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HomeMy WebLinkAboutPRE_PRE22-000200_220707_v1 PREAPPLICATION MEETING Washington State Automotive Dealers Association Building Addition and Improvements 621 SW Grady Way PRE22-000200 CITY OF RENTON Department of Community & Economic Development July 7, 2022 Contact Information: Planner: Andrew Van Gordon, 425.430.7286, avangordon@rentonwa.gov Public Works Plan Reviewer: Nathan Janders, 425.430.7382, njanders@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@rentonrfa.org Building Department Reviewer: Rob Shuey, 425.430.7235, 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 assigned planner to have the documents pre- screened. 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, Community & Economic Development Administrator, Public Works Administrator, and City Council). M E M O R A N D U M DATE: June 22, 2022 TO: Matt Herrera, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: WASDA 1. The fire flow is unchanged from the original building. No new fire hydrants required. 2. Fire impact fees are applicable at the rate of $0.26 per square foot for the new office space. This fee is paid at building permit issuance. 3. Existing fire sprinkler and fire alarm systems shall be extended into the proposed addition. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 7, 2022 TO: Andrew Van Gordon, Planner FROM: Nathan Janders, Plan Reviewer SUBJECT: WSADA TI 621 SW Grady Way PRE22-000200 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) 3340404730. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. The project is within the City of Renton’s water service area in the Valley 196 Pressure Zone. 2. The static water pressure is approximately 75 psi at ground elevation of 22 feet. 3. There is an existing 12-inch water main located in SW Grady Way that can deliver a maximum flow capacity of 4,700 GPM (see water project No. W-0695 for record drawings). 4. There is an existing 12-inch water main located in Raymond Ave SW that can deliver a maximum flow capacity of 4,200 GPM (see water project No. W-0420 for record drawings). 5. There is an existing 1-inch irrigation water service with an DCVA serving the property. 6. There is an existing 1-inch domestic water service with an RPBA serving the property. 7. There is an existing 4-inch fire service with a DDCVA located inside the building. 8. There is an existing hydrant within 50 feet of the FDC and multiple existing fire hydrants within 300 feet of the property. 9. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority has determined that the preliminary fire flow demand for the proposed development, including the use of a fire sprinkler system, is unchanged from the current building. Additionally no new hydrants are required. 10. Based on the information provided with the pre-application submittal documents, the property is adequately serviced and no developer’s installed water main improvements will be required to provide domestic and fire protection service to the development. 11. A conceptual utility plan will be required as part of the land use application for the subject development. Sanitary Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an existing 12-inch gravity wastewater main located in the Alley abutting the southern property line (see record drawing S-014503 and W-365710). 3. There is an existing 6-inch PVC sewer stub and 4-inch PVC side sewer sewer serving the property from the Alley. 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. A conceptual utility plan will be required as part of the land use application for the subject development. Surface Water 1. There is an existing, private, on-site stormwater conveyance system, detention facilities, water quality facilities and BMP’s (see record project file SWP2703257). 2. The on site stormwater system discharges to an existing 12-inch public stormwater main within the abutting Alley (see record drawing R-365730). 3. Critical areas that may effect surface water: regulated slopes. 4. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls within the City’s Peak Rate Flow Control Standard Area matching Existing Conditions. The site falls within the Black River drainage basin. 5. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details are available online in the City of Renton website https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton 6. The existing site conveyance system and facilities that are impacted by the addition may be relocated such that an equivalent conveyance capacity, detention and water quality volume are maintained if the flow characteristics into the facilities are not altered. If major alterations to the flow characteristics are altered then the facilities shall be modified as needed for compliance with the 2022 RSWDM. 7. Erosion control measures to meet the City requirements shall be provided. 8. A conceptual utility plan will be required as part of the land use application for the development. 9. The development is subject to a surface water system development charge (SDC) fees. Fees will be charged based on the rate at the time of construction permit issuance. • The 2022 SDC fee is $0.84 per square foot of new impervious surface but not less than $2,100. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=CityofR enton Transportation 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $175,000. The proposed project fronts SW Grady Way to the north, Raymond Ave SW to the west, an Alley to the south, and private property to the east. • SW Grady Way is classified as a Principal Arterial street with an existing right-of-way (ROW) width of 100 feet according to the King County Assessors Map. Per RMC 4-6-060 the minimum ROW width for a 5-lane Principal Arterial street is 103 feet that includes a 66-foot paved road (33 feet from centerline), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, a 2 foot clear space at the back of walk, street trees and storm drainage improvements. Approximately 1.5 feet of dedication along SW Grady Way and a radius, width to be calculated, at the SW Grady Way/Raymond AVE SW intersection is required for the prescribed improvements. i. A street modification, that was previously processed as LUA12-000241, approved a modified street section for the portion of SW Grady Way fronting the site has since expired. The frontage specified in the expired modification included a 5 foot sidewalk (as compared to 8 feet as would otherwise be required) and an 8 foot planting strip with the sidewalk remaining abutting SW Grady Way (as compared to a curb- landscape strip-sidewalk orientation as would otherwise be required). RMC 4-6-060 complete street standards requires a paved roadway width of 66 feet. The existing paved roadway width is approximately 56 feet. The modification does not specify a reduction in paved roadway width, however, the modification ascertains that the reduced sidewalk width will allow improvements to be installed within the existing ROW, therefore, it could be concluded that the existing paved width was deemed acceptable and part of the modification. The City may support a similar modification with conditions such as the dedication is provided and the frontage conforms to ADA standards. • Raymond Ave SW is classified as a Commercial-Mixed Use & Industrial Access street with an existing ROW width of approximately 60 feet according to the King County Assessors Map. Per RMC 4-6-060 the minimum ROW width for a 2 lane Commercial-Mixed Use & Industrial Access street is 69 feet that includes a 36 foot paved road (18 feet from centerline), a 0.5 foot curb, an 8 foot planting strip, a 6 foot sidewalk, a 2 foot clear space at the back of walk, street trees and storm drainage improvements. Approximately 4.5 feet of dedication is required is required for the prescribed improvements. i. A street modification, that was previously processed as LUA12-000241, approved a modified street section for the portion of Raymond Ave SW fronting the site has since expired. The modified frontage specified in the expired modification a 5 foot sidewalk (as compared to 6 feet as would otherwise be required), a seven foot planting strip (as compared to 8 feet as would otherwise be required), and a curbline remaining at 18 feet from the ROW centerline. The City may support a similar modification with conditions such as the dedication is provided and the frontage conforms to ADA standards. • The site abuts an Alley along the southern property line which has an existing ROW width of approximately 16 feet according to the King County Assessors Map. The existing Alley paved along the entire property frontage. To meet the City’s complete street standards for Alley’s, a minimum ROW width of 16 feet is required. Per RMC 4-6-060 the paved roadway width for a commercial alley is 16 feet. No further action would be needed if street improvements are required as what is currently fronting the site along the Alley meets code. 2. Refer to City code 4-4-080 regarding driveway regulations. i. A minimum separation of 5 feet is required between driveway and the property line. ii. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. iii. The width of any driveway shall not exceed thirty feet (30') exclusive of the radii of the returns or the taper section. iv. There shall be no more than one driveway for each 165-feet of street frontage. v. Note the applicability section, B.1, as conformance may not be required. 3. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090. 4. Street lighting is not required for a project that consists of less than five thousand (5,000) square feet of commercial space. See RMC 4-6-060 for street lighting requirements. 5. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM peak) are required to do a traffic impact analysis. The trips should be calculated based on the guidelines of the current ITE Trip Generation Manual. Refer to the attached policy guidelines for traffic impact analysis for guidelines. If the site generates 20 or more new peak hour trips in either AM peak or PM peak, then applicant should contact the City to get information of the locations where traffic analysis is required. 6. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 7. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. 