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HomeMy WebLinkAbout1. Pre-Application Meeting Summary_STAFF COMMENTS_PRE21-000333PREAPPLICATION MEETING FOR ARB Flagship Store 720 Rainier Ave S PRE21-000333 CITY OF RENTON Department of Community & Economic Development Planning Division September 30, 2021 Contact Information: Planner: Angelea Weihs, 425.430.7312, aweihs@rentonwa.gov Public Works Plan Reviewer: Michael Sippo, 425.430.7298, msippo@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). M E M O R A N D U M DATE:September 30, 2021 TO:Angelea Weihs, Associate Planner FROM:Corey Thomas, Lead Plans Review Inspector SUBJECT:ARB Flagship Store (720 Rainier Ave S) 1. No Comments Angelea, The following is my answer to #4 of the questions presented in the submittal: Pursuant to the 2018 International Building Code, the building’s prior use as a vehicle showroom put it under a group B occupancy classification. The proposed use as retail sales puts it under a group M occupancy classification. The City of Renton construction administrative code section 105.1 states that any owner or owner’s representative who intends to change the occupancy of a building shall first make application to the building official and obtain the permit required. In this case the primary occupancy classification is being changed from a group B to a group M. Additionally, the owner intends to keep some of the floor space for attaching new accessories to vehicles, which puts that area in an F-1 occupancy classification. It is recommended that the owner work with a professional designer familiar with change of occupancy requirements to obtain a permit for such a change. Rob Shuey CBO BUILDING OFFICIAL City of Renton l CED l Development Services Desk: 425-430-7290 l Fax: 425-430-7231 Cell: 206-550-8523 Email rshuey@rentonwa.gov COVID-19 UPDATE City Hall is currently closed to the public but we are still available to assist you.  Pay Invoice, Apply for Over-the-Counter Permit, Schedule an Inspection: Permitting Portal  Contact Staff o Building or General Permitting: permittech@rentonwa.gov or 425-430-7200 o Planning: planningcustomerservice@rentonwa.gov or 425-430-7294 o Public Works Permitting: pwpermitting@rentonwa.gov or 206-402-8626 o Code Compliance: Renton Responds or 425-430-7373. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 29, 2021 June 20, 2011 TO: Angelea Weihs, Associate Planner FROM: Michael Sippo, Civil Engineer III Yong Qi, Civil Engineer III SUBJECT: ARB Flagship Store TI & Change in Use 720 Rainier Ave S PRE21-000333 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 192305- 9053. 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 Valley 196 Pressure Zone and located in the Zone 2 Aquifer Protection Area. a. There is an existing 12-inch water main in Rainier Ave S (from Hardie Ave to S 7th St) that can provide a maximum flowrate of 5,000 gpm, but south of Hardie Ave SW the flow rate from the 12-inch main is reduced to 3,400 gpm because of a lesser flow coming from the south (refer to City water project plan no W-343003). b. There is an existing 8-inch water main that traverses the south side of the property before crossing to the parcel to the south near the mid-point of the property’s south property line (refer to City water project plan no W-178501). 2. Below is a summary of the existing fire hydrants in the vicinity of the site. Please refer to the Fire Authority for fire hydrant requirements: a. One south of the building within the parking lot of the neighboring property. The hydrant occurs just after where the 8-inch water main crosses the south property line of the subject parcel. b. One approximately 75’ south of the property located in Rainier Ave S. c. One adjacent to the property’s northwest property corner in Rainier Ave S.. 3. There is one existing 1” domestic water service and one existing ¾” domestic water service serving the site. Neither service is protected by a backflow assembly. ARB Flagship Store TI & Change in Use PRE21-000333 Page 2 of 3 September 29, 2021 a. A reduced pressure backflow assembly (RPBA) is required downstream of each meter for backflow prevention. The RPBA shall be installed in a heated enclosure on private property per COR Std. Plan 350.2. 4. There are no existing fire protection facilities provided to the building. Renton Regional Fire Authority did not have any comments on the proposal. 5. If the existing water services will be reused and no additional water services are added, no water system development charges are applicable. SEWER 1. Sewer service is provided by the City of Renton. 2. Existing City record and side sewer drawings do not definitively show the existing side sewer and how it connects to City sewer, however, based on preliminary research, the side sewer appears to follow the looped water main and connect to the City’s main located on the 192305-9035 parcel. 3. If floor drains are present in the building, or required by the building official, due to the proposed vehicle accessory use, they will be required to drain through an oil/water separator outside the building footprint, within the side sewer. No connections are to be made to the storm system and any connections to the sewer will be required to be upgraded if an oil/water separator system is not already present. 4. If the existing sewer service will be reused, no sewer system development charges are applicable. If the domestic water meter size is required to be increased as a result of the project, applicable SDC fees would be applicable. Credit would be provided for the existing meter size. SURFACE WATER 1. No storm drainage improvements are required as no new and/or replaced impervious surface is proposed, however, if during SEPA/Land-Use review it is determined that outside site and parking/lot improvements are required, the project may become subject to further stormwater review. 