HomeMy WebLinkAboutPre-app Mtg Summary - 19-0000361
PRE-APPLICATION MEETING FOR
Walmart Online Grocery Pickup
PRE19-000036
CITY OF RENTON
Department of Community & Economic Development
Planning Division
March 28th, 2019
Contact Information:
Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov
Public Works Plan Reviewer: Justin Johnson, 425-430-7291, jtjohnson@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425-430-7024, cthomas@rentonrfa.org
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the project manager to have it pre-screened before
making all of the required copies.
The pre-application meeting is informal and non-binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will be formally reviewed under the regulations in effect at the time of project
submittal. The information contained in this summary is subject to modification and/or
concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director,
Development Services Director, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council).
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FIRE & EMERGENCY
SERVICES DEPARTMENT
M E M O R A N D U M
DATE: March 7, 2019
TO: Alex Morganroth, Associate Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Walmart Addition
1. No change in fire flow or fire hydrant requirements. Proposed relocation of the existing fire
hydrant and water main look acceptable.
2. Fire impact fees are applicable at the rate of $1.25 per square foot of retail space. These fees are
paid at the time of building permit issuance.
3. Approved fire sprinkler and fire alarm systems are required throughout the building. Separate
plans and permits required by the fire department.
4. Fire department apparatus access roadways are required within 150-feet of all points on the
building. Fire lane signage required for the onsite roadway. Required turning radius are 25-feet
inside and 45-feet outside. Roadways shall be a minimum of 20-feet wide and provide a minimum
vertical clearance of 13.5-feet.
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: March 28, 2019
TO: Alex Morganroth, Planner
FROM: Justin Johnson, Civil Engineer II, Plan Review
SUBJECT: Walmart OGP Addition
743 Rainier Avenue
PRE19000036
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) 1923059048. The
following comments are based on the pre-application submittal made to the City of Renton by the applicant.
WATER
1. Water service is from the 196 zone, static pressure is about 76 psi at ground elevation of 16 feet. Existing
12-inch loop around the building can deliver 5,500gpm.
2. There is an existing 8-inch domestic meter.
3. The project will require the relocation of about 60 feet of 10-inch water main around the proposed
building expansion.
4. Relocation of the existing fire hydrant to the new planter islands is also required.
5. Applicant will need to construction a Deadman block prior to the new connection of the water main in
order to ensure the new thrust block will have time to cure prior to pressurizing the line.
6. The City will need a partial release of the existing easement and a new 15 foot easement for the relocated
water line.
SEWER
1. Sewer service is provided by City of Renton.
2. There is an existing private 8-inch wastewater main located in within the site (see City plan no. S-223605).
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SURFACE WATER
1. There is an existing storm water system within the property.
2. A drainage report complying with the 2017 City of Renton Surface Water Manual and City Amendments will
be required. Based on the City’s flow control map, the site falls within the Peak Rate Flow Control Standard
area matching Existing Site Conditions and is within the Black River Drainage Basin.
3. A geotechnical report for the site may be required. Information on the water table and soil permeability,
with recommendations of appropriate flow control BMP options with typical designs for the site from the
geotechnical engineer, shall be submitted with the application.
4. Surface water system development fee is $0.641 per square foot with a minimum fee of $1,608.00 for the
new impervious surface. This is payable prior to issuance of the construction permit.
5. Construction Storm water General Permit from the Department of Ecology is required if clearing and
grading of the site exceeds one acre.
TRANSPORTATION
1. SW 7th St is a Minor arterial, per RMC 4-6-060 collector streets should have a minimum ROW width of 103
feet with 66 feet wide paved width, 8 feet parking lane, 0.5 feet wide curbs, 8 feet wide landscaped planters,
and 8 feet wide sidewalks. Street lighting and storm water improvements on the public street frontages
are applicable. The street improvements should meet the requirements of RMC4-6-060 at a minimum.
2. Traffic impact study guidelines include that the threshold for the traffic study is 20 new pm peak hour trips.
The proposed addition may generate more than the 20 new pm peak hour trip threshold. Provide a memo
that includes the trip generation number and the trip assignment and distribution at the site accesses. Staff
will review the memo and will inform the applicant if additional study is required.
