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HomeMy WebLinkAboutPre-app Mtg Summary - 19-000273.pdf1 PRE-APPLICATION MEETING FOR Four Generals Brewing PRE19-000273 CITY OF RENTON Department of Community & Economic Development Planning Division November 21, 2019 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Michael Sippo, 425-430-7298, msippo@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-430-7054, cthomas@rentonrfa.org 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). 2 FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE: November 6, 2019 TO: Alex Morganroth, Associate Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Four Generals Brewing 1. The preliminary fire flow calculation is 2,500 gpm. A minimum of three hydrants are required. One within 150-feet and two within 300-feet of the proposed building. At least one new fire hydrant shall be installed within 50-feet of the fire department connection to the fire sprinkler system. 2. Fire impact fees are applicable at the rate of $1.25 per square foot of retail space and $0.15 per square foot for manufacturing/brewing. This fee is paid at time of building permit issuance. 3. An approved fire sprinkler system is required throughout the building. An approved fully automatic fire alarm system is required throughout the building. Separate plans and permits required by the fire department. Direct access is required into the fire sprinkler equipment room from the outside of the building. 4. Fire department apparatus access roadways are adequately served by the existing city street system. 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 18, 2019 June 20, 2011 TO: Alex Morganroth, Planning FROM: Michael Sippo, Development Engineering SUBJECT: Four Generals Brewery 201 S 3rd Street PRE 19-000273 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 0007200003. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. The proposed development is within the City of Renton 196-pressure zone water service area. There is an existing 12-inch water main located in South 3rd Street (refer to City project plans no. W -0367B). The static water pressure is about 70 psi at ground elevation of 32 feet. There is an existing 1-inch domestic water meter serving 201 S 3rd St. The maximum flow capacity from the above 12-inch water main is limited to 5,000 gallons per minute (gpm). 2. Based on the project information submitted by the applicant for the pre-application meeting for the proposed development, the City’s Fire Prevention Department has determined that the preliminary fire flow demand for the proposed development is 2,500 gpm, including the use of an automatic fire sprinkler system. 3. The following improvements will be required to provide water service for fire protection and commercial uses: a. A minimum of 3 fire hydrants is required and the exact location of the 3 hydrants shall be determined based on the City’s review of the final building plans and site plan. Based on the November 6, 2019 Renton Regional Fire Authority Memorandum, one hydrant is required within 150-feet of the proposed building and two within 300-feet of the proposed building. At least one new fire hydrant shall be installed within 50-feet of the fire department connection to the fire sprinkler system. City utility maps show (2) two existing hydrants located across the street within 4 the Safeway business complex which are within 300’ of the proposed building. It is likely that an additional hydrant will be required to be constructed onsite. b. There is an existing 1” water meter servicing the property which may not provide sufficient service for business and fire operations. If the applicant wishes to maintain the existing service, at a minimum, a backflow prevention assembly shall be installed on private property behind the existing water meter. A reduced pressure backflow assembly (RPBA) is required for water meters for commercial water use. The RPBA shall be installed behind the meter and inside a heated enclosure (“hot-box”) per City standard plan no. 350.2. c. Installation of an additional sewer-exempt commercial-use water meter also requires a reduced backflow prevention assembly (RPBA). d. Installation of a dedicated fire line to service the building’s fire sprinklers with a fire service meter and a double check valve assembly located on private property behind the meter. DCVA’s with size 2-inch or smaller shall be installed a meter box and DCVA’s with size 3-inch and larger shall be installed in an exterior vault per City standard plan 320.4. The location of the DCVA’s inside the building must be pre-approved by the City Plan Reviewer and Water Utility. e. Sizing of the commercial water meters shall be done in accordance with the Uniform Plumbing Code meter sizing criteria. Meter size 3-inch and above shall be installed inside a concrete vault located outside of the building per City Standard Plan No. 320.4. f. The applicant/design engineer shall provide adequate room in the landscape area outside of the building and its underground parking garage footprint for the installation of the water meter vaults and fire sprinkler vault. g. Installation of a landscape irrigation meter and double check valve assembly (DCVA). 4. Adequate horizontal and vertical separations between the existing or new water main and other utilities (storm sewer, sanitary sewer, power, gas, electrical) shall be provided per City design standards. 5. 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. 6. 