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HomeMy WebLinkAboutPRE_StaffComments_230608_v1DEPARTMENT 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 Maharaja Innovative Kitchen 61 Shattuck Ave S PRE23-000161 June 8, 2023 Contact Information: Planner: Andrew Van Gordon, 425.430.7286, avangordon@rentonwa.gov Public Works Plan Reviewer: Sam Mormon, 425.430.7383, smormon@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Review: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before 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, Development Engineering Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). M E M O R A N D U M DATE: June 5, 2023 TO: Andrew Van Gordon, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Maharaja Kitchen 1. The fire flow requirement will not change with this proposed remodel. Existing fire hydrants are adequate. 2. Fire impact fees do not apply as there is no change of use. 3. Separate plans and permits for any new commercial kitchen cooking hood suppression systems shall be submitted to and obtained from the Renton Regional Fire Authority . 4. Fire department apparatus access roadways are adequate as provided by existing city streets. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 8, 2023 TO: Andrew Van Gordon, Planner FROM: Sam Morman, Civil Engineer SUBJECT: Maharaja Food Production 61 Shattuck Ave S PRE23-000161 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) 0007200032. 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. 2. The static water pressure is approximately 72 psi at ground elevation of 30 feet. 3. There is an existing 8-inch water main located in Shattuck Ave S that can deliver a maximum flow capacity of 2,500 GPM (see water plan No. W-094001). 4. There is an existing hydrant located at the corner of Shattuck Ave S and S Tobin St. 5. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority has determined that the preliminary fire flow demand for the existing building is sufficient for the proposed use. 6. There is an existing 1” meter serving the existing building. This meter can be reused for the renovated building. City records indicate that the meter does not have premise isolation. Installation of a reduced pressure backflow assembly (RPBA) in an above ground heated enclosure per COR Standard Plan 350.2 is required behind the meter. The RPBA may be located inside the building if drainage for the relief valve is provided. Please coordinate with the City water utility plan reviewer if you propose to locate the RPBA inside the building. 7. A conceptual utility plan will be required as part of the land use application for the subject development. Sanitary Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an 8-inch gravity wastewater main located in S Tillicum St (see record drawing S-044901). 3. These is an 8-inch gravity wastewater main located in Shattuck Ave S (see record drawing S-044901). 4. An existing 6-inch sewer stub serves the existing building per record drawing S-044901. This stub connects to the main in Shattuck Ave S. The sewer stub may be reused if it meets the needs of the property. • In order to reuse the stub, a pre-inspection video must be submitted to the City to determine its condition. If it is determined acceptable for use, the stub must be lined. Another video will need to be provided the City once it is lined. • If the existing stub is determined to be unusable the stub must be cut and capped at the sewer main, and a new stub will be required. 5. Due to the proposed use of commercial food production, a grease interceptor is required. The grease interceptor shall be sized based on drainage fixture 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 it is accessible for routine maintenance. 6. A conceptual utility plan will be required as part of the land use application for the subject development. 7. 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 2023 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. • The current sewer SDC fee is $3,650.00 per 1-inch meter. • Final determination of applicable fees will be made after the water meter size has been determined. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof Renton Surface Water 1. The proposal is interior and does not impact surface water. Transportation 1. Since the remodel is limited to the interior, in accordance with RMC 4-6-060, no street frontage improvements or right of way dedication are required. However, if during the project review, exterior improvements are proposed, the project will likely be subject to frontage improvements and ROW dedication. 2. If the proposal constitutes a change of use then the existing building will need to be updated to meet current ADA standards. Compliance with ADA standards must be shown on the building permit submittal. An accessible route of travel from the public right of way to the building entrance is required to be reviewed in conjunction with the permit approval for the project. 3. As the project is proposing a potential change in use that may result in additional traffic, a traffic study meeting City of Renton traffic study guidelines may be 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. The development may be subject to transportation impact fees. Fees will be assessed at the time of a complete building permit application. The 2023 transportation impact fee for net new pm peak hour person vehicle trips is $8,031.94 per trip. General Comments 1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground as outlined in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. 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. 3. All construction utility permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up- to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. 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. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 8, 2023 TO: Pre-Application File No. 23-000161 FROM: Andrew Van Gordon, Associate Planner SUBJECT: Maharaja Innovative Kitchen – 61 Shattuck Ave S (Parcel number 0007200032) 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 project area is located at 61 Shattuck Ave S (Parcel number 0007200032). The applicant proposes to establish a food production assembly and distribution center for the project owners’ multiple restaurants. The space is approximately 4,110 square feet and includes a kitchen space, storage areas, shipping areas, office space and a lounge. Access to the site is from S Tillicum St. The City of Renton’s (COR) mapping system indicates the site is within a High Seismic Hazard Area and the Downtown Zone 2 Wellhead Protection Area. Current Use: Per the King County Department of Assessments, the site contains two (2) buildings which contain office spaces/warehousing/light manufacturing: one (1) is a 7,000 square foot single story building and the other is a 3,926 square foot building. On-site parking consists of direct head in parking from S Tillicum St; stalls are not clearly delineated so it is unclear how many stalls are available. Per the applicant, the proposed project space is industrial. The King County Departments of Assessments lists the use as aero plastics. Zoning/Land Use: The subject property is located within the Commercial Arterial (CA) zoning classification in Urban Design District D. The purpose of the CA zone is to evolve from “strip commercial” linear business districts to business areas characterized by enhanced site planning and pedestrian orientation, incorporating efficient parking lot 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. Residential uses may be integrated into the zone through mixed-use buildings. Maharaja Innovative Kitchen Page 2 of 8 June 8, 2023 A commercial kitchen would be classified as a light manufacturing and fabrication use. This use is not permitted within the CA zone east of Rainier Ave S/SR 167. See “Nonconforming Uses” below for additional information. Development Standards: The project would be subject to RMC 4-2-120A, “Commercial Development Standards” effective at the time of complete application (noted as “CA standards” herein). Building Standards – The CA standards permit a maximum lot coverage for buildings to be 65% of the total lot area or 75% if parking is provided within the building or within an on-site parking garage. The allowed height is 50 feet (50’) except 70 feet (70’) for vertically mixed-use building (commercial and residential). Heights may exceed the zone’s maximum height with a Conditional Use Permit. In no case shall building height exceed the maximum allowed by the Airport Related Height and Use Restrictions for uses located within the Airport Influence area and Safety Compatibility Zones. Existing development proposed for retention would be required to comply with building and height limitations and would be reviewed for compliance at the time of land use application. Expansion of the building is not proposed. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the CA zone are: minimum front yard and secondary front yard: 15 feet; maximum front yard and secondary front yard: 20 feet; minimum side yard: none , except 15 feet (15’) if lot abuts a lot zoned residential; minimum rear yard: none, except 15 feet (15’) if lot abuts or is adjacent to a lot zoned residential. In no case shall a structure over 42 inches (42”) in height intrude into the 20-foot (20’) clear vision area defined in RMC 4-11-030. The building is set back approximately 23.5 feet (23.5’) from S Tillicum St, approximately zero feet (0’) from Shattuck Ave S and approximately 72 feet (72’) from S Tobin St. This exceeds the maximum front yard and secondary front yard setback standards along S Tillicum St and S Tobin St and exceeds the minimum secondary front yard setback along Shattuck Ave S. The structure currently complies with the side yard setback standards. The lot has no rear yard as it is a corner lot. Nonconforming Structures: The cost of alterations, remodels, or renovations of a legal nonconforming structure, except single family dwellings, shall not exceed an aggregate cost of forty percent (40%) in twelve (12) months or sixty percent (60%) in forty-eight (48) months of the value of the structure, based upon its most recent assessment or appraisal, unless the changes make the structure more conforming, or are used to restore to a safe condition any portion of a structure declared unsafe by the Building Official. Mandatory improvements for fire, life safety or accessibility, as well as replacement of mechanical equipment, do not count towards the cited monetary thresholds. Alterations, remodels, or restoration work shall not result in or increase any nonconforming condition unless permitted by RMC 4-10-050A4, Limits on Enlargement. Nonconforming Site Development Standards: For remodels or other alterations of an existing structure made within any three (3) year period which together exceed one hundred percent (100%) of the assessed or appraised value of the existing structure, the site shall be brought into compliance with the current development regulations. For remodels or other alterations within any three (3) year period which exceed thirty percent (30%) of the assessed or appraised value, but do not exceed one hundred percent (100%), proportional compliance shall be required, as provided below. Remodels or other alterations within any three (3) year period that do not exceed Maharaja Innovative Kitchen Page 3 of 8 June 8, 2023 thirty percent (30%) of the assessed or appraised value shall not be required to comply with the nonconforming site development requirements. Mandatory improvements for fire, life safety or accessibility, as well as replacement of mechanical equipment, do not count towards the cited monetary thresholds. Proportional Compliance: The required physical site improvements to reduce or eliminate the nonconformity of the site shall be established by the following formula: 1. Divide the dollar value of the proposed structure improvements, excluding mechanical equipment and mandatory improvements for life, safety, or accessibility, by the assessed or appraised value of the existing structure(s). 2. The monetary value of that percentage is then multiplied by ten percent (10%). 