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HomeMy WebLinkAboutPRE24-000372 Meeting SummaryDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.gov PREAPPLICATION MEETING FOR DIY Auto Repair and Storage Services 109 S Tilicum St (APN 7229300020) PRE24-000372 12/19/24 Contact Information: Planner: Nichole Perry, 425.430.7286 Public Works Plan Reviewer: Yong Qi, 425.430.7439, yqi@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: 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: December 17, 2024 TO: Nicole Perry, Assistant Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Tillicum Auto Repair Comments 1. Fire impact fees do not apply to this change of use. 2. No fire flow or fire hydrant requirement changes for this proposed change of use. 3. Per Fire Code section 102.3 and International Existing Building Code section 1002.1 and local city ordinances, the proposed change of use would trigger the installation of an approved fire sprinkler system as the change of use exceeds the city threshold of 5,000 square feet. The proposed change of use would also trigger the installation of an approved fire alarm system as it exceeds the city threshold of 3,000 square feet. Separate plans and permits are required for the installation of fire alarm and fire sprinkler systems. Plan review and permitting through the Renton Regional Fire Authority. 4. Annual permits may be required for other hazards such as cutting and welding, welding gas storage, combustible and flammable liquid tanks, etc. Construction permits are required for the installation of aboveground tanks. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: December 19, 2024 June 20, 2011 TO: Nichole D. Perry, Associate Planner FROM: Yong Qi, Civil Engineer III SUBJECT: DIY Auto Repair and Storage Service 109 S Tillicum St, Renton, WA PRE24-000372 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 # 7229300020. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER COMMENTS 1. The project is within the City of Renton’s water service area in the Valley 196 hydraulic zone. 2. There is an existing 8-inch water main located in Lake Ave S that can deliver a maximum flow capacity of 3,000 GPM (Record Dwg: W-048502). The approximate static water pressure is 73 psi at a ground elevation of 28 feet. 3. The project site falls within Zone 2 of the Aquifer Protection Area (APA). 4. Below is a summary of the existing fire hydrants in the vicinity of the site. a. One northwest of the project site within landscape area at the intersection of Lake Ave S and S Tillicum St (Hydrant ID No. HYD-S-00264). b. One approximately 120 feet southwest of the project site at the intersection of Lake Ave S and S Tobin St (Hydrant ID No. HYD-SW-00046). c. One approximately 190 LF northwest of the project site at the intersection of Lake Ave S and Airport Way (Hydrant ID No. HYD-S-00044). 5. There is an existing ¾-inch domestic water service and meter (Facility ID No. MTR-017095) serving the existing building from the water main in Lake Ave S. 6. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority (RRFA) has determined that no fire flow or fire hydrant requirement changes for the proposed change of use. However, an approved fire sprinkler system is required PRE24-000372 Page 2 of 4 December 19, 2024 2 since the change of use exceeds the City threshold of 5,000 SF. Separate plans and permits are required for the installation of fire alarm and fire sprinkler systems. The following developer’s installed water improvements will be required to provide domestic and fire protection service to the development including but not limited to: a. If no upsizing of domestic water meter is proposed, a new ¾-inch reduced pressure backflow assembly (RPBA) is required behind the meter, and it needs to be installed in an above ground heated enclosure per COR Std. Plan 360.1 or in a suitable location interior to the building with a drain. If upsizing of domestic water meter is proposed, a reduced pressure backflow assembly (RPBA) of the same size as the new meter is required behind the meter, and it needs to be installed in an above ground heated enclosure per COR Std. Plan 360.1 (2-inch or less) or in a suitable location interior to the building with a drain. Locations interior to the building need to be approved by the Water Utility b. Installation of a fire sprinkler stub with a double check detector assembly (DCDA) is required for backflow prevention to the building. The sizing of the fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DCDA shall be installed on the private property in an outside underground vault per City Standard Plan 350.3. The DCDA may be installed inside the building if it meets the conditions per City Standard Plan 360.5 for the installation of a DCDA inside a building. The location of the DCDA inside the building must be pre-approved by the City Plan Reviewer and Water Utility. c. The fire department connection (FDC) must be installed within 50 feet of the existing fire hydrant (Hydrant ID No. HYD-S-00627). d. A 15-foot-wide public water easement is required for any public water main, fire hydrants and water meters located outside City Right of Way. e. Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped with one. f. Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable. 2. A conceptual utility plan will be required as part of the land use application for the subject development. 3. Civil plans for the water main improvements will be required and must be prepared by a Professional Engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for water main extensions as shown in Appendix K of the City’s 2021 Water System Plan. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. Minimum separation between water and all other utilities is 10-feet horizontal and 1.5-feet vertical. 