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HomeMy WebLinkAboutPRE_StaffComments_240118_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 Rocket Kiosk 2022 S Puget Dr PRE23-000411 January 18, 2024 Contact Information: Planner: Andrew Van Gordon, 425.430.7286, avangordon@rentonwa.gov Public Works Plan Reviewer: Huy Huynh, 425.430.7384, hhuynh@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). DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 18, 2024 TO: Andrew Van Gordon, Planner FROM: Huy Huynh, Civil Engineer SUBJECT: Rocket Kiosk PRE23-00411 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) 2023059124. 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 Rolling Hills 490 Pressure Zone. 2. The static water pressure is approximately 108 psi at ground elevation of 240 feet. 3. There is an existing 16-inch water main located on S Puget Dr. that can deliver a maximum flow capacity of 6,500 GPM (see water plan No. W-025109). 4. There is an existing 8-inch water main located on Benson Rd. S that can deliver a maximum flow capacity of 2,500 GPM (see water plan No. W-025109). 5. There is an existing 1-inch meter (facility ID number MTR-017603) and one existing 1-inch service (facility ID numbers LAT-020866) serving the lot on Benson Rd S for irrigation. 6. There is an existing 3/4-inch meter (facility ID number MTR-017604) and one existing ¾” service (facility ID numbers LAT-020867) serving the lot on Benson Rd S for domestic service. 7. A new 1” water meter and service for the proposed kiosk will be required since the proposed building is not connected to the existing building. 8. A private pressure reducing valve is required downstream of the domestic water meter due to the static pressure exceeding 80 psi. 9. There are 3 existing hydrants within 300 feet of the property that are connected to 16-inch and 8-inch water mains. 10. Installation of a “Storz” adapter on the existing hydrants if they are not already equipped with one. 11. A conceptual utility plan will be required as part of the land use application for the subject development. 12. The development is subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2024 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. • The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee is $4,850 per 1 in meter, $24,250 per 1-1/2 in service, $38,800 per 2 in service and $77,600 per 3 in service. • Water service installation charges for each proposed domestic water service is applicable. Water Service installation is $2,875 per 1 in meter, $4,605 per 1-1/2” service, and $4,735 per 2 in service. • Drop-in meter fee is $400 per ¾” meter, $460 per 1” meter and $750 per 1-1/2” meter • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof Renton 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 Benson Rd S (see record drawing S-007804). 3. There is no record of sewer stub on file for this property. 4. A conceptual utility plan will be required as part of the land use application for the subject development. 5. All new side sewers shall be a minimum of 6”. All side sewers shall flow by gravity to the main at a minimum slope of 2%. 6. 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 2024 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, $18,250 per 1-1/2” meter, $29,200 per 2 in 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. There is an existing 8 in concrete surface water main on S Puget Dr. 2. There are one existing 24 in concrete surface water main and one 18 in concrete surface water main at the intersection of Benson Rd S and S Puget Dr. 3. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual may be required. Refer to Figure 1.1.2.A – Flow Chart in the 2022 City of Renton Surface Water Manual (2022 RSWDM) to determine what type of drainage review is required for this site. A drainage study complying with the 2022 RSWDM may be required. Based on the City’s flow control map, the site falls within the City’s Forest Duration Standard area. The site falls within the Black River basin and Rolling Hills Creek sub-basin. 4. Critical areas on site that may affect stormwater review include regulated (steep) slopes, erosion hazard areas and landslide hazard areas. 5. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals. The current City of Renton Standard details are available online at the City of Renton website: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton. 6. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. 7. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 8. Any new storm conveyance 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 upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 9. The development maybe subject to a surface water system development charge (SDC) fee. Fees will be charged based on the rate at the time of construction permit issuance. a) The current SDC fee is $0.92 per sq ft of new impervious surface b) The full schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&repo=Cityof Renton. TRANSPORTATION 1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions exceed an overall valuation of $175,000, the project site(s) shall be required to meet the City’s Complete Streets Standards. a. The project evaluation is below the $175,000 threshold; therefore, frontage improvement and dedication are not required per exemption one (1) RMC 4-6-060 2. Refer to City code 4-4-080 regarding driveway regulations. a. Driveway width (aggregate width if more than one driveway exists) shall not exceed forty percent (40%) of the street frontage. b. The width of any driveway shall not exceed fifty feet (50’) exclusive of the radii of the returns or taper section, the measurement being made parallel to the centerline of the street roadway c. There shall be no more than two (2) driveways for each three hundred thirty feet (330’) of street frontage serving any one property or among abutting properties under unified ownership or control. For each additional one hundred sixty-five feet (165’) of street frontage an additional driveway may be allowed. d. Maximum driveway slope shall not exceed eight percent (8%). The Administrator may allow a driveway to exceed eight percent (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. 3. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. 4. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. a. Unless otherwise listed on the City Fee Schedule the impact fee per Net New PM Peak Hour Person Vehicle Trip is $8,031.94 b. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof Renton GENERAL COMMENTS 1. All proposed utility lines (i.e., electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. 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 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 4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. 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). 6. 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 fee schedule. 7. A demo permit is required for the demolition of the existing building. The demo permit shall be acquired through the building department. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 18, 2024 TO: Pre-Application File No. 23-000411 FROM: Andrew Van Gordon, Associate Planner SUBJECT: Rocket Kiosk – 2022 S Puget Dr (Parcel number 2023059124) 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 2022 S Puget Dr (Parcel number 2023059124). The applicant proposes to construct a 258 square foot retail kiosk; placement of the kiosk would remove five (5) parking stalls. Access to the site is via four (4) existing points; two (2) from S Puget Dr and two (2) from Benson Rd S. The City of Renton’s (COR) mapping system indicates the site is within a Medium Coalmine Hazard area, a High Erosion Hazard area, a High Landslide Hazard area and has sensitive slopes on-site. It is unclear if the existing Rocket convenience will remain. Current Use: The site is currently improved with a 76 gas station, two (2) accessory buildings and associated surface parking. 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. The proposal would be an expansion of the existing use. The existing gas station is classified as a vehicle fueling stations, existing legal. This use is permitted within the CA zone. 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). Rocket Kiosk Page 2 of 7 January 18, 2024 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 designated under RMC 4-3-20, Airport Related Height and Use Restrictions. Elevations were not provided, so the specific height of the proposed building is unknown. Building coverage calculations were not provided, but it appears that the proposal is below the maximum building lot coverage for the CA zone. The building height and coverage requirements would be verified at the time of building permit review. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the CA zone are: 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 lot is a corner lot, and therefore has no rear yard. As shown the building would not be meeting setbacks as it is greater than 20 feet from both S Puget Dr and S Benson Rd . Setbacks would be verified at the time of building permit review. Access/Parking: Access to the site is via S Benson Rd and S Puget Dr. Sixteen (16) parking stalls are present within the on-site surface parking lot; five (5) stalls would be removed to place the proposed kiosk. 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. 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 (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 –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. New buildings trigger parking, loading and driveway regulations for the site. Specific parking stall amounts are not provided for vehicle fueling stations. A parking study identifying the needed amount of parking would be required with the formal land use application. Two (2) of the driveways exceed 30 feet (30’) in width and would need to be reduced in size. Please review RMC 4-4-080, Parking, Loading and Driveway Regulations for the full requirements. Compliance with parking requirements would be verified at the time of building permit review. Rocket Kiosk Page 3 of 7 January 18, 2024 Urban Design: The project is subject to RMC 4-3-100, Urban Design Regulations effective at the time of application. Compliance with District ‘D’ regulations will be required for all new structures. The land use application shall provide a written narrative to identify how the project meets each applicable urban design regulation. Please refer the standards in their entirety at RMC 4-3-100, Urban Design Regulations. The following bullets are the applicable design requirements. Comments are general and do not cover in detail every specific regulation within the applicable requirements. • RMC 4-3-100E1: Site Design and Building Location o Building Location and Orientation The availability of natural light (both direct and reflected) and direct sun exposure to nearby buildings and open space is not discussed. o Building Entries Elevations were not provided so it is unclear where the front entry is and what it looks like. o Transition to Surrounding Development A discussion identifying how the proposal is meeting an appropriate transition to surrounding uses was not provided. o Service Element Location and Design It is unclear how refuse and recycling will be addressed. • RMC 4-3-100E2: Parking and Vehicular Access o Surface Parking o Vehicular Access • RMC 4-3-100E3: Pedestrian Environment o Pedestrian Circulation Permeable pavement shall be used where feasible consistent with the Surface Water Design Manual. o Pedestrian Amenities Architectural elements that incorporate plants, especially at entrances shall be included. Amenities such as outdoor seating, benches, fountains and public art shall be provided. Identification about how pedestrian overhead weather protection is being provided is needed. • RMC 4-3-100E5: Building Architectural Design o Building Character and Massing o Ground Level Details Within District D at least 50% of the façade visible to the public shall be comprised of transparent doors and/or windows between four feet and Rocket Kiosk Page 4 of 7 January 18, 2024 eight feet (4’ – 8’) about ground. This applies to the facades facing S Tobin St and Lake Ave S. Calculations were not provided. Tinted, dark, and highly reflective (mirror-type) glass and film are prohibited. Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are not permitted. A wall (including building facades and retaining walls) is considered a blank wall if: ▪ It is a ground floor wall or portion of a ground floor wall over six feet (6') in height, has a horizontal length greater than fifteen feet (15'), and does not include a window, door, building modulation or other architectural detailing; or ▪ Any portion of a ground floor wall has a surface area of four hundred (400) square feet or greater and does not include a window, door, building modulation or other architectural detailing. o Building Roof Lines o Building Materials Material and color variation is required. • RMC 4-3-100E7; Lighting o Lighting A lighting plan would need to be submitted with the formal land use application. Compliance with the requirements would be verified at the time of building permit review. 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 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 new buildings trigger landscaping requirements. Ten feet (10’) of on-site landscaping is required but is not being shown along all street frontages. Street trees and parking lot landscaping (exterior/interior) are required. All landscaping shall meet the requirements of Rocket Kiosk Page 5 of 7 January 18, 2024 RMC 4-4-070, Landscaping. Compliance with the requirements would be verified at the time of building permit review. 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 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 A review of COR Maps and the provided documents appears to show mature significant trees on site. Tree retention standards would need to be met. Tree retention standards shall be Rocket Kiosk Page 6 of 7 January 18, 2024 applied to the developable area, as defined in RMC 4-11-040, Definitions D, of 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. Based on the gross acreage of the site (0.72 acre) 22 tree credits would be required. Tree requirements would be verified at the time of building permit review. See RMC 4-4-130, Tree Retention and Land Clearing Regulations for full 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 commercial 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. In retail developments, a minimum of five (5) square feet per every 1,000 square feet of building gross area shall be provided for recyclables deposit areas, and a minimum of 10 square feet per 1,000 square feet of building gross floor area shall be provide for refuse deposit areas. A total minimum area of 100 square feet shall be provided for recycling and refuse deposit areas. Enclosures for refuse or recyclables deposit areas/collection points shall have a gate opening at least 12 feet (12’) wide and between 11 feet (11’) and 14 feet (14') for haulers. A trash bin area is shown on the site plan. It is unclear if the location would meet standards. Compliance with the requirements would be verified at the time of building permit review. Critical Areas: According to COR Maps, a Medium Coalmine Hazard area, a High Erosion Hazard area, a High Landslide Hazard area and sensitive slopes on-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. Development within high seismic hazard areas require a geotechnical study completed by a licensed professional. A geotechnical report is required as the project is within a Medium Coalmine Hazard area, a High Erosion Hazard area, a High Landslide Hazard area and has sensitive slopes on-site. 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 not require environmental review pursuant to the State Environmental Policy Act (SEPA) per RMC 4-9-070G1c; the proposal is not a change of use of 4,000 square feet or larger and does not increase the existing use beyond 4,000 square feet . However, the project may be subject to Environmental Review, in accordance with RMC 4-9- 070H3, if it is determined that triggering critical areas are located on the property. Site Plan Approval: 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 are. Site plan Rocket Kiosk Page 7 of 7 January 18, 2024 review ensures quality development consistent with the 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 the potential future development. In general, site plan review is required for all development in the CA zone. SEPA exempt development is exempt from site plan review. Please review RMC 4-9-200, Master Plan and Site Plan Review for full site plan review requirements. Permit Requirements: The proposal would require building permit review. Building permit costs are based on the value of the project at the time of application. 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. As a specific use is not proposed, additional land use permits may be required in the future for a proposed tenant. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. 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 2024 impact fees are as follows: • A Transportation Impact Fee assessed at $207.87 per new square foot of convenience market. • 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 $0.66 per square foot of retail. 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: It is the responsibility of the owner to monitor the expiration date.