3. The dollar value of this equation is then applied toward reducing the nonconformities. Example: • Value of existing structure(s) equals $100,000; • Value of proposed improvements equals $20,000; • 10% multiplied by $20,000 equals $2,000; • $2,000 would be applied toward reducing the nonconformities. The Department shall determine the type, location and phasing sequence of the proposed site improvements. Nonconforming Uses: A legal nonconforming use (of a building or premises) that has been abandoned shall not thereafter been resumed. A nonconforming use shall be considered abandoned when: 1. The intent of the owner to discontinue the use is apparent, and discontinuance for a period of one (1) year or more shall be prima facie evidence that the nonconforming use has been abandoned, unless said use is being reestablished pursuant to RMC 4-10-060F, Restoration and Reestablishment; or 2. It has been replaced by a conforming use; or 3. It has been changed to another nonconforming use under permit from the City or its authorized representative. A nonconforming use (of a building or premises) shall not be changed to a different nonconforming use unless, through an Administrative Conditional Use Permit, the new use is shown to satisfy the following criteria. A replacement nonconforming use shall: 1. Reflect the nature and purpose of the preexisting nonconforming use, and be considered to be the same or related use classification; and 2. Be substantially similar or result in a lower impact in its effect on the surrounding neighborhood; and 3. Not increase the nonconformance of the use; and 4. Not create a new type of nonconformance. A nonconforming use shall not be extended or enlarged so as to occupy additional land area on the same or any other lot or parcel, unless the nonconforming use is housed in part of a single- tenant building, in which case the use may be extended throughout the building, but the building shall not be enlarged. Maharaja Innovative Kitchen Page 4 of 8 June 8, 2023 An administrative conditional use permit would be required to change from a nonconforming use to a different nonconforming use. The existing use would be classified as a medium manufacturing and fabricating use which is not permitted within the CA zone. Expansion of a nonconforming use, such as expansion of the building and/or expansion of the parking lot, would not be permitted. Please see RMC 4-10-060, Nonconforming Uses for full requirements. In addition to the items noted above, the Conditional Use Permit use would be evaluated per the criteria below from RMC 4-9-030 Conditional Use Permits: 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. Access/Parking: Application materials did not specifically address access; however, it appears that access is proposed via S Tillicum St. Revisions to the parking are not proposed. Within the CA zone a connection shall be provided for site-to-site vehicle access ways to allow a smooth flow of traffic across abutting CA lots without a need to use a street. Access may compromise the aisle between rows of parking stalls but is not allowed between a building and a public street. Conference centers is not a use that is specifically identified in the parking spaces required regulations. Driveway width shall not exceed an aggregate of 40 percent (40%) of the street frontage. There shall be a minimum of 18 feet (18’) between driveway curb returns where there is more than one (1) driveway on property under single ownership or control and used as one premises. The width of any driveway shall not exceed 30 feet (30’). There shall be no more than one (1) driveway for each 165 feet (165’) of street frontage serving any one property. For each 165 feet (165’) of additional street frontage another driveway may be permitted. Maximum driveway slope shall not exceed eight percent (8%). The Administrator may allow a driveway to exceed eight percent Maharaja Innovative Kitchen Page 5 of 8 June 8, 2023 (8%) slope but not more than fifteen percent (15%) slope, upon proper application in writing and for good cause shown, which shall include, but not be limited to, the absence of any reasonable alternative. To exceed fifteen percent (15%), a variance from the Administrator is required. Bicycle Parking – When there are two (2) or more separate uses on a site, the required bicycle parking for the site shall be the sum of the required parking for the individual uses. The number of bicycle parking spaces shall be equal to 10 percent (10%) of the number of required off-street vehicle parking spaces for all uses except attached dwellings. Upon a change of use, 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 chart 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% A manufacturing and fabrication use requires a minimum of 1.0 stall per 1,000 square feet of net floor area and a maximum of 1.5 spaces per 1,000 square feet of net floor area (including warehouse space). A minimum of four (4) stalls is required while a maximum of six (6) is permitted. It is unclear how many stalls are on the site as a site plan was not provided and it is unclear from COR Maps if there is a formal parking on-site parking area. Based on aerial images it appears that the entirety of the frontage along S Tillicum St functions as a driveway with head-in parking and no curb. Driveway width shall not exceed 30 feet (30’). As there are two (2) uses on the property the applicant would need to demonstrate that the total number of stal ls provided is the sum of the requirements for each use. Please review RMC 4-4-080, Parking, Loading and Driveway Regulations for the full requirements. Site-to-site vehicle access does not currently exist and would not be required as placement of the existing buildings prevents reasonable site-to-site access. Compliance with parking requirements would be verified at the time of land use application review. Urban Design: The project is subject to RMC 4-3-100, Urban Design Regulations effective at the time of application. Exterior modifications such as facade changes, windows, awnings, signage, etc., shall comply with the design requirements for the new portion of the structure, sign, or site improvement. Interior remodels of existing buildings or structures are exempt from these requirements provided the alterations do not modify the building facade. 