4. The development is subject to applicable water system development charges (SDC’s) fee and meter installation fees based on the number and size of the meters for domestic use (if upsizing is proposed) and for fire sprinkler use. 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. a. The SDC fee for water is based on the size of the new domestic water, if applicable, to serve the project. The current water fee for a single 1-inch meter is $4,850.00 per meter. b. Water Service installation fee is $2,875.00 per 1-inch service line. c. Drop-in meter fee is $460.00 per meter for a 1-inch meter. PRE24-000372 Page 3 of 4 December 19, 2024 3 d. Credit of the SDC in the amount equal to the SDC fee for the size of the existing water meter will be applied, if abandoned. e. Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at construction permit issuance. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=Cityo fRenton&cr=1. SEWER COMMENTS 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an existing 8-inch PVC gravity sewer main located in Lake Ave S (Record Dwg: S-044904), which is connected to the 8-inch gravity sewer main in Tillicum St. 3. There is an existing 6-inch PVC sewer stub and 4-inch PVC side sewer serving the property, which is connected to the existing 8-inch sewer main in Lake Ave S. 4. Based on the information provided with the pre-application submittal documents, the property is adequately serviced, and no developer’s installed sewer improvements will be required to provide sewer service to the development. 5. The auto repair building floor drains will need to be directed to an oil/water separator system prior to connecting into the City’s Sanitary Sewer system. Installation of an oil/water separator will be required if there is not an existing one. The oil/water separator shall be sized in accordance with standards found in the latest edition of the Unifor Plumbing Code (UPC). The oil/water separator shall drain by gravity to the sewer main and shall be located so that it is accessible for routine owner maintenance. 6. 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 upsized or additional meters are required as a result of the project, applicable sewer SDC fees would be required. Credit would be provided per the existing meter size. SURFACE WATER 1. A drainage review complying with the current 2022 Renton Surface Water Design Manual (RSWDM) will be required if construction is proposed exterior to the existing building. No drainage review shall be required if there is no construction proposed exterior to the existing building. TRANSPOTATION 1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions exceed an overall valuation is greater than $175,000, the project site(s) shall be required to meet the City’s Complete Streets Standards. 2. Since the overall exterior remodel and construction valuation is estimated to be less than $175,000, in accordance with RMC 4-6-060, no street frontage improvements or right of way dedication are required. However, if during Land-Use review it is determined that the exterior additions exceed an overall valuation of $175,000, the project may become subject to further transportation review. 3. An accessible route of travel meeting American’s With Disabilities Act’s requirements (ADA) from the public right of way to the building is required and will be reviewed in conjunction with the building permit submittal. The existing onsite ADA parking and landings will also be reviewed. PRE24-000372 Page 4 of 4 December 19, 2024 4 4. 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. 5. The development is subject to transportation impact fees. Fees will be assessed at the time of a complete building permit application. The 2024 transportation impact fee for net new pm peak hour person vehicle trips is $8,031.94 per trip. GENERAL COMMENTS 1. Fees quoted in this document reflect the fees applicable in the year 2024 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2024\PRE24-000345 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: December 19, 2024 TO: Pre-Application File No. PRE24-000372 FROM: Nichole D. Perry, Associate Planner SUBJECT: DIY Auto Repair and Storage Services – 109 S Tilicum St, Renton, WA 98057 (APN 7229300020) 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, Development Services Director, Development Engineering 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 applicant is proposing vehicle repair and storage services at 109 S Tilicum St (APN 7229300020). The subject property is 21,000 square feet (0.48-acre) in area and is located in the Commercial Arterial (CA) zoning district. Access to the lot is from Lake Ave S with an exit to S Tilicum St. According to the City of Renton (COR) Maps, the site contains high seismic hazard areas and is in zone 2 of a Wellhead Protection Area. Current Use: The project site is currently developed and operates as a pre-owned auto dealership – Muscle Northwest. 1. Zoning/Land Use Designation, and Overlays: The property is located within the Commercial Mixed Use (CMU) land use designation, the Commercial Arterial (CA) zoning designation, and Urban Design District - D. The property is also subject to (FAR) Part 77 – Airport Height Restrictions. The proposed use includes vehicle repair and storage services. Large vehicle service and repair (gross vehicle weights greater than ten thousand (10,000) pounds) is not allowed. Vehicle service and repair includes 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. Small vehicle service and repair are permitted as an Administrative Conditional Use, provided all operations follow the conditions per RMC 4-2-080.A2: All operations shall be conducted entirely within an enclosed structure. DIY Auto Repair and Storage Services Page 2 of 8 December 19, 2024 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2024\PRE24-000372 a. 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. b. 