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HomeMy WebLinkAboutPRE22-000070_Meeting SummaryPREAPPLICATION MEETING FOR Premier Meat Pies Renton Location 919 S 3rd St PRE 22-000070 CITY OF RENTON Department of Community & Economic Development Planning Division March 22, 2022 Contact Information: Planner: Brittany Gillia, 425.430.7246, bgillia@rentonwa.gov Public Works Plan Reviewer: Scott Warlick, 425.430.7216, swarlick@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 425.430.7235, 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 formal submittal. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). M E M O R A N D U M DATE: March 8, 2022 TO: Brittany Gillia, Associate Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Premier Meat Pies Renovation 1. The fire flow is unchanged from the existing building. If a fire sprinkler system is required to be added, one fire hydrant shall be within 50-feet of the required fire department connection. 2. Fire impact fees are currently applicable at the rate of $5.92 per square foot of the existing building. This fee is paid at time of building permit issuance. 3. Building renovations shall comply with the 2018 Edition of the Existing Building Code. A professional evaluation and design shall be provided to show compliance with this particular code. This code provides design options that need to be evaluated and one option shall be chosen and presented. Most likely, fire sprinkler and fire alarm systems shall be required by these options. Separate plans and permits are required to be submitted to the fire department for review and permitting for all fire sprinkler, fire alarm and kitchen hood fire suppression systems. 4. Fire department apparatus access roadways are adequate as they exist and shall be maintained. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 21st, 2022 TO: Brittany Gillia, Planner FROM: Scott Warlick, Engineering Specialist III SUBJECT: Premier Meat Pies 919 S 3rd St PRE22-000070 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) 7231501270. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. The proposed Bakery is within the City of Renton’s water service area in the Valley 196 pressure zone. The property is within the one-year capture zone (Zone 1) of the City’s wellhead protection area. 2. The static water pressure is 65 psi at ground elevation of 46-feet. 3. There is an existing 8-inch water main in Main Ave S (project file: WTR2701156). 4. There is an existing 3/4-inch domestic water meter (Facility ID No. MTR-017296) serving the existing building on the property. 5. There are multiple Fire Hydrant within 300-feet of the existing building. Sanitary Sewer 1. There is currently a 6-inch gravity wastewater main located in Main Ave S (Record DWG: S- 22620C) 2. There appears to be a sanitary sewer stub connection to the building (Record DWG: S-22620C) 3. The building currently has a 35 gallon grease interceptor. This grease interceptor is too small and will need to be upsized to a 70 gallon tank as part of this project. Surface Water 1. There is a type 1 CB at the corner of S 3rd St and Main Ave S that connects into 12-inch stormwater main located in Main Ave S (Record Dwg: R-125801). Transportation 1. Frontage improvements are not required if the following criteria are met: 1. The New construction or addition with valuation less than $150,000. 2. Interior remodels of any value not involving a building addition. 2. A traffic impact analysis is required when the 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. 3. Transportation impact fees may be assessed for the proposed change in use. Because the building has been vacant for more than 3 years no credit can be given for the original use. The proposed use of the building after the tenant improvements is a shopping center. Transportation impact fees are published in the City’s Development Fees document. General Comments 1. If frontage improvements are required, 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 6-feet and shall be setback a minimum of 3-feet 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-feet minimum horizontal and 1-feet vertical separation between storm and other utilities is required with the exception of water lines which require 10-feet horizontal and 1.5-feet 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. All construction utility permits for utility and street improvements will require separate plan submittals. All utility 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 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 2018 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE22-000070 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 22, 2022 TO: Pre-Application File No. 22-000070 FROM: Brittany Gillia, Assistant Planner SUBJECT: Premier Meat Pies Renton Location 919 S 3rd St Parcel # 7231501270 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 applicant is proposing to convert tenant space in an existing commercial restaurant building into a combined meat pie bakery, restaurant and pub. The subject property is located at 919 S 3rd St (APN 7231501270). The parcel totals approximately 8,644 sq. ft. (0.20 acres) in area and is currently developed with an 8,580 sq. ft. commercial building, of which the applicant is proposing to remodel and occupy approximately 3,284 sq ft. The site has a zoning designation of Center Downtown (CD) and is located in the Downtown Business District, Urban Design District A, and the City Center Sign Regulation Area overlay. The applicant did not indicate any exterior changes to the structure; however, an interior remodel is proposed, which would include several food preparation areas, bakery seating, several banquet rooms, restaurant seating, and bar seating. The parcel does not contain parking. Pedestrian access to the proposed project would remain via the three existing public doorways off of S 3rd St and deliveries are proposed to be loaded via Houser Way S. COR Maps indicates the presence of a High Seismic Hazard Area and Wellhead Protection