2. Tenant improvements and parking lot restriping/upgrades will need to follow source control and temporary erosion and sediment control best management practices. TRANSPORTATION 1. An accessible route of travel meeting Americans with Disabilities Act requirements (ADA) from the public right of way to the retail facilities is required and will be reviewed in conjunction with the building permit submittal. The proposed onsite ADA parking and landings will also be reviewed. Additional parking spaces, restriping and ramps may be required. 2. The current transportation impact fee is $7,145.85 per net PM peak vehicle trip addition. A transportation impact fee credit will be issued for the existing building use. 3. Since the project is proposing a change in use that may result in additional traffic, 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 or PM peak hours, a traffic impact analysis will be required. 4. As this project is proposing an interior remodel and no new construction or additions valued at over $150,000, no street frontage improvements or right of way dedication are required, however, if during SEPA/Land-Use review it is determined that outside site and parking/lot improvements are required, the project may become subject to further transportation review. ARB Flagship Store TI & Change in Use PRE21-000333 Page 3 of 3 September 29, 2021 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 and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 4. Additional Building Permit Applications will be required for the following: a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040. b. Detention vaults for storm water flow control. c. Demo of any existing structures on the project site(s). 5. Fees quoted in this document reflect the fees applicable in the year 2021 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. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 30, 2021 TO: Pre-Application File No. 21-000333 FROM: Angelea Weihs, Associate Planner SUBJECT: ARB Flagship Store (720 Rainier Ave S) 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 located on the east side Rainier Ave S at 720 Rainier Ave S (parcel number 1923059053). The project site totals 37,702 square feet in area and is located within the located in the Commercial Arterial (CA) zoning classification, Auto Mall Area B, Urban Design District D, and Commercial Mixed Use comprehensive plan designation. The applicant is proposing to occupy the existing 9,540 square foot auto sales building with a new ARB Flagship store that would also include on-site retail sales of vehicle accessories and on- site vehicle accessory installation. The applicant proposes to use the existing garage that is attached to the building for the vehicle accessories installation. The applicant proposes some improvements that include remodel of the interior, signage, and exterior parking lot restriping. Access to the site is proposed to remain via an existing driveway curb cut off of Rainier Ave S. A Wellhead Protection Area 2 and high seismic hazards are mapped on the project site. Current Use: Currently the site is occupied with a 9,540 square foot auto sales and showroom. Zoning: The subject property is located in the Commercial Arterial (CA) zoning classification, Auto Mall Area B, and Commercial Mixed Use comprehensive plan designation. “Vehicle Service And Repair” is defined as the maintenance of motorized vehicles including exchange of parts, installation of lubricants, tires, batteries, and similar vehicle accessories, minor customizing and detail operations, and body shops, but excluding operations associated with industrial engine or transmission rebuild operations. Based on the pre-application submittal, the proposed use includes both “retail sales” and “vehicle service and repair, small”. Retail sales is a permitted use in the CA zone. The vehicle accessories installation aspect of the proposed business would be considered vehicle service and repair, small. ARB Flagship Store September 30, 2021 PRE21-000333 Vehicle service and repair, small, is an administratively reviewed conditional use in the CA zone. The following requirements apply to the proposed use in the CA zone: All operations shall be conducted entirely within an enclosed structure. ▪ Vehicles shall only be held on the property while being serviced and shall have an active repair or service invoice that shall be made available to the City upon the City’s request. ▪ Vehicle storage before or after service shall not be allowed. Vehicles held on the site shall be subject to the screening and landscaping provisions in RMC 4-4-120, Storage Lots – Outside, unless enclosed within a building. ▪ Vehicle holding areas shall count toward the maximum lot coverage standard of the zone. ▪ Any overnight vehicle parking accessory to this use shall not be located in the front setback or in a side setback along a street. Conditional Use (Administrative): A conditional use is a land use which may be permitted within a zoning district following review by staff to establish conditions mitigating impacts of the use and to assure compatibility with other uses in the district. Staff will consider the following criteria when reviewing a request for a conditional use permit: 1. Consistency with Plans and Regulations: The proposed use shall be compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the zoning regulations and any other plans, programs, maps or ordinances of the City of Renton. 2. Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited for the proposed use. 3. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. 4. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. 5. Parking: Adequate parking is, or will be made, available. 6. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. 7. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. 8. Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent properties from potentially adverse effects of the proposed use. 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). Minimum Lot Size, Width and Depth – The minimum lot size required in the CA zone is 5,000 square feet. There are no minimum width or depth requirements. The existing site area totals 37,702 square feet, which exceeds the minimum lot size requirement. No changes are proposed to the existing lot size, width, or depth as a result of this proposal. Lot Coverage – The maximum building coverage permitted in the CA zone is 65% of the lot area or 75% if parking is provided within the building. No changes to building coverage are proposed. 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, ARB Flagship Store September 30, 2021 PRE21-000333 which may be reduced to 0 feet through the site plan review process; 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. Per the submitted site plan, the existing front yard setback is approximately 30 feet. Any proposed expansions to the building in the future would be required to comply with the required setback areas. No expansion is proposed with this pre-application submittal. Building Height – The maximum building height permitted in the CA zone is 50 feet. It appears the existing structure is well beneath the 50-foot maximum height. No expansion or changes to building height are proposed with this pre-application submittal. Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. Any new equipment installed as part of the project must meet the screening requirements in RMC 4-4-095. A site plan or building permit should include elevations and details for the proposed methods of screening. Refuse and Recycling Areas – All new developments for multi-family residences, commercial, industrial and other nonresidential uses shall provide on-site refuse and recyclables deposit areas and collection points for collection of refuse and recyclables. 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. Compliance with this requirement would be verified at the time of formal land use or construction permit application. Building Design Standards – Any exterior modifications such as facade changes, windows, awnings, signage, etc., shall comply with the design requirements of Urban Design District D for the new portion of the structure, sign, or site improvement, per RMC 4-3-100. Per RMC 4-3-100E.2, Parking shall be located so that no surface parking is located between a building and the front property line. Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. Please see RMC 4- 3-100 for more information specific to Urban Design District D. Landscaping – Compliance with the landscape standards would be required if the addition to the existing building increases the gross square footage of the building by greater than one third or a remodel requires improvements equal to or greater than 50% of the assessed property valuation. Conversion of vacant land to parking triggers compliance with landscaping regulations. Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. Street Frontage Landscaping - The minimum onsite landscape width required along street frontages is 10 feet, with the exception of areas for required walkways and driveways, and shall contain trees, shrubs, and landscaping. Internal Lot Landscaping - Surface parking lots with 15 to 50 stalls shall provide 15 square feet of internal lot landscaping for each parking stall. There shall also be no more than 50 feet between parking stalls and an interior parking lot landscape area and the interior parking lot landscaping dimensions must be at least eight feet (8’) by twelve feet (12’) not including the curb (CI-120). Perimeter landscaping may not substitute for interior landscaping. Perimeter Parking Lot Landscaping - Surface parking lots shall contain a perimeter landscaping screen at least 10 feet in width measured from the right-of-way (ROW). Within this perimeter screen trees shall be planted at a minimum of 2-inch caliper at an average rate of 30 lineal feet of street frontage, shrubs at the minimum rate of one per 20 square feet, and groundcover in quantities that will provide at least 90 percent (90%) coverage within 3 years. ARB Flagship Store September 30, 2021 PRE21-000333 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 Conditional Use Permit application submittal. 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. A tree retention plan is required at the time of formal land use application. Parking – Upon a change of use and except when located in a shopping center, if the number of stalls needed for the new use exceeds the actual number of legally existing stalls on site by a percentage equal or greater than shown in the table below, all of the stalls required of the new use shall be provided. Existing Stalls Percentage Threshold 1 – 10 140% 11 – 30 130% 31 – 60 120% 61+ 110% For example, if the calculated number of stalls needed for a retail store equals fifteen (15) and only ten (10) stalls legally exist on site, then all fifteen (15) stalls shall be provided because the percentage difference between the number of stalls needed for the new use and the number of existing stalls on site exceeds one hundred forty percent (140%) [1.40 x 10 = 14]. The following ratios would be applicable to the site: Use Square Footage of Use Ratio Required Spaces Vehicle service and repair (large and small vehicles): 9,540 SF A minimum and maximum of 2.5 per 1,000 square feet of net floor area. 24 Retail sales: A minimum and maximum of 2.5 per 1,000 square feet of net floor area. ARB Flagship Store September 30, 2021 PRE21-000333 The pre-application submittal indicates a total of 21 parking stalls proposed on the project site. Based on the gross floor area of the proposed use, the project requires a total of 24 parking spaces. The pre-application submittal did not indicate the number of existing on-site parking spaces. Additional information regarding the number of existing parking spaces and net floor area is required to determine if additional parking stalls are required. It should be noted that the parking regulations specify standard stall dimensions. Surface parking stalls must be a minimum of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet; compact surface parking spaces shall not account for more than 30 percent of the spaces in the surface parking lots. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided per RMC 4-4-80F.8.g. A 25 percent reduction or increase from the minimum or maximum number of parking spaces may be granted for nonresidential uses through site plan review process if the applicant can justify the modification to the satisfaction of the Administrator. Justification might include, but is not limited to, quantitative information such as sales receipts, documentation of customer frequency, and parking standards of nearby cities. Modifications beyond 25 percent must be requested via the formal modification process (RMC 4-9-250D). The proposal would also be required to provide bicycle parking based on 10 percent of the required number of parking stalls. The development would require a minimum of 2 bicycle parking spaces. See RMC 4-4-080F11b for bicycle parking standards. The applicant will be required at the time of formal land use application to provide detailed parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site. Access – Driveway widths are limited by the driveway standards, in RMC 4-4080I. Access to the site is proposed via an existing driveway curb cut off of Rainier Ave S. Fence: The fence standards for commercial, industrial, and other uses can be found in Section 4-4-040(E). • Location and Maximum Height: The maximum height of any fence, hedge or retaining wall is eight feet (8'), provided the fences, hedges, or retaining walls do not exceed forty-eight inches (48") in height within fifteen feet (15’) of the front or secondary front yard property line. In no case shall a fence, hedge, or retaining wall exceed forty-two inches (42") in height in any part of the clear vision area. • Material Limitations in Commercial Zones: Chain-link fencing within commercial zones (outside of the Center Downtown Zone) shall be coated with black, brown, grey, or green bonded vinyl. • Landscaping: Fences, hedges, and retaining walls shall not stand in or in front of any required landscaping. If a new or replaced fence is proposed within fifteen feet (15’) of a public street on a site that is nonconforming with regard to street frontage landscaping requirements per RMC 4-4-070F.1., the site shall be brought into compliance with street frontage landscaping requirements prior to fence installation. • Electric and barbed wire fences may be permitted by special administrative fence permit in all commercial zones. Critical Areas: A Wellhead Protection Area 2 and high seismic hazards are mapped on the project site. 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. A geotechnical report may be required due to the presence of the high seismic hazard area. Environmental Review: The project would be subject to SEPA Environmental Review because it is a change of use in a building over 4,000 sq. ft. Therefore, an environmental checklist is a submittal requirement. An environmental determination will be made by the Renton Environmental Review Committee. This determination ARB Flagship Store September 30, 2021 PRE21-000333 is subject to appeal by either the project proponent, by a citizen of the community, or another entity having standing for an appeal. Permit Requirements: The project would require an Administrative Conditional Use Permit and Environmental (SEPA) Review. Interior tenant improvements are exempt from Administrative Site Plan Review; however, if exterior site work is proposed, including parking restriping, the project would also require Administrative Site Plan Review. All applications can be reviewed concurrently in an estimated time frame of 6-8 weeks once a complete application is accepted. The 2021 Administrative Condition Use Permit review application fee is $1,600. The application fee for SEPA Review (Environmental Checklist) is $1,600. The Administrative Site Plan Review application fee is $2,700. There is an additional 5% technology fee at the time of land use application. In addition to the required land use permits, separate construction, building and sign permits would be required. Detailed information regarding the land use application submittal can be found on the Conditional Use Permit submittal checklist and other informational applications and handouts can be found on the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. Public Information Sign: Public Information Signs are required for all Type II and Type III 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. Impact Mitigation Fees: In addition to the applicable building and construction fees, impact mitigation fees are required for the construction of new building areas or changes of use to a more intensive use. If any building expansions or new buildings are proposed or a change in use to a more intense use, fire and transportation impact fees may be assessed. The City of Renton Fee Schedule 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 Angelea Weihs, Associate Planner at aweihs@rentonwa.gov or 425-430-7312 for an appointment. Expiration: Once the Conditional Use Permit application has been approved, the applicant has two (2) years to comply with all conditions of approval and to apply for any necessary permits before the approval becomes null and void. A single two-year extension may be granted for good cause by the Administrator. Site Plan Review approval is valid for two years with a possible two-year extension. It is the responsibility of the applicant to monitor the expiration date(s).