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. c. Vehicle holding areas shall count toward the maximum lot coverage standard of the zone. d. Any overnight vehicle parking accessory to this use shall not be located in the front setback or in a side setback along a street. Vehicle storage would only be an Administrative Conditional Use if located in the Employment Area per RMC 4-2-080.A29. Since this is not located in the (EA) zone, storage of vehicles is not allowed. 2. Development Standards: Minimum Lot Size, Width and Depth – The submitted plans should show compliance with the minimum lot size requirement of 5,000 square feet in the CA zone. There are no specified minimum width or depth standards. The combined site area of approximately 0.48 acres (21,000 square feet) exceeds the minimum lot size requirement. If any site modifications or lot boundary adjustments are proposed, they must meet dimensional standards prior to building permit issuance. Submitted plans would need to show compliance with the required lot size and dimensional standard with the land use application. Setbacks – The CA zone requires a 15-foot minimum front/secondary front yard setback and a 20-foot maximum front/secondary front yard setback, with no rear or side setbacks unless the site abuts a residential zone, in which case a 15-foot setback is required. Since the proposal involves retaining the existing building, the applicant should verify that any changes to the site layout or additions comply with these setback requirements. Submitted plans would need to show the existing structures and any future structures or additions to the existing building must comply with the required setbacks at the time of formal land use application. Building Height and Impervious Surface Coverage – The maximum permitted building height in the CA zone is 50 feet. The existing structures are below this maximum, and any future changes must stay within the allowable height. The maximum impervious surface coverage is 65% of the lot area, or 75% if parking is provided within a building or an on-site parking garage. The formal land use review will verify compliance with these standards. The property is also subject to (FAR) Part 77 – Airport Height Restrictions. The building height and coverage requirements would be verified at the time of formal application if choosing to make building modifications. 3. Refuse and Recycling Areas: For non-residential developments, the CA zoning standards require a minimum of three (3) square feet per 1,000 square feet of building gross floor area for recyclables deposit areas and six (6) square feet per 1,000 square feet for refuse deposit areas. The exact total area required will depend on the square footage of the existing buildings retained for the new use(s). The applicant should provide a calculation of the refuse DIY Auto Repair and Storage Services Page 3 of 8 December 19, 2024 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2024\PRE24-000372 and recycling space requirements based on the gross floor area of the existing structures, ensuring the designated areas meet the minimum standards. Refuse and recyclables deposit areas can be centralized or dispersed throughout the site, but they must be easily accessible for users and collection trucks. The proposal should also include details on the location and design of these areas to ensure compliance with accessibility requirements. Verification of compliance would occur during the formal land use review process. 4. Landscaping: The proposal will need to comply with the landscaping requirements for all pervious areas within the property boundaries. Changes in the use of a property or remodel of a structure that requires improvements equal to or greater than fifty percent (50%) of the assessed property valuation requires landscaping. Areas not covered by structures, parking, access, circulation, or patios must be landscaped with native, drought-resistant vegetation. The project will also need to provide ten feet (10') of on-site landscaping along all public street frontages, with exceptions for walkways and driveways. A detailed landscape plan will need to be submitted as part of the formal land use application, demonstrating compliance with these standards and any additional requirements for buffering, screening, and critical area protection. 5. Significant Tree Retention: Application materials do not identify that there are 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, each new lot would be required to provide a minimum tree density of 30 tree credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 DIY Auto Repair and Storage Services Page 4 of 8 December 19, 2024 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2024\PRE24-000372 TREE SIZE TREE CREDITS 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 Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4- 4-130H.1.e can be met. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11- 040, Definitions D, of a property. A formal tree retention plan and tree credit worksheet prepared by an arborist or landscape architect would be required if the proposal includes any expansion or addition of the existing building. 6. Screening: Screening is required for all surface-mounted and rooftop utility and mechanical equipment as per RMC 4-4-095, Screening and Storage Height/Location Limitations. The proposal should include elevations and details of the methods used for screening any equipment if applicable. Screening measures should address visual impact reduction for areas where vehicles or contractor equipment may be stored. Compliance will be verified during the formal land use review process. 