3. If it is determined that the traffic is impacted from the proposed addition, a traffic impact fee will be
assessed at the time of building permit.
GENERAL COMMENTS
1. All existing and 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. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-
way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
3. 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.
4. 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
5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets.
6. Fees quoted in this document reflect the fees applicable in the year 2019 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.
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: March 26th, 2019
TO: Pre-Application File No. 19-000036
FROM: Alex Morganroth, Associate Planner
SUBJECT: Walmart Online Grocery Pickup Addition
743 Rainier Ave S (APN # 1923059048)
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 pr e-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, 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 for purchase for $50.00 plus tax from the Finance Division on the first floor of City Hall or
online at www.rentonwa.gov.
Project Proposal: The applicant, Walmart Supercenter, is proposing to construct a 1,330 sq. ft. addition and covered
parking area for their online grocery pickup service (OGP). The existing 150,158 sq. ft. building is located on a 12.2
acre site at 743 Rainier Ave S (APN 1923059048). The subject parcel is located in the Commercial Arterial (CA) zone
and the proposed addition and parking area would be located on the north side of the building. According to the
applicant, the project would result in the loss of 15 parking spaces and multiple landscape islands in order to
accommodate a new drive aisle location. New directional signage is also proposed within the existing parking lot in
order to guide customers to the pickup location. Trees and vegetation within the impacted landscape islands would
be removed as part of the project. The applicant estimates that the project would create a total of 1,425 sq. ft. of
new impervious surface.
The parcel is approximately 12.2 acres (APN 1923059048) and is zoned Commercial Arterial (CA) and Urban Design
District D overlay.
Current Use: The site is developed with a Walmart Supercenter and associated surface parking.
Comprehensive Plan/Zoning: The property is located within the Commercial & Mixed Use (CMU) land use
designation and the Commercial Arterial (CA) zoning classification. The property is also located within Urban Design
District ‘D’, and therefore subject to additional design elements. Commercial & Mixed Use designations are areas
with established commercial and office areas near principle arterials. Residential uses are allowed as part of mixed-
use developments, and support new office and commercial development that is more intensive than what exists to
create a vibrant district and increase employment opportunities. The intention of this designation is to transform
strip commercial development into business districts through the intensification of uses and with cohesive site
planning, landscaping, signage, circulation, parking, and the provision of public amenity features. The CA Zone
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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 existing use, Retail Sales, is permitted in the CA zone. The OGP addition and associated parking would be
considered an accessory use permitted in the CA zone.
Development Standards: The project would be subject to RMC 4-2-120A, “Development Standards for Commercial
Zoning Designations” and RMC 4-2-110A, “Development Standards for Residential Zoning Designations” effective
at the time of complete application (noted as “CA standards” herein). These standards are available on the City’s
website at http://www.codepublishing.com/WA/Renton/#!/renton04/Renton0402/Renton0402120A.html#4 -2-
120A
The property is located within Urban Design District ‘D’, and therefore subject to additional design elements.
Minimum Lot Size, Width and Depth: The minimum lot size required in the CA zone is 5,000 square feet. There are
no minimum width or depth requirements. No changes are proposed to the lot size, width or depth as part of the
new use or future tenant improvement project.
Lot Coverage: The maximum building coverage permitted in the CA zone is 65% of the lot area o r 75% if parking is
provided within the building or within an onsite parking garage. The site currently has a building coverage of
roughly 28 percent (28%). The proposed addition and parking canopy would increase the building coverage to
approximately 30 percent (30%). Therefore the site would still comply with the maximum building coverage of
the CA zone.
Setbacks: Setbacks are the distance between the building and the property line or any private access easement.
Setback requirements in the CA zone are as follows: 15-foot minimum front/side yard along a street setback, which
may be reduced to 0 feet through the site plan review process; a 20-foot maximum front/side yard along a street
setback; and no rear or side yard setbacks. The existing ground floor building is setback approximately 155 feet
to the north (SW 7th St), approximately 20 feet to the west, approximately 460 feet to the east (Rainier Ave S),
and approximately 15 feet to the south. The proposed addition and canopy on the north side of the building would
reduce the north side yard setback to approximately 83 feet.