Area Zone 2 (Downtown Wellfield) on the project site. Current Use: The site is currently developed with an 8,580 square foot commercial building. Zoning Requirements: The subject property is located within the Commercial & Mixed Use (CMU) land use designation and CD zoning designation. In addition, the proposal is within the Urban Design District ‘A’ and City Center Sign Regulation Area overlays. Eating and drinking establishments are an allowed use in the CD zone. Premier Meat Pies Renton, PRE22-000070 Page 2 of 5 March 22, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE21-000070 Development Standards: The project would be subject to RMC 4-2-120B, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CD standards” herein). The table below notes the current standards for the CD zone. Minimum Lot Size, Width and Depth –There are no minimum requirements for lot size, width or depth within the CD zone. No changes are proposed to the existing commercial lot. Building Coverage – There are no maximum requirements for lot coverage within the CD zone. No external changes are proposed to the existing commercial building. Building Setbacks – Setbacks are the distance between the building and the property line or any private access easement or tract. Setback requirements in the CD zone are as follows: no minimum front yard or secondary front yard, and 15 feet maximum front yard and secondary front yard for portions of buildings 25 ft or less in height and no minimum front yard or secondary front yard for portions of buildings over 25 feet in height. There is no maximum front yard setback requirement for non-residential buildings; and no rear or side yard setbacks unless the property abuts a residential zoned property, where the setback along residentially zoned properties is 15 feet. The applicant is not proposing any building additions to the existing structure. Gross Floor Area – There is no minimum requirement for gross floor area. Building Height – Maximum building height in the CD zone is 95 feet. In no case shall building height exceed the maximum allowed by the Airport Compatible Land Use Restrictions, for uses located within the Federal Aviation Administration Airport Zones designated under RMC 4-3-020. The applicant is not proposing to increase the maximum height of the existing structure. Refuse and Recycling Areas – Onsite refuse and recyclables deposit areas and collection points for collection of refuse and recyclables are required for all new development in commercial and other nonresidential uses. 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. The submitted materials did not identify a refuse and recycling enclosure area. Compliance with the refuse and recycling standards (general and Urban Design) would be reviewed with the building permit application. Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The project proposal does not provide information on utility or mechanical equipment. Compliance with the screening requirements would be reviewed at the time of formal building permit application review. See RMC 4-4-095 for specific code requirements. Access: Currently there is no private vehicular access onto the site. Street parking is available along S 3rd St. and Houser Way S. The number of driveways and curb cuts shall be minimized for vehicular access purposes, so that pedestrian circulation along the sidewalk is minimally impeded. No changes to the existing access is proposed. 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. A clear and separate pedestrian connection is established onsite leading from the public access along the S 3td St right of way to the three separate store front building entrances. Premier Meat Pies Renton, PRE22-000070 Page 3 of 5 March 22, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE21-000070 Parking: There is no minimum parking requirement for commercial uses allowed in the CD zone. There is currently no parking associated with the parcel. No changes to the site are proposed. Fence: The fence standards for commercial, industrial, and other uses can be found in Section 4-4-040(E). Chain-link fencing is prohibited within the Center Downtown Zone. No new fences are proposed in the submitted materials. Landscaping: New and existing development in the CD zone is exempt from all landscape regulations in RMC 4-4-070 except for subsection F2, Street Trees and Landscaping Required Within the Right-of-Way on Public Streets, subsection F6, Parking Lots, and subsection P, Maintenance. Street trees and, at a minimum, groundcover shall be planted within planting strips based on the provisions of RMC 4-4-070F.2. Any additional undeveloped right-of-way areas shall be landscaped unless otherwise determined by the Administrator. Refer to the City’s Approved Tree List and spacing standards available through the Department of Community and Economic Development and on the City’s website. All surface parking lots shall have perimeter landscaping and interior parking lot landscaping meeting the standards of RMC 4-4-070. Please refer to landscape regulations (RMC 4-4-070) and Downtown Streetscape Standards for additional general and specific landscape requirements. The subject site does not have associated planting strips in the Right-of-Way or parking lot landscaping. No addition of new landscaped areas are proposed. Tree Preservation: A tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. According to the proposed regulations, the tree retention plan must show preservation of at least 10 percent (10 %) of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator’s satisfaction that an insufficient number of trees can be retained. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City’s discretion. There are no existing trees on site. Signage: The subject property is within the City Center Sign Regulation Area. Signs are required to meet the minimum standards of RMC 4-4-100 “Sign Regulations” and require sign permit review. No signage was shown or proposed on the submitted materials. Urban Design Regulations: The subject property is within the Urban Design District ‘A’ and compliance with District ‘A’ Urban Design Regulations would be required if the proposal includes either of the following: Premier Meat Pies Renton, PRE22-000070 Page 4 of 5 March 22, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE21-000070 • Alterations, enlargements, and/or restorations of nonconforming structures pursuant to RMC 4-10- 050 Nonconforming Structures; • 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. 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 and to discourage franchise retail architecture. The submitted materials do not indicate that the project will trigger compliance with Urban Design District ‘A’ standards. If the scope of the project changes and compliance is required, the following sections of code may be applicable. • The building’s primary entry shall be on a façade facing the street, prominent, connected to the public sidewalk, and include human-scaled elements. Visibly prominent features include facade overhang, trellis, large entry doors, and/or ornamental lighting. • Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least four and one-half feet (4- 1/2') wide. Buildings that are taller than thirty feet (30') in height shall also ensure that the weather protection is proportional to the distance above ground level. • Features such as entries, lobbies, and display windows shall be oriented to a street or pedestrian- oriented space; otherwise, screening or decorative features should be incorporated. • Garbage, recycling collection, and utility areas shall be enclosed on all sides, include a roof and be screened around their perimeter by a wall or fence and have self-closing doors. Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three. If the service area is adjacent to a street, pathway, or pedestrian-oriented space, a landscaped planting strip, minimum three feet (3') wide, shall be located on three (3) sides of such facility. • Parking shall be located so that no surface parking is located between a building and front property line and a building and the side property line on a corner lot. Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. • Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the façade’s ground floor. Any façade visible to the public shall be comprised of at least fifty percent (50%) transparent windows and/or doors for at least 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). Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are not permitted. • All sides of buildings visible from a street, pathway, parking area, or open space shall be finished with the same building materials, detailing, and color scheme. A different treatment may be used if the materials are of the same quality. All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. Materials, individually or in combination, shall have texture, pattern, and be detailed on all visible façades. Materials shall be durable, high quality, and consistent with more traditional urban development, such as brick, integrally colored concrete masonry, pre-finished metal, stone, steel, glass and cast-in-place concrete. Critical Areas: According to COR Maps, a High Seismic Hazards and Wellhead Protection Area Zone 2 (Downtown Wellfield) are present on the site. A geotechnical report for the site may be required if changes or improvements are proposed outside of the existing building. The analysis should assess soil Premier Meat Pies Renton, PRE22-000070 Page 5 of 5 March 22, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE21-000070 conditions and detail construction measures to assure building stability. Due to the location of the project site in a Wellhead Protection Area Zone 2, a fill source statement would be required if any offsite fill is brought into the site. It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental concerns are present on the site during site development or building construction. Environmental Review: The project is Categorically Exempt from Environmental (SEPA) Review. Permit Requirements: Permit Requirements: The proposal is required to obtain building permit approval. Building permit fees can be found in the City’s fee schedule which is linked here. All fees are subject to change. Additional information and forms needed for the building permit application submittal can be found on the City’s new website by clicking “Permit Center” on the Community & Economic Development page, then “Forms / Applications”. The City now requires electronic plan submittal for all applications. The City’s Electronic File Standards can be found on the City’s website at https://edocs.rentonwa.gov/Documents/Browse.aspx?startid=867190&dbid=0 Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees would apply to all projects and payable prior to building permit issuance. The 2022 impact fees are as follows: • A Transportation Impact Fee must be generated by the applicant by performing a Trip Cost Analysis as defined and permitted by RMC 4-1-190.H. The impact fee should account for the proposed use and a credit for the existing commercial space. • A Fire Impact fee of $5.92 per square foot of the existing building. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Note: When the formal application materials are complete, the applicant is required to have the application materials pre-screened prior to submitting the complete application package. Please contact our Permit Services division at permittech@rentonwa.gov for pre-screening. Expiration: Upon approval a building permit is valid for one year from the date of issuance. An existing permit may be renewed one (1) time for a fee of one-half (1/2) the original permit fee, provided the permit has not expired. Permit renewals shall expire in one (1) year. No permit shall be renewed more than once except the building official may consider a request for further extension where special circumstances exist and justifiable cause is demonstrated (RMC 4-5-060). It is the responsibility of the owner to monitor the expiration date.