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HomeMy WebLinkAboutPre-app Mtg Summary - 21-000316.pdf1 PRE-APPLICATION MEETING FOR Overnight Dog Boarding/Kennel and Day Dog Care PRE21-000316 CITY OF RENTON Department of Community & Economic Development Planning Division September 16, 2021 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-276-9582, 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). 2 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 14, 2021 TO: Jonathan Chavez, Development Engineering FROM: Alex Morganroth, Planning SUBJECT: Dog Daycare 900 S Grady Way PRE21-000316 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) 1723059021. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. The submittal lacked a lot of information, and the following comments are based on the assumption that this proposal is for a change of use, with no proposed alterations to the building or site layout. WATER 1. The proposed redevelopment project is within the City of Renton’s water service area and in the Valley 196- pressure zone. 2. There is an existing 3/4-inch domestic water meter, north of the building (MTR-003012). Change of use will trigger backflow requirements. a. The existing backflow prevention device for the domestic service must meet current standards as required by Washington State Department of Health (WAC 246-290-490). In accordance with Drinking Water Regulations, the building must have a 3/4-inch RPBA (Reduced Pressure Backflow Assembly). The RPBA shall be installed inside an above ground heated enclosure per City Standard Plan 350.2. The RPBA may be located inside the building if a drainage outlet for the relief valve is provided and the location is approved by the City Plan Reviewer and City Water Utility Department. 3. As the existing water service will be reused, no water system development charges are applicable. SEWER 1. Sewer service is provided by City of Renton. 2. As the existing sewer service will be reused, no sewer system development charges are applicable. SURFACE WATER 1. No new plus replaced impervious surface area is being proposed with the project submittal. Therefore, the project will not trigger drainage requirements, 2. As no new impervious surface area is being proposed, no storm system development charges are applicable. 3 TRANSPORTATION 1. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 2. As this project is proposing a change of use, with no proposed improvements or alterations, no street frontage improvements or right of way dedication are required. 4 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 16, 2021 TO: Pre-Application File No. 21-000316 FROM: Alex Morganroth, Senior Planner SUBJECT: Overnight Dog Boarding/Kennel and Day Dog Care 900 S Grady Way Parcel # 1723059021 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 applicant is proposing a change of use to convert an existing commercial building into a “kennel” and “pet daycare” use. The subject property is located at 900 S Grady Way (APN 1723059021). The parcel totals approximately 38,180 sq. ft. (0.88 acres) in area and is currently developed with a 6,000 sq. ft. prefabricated steel commercial building previously occupied by a indoor recreation use (fitness studio) and associated surface parking. The site has a zoning designation of Center Downtown (CD) and is located in the Urban Design District A. The applicant did not indicate any changes to the structures or layout of the site within the submitted documents. Access to the proposed project would be remain via the two existing driveways off of S Grady Way and one existing driveway off of Williams Ave S. COR Maps indicates the presence of a High Seismic Hazard Area and Wellhead Protection Area Zone 2 (Downtown Wellfield) on the project site. Current Use: The site is currently developed with a 6,000 square foot commercial building and associated surface parking lot with approximately 13 stalls. Zoning Requirements: The subject property is located within the Commercial & Mixed Use (CMU) land use designation and CD zoning designation. In addition, the proposal is within the Urban Design District ‘A’ overlay. Kennels and Pet Daycares are permitted uses in the CD zone with an approved Conditional Use Permit. Conditional Use (Administrative): A conditional use is a land use which may be permitted within a zoning district following review by staff to establish conditions mitigating impacts of the use and to assure compatibility with other uses in the district. Staff will consider the following criteria when reviewing a request for a conditional use permit: 1. Consistency with Plans and Regulations: The proposed use shall be compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the zoning regulations and any other plans, programs, maps or ordinances of the City of Renton. 5 2. Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited for the proposed use. 3. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. 4. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. 5. Parking: Adequate parking is, or will be made, available. 6. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. 7. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. 8. Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent properties from potentially adverse effects of the proposed use. Specific Requirements for Kennels and Daycares RMC 4-9-030D.9 - In addition to the criteria above, the following criteria shall also be considered for kennel and pet day care applications: a. History: Past history of animal control complaints relating to the applicant’s dogs and cats at the address for which the kennel and/or pet day care is located or to be located. Conditional Use Permits shall not be issued for kennels or pet day cares to applicants who have previously had such permits revoked or renewal refused, for a period of one year after the date of revocation or refusal to renew. b. Standards for Keeping Animals: The applicant or facility owner shall comply with the requirements of RMC 4-4-010, Animal Keeping and Beekeeping Standards. GENERAL STANDARDS FOR KEEPING ANIMALS: The keeping of animals shall be consistent with the following standards: 1. Shelter Location and Setbacks: Shelters, pens, and permanent/temporary kennel structures shall be located in the rear yard and a minimum of ten feet (10') from any property line. The Department may grant an exemption from this rear yard requirement if the owner/tenant can provide sufficient information that a side yard would be a better location. 2. Barn and Stable Location and Setbacks: Private barns and stables shall be located in the rear yard and a minimum of fifty feet (50') from any property line. On lots that are larger than one gross acre in size, exercising, training, and/or riding areas may be located closer than fifty feet (50') from a property line if the exercising, training, and/or riding areas are no closer than one hundred feet (100') to any dwelling unit and the location is approved, in writing, by the Department. Barns and stables may not be located in attached garages or carports. 3. Fencing Required: Dog runs, open-run areas, and permanent/temporary kennel structures shall be surrounded by a fence of adequate height (as to preclude escape). RMC 4-4-040, Fences, Hedges and Retaining Walls, lists the City’s standards for residential and commercial fences. 4. Health and Safety: All animals shall be kept in such a manner so as not to create any objectionable noise, odor, annoyance, or become a public nuisance. Provision shall be made to ensure that animal food stored outdoors will not attract rodents, insects, or other animals. Refrigeration shall be provided for the protection of perishable foods. 6 5. Animal Waste and Food Waste: All shelter structures, confinement areas, and/or open-run areas shall be kept clean. Any outdoor areas used for animal containment or exercise shall be maintained by removing animal waste on a daily basis for proper disposal as solid waste. Any runoff, wash-down water, or waste from any animal pen, kennel, containment, or exercise area shall be collected and disposed of in a sanitary sewer after straining of solids and hair, and shall not be allowed to enter the stormwater drainage or surface water disposal system. Strained solids and hair shall be properly disposed of as solid waste. Any storage of animal waste must not constitute a nuisance as defined in chapter 1-3 RMC. ADDITIONAL STANDARDS FOR KENNELS AND PET DAY CARE FACILITIES: Kennels and pet day care facilities require a permit from the Seattle-King County Health Department, and shall be consistent with the following standards: 1. General care of pets must be confined to the inside of building and under supervision. Pets are only permitted to be walked or exercised outside of the building under supervision and in accordance with all other applicable ordinances and laws; 2. Businesses operating solely as a pet day care shall limit their hours of operation (i.e., business hours) between 7:00 a.m. to 7:00 p.m.; 3. The maximum number of dogs is limited to one per fifteen (15) square feet of net floor dedicated for animal supervision. The planned maximum number of animals to be sheltered shall be indicated on the Business License application; 4. Outdoor runs/yards may operate only between the hours of 7:00 a.m. to 7:00 p.m.; 5. Any indoor or outdoor areas used for animal containment or exercise shall be maintained by removing animal waste on a daily basis for proper disposal as solid waste. Any runoff, wash-down water, or waste from any animal pen, kennel, containment, or exercise area shall be collected and disposed of in the sanitary sewer after straining of solids and hair and shall not be allowed to enter the stormwater drainage or surface water disposal system; strained solids and hair shall be properly disposed of as solid waste; and If a notice of violation pursuant to chapter 8-7 RMC is issued for noise, the Administrator may require a report from an acoustical consultant that describes potential measures to be taken to prevent or mitigate noise impacts. The Administrator may require measures, including but not limited to: development or modification of operating procedures; cessation of the use of outdoor area(s); closure of windows and doors; reduction in hours of operation; and use of sound attenuating materials such as insulation and noise baffles. The Administrator may order the business to be closed on a temporary or permanent basis. Development Standards: The project would be subject to RMC 4-2-120B, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CD standards” herein). The table below notes the current standards for the CD zone. Type of Standard Minimum Standards Lot Standards Lot Size None Lot Width None Lot Depth None Density Minimum/Maximum Net Residential Density Minimum Density: 75 dwelling units per net acre (du/ac). Maximum Density 150 du/ac; Density may be increased to 200 du/ac subject to Administrative Conditional Use Permit approval. Density Bonus Review eligible if criteria and standards of RMC 4-9-065 can be met. Potential for 30% above 7 maximum density or density allowed via conditional use permit. Setbacks* Min Front Yard and Secondary Front Yard None Max Front Yard and Secondary Front Yard 15 ft. – for buildings 25 ft. or less in height. None – for that portion of a building over 25 ft. in height Side/Rear Yard None. If the CD lot abuts a lot zoned residential, then there shall be a 15 ft. landscaped strip or a 5 ft. wide sight-obscuring landscaped strip and a solid 6 ft. high