Gross Floor Area: There are no minimum requirements for gross floor area within the CA zone.
Building Height: The maximum building height permitted in the CA zone is 50 feet. The proposed addition and
parking canopy appear to be between 16 and 20 feet in height and would therefore be compliant with the height
regulations in the CA zone. Both structures would be shorter than the existing primary building. The existing
building complies with the maximum building height requirements of the zone.
Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment.
The application must include elevations and details for the proposed methods of screening if utility and
mechanical equipment are added as part of the tenant improvements. No mechanical or utility equipment was
identified in the submitted materials. See RMC 4-4-095 for specific requirements.
Refuse and Recycling Areas: In retail developments, a minimum of five (5) square feet per every one thousand
(1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of
ten (10) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse
deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse
deposit areas. The applicant shall demonstrate compliance with the refuse and recycling area requirements at the
time of formal land use application.
Landscaping: Changes in the use of a property are required to comply with the City’s landscaping regulations. The
development standards require that all pervious areas within the property boundaries be landscaped. Therefore,
all areas of the site not covered by structures, required parking, access, circulation or patios, must be landscaped
with native, drought-resistant vegetative cover. All parking lots shall have perimeter landscaping. Ten feet (10') of
onsite landscaping is required along all public street frontages, with the exception of areas for required walkways
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and driveways. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape
requirements.
Surface parking lots with more than fourteen (14) stalls shall be landscaped with plantings and trees. Perimeter
landscaping may not substitute for interior landscaping. Minimum landscape area shall be provided as follows:
Total Number of Parking Stalls Minimum Landscape Area
15 to 50 15 sf/parking space
51 to 99 25 sf/parking space
100 or more 35 sf/parking space
A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4 -8-120D.12, shall be
submitted at the time of formal land use application. Since the project would result in a loss of landscaping, the
plan and analysis should demonstrate compliance with the CA landscape requirements across the entire site.
Tree Preservation: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods)
are proposed to be removed, a tree inventory, tree retention plan, arborist report, 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 10% of significant trees, and indicate how proposed building footprints would be sited
to accommodate preservation of significant trees that would be retained (RMC 4-4-130H.1.a). When the required
number of protected trees cannot be retained, replacement trees, with at least a two-inch (2") caliper or an
evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper inches of new trees to replace
each protected tree removed. The Administrator may authorize the planting of replacement trees on the site if it
can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater
than 20%; significant trees adjacent to critical areas and their associated buffers; and significant trees over 60’ in
height or greater than 18” caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native
evergreen or deciduous trees; and other significant non-native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention
and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved
enhancement project within a critical area or its buffer.
The Administrator may require an independent review of any land use application that involves tree removal and
land clearing at the City's discretion. If applicable, a formal tree retention worksheet would be required with the
land use application. An inventory, retention plan, and arborist report would be required with the app lication if
significant trees are to be removed.
Fences or Retaining Walls: If the applicant intends to install any fences as part of this project, the location must be
designated on the landscape plan. A wall taller than four feet (4') requires a building permit. Fences up to six feet
(6’) in height are permitted in the rear yard or side yard; fences up to four feet (4’) are allowed in the front yard. A
fence taller than six feet (6') requires a building permit. A fence shall not be constructed on top of a retaining wall
unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a
standalone fence. New or existing fencing would need to comply with the fence requirements of the code (RMC 4-
4-040).
Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that
complement the proposed building and site development. There shall be a minimum three-foot (3') landscaped
setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC
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4-4-040) for additional information about fences and retaining walls. No fences or retaining walls were shown on
the submitted materials.
Parking: Parking for vehicles, loading areas, and driveways shall be provided in accordance with the provisions of
the current parking regulations of RMC 4-4-080, “Parking, Loading, and Driveway Regulations.” Parking
requirements for retails sales and wholesale retail sales are a minimum and maximum of 2.5 per 1,000 square feet
of net floor area.
