Loading...
HomeMy WebLinkAboutPRE_PRE22-000073StaffComments_220331_v1 PREAPPLICATION MEETING Drive-Thru Espresso Stand 250 Rainier Ave S PRE22-000073 CITY OF RENTON Department of Community & Economic Development March 31, 2022 Contact Information: Planner: Andrew Van Gordon, 425.430.7286, avangordon@rentonwa.gov Public Works Plan Reviewer: Yong Qi, 425.430.7439, yqi@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 assigned planner to have the documents pre- screened. 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, Community & Economic Development Administrator, Public Works Administrator, and City Council). 1 Andrew Van Gordon From:Robert Shuey Sent:Thursday, March 10, 2022 11:50 AM To:Andrew Van Gordon Subject:PRE22-000073 • Building Review - Pre App/Pre Sub • Pre-Application Meeting Submittal v1 Andrew, Building department comments are that the espresso stand will be required to meet all building, mechanical, electrical, plumbing and health department requirements. Have a great day, Rob Shuey, Building Official, CBO City of Renton | CED | Building Division 1055 S Grady Way | 6th Floor | Renton, WA 98057 Virtual Permit Center | Online Applications and Inspections D: (425) 430-7290 | M: (206) 550-8523 | rshuey@rentonwa.gov DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 31, 2022 TO: Andrew Van Gordon, Planner FROM: Yong Qi, Civil Engineer III, Plan Review SUBJECT: Drive-Thru Espresso Stand 250 Rainier Ave S PRE22-000073 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 1823059063. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER COMMENTS 1. The project is within the City of Renton’s water service area in the Valley 196 hydraulic zone. 2. There is an existing 12” water main west of the site in Rainier Ave S. There is also an existing 12” water main south of the site in S 3rd St (Record Dwg: W-343010) 3. Below is a summary of the existing fire hydrants in the vicinity of the site. Installation of additional fire hydrants and/or modification of existing fire hydrants may be required by the Renton Regional Fire Authority (RRFA) to meet development standards. 1) South of the site along the northern frontage of S. 3rd Street (COR Facility ID HYD-S-00203). 2) West of the site along the landscaping area of Rainier Ave S (COR Facility ID HYD-S-00062). 4. Based on the review of project information submitted for the pre-application meeting, in order to provide domestic and fire protection service to the development, developer constructed improvements will include but are not limited to the items that follow: 1) The minimum size for a commercial water service and meter is 1-inch. All commercial domestic water meters shall have a reduced pressure backflow assembly (RPBA) installed behind the meter on private property per City Standards. 2) Installation of additional hydrants as determined by the RRFA. 5. The development is subject to applicable water system development charges (SDC’s) fee and meter installation fees based on the size of the meter. 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. Drive-Thru Espresso Stand – PRE22-000073 Page 2 of 4 March 31, 2022 1) The SDC fee for water is based on the size of the new domestic water meter to serve the project. The current water SDC fee is $ 4,500 per 1-inch meter. 2) Water service installation charges for the new proposed domestic water service is applicable. Water service installation is $2,875 per 1-inch service line. 3) Drop-in meter fee is $ 460 per 1-inch meter. 4) The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe nton SEWER COMMENTS 1. Sewer service is provided by the City of Renton. 2. There is an existing City of Renton 12’’ concrete sewer main crossing through the parking lot to the south of the existing building (Record Dwg: S-007301). 3. Due to the proposed use of the espresso stand, a grease interceptor is required. The grease interceptor shall be sized based on drainage fixtures units 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. The grease interceptor shall be located on site so that is accessible for routine maintenance. 4. 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. 1) The current sewer fee is $ 3,500 per 1-inch meter. 2) Final determination of applicable fees will be made after the water meter size has been determined. 3) A redevelopment credit of the SDC in the amount equal to the SDC fee for the size of the existing water meter will be applied. 4) The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe nton STORM DRAINAGE COMMENTS 1. The existing site topography is generally flat. There is a private storm of 6” stormwater pipe within the parking lot (Record Dwg: D-352916). There is also a 36’’ stormwater main passing through the parking lot to the south of the existing building (Record Dwg: D-352913). 2. Refer to Figure 1.1.2.A – Flow Chart in the 2017 City of Renton Surface Water Manual (2017 RSWDM) to determine what type of drainage review is required for this site. A drainage study complying with the 2017 RSWDM will be required. Based on the City’s flow control map, this site falls within the Peak Rate Flow Control Standard area (matching existing site conditions). The site is located in the Black River basin and South Renton sub basin. Since the site falls within Zone 2 of the Aquifer Protection Area (APA), stormwater open conveyance systems, such as ditches and channels, and water quality facilities may require a liner per sections 6.2.4 and 1.2.4.3 of the 2017 RSWDM. 3. Erosion control measures to meet the City requirements may be required during construction. 4. The 2022 Surface water system development fee is $0.84 per square foot of new impervious surface, but no less than $2,100.00. Fees that are current will be charged at the time of permit issuance. There is no storm water impact fee for replaced impervious surface area. Drive-Thru Espresso Stand – PRE22-000073 Page 3 of 4 March 31, 2022 TRANSPORTATION/STREET COMMENTS 1. Since the overall valuation of the project is estimated to be less than $150,000, in accordance with RMC 4-6-060, no street frontage improvements or right of way dedication are required. However, if during Land-Use review it is determined that the exterior additions exceed an overall valuation of $150,000, the project may become subject to further transportation review. 