barrier along the common boundary with an additional 5 ft. setback from the barrier. Clear Vision Area n/a Building Standards Building Coverage Ratio None Maximum Gross Floor Area None Maximum Building Height 95 ft – 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 Compatible Land Use Restrictions, for uses located within the Federal Aviation Administration Airport Zones. Parking Vehicular Commercial uses (in general) require a maximum of 1 space per 1,000 square feet of net floor area, with no minimum requirement. Location All parking shall be provided in the rear portion of the yard, with access taken from an alley, when available. Parking shall not be located in the front yard, nor in a secondary front yard facing the street. Bicycle N/A Loading Docks Location Service and loading areas shall be off-street and screened from view of abutting public streets. *Building Setbacks – It appears that the existing building does not comply with the setback requirements of the zone, specifically the maximum front yard setback requirement. Please see the non-conforming structure regulations in RMC 4-10-050 for additional information. Compliance with the setback requirements may be required depending on the length of time the structure has been vacant and value of improvements proposed as part of the project. In addition, if a CD lot abuts a lot zoned residential, a 15 ft. landscaped strip or a 5 ft. wide sight-obscuring landscaped strip and a solid 6 ft. high barrier along the common boundary with an additional 5 ft. setback from the barrier is required. It appears that the subject lot abuts a residential zone to the north and therefore a landscape strip or sight-obscuring landscape strip and barrier would be required. Compliance with building setback standards will be reviewed at the time of building permit submittal. Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The project proposal does not provide information on utility or mechanical equipment. Compliance with the screening requirements would be reviewed at the time of formal building permit application review. See RMC 4-4-095 for specific code requirements. Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards”. In manufacturing and other nonresidential developments, a minimum of three (3) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables 8 deposit areas and a minimum of six (6) 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 submitted materials propose no additional square feet of building gross floor area and do not provide information on the refuse or recycling areas on site. Compliance with the refuse and recycling requirements would be reviewed at the time of formal building permit application review. Access: Access to the site would be provided via two existing driveways off S Grady Way and one existing driveway off of Williams Ave S. The number of driveways and curb cuts shall be minimized for vehicular access purposes, so that pedestrian circulation along the sidewalk is minimally impeded. No changes to the existing driveway location are proposed, but a reduction in number of driveways may be required in order to ensure compliance with the driveway standards in RMC 4-4-080. 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. A clear and separate existing pedestrian walkway is established onsite leading from the public access along the right of way to the building entrance. Parking: In the CD zone, all parking shall be provided in the rear portion of the yard, with access taken from an alley, when available. Parking shall not be located in the front yard, nor in a side yard facing the street nor rear yard facing the street. Parking may be located off-site or subject to a joint parking requirement. Commercial uses (in general) require a maximum of 1 space per 1,000 square feet of net floor area, with no minimum requirement. According to the submitted materials, the applicant is not proposing any changes to the parking area. The Parking, Loading, and Driveway Regulations in RMC 4-4-080 are only applicable in the CD zone if a new building/structure is constructed or if an addition to an existing building/structure is constructed. If construction replaces an existing building, only the area exceeding the area of the original structure shall be used to calculate required parking. If a commercial addition is made, only the area exceeding the area of the original structure shall be used to calculate required parking. The applicant will be required at the time of formal building permit application to provide detailed parking information (i.e. stall and drive aisle dimensions), striping locations and calculations of the subject site that demonstrate compliance with RMC 4-4-080 if applicable. See RMC 4-4-080.F.8 and F.9 for parking stall and aisle dimension requirements. In addition, see RMC 4-10-020 “Non-Conforming Site Development Standards”. Fences/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. 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 complements 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 4-4-040) for additional information about fences and retaining walls. No fences or retaining walls were shown on the submitted materials. Landscaping: New and existing development in the CD zone is exempt from all landscape regulations in RMC 4-4- 070 except for the subsection F.2. All portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. Street trees and, at a minimum, groundcover shall be planted within planting strips based on the provisions of RMC 4-4-070F.2. Any additional undeveloped right-of-way areas shall be landscaped unless otherwise determined by the Administrator. Refer to the City’s Approved Tree List and spacing standards available through the Department of Community and Economic Development and on the City’s website. All surface parking lots shall have perimeter landscaping and interior parking lot landscaping meeting the standards of RMC 4-4-070. 