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 commercial uses and for fire sprinkler use. The 2019 system development charge (SDC) fee for 1-inch commercial-use water meter is $4,050, a 1-1/2 inch meter is $20,250 and a 2-inch is $32,400. The 2019 system development charge (SDC) fee for 1-inch fire service meter is $518, 1-1/2 inch fire service meter is $2,591 and 2-inch fire service meter is $4,146. Meter service size and associated SDC for commercial use, fire service and irrigation depends on the required demand and varies based on the size of the meter. The development is also subject to fees for drop-in meters, water connections, cut and caps, and purity tests. Current fees can be found in the 2019 Development Fees Document on the City’s website. Fees that are current will be charged at the time of construction permit issuance. SEWER 1. Sewer service is provided by the City of Renton. There is an existing 10” VCP sewer main (S-000902) south of the properties. Refer to Project Files WWP2700009 in COR Maps for record drawings. 2. City will be constructing a sewer main in S. 3rd St. Project is anticipated to begin construction in mid-2020. Applicant must design the sewer to flow to the north into this future main. It is recommended that during the design process, the applicant coordinate timing of the side sewer installation with the City’s new sewer main construction as this may reduce cost, interruption of street and traffic service and the need for additional trenching and construction over restored pavement. If sewer connection is needed prior to the construction of the new City sewer main, the project design will need to account for the permanent connection to S 3rd St as well as an allowed temporary connection to the sewer main south of the property. 5 3. All existing side sewers will be required to be cut and capped during demolition of the properties. New side sewers shall be installed to serve each individual property. 4. Covered parking and dumpster/recycling areas will need to direct drainage to the sanitary sewer system through an oil/water interceptor. If any parking is not covered, it will need to be directed away from the sanitary sewer and into the storm sewer system. 5. Retail and brewing space may need to be directed to a grease interceptor(s) prior to connecting into the City’s Sanitary Sewer system if it is determined that the nature of the brewing operations and discharge from floor drains contain high quantities of fats, oils and greases (FOG). The grease interceptor shall be sized in accordance with standards found in the latest edition of the Uniform Plumbing Code (UPC). The grease interceptor shall drain by gravity to the sewer main and shall be located so that it is accessible for routine owner maintenance. 6. Applicant shall coordinate with King County Wastewater Treatment Division and obtain all necessary permits, procedures, BMP’s and coverage(s) under DOE Industrial User Permit and submit to the City for review prior to obtaining construction permits. The City’s Utility Engineer will review the applicable approvals in relation to RMC 8-5-10 (Use of Public Sewers) and RMC 8-5-12 (Preliminary Treatment of Waste Matter) to ensure that wastewater does not exceed the biological, solids or pH limits as set forth by the code or pose any additional risk to infrastructure or public health and safety. 7. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new commercial water meter(s) to serve the project. The 2019 sewer fee for a 1-inch meter install is $3,100.00, 1-1/2 inch meter install is $15,500, and 2-inch meter install is $24,800 per meter. This is payable prior to issuance of the construction permit. The SDC fee that is current at the time of issuance of the construction permit will be applicable. STORM 1. Refer to Figure 1.1.2.A – Flow Chart in the 2017 RSWDM to determine what type of drainage review is required for this site. A drainage study complying with the 2017 City of Renton Surface Water Manual will be required. Based on the City’s flow control map, this site falls within the Flow Control Standard (Existing Peak Conditions. The site is located in the Black River drainage basin. Drainage report and drainage plans based on 2017 City of Renton Surface Water Manual are required to be provided. A preliminary drainage plan and drainage report, including the application of flow control BMPs, shall be included with the land use application. The final drainage plan and drainage report should be submitted with the utility construction permit application. 2. On-site BMPs satisfying Core Requirement #9 will be required for the site to the maximum extent feasible. On-site BMPs shall be evaluated in order of preference by feasibility as described in Section C.1.3 of the 2017 RSWDM. 3. Any new storm conveyance installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2017 RSWDM. New storm drains should be sized to accommodate future runoff of all upstream tributary area. 4. A geotechnical report for the site is required and shall be submitted with the land use application. Information concerning the soils, geology, drainage patterns, vegetation present, water table and soil permeability, with recommendations of appropriate on-site BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. The geotech report should include an on-site infiltration test to clearly show if the site is suitable or unsuitable for infiltration. The geotech report should discuss critical areas in the site and if there any wet season construction restrictions. 5. The development is subject to stormwater system development charge (SDC) fee. The 2019 stormwater SDC fee is $0.720 per square foot of new impervious surface, but no less than $1,800.00. This is payable prior to issuance of the construction permit. The SDC fee that is current at the time of issuance of the construction permit will be applicable. 