site Plan Review and Environmental (SEPA) Review. The 2023 fees would total $5,701.50 ($3,030.00 Administrative Site Plan Review + $1,800.00 Environmental Review + $241.50 Technology Fee (5%) = $5,071.50). 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. Detailed information regarding the land use permit application submittal requirements can be found on the Master Site Plan Review Submittal Requirements checklist. 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. Public Notice Requirement Public Information Sign: Public Information Signs are required for all Type II and Type III Land Use Permits as classified by RMC 4-8-080, Permit Classification. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Fees: In addition to the applicable building and construction fees, impact fees would be required. The fee in effect at the time of building permit issuance will apply. When an existing structure or building or portion thereof has been vacant for less than three (3) years, the impact fee shall be the applicable impact fee for the land use category of the new use, less any impact fee previously paid for the land use category of the prior use. If no impact fee was paid for the prior use, the impact fee for the new use shall be reduced by an amount equal to the current impact fee rate for the prior use. When an existing structure or building or portion thereof has been vacant for a period of three (3) years or more, the impact fee shall be the applicable impact fee for the land use of the new category; there shall not be a deduction of the impact fee that was or was not previously paid for the land use category of the prior use. For informational purposes, the 2023 impact fees are as follows: • A Transportation Impact Fee assessed at $68.51 per square foot of sit-down restaurant. • A Transportation Impact Fee assessed at $8.031.94 per net new PM Peak House Person Vehicle Trip Mihail Restaurant Page 9 of 9 December 22, 2022 • A Fire Impact Fee assessed at $5.92 per square foot of restaurant/lounge. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Next Steps: When the formal land use application materials are complete, the applicant shall have the application materials pre-screened prior to submitting the complete application package. Please contact Andrew Van Gordon, Associate Planner at avangordon@rentonwa.gov or (425) 430-7286 for an appointment. Expiration: Upon approval, the site plan shall expire within two (2) years. A single two (2) year extension may be granted for good cause by the Administrator. The Administrator may determine at their discretion that a public hearing before the Hearing Examiner is required for such extension. It is the responsibility of the owner to monitor the expiration date.