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HomeMy WebLinkAboutPRE_PreApp Mtg Summary_230329_v1.pdf1 PRE-APPLICATION MEETING FOR Hazen High School Portables PRE22-000423 CITY OF RENTON Department of Community & Economic Development Planning Division January 12, 2023 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Mike Sippo, 425-430-7298, msippo@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-276-9582, 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: January 6, 2023 TO: Alex Morganroth, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Hazen High School Portables 1. The preliminary fire flow is 1,500 gpm. A minimum of two fire hydrants are required for each portable. One within 150-feet and one within 300-feet of the building. It appears that one new fire hydrant will be required for the northern most two portables. It appears that one existing fire hydrant will have to be relocated/replaced for the southwest two portables as it would otherwise be in the footprint of the proposed portable. It would be suggested that the new fire hydrant for these portables be moved west close to the existing water main close to the baseball outfield fencing. 2. Fire impact fees are applicable at the rate of $0.72 per square foot of portable classroom space. This fee is paid at time of building permit issuance. 3. Approved fire alarm systems are required throughout the buildings. Fire alarm system is required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. 4. Fire department apparatus access roadways are required within 150-feet of all points on all buildings. Fire lane signage required for the on-site roadways. Required turning radius is 25-feet inside and 45-feet outside. Roadways shall be a minimum of 20-feet wide. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. It appears that this proposal intends to relocate several existing fire lanes in both areas of construction. This is acceptable as long as all the relocated fire lanes meet all above requirements for fire lane construction, as proposed, it appears that they do not at this time. 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 11, 2023 TO: Alex Morganroth, Senior Planner FROM: Michael Sippo, Civil Engineer III, Plan Review SUBJECT: Hazen High School Portables 1101 Hoquiam Ave NE PRE22-000423 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) 102305-9278. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. The project is within the City of Renton’s water service area in the Highlands service area in the 565 hydraulic pressure zone. 2. There is an existing 10” water main that runs east/west just south of the site’s northern property line in NE 12th St, which is an unimproved gravel access road for adjacent properties and the City’s water tower (see water plan no. W-285101). The existing water main loops around the high school to provide fire flow and supply the nearby hydrants that can deliver a maximum flowrate of 2,500-3,000 gallons per minute (gmp) with a static water pressure ranging from 40-45 psi. It continues north to the water tower property north of the site and west to the City’s distribution system in Duvall Ave NE. 3. Based on Renton Regional Fire Authority’s review comments on the submitted information for the pre- application, the fire flow requirement for portables is 1,500 gpm minimum. A minimum of two fire hydrants are required for each portable, one within 150-feet and one within 300 feet. 4. For the northern-most portables, a minimum one new fire hydrant will be required to be installed within 150 feet of both portables since the existing hydrant exceeds the 150-foot requirement. 5. For the western-most portables there are two existing hydrants that meet the distance requirements, however, the location of the portables will block access to the hydrant requiring relocation. 6. The following water system improvements will be required as part of the development: a. Installation of additional fire hydrants as required by the Renton Regional Fire Authority. The final location and number of the hydrants shall be determined by the Fire Authority based on the final site plan. b. Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped with one. 7. A conceptual utility plan will be required as part of the land use application for the subject development. 8. Civil plans for the water main improvements will be required and must be prepared by a registered professional engineer in the State of Washington. 9. Adequate separation between utilities is required. Minimum separation between water and all other utilities is 10-feet horizontal and 1.5-feet vertical. 4 10. The applicant is proposing four new portables that appear to not be served by public water and not proposing any changes to the water system or onsite structures. If the application does propose to serve the new portables with domestic water additional water comments may be applicable during the land-use and civil construction permit process. SEWER 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an existing 8” PVC sewer flowing west to east at the intersection of Hoquiam Ave NE and NE 12th St adjacent to the site’s northeast corner (see sewer plan no. S-368101). 3. There is also an existing 8” PVC sewer flowing west to east at the intersection of Hoquiam Ave NE and NE 11th Ct adjacent to the site’s east property line (see sewer plan no. S-368101). 4. The applicant is proposing four new portables that appear to not be served by public water or sewer and not proposing any changes to the sewer system or onsite structures. If the application does propose to serve the new portables with domestic water, additional sewer comments may be applicable during the land-use and civil construction permit process. SURFACE WATER 1. A drainage report complying with the current version of the City’s adopted 2022 Renton Surface Water Design Manual (RSWDM) will be required. Based on the City’s flow control map, the site falls within the Flow Control Duration Standard area matching Forested Site Conditions and is within the May Creek – Honey Creek Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. Based on the provided information and City records, Full Drainage review will likely be warranted. 