6 TRANSPORTATION 1. The City is planning for the conversion of South 3rd Street to two -way traffic operation (Rainier Ave to Main Ave) as indicated in the current 2020-2025 6-Year TIP (TIP No.43). Preliminary engineering has not started as there is no funding, and there is no timetable for when it will begin other than what is indicated in the TIP (2022). 2. The available right of way width on the frontage of South 3rd Street is 60 feet (as per the King County assessor map). South 3rd Street is a Principal Arterial and as per discussion with Transportation section, there are no current plans for any change in the existing curb to curb pavement width on this frontage. As per street code RMC 4-6-060, a 0.5 feet wide curb, and 12 feet wide sidewalk with tree grates for locating street trees are required on the public street frontage on City Center area (where this site is located). Right of way dedication is required to be provided to the back of sidewalk on the site frontage. RMC 4-6-060 includes that street lighting and stormwater pipe are required along the entire frontage of development projects. 3. A traffic impact analysis is required when estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 - 9:00) or PM (3:00 –6:00) peak periods. A peak hour volume of 20 vehicles per hour would relate to daily volume of approximately 200 vehicles per day. Generally this would apply to commercial sites that generate 20 vehicles per hour. Traffic study guidelines are included with the pre-application packet. 4. Traffic impact fees for the new use based on square footage of the new building will apply. Impact fees are assessed based on the City’s Fee Schedule current at the time of Building Permit Application and due at time of building permit issuance. 5. Paving and trench restoration that will be required for any work associated with the proposed will comply with the City’s Standard Trench Restoration and Overlay Requirements. 6. Street lighting as per current code standards is required to be provided. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Maximum exposed retaining wall height is 8-ft and shall be setback a minimum of 3-ft from the right-of- way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. 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. 4. A civil construction permit for the site, utility and street improvements will require a separate plan submittal. Civil construction plans shall conform to the City Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the City’s website for submittal requirements: https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=9687014 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Fees quoted in this document reflect the fees applicable in the year 2019 only. The permit fee will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. 7. A demo permit is required for the demolition of any existing building. The demo permit shall be acquired through the building department. 7 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 20, 2019 TO: Pre-Application File No. PRE19-000273 FROM: Alex Morganroth, Associate Planner SUBJECT: Four Generals Brewery (Parcel # 0007200003) General: We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at www.rentonwa.gov Project Proposal: The applicant is proposing to operate a microbrewery on the site located at 201 S 3rd St (Parcel # 0007200003). The applicant, Four Generals Brewing, would relocate the brewery operation from its current location at 229 Wells Ave S to the new site in order to increase production rates and allow for expansion of the business. The project site is located on the south side of S 3rd St, across from Safeway and totals 19,920 sq. ft. in area. The applicant has proposed a pre-engineered metal building to house the new brewery, as well as 10 new surface parking spaces and vertically installed tank silos behind the building on the south side of the property. Spaces proposed by the applicant include a retail area and large production area. Access to the site is proposed to via a driveway off of S 3rd St. COR maps indicates the site is within a High Seismic Hazard Area and Wellhead Protection Area 1. Current Use: The subject property is currently vacant. Zoning: The property is located within the Commercial Mixed Use (CMU) land use designation, the Commercial Arterial (CA) zoning designation, and Urban Design District D. Microbreweries are a permitted use in the CA zone. Please note that microbreweries in the CA are required to incorporate a tasting/tap room or retail/commercial presence. The proposed small “mercantile” space would not satisfy this requirement. Staff recommends the applicant consider including a more meaningful, customer- focused space such as a tour-group area, tasting area, or small event space. This space should be located along the street-facing side of the building and be extremely visible from the public realm. Development Standards: The project would be subject to RMC 4-2-120B, “Development Standards for Commercial Zoning Designations” and the above-referenced overlay regulations effective at the time of complete application. 