7. Fences/Retaining Walls: If the project includes fencing or retaining walls, their locations must be clearly shown on the landscape plan and grading plan, including top of wall and bottom of DIY Auto Repair and Storage Services Page 5 of 8 December 19, 2024 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2024\PRE24-000372 wall elevations. Any retaining wall that is four feet (4’) or taller (measured from the footing to the top of the wall) will require a building permit. The maximum allowable height for fences and retaining walls is 72 inches, subject to additional height restrictions in setbacks and clear vision areas, as noted in RMC 4-4-040D. If the proposal includes a fence on top of a retaining wall, ensure that the total combined height does not exceed the height limit for a standalone fence. The plans should also consider screening requirements for any fenced yard areas and ensure an adequate visual buffer. 8. Parking: For vehicle service and repair, the requirement is 2.5 parking spaces per 1,000 square feet of net floor area. If one of the uses is determined to be wholesale, retail sales and wholesale retail sales require a minimum and maximum of 2.5 per 1,000 square feet of net floor area, except wholesale retail sales, which is allowed a maximum of 5.0 per 1,000 square feet of net floor area if shared and/or structured parking is provided. The applicant must provide detailed parking information with the formal land use application, including stall dimensions, drive aisle measurements, and total parking calculations based on the actual square footage used for sales, service, or contractor yard activities. The plans should ensure that: • Surface parking stalls have minimum dimensions of 9 feet x 20 feet, with compact stalls measuring 8½ feet x 16 feet and parallel stalls measuring 9 feet x 23 feet. • Compact spaces do not exceed 30% of the total spaces in surface parking areas. • ADA-accessible stalls meet the required dimensions of 8 feet in width by 20 feet in length, with an adjacent 8-foot-wide access aisle for van-accessible spaces. The number of ADA stalls must align with the total parking provided. • Bicycle Parking: Bicycle parking must be provided at a rate of 10% of the number of required parking spaces. Depending on the scenario chosen and the total number of spaces, the applicant must ensure compliance with RMC 4-4-080F.11 for bicycle parking standards. 9. Access/Driveways: Within the CA zone, parking, loading, and driveway regulations specified in RMC 4-4-080 will apply, particularly if the project involves modifications to the existing buildings or new construction. 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. The formal land use review will verify compliance with access standards, including the adequacy of the driveways for fire access, loading areas, and general circulation. 10. Urban Design Regulations: The proposal requires compliance with the Urban Design Regulations for District D in RMC 4-3-100. Design District D standards likely apply to the exterior design of the service and repair shop. This could include: facade treatments (materials, colors, windows), landscaping and buffering requirements, parking lot standards. These standards ensure compatibility with the commercial character of the area and address the visual impact of the use. The land use application must include a written narrative detailing how the project meets each applicable urban design regulation. The applicant should refer to the full Urban Design DIY Auto Repair and Storage Services Page 6 of 8 December 19, 2024 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2024\PRE24-000372 Regulations in RMC 4-3-100 and ensure all relevant guidelines and standards are addressed in the land use application. 11. Street Pattern: The proposal will maintain the existing street pattern with the site plan, keeping one entrance access point is from Lake Ave S with an exit to S Tilicum St. No new streets or changes to the existing street layout are proposed. The site layout and driveway configurations should support safe and efficient access for the intended uses, whether for auto sales, service, or other outdoor storage activities. Further assessment may be needed to confirm that the driveway locations and widths meet city standards and accommodate the anticipated traffic flow, including any larger vehicles or equipment associated with contractor yard activities. Compliance with RMC standards will be verified during the formal review process. 12. Critical Areas: The project site is mapped within a high seismic hazard area and wellhead zone 2 area. With the proposed work it appears a geotechnical report may not be required. It is the applicant's responsibility to verify the presence of any additional critical areas on the site before submitting the formal land use application, and to include mitigation strategies for any identified impacts. Due to the presence of geological hazards, a geotechnical study may be required at the time of building permit application. The study shall specifically address if the proposal will not increase the threat of the geological hazard to adjacent or abutting properties beyond pre- development conditions; and the proposal will not adversely impact other critical areas; and the development can be safely accommodated on the site. It is the applicant’s responsibility to determine whether any other critical areas are present on the site prior to formal land use application. 13. Environmental Review: The proposal will require environmental review under the State Environmental Policy Act (SEPA) due to the building being over 4,000 square feet site. The applicant must submit a SEPA Environmental Checklist with the formal land use application to assess potential environmental impacts. 