2. The site contains only minor steep slope hazard areas. The site topography is bisected at a high point near the middle of high school with the north half generally sloping to the north and collected by onsite conveyance and the south half generally sloping to the south and collected by the onsite conveyance system. City records show that the majority of the site is collected and conveyed to the southwest through a series of private stormwater facilities which ultimately discharge into the public storm drainage system in NE 10th St. A portion of the northeast school parking lot is collected and conveyed via private storm drainage system that flows north in Hoquiam Ave NE. A portion of the southeast school parking lot, ball fields and tennis courts is collected and routed into the conveyance system in Hoquiam Ave Ne that runs north to south (see City stormwater plan no. R-28510C). 3. City records indicate three discharge points from the site with one discharge at the site’s northeast corner, another at the site’s east property line close to the site’s southeast corner, and the other at the site’s southwest corner. 4. At a minimum, the applicant shall provide a field verified survey or similar field verified plan showing the exact nature and location of the site’s conveyance and outfall systems to ensure that the proposed discharge locations capture the extent of all proposed onsite improvements and are routed to their current drainage basin. 5. Detailed plans for any proposed cut and fill operations shall be submitted. These plans shall include the angle of slope, contours, compaction and retaining walls. 6. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 7. Storm drainage improvements along all public street frontages are required to conform to the City’s street and stormwater conveyance standards. Any new storm drain installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2022 RSWDM and shall account for the total 5 upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 8. Effective June 22, 2022, the City of Renton has adopted the 2022 RSWDM, which is based on the 2021 King County SWDM. Under the new 2022 RSWDM stormwater requirements, on-site BMP sizing credits for modeling credits can no longer be used for privately maintained on-site BMPs, with the exception of full dispersion and full infiltration BMPs. 9. A Construction Stormwater Permit from Department of Ecology is not required since clearing and grading of the site will not exceed 1 acre. 10. Erosion control measures to meet the City requirements shall be provided. 11. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals are available online at the City of Renton website. https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton. TRANSPORTATION 1. The proposed development is accessed from the east via Hoquiam Ave NE and is served completely by the High School inner traffic circulation, parking lots and fire lanes. 2. An accessible route of travel meeting American’s With Disabilities Act’s requirements (ADA) from the main school building exit points and from the ADA compliant parking stalls is required and will be reviewed in conjunction with the building permit submittal. The existing and proposed onsite ADA parking and landings will also be reviewed. Additional parking spaces, restriping and ramps may be required. 3. Renton Regional Fire Authority notes that the proposal int to relocate several existing fire lanes in both areas of construction. The civil construction permit plans will be reviewed to ensure that fire department access roadways meet all requirements for turning radius, signage, width and loading. 4. A building permit will be required for all striping and ADA parking changes. 5. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 6. Civil plans must clearly identify all work that will occur and address any restoration and/or mitigation to affected public utilities. GENERAL COMMENTS 1. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 2. All civil construction 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 3. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 4. Fees quoted in this document reflect the fees applicable in the year 2023 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. 6 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 12, 2023 TO: Pre-Application File No. 22-000423 FROM: Alex Morganroth, Senior Planner SUBJECT: Hazen High School Portable Classrooms 1101 Hoquiam Ave NE (APN 1023059072 and 1023059278) 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, the Renton School District, is proposing to add four (4) portable classroom buildings at the Hazen High School site 1101 Hoquiam Ave NE (to be constructed on APN 1023059072 and 1023059278). The site is approximately 33.3 acres in size and is developed with multiple school buildings, surface parking, and sports fields. The area of the site where the portables are proposed to be placed has a Comprehensive Plan Land Use of Designation of Residential Medium Density and a zoning designation of Residential-8 (R-8) dwelling units per net acre (du/ac). According to the applicant, each portable is 64 feet long and 28 feet wide with a total area of 1,792 sq. ft. The four portables will occupy a total area of 7,168 sq. ft. of the existing school parking lot, not including any associated walkways and access ramps and stairs to be installed alongside the structures. The portables are proposed to be located in pairs at two areas to the north and west of the existing school buildings. The proposal would result in the the removal of approximately 3,600 sq. ft. of primarily parking lot landscaping, which would be replaced 3,600 to 4,000 square feet of landscaping adjacent to the portables. The total area of disturbance is approximately 6,000 sq. ft. with approximately 1,000 sq. ft. of new impervious surface. Five (5) trees located within landscape islands in the existing parking lot are proposed for removal. According to COR Maps, sensitive slopes are mapped on the site. Current Use: The site is currently developed with the Hazen High School and includes various structures, associated parking, and sports fields. Zoning/Density Requirements: The subject property is located within the R-8 zoning classification. The density range allowed in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per one net acre. The Residential Medium Density Land Use designation is intended to create opportunities for new single family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single family neighborhoods. No residential units are proposed as part of the project. The City’s Zoning Use Table Renton Municipal Code (RMC) 4-2-060 allows K-12 public institutions to install up to four (4) portable classrooms as a permitted use. 7 Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Single Family Zoning Designations” effective at the time of