2. A traffic study meeting City of Renton traffic study guidelines is required at the land-use submittal. If the result of the study is more than 20 new trips in the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak hours, a traffic impact analysis will be required. 3. The development is subject to transportation impact fees. Fees will be assessed based on the net new PM Peak trips or more specifically the impact fee accounts for the proposed use. The calculated transportation impact fee is due at the time of building permit issuance. 1) The proposed addition of espresso stand has a traffic impact fee of $232.24 per sqft based on the City’s current fee schedule. 2) The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe nton GENERAL COMMENTS 1. Fees quoted in this document reflect the fees applicable in the year 2022 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 fee schedule. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 31, 2022 TO: Pre-Application File No. 22-000073 FROM: Andrew Van Gordon, Associate Planner SUBJECT: Drive-Thru Espresso Stand – 250 Rainier Ave S (Parcel number 1823059063) 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 subject property is a corner lot located at 250 Rainier Ave S (Parcel number 1823059063). The lot has public street frontage on both Rainier Ave S and S 3rd St; it is located within the CA zone in Urban Design District D. The site area is approximately 39,174 square feet (0.90 acre) and is currently improved with a detached structure with surface parking on the remainder of the lot. The proposal is to place an eight-foot by eighteen-foot (8’x18’) single sided drive through espresso stand near the intersection of Rainier Ave S and S 3rd St. The stand would be hard plumbed, or connected to water tanks, and connected to electrical. Existing access and existing parking stalls are proposed to remain and be used to meet requirements. Current Use: The property is a former car dealership. It does not appear that there is currently a permitted use on the property although review of Google Streetview, from January 2022, shows a Rapid Covid Testing Center in the on-site structure. It is unclear if it is still in operation at the time of this meeting. Zoning Requirements: The subject property is located within the Commercial Arterial (CA) zoning classification. The Commercial & Mixed Use (CMU) designation is intended to implement the CA zone. The purpose of the CA zone is to evolve from “strip commercial” lineal business districts to business areas characterized by enhanced site planning and pedestrian orientation, incorporating efficient parking 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. Drive-Thru Espresso Stand, PRE22-000073 Page 2 of 5 March 31, 2022 A drive through only espresso stand falls under the drive-in/drive-through retail use type. Within the CA zone this use is only permitted as an accessory use. Specifically, it can be permitted as an accessory use if it is: 1) Located on the same lot with another building/use; or 2) Structurally integrated into another building/use; or 3) Located on its own lot with some amount of indoor customer seating to qualify the drive-through as “accessory” to the eating/drinking establishment. Per the definition of Accessory Use, Commercial/Industrial/Public/Community Facility (RMC 4-11-010): “A use typically subordinate in size to the principle commercial, industrial, public, community facility, or other similar principle use; that would not contribute significantly to traffic generation, noise or nuisance; and that supports the primary use operation without displacing it. Uses are typically located upon the same lot occupied by a principal use.” As proposed, the espresso stand could not be permitted without an accompanying primary use or a meaningful amount of indoor customer seating that would result in the drive-through to be considered accessory to an eating/drinking establishment. Development Standards: The project would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CA standards” herein). Building Standards – The CA standards allow a maximum building coverage of 65% of the total lot area, 75% if parking is provided within the building or within an on-site parking garage. The maximum wall plate height is restricted to 50 feet for commercial buildings. New structures would need to comply with the maximum building coverage, impervious surface requirements, and building height regulations of the zone at the time of building permit review. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the CA zone are: Front yard and secondary front yard: 15 feet minimum, 20 feet maximum; Rear yard: 0 feet; Side yards: 0 feet. Compliance with required setbacks for the new structures would be verified at the time of building permit application. Access/Parking: The project would be subject to RMC 4-4-080, “Parking Loading and Driveway Regulations” effect at the time of complete application. Access is proposed to be via two existing curb cuts: one on Rainier Ave S and one on S 3rd St. There shall be no more than one driveway for each one hundred sixty-five feet (165') of street frontage serving any one property or among properties under unified ownership or control; for each one hundred sixty-five feet (165') of additional street frontage another driveway may be permitted subject to the other applicable driveway requirements. A drive-through retail or drive through service use requires the drive- through facility to be so located that sufficient on-site vehicle stacking space is provided for the handling of motor vehicles using such facility during peak business hours. Typically, five (5) stacking spaces per window are required unless otherwise determined by the Community and Economic Development Administrator. Stacking spaces cannot obstruct required parking spaces or ingress/egress within the site or extend into the public right-of-way. A minimum and maximum of ten (10) stalls per 1,000 square feet of dining area is required for eating and drinking establishments. A connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting CA lots