14. Permit Requirements: The proposed redevelopment will require several permits and approvals, depending on the selected scenario (auto-centric use). The primary permits likely needed include: • Conditional Use Permit: As required by RMC 4-9-030, conditional use permits allow for review of certain uses with special characteristics that may not generally be appropriate within a zoning district but may be permitted subject to conditions and mitigation measures that protect public health, safety and welfare and ensure compatibility with other uses in the district. • Environmental Review (SEPA): A SEPA review will be required due to the presence of critical areas on-site, and an Environmental Checklist must be submitted as part of the application. • Building Permits: Any modifications to existing structures or new construction will require building permits. If the project includes retaining walls, fences, or outdoor storage areas, separate permits may also be needed. DIY Auto Repair and Storage Services Page 7 of 8 December 19, 2024 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2024\PRE24-000372 • Other Permits/Approvals: Additional permits may be required based on specific site improvements, such as grading permits for significant site work, or right-of-way permits if street improvements are needed. The applicant should ensure that all application materials and required plans are submitted according to the City’s submittal requirements, and compliance with permit conditions and mitigation measures will be verified during the formal review process. The proposed project would require an Administrative Conditional Use Permit. The applications would be processed concurrently within an estimated time frame of 8 weeks. The 2025 application fees would total $3,897.60 ($1,856.00 Admin CUP + $1,856.00 SEPA Review +$185.60 Technology Fee (5%) = $3,897.60). A 5% technology fee would also be assessed at the time of land use application. All fees are subject to change. Since we are nearing the end of the year, 2025 application fees will most likely apply at the time of application. Detailed information regarding the land use application submittal can be found on the City’s Permit Center website. The City now requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. Detailed information regarding the land use permit application submittal requirements can be found on online under the Conditional Use Permit Submittal Requirements and Submittal Requirements documents. 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. 15. Waivers of Submittal Requirements: The submittal checklist is not an exhaustive list of submittal requirements and may be modified in cases where additional information is required to complete the review of an application. In addition, non-applicable submittal requirements may be waived. The applicant should contact the assigned Project Manager if there are any questions regarding submittal requirements. 16. Public Information Sign: A Public Information Sign is required for the proposal, as stipulated for all Type II Land Use Permits under RMC 4-8-080. The sign serves to inform the public of potential land development activities, the specific permits or actions being considered by the City, and to encourage public participation in the review process. The applicant must adhere to the specifications provided in the Public Information Sign handout, which details requirements for the sign’s construction, installation, location, and size. The applicant is solely responsible for the installation, maintenance, removal, and associated costs of the sign throughout the project’s review period. Compliance with these requirements will be verified during the land use application process. 17. Impact Fees: In addition to standard building and construction fees, impact fees will be required for the proposed redevelopment. These fees are subject to change, and the rates in effect at the time of building permit issuance will apply. For informational purposes, the 2025 impact fees are as follows: • Fire Impact Fee: The current rate is assessed per square foot of new development. Please refer to the Fire Department Comments. • Transportation Impact Fee: Charged based on net new PM peak hour person vehicle trips generated by the development. DIY Auto Repair and Storage Services Page 8 of 8 December 19, 2024 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2024\PRE24-000372 The applicant should refer to the most up-to-date City of Renton Development Fee Schedule for accurate impact fee rates and other development-related fees. It is advisable to verify current rates during the building permit application process to ensure accurate fee calculations. 18. Next Steps: When the formal application materials are complete, the applicant must have the materials pre-screened prior to submitting the complete application package. This step ensures that all required documents are in order and meet the City's submission standards. Please contact Nichole Perry, Associate Planner, at 425-430-7286 or nperry@rentonwa.gov to submit the pre-screen materials and for assistance with the subsequent land use application. 19. Expiration: Once the Conditional Use Permit has been granted, 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. The applicant may request a single two-year extension if additional time is needed. It is the applicant's responsibility to monitor the expiration dates and ensure that all conditions and permit applications are completed within the specified time frame. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: December 19, 2024 TO: Pre-Application File No. PRE24-000372 FROM: ROBERT SHUEY, CBO, Director of Development Service SUBJECT: DIY Auto Repair and Storage Services – 109 S Tilicum St, Renton, WA 98057 (APN 7229300020) This proposal will require a change of occupancy classification for the building from a B and M mixed use occupancy to an occupancy classification of an S-1 for the motor repair garage and an S-2 for the vehicle parking area, and a B for the existing office space. This change of occupancy classification shall require a building permit. Building plans prepared by a qualified professional designer shall show all changes the building & tenant space, and how space will meet the requirements of the Washington State Existing Building Code sections 306.5 and 1001.2.2.