8 Density – No dwelling units are located on the site and no new dwelling units are proposed. Minimum Lot Size, Width and Depth – The minimum lot size required in the CA zone is 5,000 square feet. There are no minimum width or depth requirements. The existing lot exceeds the minimum lot size requirement. Lot Coverage – The maximum building coverage permitted in the CA zone is 65% of the lot area of 75% if parking is provided within the building. Building coverage information was not provided with the submitted pre- application materials; therefore staff was unable to verify compliance with this requirement. However, based on a preliminary calculation by staff, the proposal appears to be compliant with the lot coverage requirement. However, this requirement would be verified at the time of formal building permit application review. Setbacks – Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the CA zone are as follows: 15-foot minimum front/secondary front setback, which may be reduced to 0 feet through the site plan review process; a 20-foot maximum front/secondary front yard setback; and there are no rear or side yard setbacks, except 15 feet is required when abutting a lot zoned residential. Based on the site plan submitted with the pre-application materials, the proposal complies with the side and rear yard setback requirements. The 0-foot front yard setback may be requested through the site plan review process. Compliance with the required setbacks would be reviewed at the time of formal building permit application review. Building Height: The maximum building height permitted in the CA zone is 50 feet, except 60 feet for mixed use in the same building. Compliance with the maximum building height requirements would be reviewed at the time of formal building permit application review. At the time of formal application the applicant would be required to provide elevation data to verify the project does not impact the FAR Part 77 surface area (only if any changes to the building height or footprint are proposed). Additionally, a disclosure notice shall be placed on the land title relating 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 where aviation overflight or noise sensitive activities may occur within the Airport Influence Area an avigation easement shall be granted to the City of Renton. The avigation easement shall be approved by the City Attorney prior to recording. The Renton Municipal Airport Building Height Restrictions map indicates the maximum building height for airport purposes would be approximately 102 feet. Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The land use application will need to include elevations and details for the proposed methods of screening (see RMC 4-4-095). Refuse and Recycling Areas: In manufacturing and other nonresidential developments, a minimum of three (3) 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 six (6) 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. See RMC 4-4-090 for additional information and standards. Also, the Urban Design Regulations require additional treatment to garbage enclosures. Compliance with the refuse and recycling standards would be required to be demonstrated in the land use application. 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. Please refer to landscape regulations (RMC 4-4-070 and RMC 4-4-080F.7) for further general and specific landscape requirements. Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. When a commercial zoned lot is abutting a residential zone, a fifteen-foot (15') wide partially sight-obscuring landscaped visual barrier, or ten-foot (10') wide fully sight- obscuring landscaped visual barrier, is required along the common property line. 9 Surface parking lots with between 15 and 50 parking spaces are required to provide 15 square feet of interior parking lot landscaping per parking space, as specified below: Interior Parking Lot Landscaping: Any interior parking lot landscaping area shall be a minimum of eight feet (8') in width and 12’ deep. Landscaping shall be dispersed throughout the parking area and shall include a mixture of trees, shrubs, and groundcover as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial uses. At least one tree for every six (6) parking spaces within the lot interior shall be planted. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area shall be planted. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover shall be planted in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. d. There shall be no more than fifty feet (50') between parking stalls and an interior parking lot landscape area. Perimeter parking lot landscaping is required, as specified below: Perimeter Parking Lot Landscaping: Such landscaping shall be at least ten feet (10') in width as measured from the street right-of-way. Standards for planting shall be as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. A landscape plan is required at the time of formal land use application. A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-120D.12, shall be submitted at the time of land use application. Tree Preservation: If 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 a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least 10 percent (10 %) of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. If the trees cannot be retained, they may be replaced with minimum 2-inch caliper trees at a rate of six to one. It does not appear that any trees are located on the project site. Fences and Retaining Walls: Proposed fences or retaining walls must be designated on the landscape plan. A fence and/or retaining wall detail should also be included on the plan. See RMC 4-4-040 for fence and retaining wall regulations. Parking: The proposal would allow for a maximum of 1.5 space per 1,000 square feet of net floor area and minimum of 1 space per 1,000 square feet of net floor area. Based on a calculate d gross square footage of approximately 2,500 sq. ft. for the proposed building, a minimum of 3 spaces and maximum of 4 spaces would be permitted. A 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. If parking 10 number in excess