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HomeMy WebLinkAboutPRE22-000215_Cafe Sabah Restaurant Signage Meeting SummaryDEPARTMENT 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 Cafe Sabah Restaurant Signage 4201 NE Sunset Blvd PRE 22-000215 June 30, 2022 Contact Information: Planner: Brittany Gillia, 425.430.7246, bgillia@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, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 30, 2022 TO: Pre-Application File No. PRE22-000215 FROM: Brittany Gillia, Associate Planner SUBJECT: Café Sabah Restaurant Signage 4201 NE Sunset Blvd (Parcel No. 0323059049) 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 www.rentonwa.gov Project Proposal: The applicant is proposing a rooftop sign on the commercial building addressed at 4201 NE Sunset Blvd (APN 0323059049) for the Sabah Turkish Cafe. The project site is located within the Commercial Arterial (CA) Zone and is mapped within the Urban Design District ‘D’ overlay. The 27,194 square foot parcel is currently developed with a 4,586 square foot commercial building and an associated surface parking lot. The proposal includes installing a new roof sign on top of the building facing NE Sunset Blvd. No additional exterior alterations of the existing building are proposed. Steep slopes and the Honey Creek stream culvert are mapped on the project site. Current Use: The site is currently developed with a single-story commercial restaurant building. It is unclear in the submittal materials if the building is currently occupied. Development Standards: The project would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CA standards” herein). Zoning: The property is located within the Commercial Arterial (CA) zoning designation, and Urban Design District D. Eating and drinking establishments are an outright permitted use within the CA zone. 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. No changes are proposed to the lot size, width, or depth. Café Sabah Restaurant Signage June 30, 2022 Page 2 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. No changes to the building footprint are proposed at this time, any future additions would be reviewed for compliance with this requirement. 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/side yard along a street setback; a 20-foot maximum front/side yard along a street setback; and no rear or side yard setbacks, except 15 feet when the site abuts a residential zone. No changes to the building footprint are proposed at this time, any future additions would be reviewed for compliance with this requirement. Building Height – The maximum building height permitted in the CA zone is 50 feet, except 70 ft. for vertically mixed-use buildings. Heights may exceed the zone’s maximum height with a Conditional Use Permit. The existing structure appears to be compliant with building height requirements. Landscaping – The development standards require that all pervious areas within the property boundaries be landscaped. Therefore, all areas of the site not covered by structures, required parking, access, circulation or patios, must be landscaped with native, drought-resistant vegetative cover. Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. The proposal would be exempt from compliance with the Landscaping Regulations, unless the proposal requires improvements equal to or greater than fifty percent (50%) of the assessed property valuation. 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. The proposed sign is located on the roof of an existing building. It is not anticipated that that the proposal would result in tree removal. Café Sabah Restaurant Signage June 30, 2022 Page 3 Screening - All surface mounted or rooftop-operating equipment shall be enclosed so as to be screened from public view in accordance with the requirements outline under RMC 4-4-095. Fences/Retaining Walls – If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A fence taller than six feet (6') requires a building permit. New or existing fencing would need to comply with RMC 4-4-040. Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information. Parking – The sign proposal would be exempt from compliance with the parking regulations. Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards”. There are general requirements for all uses for location, signage, screening, and setbacks for collection areas and specific requirements. In 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 sign proposal would be exempt from compliance with refuse and recycling regulations. Access – The site currently has one existing curb cut off of Sunset Blvd NE, which is proposed to remain in its current configuration. Driveway widths are limited by the driveway standards, in RMC 4-4080I. Signs within Urban Design Area- Special Requirements— Signs located in Urban Design areas must meet the following general requirements: 1. Integration: Signage shall be an integral part of the design approach to the building. 2. Coordination: In mixed use and multi-use buildings, signage shall be coordinated with the overall building design. 3. Size: Corporate logos and signs shall be sized appropriately for their location. 4. Size of Entry Signs: Entry signs shall be limited to the name of the larger development. 5. Color, Lighting, and Materials: Alteration of trademarks notwithstanding, corporate signage should not be garish in color nor overly lit, although creative design, strong accent colors, and interesting surface materials and lighting techniques are encouraged. 6. Preferred Lighting and Sign Type: Front-lit, ground-mounted monument signs are the preferred type of freestanding sign. 7. Other Encouraged Signs: Blade type signs, proportional to the building facade on which they are mounted, are encouraged on pedestrian-oriented streets. Pole signs, roof signs, and back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated cabinet signs) are prohibited in Urban Design Districts with the exception of back-lit logo signs less than ten (10) square feet. Freestanding ground-related monument signs, with the exception of primary entry signs, shall be limited to five feet (5') above finished grade, including support structure. Freestanding signs shall include decorative landscaping (ground cover and/or shrubs) to provide seasonal interest in the area surrounding the sign. Alternately, signage may Café Sabah Restaurant Signage June 30, 2022 Page 4 incorporate stone, brick, or other decorative materials as approved by the Director. See RMC 4- 4-100 for additional information. Roof signs are prohibited in Urban Design areas. The applicant has included a request for a Variance from the sign regulations with the submittal materials, however, not enough information was provided to distinguish the apparent hardship. The applicant would need to apply for and acquire an approved Administrative Variance decision for the proposal to be allowed prior to building permit application for the sign. Variance Decision Criteria— Except for variances from critical areas regulations, a determination shall be made in writing that the conditions specified below have been found to exist: 1. That the applicant suffers practical difficulties and unnecessary hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification; 2. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated; 3. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated; 4. That the approval is a minimum variance that will accomplish the desired purpose. The submittal materials do not include enough information to fully demonstrate if a variance is appropriate for the proposal. With the information provided, it is unclear on what the hardship for the proposal is or why the variance is necessary because of special circumstances applicable to the subject property. See the Variance Submittal Requirements Checklist and RMC4-9-250 for additional information. Urban Design Standards – Compliance with Urban Design Regulations, District ‘D’, would be required for any exterior improvements to the building. See Renton Municipal Code section 4-3- 100. Critical Areas: The Honey Creek stream culvert is mapped along the north side of the subject parcel and a small area on the south west corner of the lot is mapped with steep slopes. It is the applicant’s responsibility to determine whether any other critical areas are present on the site prior to formal land use application. Environmental Review: The sign proposal would be exempt from Environmental (SEPA) Review. Permit Requirements: The proposal would require Administrative Variance approval and a sign building permit. The administrative variance would be processed within an estimated time frame of 6-8 weeks. The 2022 application fee for an Administrative Variance is $1,330. Any modification requests to code standards are $260 per modification. A 5% technology fee would also be assessed at the time of land use application. All fees are subject to change prior to submittal. Café Sabah Restaurant Signage June 30, 2022 Page 5 Detailed information regarding the land use application submittal can be found on the City’s website by clicking “City Documents” on the home screen, then “CED Forms”. All forms are in alphabetical order. 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. Public Information Sign: Public Information Signs are required for all Type II Land Use Permits as classified by RMC 4-8-080. 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. Next Steps: 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 the Permit Services division at permittech@rentonwa.gov or 425.430.7200 for inquiries regarding building permit submittal requirements. Environmental SEPA review will be processed separately but concurrently by Brittany Gillia, Assistant Planner. Reach out to Brittany at bgillia@rentonwa.gov for inquiries regarding pre-screening and submittal requirements for the environmental checklist. Expiration: Upon approval, the variance decision is valid for two (2) years with a possible two (2) year extension and the building permit is valid for one (1) year with a possible one (1) year extension. It is the responsibility of the applicant to monitor either expiration date(s).