The applicant will be required at the time of land use application to provide a parking analysis of the subject site
with calculations based on the requirements noted above. The analysis would include dimensions of stalls and drive
aisles. Please note that the pickup spots proposed for the Online Grocery Pickup service may not be counted when
calculating the total number of spaces required for the retail use. A twenty five percent (25%) reduction or increase
from the minimum or maximum number of parking spaces may be granted for nonresidential uses through site
plan review if the applicant can justify the modification to the satisfaction of the Administrator. Justification might
include, but is not limited to, quantitative information such as sales receipts, documentation of customer frequency,
and parking standards of nearby cities. In order for the reduction or increase to occur the Administrator must find
that satisfactory evidence has been provided by the applicant. Modifications beyond twenty five percent (25%)
may be granted per the criteria and process of RMC 4-9-250.D.2. This detailed written request can be submitted
before or concurrently with a land use application.
All non-residential development that exceeds 4,000 gross sf in size would also be required to comply with the bicycle
parking requirements of RMC 4-4-080F.11. The number of bicycle parking spaces required would be based on 10%
of the required number of off-street vehicle parking stalls. Each bicycle parking space shall be at least two feet (2')
by six feet (6'), with no less than an overhead clearance of seven feet (7'). Bicycle parking shall be conveniently
located with respect to the street right-of-way and must be within fifty feet (50') of at least one main building
entrance, as measured along the most direct pedestrian access route. Please review RMC 4-4-080F.11.b-c for
further general and specific bicycle parking standards. Modification of these minimum standards requires written
approval from the Department of Community and Economic Development. An analysis demonstrating compliance
with the bicycle parking standards shall be submitted at the time of formal land use application.
Loading: Buildings which utilize ground level service or loading doors shall provide a minimum of forty five feet (45')
of clear maneuvering area in front of each door.
Lighting: With additions to or replacement of light fixtures, parking lot or display lot light fixtures shall be non-glare
and mounted no more than twenty five feet (25') above the ground to minimize the impact onto adjacent and
abutting properties. See 4-4-075 for additional standards.
Access: Driveway widths are limited by the driveway standards, in RMC 4-4080I. No changes to access are proposed
as a part of the project.
Pedestrian Access: A pedestrian connection shall be provided from all public entrances to the street, in order to
provide direct, clear and separate pedestrian walks from sidewalks to building entries and internally from buildings
to abutting properties. Compliance with pedestrian pathways and connections would be further analyzed at the
time of site plan review.
Building Design Standards: Compliance with Urban Design Regulations, District ‘D’, is required for exterior
modifications such as façade changes, windows, awnings, signage, etc. Modifications from the standards can be
applied. See Renton Municipal Code section 4-3-100.
The following bullets are a few of the standards outlined in the regulations:
A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible
from the street, connected by a walkway to the public sidewalk, and include human-scale elements.
Parking shall be located so that no surface parking is located between a building and the front property line,
or the building and side property line, on the street side of a corner lot.
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The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk
is minimally impeded.
Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided.
All building façades shall include modulation or articulation at intervals of no more than forty feet (40').
Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width.
On any façade visible to the public, transparent windows and/or doors are required to comprise at least fifty
percent (50%) of the portion of the ground floor facade that is between four feet (4') and eight feet (8') above
ground (as measured on the true elevation).
Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes.
Signage: On-site wayfinding/direction signage is proposed in order to guide customers to the new online grocery
pickup area. Commercial and industrial campuses on land equal to or greater than two hundred thousand (200,000)
square feet of contiguous land area may display directional signs under the following conditions:
i. Appearance of Signs: All on campus directional signs shall be visually similar to other on campus signs.
ii. Allowed Area, Height, and Number: Directional signs shall not exceed nine (9) square feet in surface area
and shall not exceed five feet (5') in height. One wayfinding sign with a maximum surface area of thirty two
(32) square feet may be used for every fifty thousand (50,000) square feet of contiguous land area.