of 25% (both reduction and increase) are requested, an approved modification is required. A parking modifications request would be reviewed concurrently with the site plan review application. The proposal also requires the provision of bicycle parking spaces equal to ten percent (10%) of the number of required off-street vehicle parking spaces. Spaces shall meet the requirements of subsection F11c of RMC 4-4- 080. See RMC 4-4-080F.11.b for complete information regarding bicycle parking standards. Bicycle parking must be shown on the land use application submittal materials. Compliance with the parking regulations would be verified at the time of formal land use review. Vehicle Access: Driveways shall not be closer than five (5) feet from side property lines. The width of the driveway shall not exceed 30-feet or 40-percent of the street frontage. Driveway widths internal to the site shall be 24-feet in width. Access to the site is proposed via a single driveway off of S 3rd St. Urban Design Regulations: The subject property is within the Urban Design District ‘D’ and compliance with District ‘D’ Urban Design Regulations is required (see RMC 4-3-100). In general the regulations encourage building design that is unique and urban in character, comfortable on a human scale and uses appropriate building materials that are suitable for the Pacific Northwest climate. The applicant will be required to provide a narrative with the land use application of how the project complies with the Urban Design District ‘D’ Regulations. Specific Building Design Standards:  A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements.  Parking shall be located so that no surface parking is located between a building and the front property line, or the building and side property line, on the street side of a corner lot.  The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded.  Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided.  All building facades shall include modulation or articulation at intervals of no more than forty feet (40').  Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width.  On any facade visible to the public, transparent windows and/or doors are required to comprise at least fifty percent (50%) of the portion of the ground floor facade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation). Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. Compliance with these standards would be verified during formal land use review. Critical Areas: The City’s mapping database (COR Maps) identifies the site as located in the High Seismic Hazard Area and Wellhead Protection Area Zone The seismic hazard is related to potential liquefaction of soils during an earthquake event. A geotechnical report for the site may be required to be prepared and submitted with the land use application. The analysis should assess soil conditions and detail construction measures to assure building stability. A fill source statement would be required if any fill is brought onto the site. Environmental Review: A change of use in a building or space equal to or greater than 4,000 sq. ft. is subject to Environmental (SEPA) Review in accordance with WAC 197-11-800. An environmental checklist must be submitted with the land use application. An environmental determination will be made by the Renton Environmental Review Committee. This determination is subject to appeal by either the project proponent, by a citizen of the community, or another entity having standing for an appeal. An environmental checklist must be submitted with the land use application. 11 Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the CA zones. 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. Decisional criteria for site plan approval are itemized in RMC 4-9-200E.3. Permit Requirements: The proposed microbrewery would require SEPA review and Administrative Site Plan Review. The application would be processed within an estimated time frame of 6-8 weeks. The 2019 Site Plan Review application fee is $2,570 and the 2019 SEPA checklist fee is $1,540. Any modification requests to code standards are $250.00 per modification. There is an additional 5% technology fee at the time of land use application. Fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s new website by clicking “Land Use Applications” on the Community & Economic Development page, then “All Forms (A to Z).” The City now requires electronic plan submittal for all applications. The City’s Electronic File Standards can also be found on the City’s website at https://edocs.rentonwa.gov/Documents/Browse.aspx?startid=867190&dbid=0. In addition to the required land use permits, separate construction and building permits would be required. Public Information Sign: The applicant will be required to install a public information sign on the property. The applicant is responsible for the procurement, installation, and maintenance of the sign. The sign must be installed prior to submitting the land use application. Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees apply to new uses and would be calculated at the time of building permit application and payable prior to building permit issuance. Fire and transportation impact fee rates would be determined by Development Engineering Division and the Renton Regional Fire Authority. Next Steps: When the formal application materials are complete, the applicant is strongly encouraged to have the application materials pre-screened at the 6th floor front counter prior to submitting the complete application package. Please call Alex Morganroth, Associate Planner at 425-430-7219 or amorganroth@rentonwa.gov to schedule an appointment.