9 Please refer to landscape regulations (RMC 4-4-070) and Downtown Streetscape Standards for additional general and specific landscape requirements. A conceptual landscape plan shall be submitted at the time of land use application. 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 and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least 10 percent (10 %) of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. If the trees cannot be retained, they may be replaced with minimum 2 inch caliper trees at a rate of six to one. 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 independent review of any land use application that involves tree removal and land clearing at the City's discretion. If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch caliper or an evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new trees to replace each protected tree removed. A formal tree retention plan prepared by an arborist or landscape architect would be reviewed at the time of the formal land use application if any trees are proposed for removal. Signage: Signs are required to meet the minimum standards of RMC 4-4-100 “Sign Regulations” and require sign permit review. No signage was shown or proposed on the submitted materials. Urban Design Regulations: The subject property is within the Urban Design District ‘A’ and compliance with District ‘A’ Urban Design Regulations would be required if the proposal includes either of the following: • Alterations, enlargements, and/or restorations of nonconforming structures pursuant to RMC 4-10-050 Nonconforming Structures; • Exterior modifications such as facade changes, windows, awnings, signage, etc., shall comply with the design requirements for the new portion of the structure, sign, or site improvement. In general, the regulations encourage building design that is unique and urban in character, comfortable on a human scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate and to discourage franchise retail architecture. If an applicant is unable to meet the prescriptive standards of the code, the applicant would be required to demonstrate compliance with the intent and guidelines of the respective section that includes the standard. The following bullets provide some of the design elements needed with your proposal. The design regulations should be referred to in their entirety prior to refining your proposal. Depending on the final scope of the project, the building permit application shall include a narrative of how the project meets each of design standards. • The building shall be oriented to the street with clear connections to the sidewalk. The front entry shall be oriented to the street. Building entries from a parking lot shall be subordinate to those related to the street. • Office buildings shall have pedestrian-oriented facades. In limited circumstances the Administrator may allow facades that do not feature a pedestrian orientation; if so, substantial landscaping between the sidewalk and 10 building shall be provided. Such landscaping shall be at least thirty feet (30') in width as measured from the sidewalk. • The building’s primary entry shall be on a façade facing the street, prominent, connected to the public sidewalk, and include human-scaled elements. Visibly prominent features include facade overhang, trellis, large entry doors, and/or ornamental lighting. • Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least four and one-half feet (4-1/2') wide. Buildings that are taller than thirty feet (30') in height shall also ensure that the weather protection is proportional to the distance above ground level. • Features such as entries, lobbies, and display windows shall be oriented to a street or pedestrian-oriented space; otherwise, screening or decorative features should be incorporated. • Garbage, recycling collection, and utility areas shall be enclosed on all sides, include a roof and be screened around their perimeter by a wall or fence and have self-closing doors. Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three. If the service area is adjacent to a street, pathway, or pedestrian-oriented space, a landscaped planting strip, minimum three feet (3') wide, shall be located on three (3) sides of such facility. • Parking shall be located so that no surface parking is located between a building and front property line and a building and the side property line on a corner lot. Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. • Parking structures shall provide space for ground floor commercial uses along street frontages at a minimum of seventy five percent (75%) of the building frontage width. The entire public facing façade shall be pedestrian- oriented. • Access to parking lots and garages shall be from alleys, when available. If not available, access shall occur at side streets. • 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. Buildings greater than one hundred sixty feet (160') in length shall provide a variety of modulations and articulations to reduce the apparent bulk and scale of the facade; or provide an additional special feature such as a clock tower, courtyard, fountain, or public gathering area. • Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the façade’s ground floor. Any façade visible to the public shall be comprised of at least fifty percent (50%) transparent windows and/or doors for at least 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). Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are not permitted. • Building roof lines must be varied along the entire roof. The building must contain at least one of the following: (1) Extended parapets, (2) feature elements projecting above parapets, (3) project cornices, or (4) pitched/sloped roofs. Buildings containing predominantly residential uses shall have pitched roofs with a minimum slope of one to four (1:4) and shall have dormers or interesting roof forms that break up the massiveness of an uninterrupted sloping roof. • All sides of buildings visible from a street, pathway, parking area, or open space shall be finished with the same building materials, detailing, and color scheme. A different treatment may be used if the materials are of the same quality. All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. Materials, individually or in combination, shall have texture, pattern, and be detailed on all visible façades. Materials shall be durable, high quality, and consistent with more traditional urban development, such as brick, integrally colored concrete masonry, pre-finished metal, stone, steel, glass and cast-in-place concrete. 11 Non-Conforming Site Development Standards: Per RMC 4-10-020 Nonconforming Site Development Standards, for remodels or other alterations of an existing structure made within any three (3) year period which together exceed one hundred percent (100%) of the assessed or appraised value of the existing structure, the site shall be brought into compliance with this Title. For remodels or other alterations within any three (3) year period which exceed thirty percent (30%) of the assessed or appraised value, but do not exceed one hundred percent (100%), proportional compliance shall be required, as provided in subsection E of this Section. Remodels or other alterations within any three (3) year period that do not exceed thirty percent (30%) of the assessed or appraised value shall not be required to comply with the requirements of the subsection. Mandatory improvements for fire, life safety or accessibility, as well as replacement of mechanical equipment, do not count towards the cited monetary thresholds. Proportional Compliance: The required physical site improvements to reduce or eliminate the nonconformity of the site shall be established by the following formula: 1. Divide the dollar value of the proposed structure improvements, excluding mechanical equipment and mandatory improvements for life, safety, or accessibility, by the assessed or appraised value of the existing structure(s). 2. The monetary value of that percentage is then multiplied by ten percent (10%). 3. The dollar value of this equation is then applied toward reducing the nonconformities. Example: 4. The Department shall determine the type, location and phasing sequence of the proposed site improvements. Critical Areas: According to COR Maps, a High Seismic Hazards and Wellhead Protection Area Zone 2 (Downtown Wellfield) are present on the site. A geotechnical report for the site may be required to be submitted with the land use application depending on the final scope of the project. The analysis should assess soil conditions and detail construction measures to assure building stability. Due to the location of the project site in a Wellhead Protection Area Zone 2, a fill source statement would be required if any offsite fill is brought into the site. It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental concerns are present on the site during site development or building construction. Environmental Review: The proposal includes a change of use in a building over four thousand (4,000) square feet gross floor area and therefore is subject to Environmental (SEPA) per WAC 197-11-800. Therefore, an Environmental Checklist is required to be submitted with the land use application An environmental threshold determination would be issued by the Renton Environmental Review Committee prior to the public hearing on the proposal. Permit Requirements: Permit Requirements: The proposal is required to obtain administrative conditional use permit approval and Environmental (SEPA) Review. Administrative Site Plan Review may be required depending on the exterior improvements required. All applications would be reviewed (w/ or w/out Site Plan Review ) concurrently in an estimated time frame of 6-8 weeks following acceptance of a complete application. The 2021 Conditional Use Permit application fee is $1,600.00 and the SEPA review application fee is $1,600.00. Any modification requests to code standards are $250.00 per modification. There is an additional 5% technology fee at the time of land use application. All fees are subject to change. Detailed information 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. In addition to the required land use permits, separate construction and building permits may be required. Public Information Sign: The applicant is required to install a proposed land use action sign on the subject property per the specifications provided in the accompanied public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. 12 Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees would apply to all projects and payable prior to building permit issuance. The 2021 impact fees are as follows: • A Transportation Impact Fee would be assessed based on the total number of new PM Peak hour trips generated by the new use. • A Fire Impact fee would be assessed by the Renton Regional Fire Authority based on the final scope of the project. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Note: When the formal application materials are complete, the applicant shall have the application materials pre-screened prior to submitting the complete application package. Please call Alex Morganroth, Senior Planner at 425-430-7219 for an appointment. Expiration and Extensions: Upon approval, the conditional use permit is valid for two years with a possible one year extension.