Wayfinding signs shall not exceed a height of six feet (6') above the established grade.
iii. Visibility and Location: Signage shall not be visible from the public right-of-way unless necessary for
traffic and pedestrians entering the campus. Directional and wayfinding signs shall be located on the subject
property, outside of the public right-of-way, and drive aisles.
A separate sign permit would be required for any new signage on the site.
Critical Areas: According to COR Maps, a high seismic hazard is present on the site. A geotechnical report prepared
by a licensed professional shall be submitted at the time of formal land use application, unless waived by the
Building Official. In addition, the site is also located within the Aquifer Protection Zone 2. The overall purpose of the
aquifer protection regulations is to protect aquifers used as potable water supply sources by the City from
contamination by hazardous materials. All fill material regarding quality of fill and fill material source statement
requirements, within aquifer protection areas, are required per RMC 4-3-050H.8. It is the applicant’s responsibility
to ascertain if any other critical areas or environmental concerns are present on the site during site development
or building construction.
Environmental Review: The proposal is an addition to a building greater than 4,000 sq. ft. in size; therefore, an
environmental checklist is a submittal requirement. An environmental determination will be made by the Renton
Environmental Review Committee.
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 area. Site plan review ensures quality development consistent
with City goals and policies. Site plan review analyzes elements including, but not limited to, site layout, building
orientation and design, pedestrian and vehicular environment, landscaping, natural features of the site, screening
and buffering, parking and loading facilities, and illumination to ensure compatibility with potential future
development. Decisional criteria for site plan approval are itemized in RMC 4-9-200E.3. Additions that do not
exceed 25,000 square feet of gross floor area in the CA zone do not require a public hearing and are reviewed and
approved administratively. It is the applicant’s responsibility to identify how the proposal meets the decisional
criteria and a narrative responding to these criteria shall be submitted with the application.
Permit Requirements: All applications can be reviewed concurrently in an estimated time frame of 6 to 8 weeks
once a complete application is accepted. The 2019 application fee would be as follows: $2,570 Site Plan Review and
$1,540 SEPA Checklist. Any modification requests to code standards are $250.00 per modification. A 5% technology
fee would also be assessed at the time of land use application. All fees are subject to change. Detailed information
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regarding the land use application submittal can be found on the City’s new website by clicking “Land Use
Applications” on the Community & Economic Development page, then “All Forms (A to Z)” at
https://edocs.rentonwa.gov/ Documents/Browse.aspx?startid=867190&cr=1. The City now requires electronic plan
submittal for all applications. The City’s Electronic File Standards can also be found on the City’s website at
https://www.rentonwa.gov/cms/ one.aspx?portalId=7922741&pageId=9666400.
Public Information Sign: Public Information Signs are required for all Type II Land Use Permits (Administrative Site
Plan and Environmental Review), as classified by RMC 4-8-080. Public Information Signs are intended to inform the
public of potential land development, specific permits/actions being considered by the City, and to facilitate timely
and effective public participation in the review process. The applicant must follow the specifications provided in the
public information sign handout (see land use forms on City website). The applicant is solely responsible for the
construction, installation, maintenance, removal, and any costs associated with the sign.
In addition to the required land use permits, separate construction, building and sign permits would be required (if
applicable).
Impact Mitigation Fees: Fire and transportation impact fees would be assessed based on the final assessed use of
the building. These fees would be calculated at the time of building permit application and payable prior to building
permit issuance. The 2019 impact fees are as follows:
A Transportation Impact fee would be determined from the ITE manual; and
A Fire Impact fee of $1.25 per square foot for 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 application materials are complete, the applicant is strongly encouraged to have one
copy of the application materials pre-screened at the 6th floor front counter prior to submitting the complete
application package. Please contact Alex Morganroth, Associate Planner at 425-430-7219 or
amorganroth@rentonwa.gov to schedule an appointment.
Expiration and Extensions: Once the Site Plan application has been approved, the applicant has two years to comply
with all conditions of approval and to apply for any necessary permits before the approval becomes null and void.
The approval body that approved the original application may grant a single two-year extension. The approval body
may require a public hearing for such extension. It is the responsibility of the owner to monitor the expiration date.