complete application (noted as “R-8 standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-8 zone is 5,000 square feet for parcels being subdivided. Minimum lot width is 50 feet for interior lots and 60 feet for corner lots; minimum lot depth is 80 feet. The width of lots at their foremost points (i.e., the points where the side lot lines intersect with the street ROW line) cannot be less than 80% of the required lot width (40 feet for R-8 zone), except in cases of lots on a street curve or the turning circle of a cul-de-sac, which must have a minimum of 35 feet. Lots abutting both a public street and a driveway tract are classified as corner lots. No changes to the existing lots are proposed. The existing lot appears to meet the lot dimensional requirements in the R-8 zone. Building Standards – The R-8 standards allow a maximum building coverage of 50% of the lot area. The maximum impervious coverage in the R-8 zone is 65%. The gross floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. Compliance with the building standards would be required to be demonstrated at the time of formal site plan review. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the R-8 zone are: Front yard: 20 feet for the primary structure; Rear yard: 25 feet; Side yards: 5 feet; and Secondary Front yard: 15 feet. Corner lots required to have a front yard and a secondary front yard are relieved of the requirement to have a rear yard; in place of a rear yard setback, the side yard setback of the zone shall apply. Setbacks for the lots will be verified at the time of formal land use application. Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for the proposed methods of screening (see RMC 4-4-095). Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” For office development, a minimum of 2 square feet per every 1,000 square feet of building gross floor area shall be provided for recyclable deposit areas and a minimum of 6 square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas. For other nonresidential development, a minimum of 3 square feet per every 1,000 square feet of building gross floor area shall be provided for recyclable deposit areas and a minimum of 6 square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas with a total minimum area of 100 square feet for recycling and refuse deposit areas. Dimensions of the refuse and recyclables deposit areas shall be of sufficient width and depth to enclose containers for refuse and recyclables, and to allow easy access. The site plan did not identify a refuse and recycling enclosure area for the proposed development. The proposal would need to demonstrate compliance with the refuse and recycling standards of the code at the time of land use application. Access/Driveways: Access to the site would not be changed as a result of the project. Access is currently provided via four (4) driveways off of Hoquiam Ave NE and one off of NE 10th St. Access to the new portables would be provided via existing walkways on the campus augmented by proposed new connections between the existing walkways and the new structures. Parking: Parking for vehicles, loading areas, and driveways shall be provided in accordance with the provisions of the current parking regulations of RMC 4-4-080, “Parking, Loading, and Driveway Regulations.” Parking requirements for senior high schools (public, private, and parochial) include a minimum and maximum of 1 per employee plus 1 for every 10 students enrolled. In addition, if buses for the private transportation of children are kept at the school, 1 off-street parking space shall be provided for each bus of a size sufficient to park each bus. The applicant will be required at the time of land use application to provide a parking analysis of the subject site with calculations based on the requirements noted above. The analysis would include dimensions of stalls and drive aisles. 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 number of student drivers, documentation of driving frequency, and parking needs at other RSD high schools. In order for the reduction or increase to occur the Administrator must find that satisfactory evidence has been provided by the applicant. Modifications beyond twenty five percent (25%) may be granted per 8 the criteria and process of RMC 4-9-250.D.2. This detailed written request can be submitted before or concurrently with a land use application. All non-residential development that exceeds 4,000 gross sf in size would also be required to comply with the bicycle parking requirements of RMC 4-4-080F.11. The number of bicycle parking spaces required would be based on 10% of the required number of off-street vehicle parking stalls. Each bicycle parking space shall be at least two feet (2') by six feet (6'), with no less than an overhead clearance of seven feet (7'). Bicycle parking shall be conveniently located with respect to the street right-of-way and must be within fifty feet (50') of at least one main building entrance, as measured along the most direct pedestrian access route. Please review RMC 4-4-080F.11.b-c for further general and specific bicycle parking standards. Modification of these minimum standards requires written approval from the Department of Community and Economic Development. An analysis demonstrating compliance with the bicycle parking standards shall be submitted at the time of formal land use application. Compliance with private driveway and parking standards would be verified at the time of formal land use review. 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 or grading plan. 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. A fence shall not be constructed o n top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. For more information about fences and retaining walls refer to 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 about fences and retaining walls. Landscaping: Per RMC 4-4-070, the landscaping regulations are only applicable to additions that increase the gross square footage of a building by greater than one-third (1/3), other changes in the use of a property or remodel of a structure that requires improvements equal to or greater than fifty percent (50%) of the assessed property valuation. Based on the project scope submitted with the preapplication request, the improvements proposed would not trigger site-wide compliance with the landscape standards. However, the existing landscaping would be evaluated through the site plan review process and additional landscape elements may be required in order mitigate impacts on adjacent properties. In addition, landscaping may be need in order to address the proportional compliance requirement if triggered (see section below). 