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. Street trees in Maharaja Innovative Kitchen Page 6 of 8 June 8, 2023 the ROW planter will also be required. 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 Standards. 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. All changes in the use of a property or remodel of a structure that requires improvements equal to or greater than 50 percent (50%) of the assessed property value trigger landscaping requirements. All landscaping shall meet the requirements of RMC 4-4-070, Landscaping. Significant Tree Retention: A review of COR Maps shows that there are no mature trees on the site. 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, properties subject to an active land development permit shall comply with minimum tree credit retention requirements of a minimum of 30 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 Maharaja Innovative Kitchen Page 7 of 8 June 8, 2023 TREE SIZE TREE CREDITS Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 Interior remodels, not involving a building addition, are not required to meet minimum tree credit requirements. Fences/Walls: Within commercial zones the maximum height of any fence, hedge, or retaining wall within the front yard and secondary front yard shall not exceed 48 inches (48”) in height within 15 feet (15’) of the front yard property line or within any part of the clear vision area. Chain link fencing shall be coated with black, brown, gray or green bonded vinyl. Fences, hedges and retaining walls shall not stand in or in front of any required landscaping. If a new or replacement fence is proposed within 15 feet (15’) of a public street on a site that is nonconforming to street frontage landscape requirements per RMC 4-4-070F1, the site shall be brought into conformance. Refuse and Recyclables: All new developments for industrial uses shall provide on-site refuse and recyclable deposit areas and collection points for collection in compliance with RMC 4-4-090, Refuse and Recyclables Standards. These areas shall not be located within required setbacks or landscaped areas and shall not be located in a manner that hauling trucks obstruct pedestrian or vehicle traffic on-site or project into public right-of-way. The size of these areas shall be dependent on the size and number of the proposed uses. A refuse and recyclable collection area is not shown. Full compliance will be determined at the time of Land Use Application. Critical Areas: According to COR Maps, the Downtown 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. Development within high seismic hazard areas require a geotechnical study completed by a licensed professional. Depending on the scope of interior work, a geotechnical report may be required addressing seismic issues as the building is within the high seismic hazard area. It is the applicant’s responsibility to ascertain whether any critical areas or environmental concerns are present on the subject property prior to development and/or construction. Environmental Review: The proposal would be exempt from SEPA review provided the use does not change and no expansion occurs. Maharaja Innovative Kitchen Page 8 of 8 June 8, 2023 Permit Requirements: The proposal requires an Administrative Conditional Use Permit and an Environmental Review. The 2023 fees would total $3,780.00 ($1,800.00 Administrative Conditional Use Permit + $1,800.00 Environmental Review + $180.00 Technology Fee (5%) = $3,780.00). Each modification request is $290.00. A 5% technology fee added to the total cost of the reviews would also be assessed at the time of land use application. All fees are subject to change. 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 Notice Requirement 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, Permit Classification. 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. Fees: In addition to the applicable building and construction fees, impact fees would be required. The fee in effect at the time of building permit issuance will apply. When an existing structure or building or portion thereof has been vacant for less than three (3) years, the impact fee shall be the applicable impact fee for the land use category of the new use, less any impact fee previously paid for the land use category of the prior use. If no impact fee was paid for the prior use, the impact fee for the new use shall be reduced by an amount equal to the current impact fee rate for the prior use. When an existing structure or building or portion thereof has been vacant for a period of three (3) years or more, the impact fee shall be the applicable impact fee for the land use of the new category; there shall not be a deduction of the impact fee that was or was not previously paid for the land use category of the prior use. For informational purposes, the 2023 impact fees are as follows: • A Transportation Impact Fee assessed at $10.68 per square foot of light industrial. • A Transportation Impact Fee assessed at $8.031.94 per net new PM Peak House Person Vehicle Trip (Proposed – Existing), per PM Peak Hour Person Vehicle Trip. • A Fire Impact Fee assessed at $0.15 per square foot of industrial/manufacturing. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Next Steps: When the formal land use application materials are complete, 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 for an appointment. Expiration: Upon approval, the conditional use permit approval shall expire within two (2) years unless other time limits are prescribed elsewhere in the Renton Municipal Code or state law. A single two (2) year extension may be granted for good cause by the Administrator. The Hearing Examiner may grant one (1) extension of time for a maximum of one (1) year for good cause shown. It is the responsibility of the owner to monitor the expiration date.