without the need to use a street. Access may comprise the aisle between rows of parking stalls but is not allowed between a building and a public street. Bicycle parking spaces shall be equal to ten percent (10%) of the number of required off-street vehicle parking spaces. Drive-Thru Espresso Stand, PRE22-000073 Page 3 of 5 March 31, 2022 The stacking spaces required for the drive through would be required in addition to the required stalls for the primary use with bicycle stalls. Site-to-site vehicle connections are required to the adjoining CA zoned properties. Parking areas shall meet dimensional requirements in RMC 4-4- 080. Urban Design: The project would be subject to RMC 4-3-100, “Urban Design Regulations” effect at the time of complete application. The following are a few of the standards outlined in the regulations. • Buildings shall be oriented toward the street with clear connections to the sidewalk. The front entry of a building shall be oriented toward the street or a landscaped pedestrian only courtyard. • Development located at district gateways shall be marked with visually prominent elements such as, but not limited to, turrets and distinctive use of materials. Gateway elements shall be oriented toward and scaled for pedestrians and vehicles. • Parking shall be located so that no surface parking is located between the building and front property lines and/or a building and the side property line when a corner lot. Parking shall be located so that it is screened from the surroundings. • The number of driveways and curb cuts shall be minimized for vehicular access purposes, so that pedestrian circulation along the sidewalk is minimally impeded. • A public plaza shall be provided at the intersection of Rainier Avenue S and S 3rd St/ SW Sunset Blvd. The plaza shall be no less than 1,000 square feet in size with a minimum dimension of 20 feet on one side abutting the sidewalk. The plaza must be landscaped consistent with RMC 4-4-070. • Building material variations such as using colors, texture and patterns shall be used. Building elevations were not provided as part of the pre-application meeting materials. In the currently proposed layout, the project is not addressing applicable items. 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 excluding areas for required walkways and driveways and building setbacks less than 10 feet; in those cases, ten feet of landscaping is required where buildings are not located. Street trees in the ROW planter will also be required. All parking lots shall have perimeter landscaping with interior landscaping if there are 14 or more parking stalls. 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 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. Drive-Thru Espresso Stand, PRE22-000073 Page 4 of 5 March 31, 2022 A conceptual landscape plan showing required exterior and interior landscaping shall be provided with the construction permits (or land use application if required) as prepared by a licensed Landscape Architect, a certified nurseryman or other certified professional. Storm drainage facilities are required to comply with the minimum 15-foot perimeter landscaping strip on the outside of the fence unless otherwise determined through the site plan review or subdivision review process. Please refer to landscape regulations RMC 4-4-070 for further general and specific landscape requirements. Significant Tree Retention: Staff review of aerial image of the site does not identify mature trees on the site. If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are present and 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. 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. Please refer to Tree Retention and Land Clearing Regulations RMC 4-4-130 for further general and specific tree retention and land clearing requirements. 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. If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch caliper or an evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new trees to replace each protected tree removed. A formal tree retention plan prepared by an arborist or landscape architect would be reviewed at the time of application. Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan and grading plan with top of wall and bottom of wall elevations. A fence and/or wall detail should also be included on the plan. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. The maximum height of any fence or retaining wall is 72-inches subject to further height limitations in setbacks and clear vision areas noted in RMC 4-4-040D. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the Drive-Thru Espresso Stand, PRE22-000073 Page 5 of 5 March 31, 2022 allowed height of a standalone fence. For more information about fences and retaining walls refer to RMC 4-4-040. Critical Areas: According to COR Maps, 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. If fill is used, then a fill source statement is needed. Development within high seismic hazard areas require a geotechnical study completed by a licensed professional. A geotechnical report prepared by a licensed professional engineer would be required with the formal land use application. Environmental Review: Commercial projects under 4,000 square feet of gross floor area and less than 20 parking spaces are exempt from environmental review. Permit Requirements: The City could not accept a building permit or land use application as currently proposed as the use is only permitted as an accessory. The applicant is encouraged to contact planning staff with an updated proposal with a permitted principal use should the applicant decide to move forward. Staff would then be able to identify permit requirements. Fees: In addition to the applicable building and construction fees, impact fees would be required. The fee in effect at the time of permit issuance will apply. The 2022 impact fees are as follows: • A Transportation Impact Fee based on $232.24 per square foot for a Coffee/Donut Shop, with drive up. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Next Steps: When application materials are updated, 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 with an updated proposal.