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. Street Frontage and ROW Landscaping - The minimum on-site landscape width required along street frontages is 10 feet. Street trees and groundcover in the ROW planter strip will also be required. 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 per subsection L2 of this Section shall be planted within planting strips pursuant to the following standards, provided there shall be a minimum of one street tree planted per lot. a. Trees shall be selected from the City’s Approved Street Tree List based on the width of the planting strip and the presence or lack of overhead power lines; provided, the Administrator and City arborist shall each retain the right to reject any proposed cultivar regardless of whether or not the cultivar is on the City’s Approved Street Tree List. b. Street trees shall have a minimum caliper of two inches (2"), and be planted pursuant to the standards promulgated by the City, which may require root barriers, structured soils, or other measures to help prevent tree roots from damaging infrastructure. c. 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 9 required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, street lights, 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. Parking Lot Landscaping – All parking lots shall have perimeter landscaping. Such landscaping shall be at least ten feet (10') in width as measured from the street right-of-way. See RMC 4-4-070H.4 for planting requirements. Surface parking lots with 15 to 50 parking stalls must provide a minimum of 15 square feet of landscaping per parking space. Any interior parking lot landscaping area shall be sized to dimensions of at least eight feet (8') by twelve feet (12'), not including the curb. There shall be no more than fifty feet (50') between parking stalls and an interior parking lot landscape area. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements. A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-120D.12, shall be submitted at the time of formal land use application. Tree Retention: When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8- 120. The tree retention plan must show preservation of at least 30% of significant trees. Please refer to RMC 4-4- 130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition to retaining a minimum of 30% of existing significant trees, each new lot would be required to provide a minimum tree density of 30 tree credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 10 TREE SIZE TREE CREDITS Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retent ion and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4-130H1e can be met. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a property. A formal tree retention plan and tree retention worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application if trees are proposed for removal. Critical Areas: According to COR Maps, sensitive slopes are located on the site. Based on the presence of geological hazards on the site, a geotechnical report prepared by a licensed professional may be required by the Building Official at the time of building permit application submittal. 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 proposal includes new buildings totaling more than 4,000 sq. ft. in size; therefore, an environmental review (SEPA) determination is required. If the Renton School District is the lead agency, the threshold determination and appeal period would need to be complete before issuance of a land use decision by the City of Renton. Site Plan Approval: Site plan review is required for the development of K-12 educational institutions regardless of zone. A public hearing before the Hearing Examiner is required if the project area is greater than ten (10) acres in size. 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. It is the applicant’s responsibility to identify how the proposal meets the decisional criteria and a narrative responding to these criteria shall be submitted with the application. 11 Permit Requirements: All applications can be reviewed concurrently in an estimated time frame of 12 weeks once a complete application is accepted. The 2023 application fees would be as follows: $4,270.00 Hearing Examiner Site Plan Review. Any modification requests to code standards are $290.00 per modification. A 5% technology fee would also be assessed at the time of land use application. All 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)” at https://edocs.rentonwa.gov/ Documents/Browse.aspx?startid=867190&cr=1. 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://www.rentonwa.gov/cms/ one.aspx?portalId=7922741&pageId=9666400. In addition to the required land use permits, separate construction and building permits would be required. Public Notice: The applicant is required to install a proposed land use action sign on the subject property per 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. See the Public Information Sign handout on the City’s website for more information and specifications. In addition to the required land use permits, separate construction, building and sign permits would be required (if applicable). Impact Mitigation Fees: Fire and transportation impact fees would be assessed based on the final assessed use of the building. These fees would be payable prior to building permit issuance. The 2023 impact fees are as follows: • A Transportation Impact fee would be determined from the ITE manual; and • A Fire Impact fee of $0.72 per square foot for Education uses. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Next Steps: When the formal application materials are complete, the applicant shall have the application materials pre-screened prior to submitting the complete application package. Please contact Alex Morganroth, Senior Planner at 425-430-7219 or amorganroth@rentonwa.gov before sending any materials over (via email) for prescreening. Expiration and Extensions: Once the Site Plan application has been approved, the applicant has two years to comply with all conditions of approval and to apply for any necessary permits before the approval becomes null and void. The approval body that approved the original application may grant a single two-year extension. The approval body may require a public hearing for such extension. It is the responsibility of the owner to monitor the expiration date.