8. The 2022 transportation impact fee for apartments is $6,717.10 per dwelling. • Unless noted otherwise in the Fee Schedule, the 2022 transportation impact fee is $7,145.85 per net new PM peak Hour Vehicle Trip per PM Peak Hour Vehicle Trip. General Comments 1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground as outlined in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 3. All construction utility permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up- to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Fees quoted in this document reflect the fees applicable in the year 2022 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 7, 2022 TO: Pre-Application File No. 22-000200 FROM: Andrew Van Gordon, Associate Planner SUBJECT: Washington State Automotive Dealers Association Building Addition and Improvements – 621 SW Grady Way (parcel number 3340404730) 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 subject property is located at 621 SW Grady Way (parcel number 3340404730) The lot has street frontage on SW Grady Way to the north and Raymond Ave SW to the west with an approximately 16-foot-wide alley on the south side of the property. The lot is located within the Commercial Arterial (CA) zone and within the Auto Mall Area A overlay. The site area is approximately 32,672 square feet (0.75 acre). The proposal is to enlarge the existing building by 1,390 square feet (695 square feet first floor and 695 square feet second floor) to a total 10,398 square feet in conjunction with modifying existing space on the second floor for the benefit of an additional training room. Current Use: The Washington State Automotive Dealers Association 9,008 square feet, two-story office building. The site has 45 onsite parking stalls. Zoning Requirements: The subject property is located within the Commercial Arterial (CA) zoning classification and Commercial & Mixed Use (CMU) land use designation. The CMU designation is intended to implement the CA zone. The purpose of the CA zone is to evolve from “strip commercial” linear business districts to business areas characterized by enhanced site planning and pedestrian orientation, incorporation efficient parking lot design, coordinated access, amenities and boulevard treatment with greater densities. The CA Zone provides for a wide variety of retail sales, services and other commercial activities along high-volume traffic corridors. Residential uses may be integrated into the zone through mixed-use buildings. Washington State Automotive Dealers Association Building Addition and Improvements, PRE22-000200 Page 2 of 6 July 7, 2022 The proposal is for an expansion and remodel of the Washington State Automotive Dealers Association office building. The existing use is offices, general and is a permitted use within the CA zone. Development Standards: The project would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CA standards” herein). Building Standards – The CA zone does not have a maximum impervious lot coverage. The maximum lot coverage for buildings is 65% of total lot area or 75% if parking is provided within the building or within an on-site parking garage. The maximum building height is 50 feet except 70 feet for vertically mixed-use buildings. Heights may exceed the zone’s maximum height with a conditional use permit. The project would have a footprint of approximately 7,095 square feet which is approximately 22% of the site area. Provided drawings show the building to have a height of 31’3”. New development would need to comply with maximum building coverage and height regulations of the zone at the time of land use application. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the CA zone are: Front yard and secondary front yard: 15 feet, Maximum front yard and secondary front yard: 20 feet; Rear: none, unless the CA lot abuts a lot zoned residential, then 15 feet; Side: none unless the CA lot abuts or is adjacent to a lot zoned residential then 15 feet. The proposed expansion is approximately 12 feet (12’) from Grady Way SW and approximately 10 feet (10’) from Raymond Ave SW. Both the front yard setback from Grady Way SW and the secondary front yard setback from Raymond Ave SW are 15 feet (15’). The proposed expansion does not meet setback requirements. The minimum setback may be modified through the site plan review process if it can be demonstrated to the Administrator’s satisfaction that all of the following criteria of RMC 4-2-120C.16 can be met: i. The perceived scale of the proposed structure that is created by the reduced setback is compatible with the abutting structures and the surrounding neighborhood; and ii. The required street frontage landscaping identified in RMC 4-4-070F1 is increased to fifteen feet (15') along all public street frontages with the exception of walkways, driveways, programmed pedestrian plazas, and the area of reduced setback; and iii. Enhanced landscaping, such as increased caliper size of trees, increased container size of shrubs, and/or increased quantity or diversity of plantings, is provided within the public right-of-way on the street frontage abutting the reduced setback; and iv. The project includes a public art installation, subject to review and approval, with a minimum monetary value of one percent (1%) of the assessed value of the proposed structure, or when the Administrator determines that it is impractical to install public art on site, payment of a fee-in-lieu may be approved in an amount of money approximating one percent (1%) of the assessed value of the proposed structure; and v. The design of the proposed structure complies with all of the following requirements: Washington State Automotive Dealers Association Building Addition and Improvements, PRE22-000200 Page 3 of 6 July 7, 2022 (a) Back of house facilities such as walk-in freezers, bathrooms, breakrooms, storage rooms, or other rooms that do not contain windows, are not located along any building facade that fronts a public street; and (b) Floor to ceiling transparent windows are provided for at least fifty percent (50%) of the ground floor building facade that fronts a reduced setback; and (c) The proposed structure includes design features such as step-backs of upper levels, changes in roof plane, and changes in roof form/slope in a manner that serves to reduce the apparent bulk of the proposed structure; and (d) Canopies or similar design features are provided along any building facade that fronts a public street, with emphasis provided to the primary entry; and (e) Structured parking is not located along any building facade that fronts a reduced setback. Landscaping: Ten feet (10’) of on-site landscaping is required along all public street frontages with the exception of areas for required walkways and driveways. Parking lots shall have perimeter landscaping meeting the requirements of RMC 4-4-070H.4. Surface parking lots with more than 14 stalls shall be landscaped with planting and trees as identified in RMC 4-4-070F.6.b. Fifteen (15) to 50 stalls requires 15 square feet of interion planting per space. Interior landscaping shall meet the requirements of RMC 4-4-070H.5. Public street frontages includes all portions of a lot abutting a public or private right-of-way. This would include the area along the public right-of-way alley. Landscape requirements of this section would be applicable if the project requires improvements equal to or greater than 50% of the assessed property valuation. If landscaping requirements are applicable, it would require reorganization of the parking area. See Access/Parking for additional information. A conceptual landscape plan would be provided with the land use application as prepared by a licensed Landscape Architect, a certified nurseryman or other certified professional. Significant Tree Retention: 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. Currently, the tree retention plan must show preservation of at least 10 percent (10%) of significant trees in the CA zone and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained (please note that tree regulations (D-197) are proposed to change this year that would require properties subject to active land development permits to retain a minimum of thirty percent (30%) of all significant trees on site). Tree retention standards shall be applied to the developable area of a property (i.e., land within critical areas and their buffers, public rights-of- way, private PUD streets, shared driveways, and public trails shall be excluded). If the number to be retained includes a fraction of a tree, any amount equal to or greater than one-half (1/2) tree shall be rounded up. 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: Washington State Automotive Dealers Association Building Addition and Improvements, PRE22-000200 Page 4 of 6 July 7, 2022 o 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; and significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper. o Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. o 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. An inventory, retention plan, and arborist report would be required with the application if significant trees are to be removed. Screening: Sites with existing surface mounted equipment, rooftop equipment, outdoor storage, loading, repair, maintenance, work and/or retail areas, that are not screened in conformance with this Section shall be required to conform to the screening requirements of this RMC 4-4-095 if enlarged or altered when the cost of additions, expansions, or alterations exceeds fifty percent (50%) of the assessed value of the existing structure. No mechanical or utility equipment was identified in the submitted materials. See RMC 4-4-095, Screening and Storage Height/Location Limitations for specific requirements Refuse and Recycling: In non-residential developments, a minimum of three (3) square feet per everyone thousand (1,000) square feet of building gross floor area shall be provided for recyclables 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. Refuse and recyclables deposit areas and collection points may be allocated to a centralized area, or dispersed throughout the site, in easily accessible areas for both users and hauling trucks. A refuse and recycling area was not identified in the submitted materials See RMC 4-4-090, Refuse and Recyclable Standards for full requirements. Access/Parking: Within the CA zone a parking stall shall be a minimum of 20’ in length and nine feet (9’) in width. Compact parking stalls shall be 8-1/2’ in width and 16’ in length; compact stalls shall not exceed 40% of designated employee parking. Aisle width shall be a minimum of 24’ for 90-degree parking. The offices, general use has a minimum of two (2) stalls per 1,000 square feet of net floor area and a maximum of four-and-a-half (4.5) stalls per 1,000 square feet of net floor area. The number of bicycle parking spaces shall be equal to 10% of the number of required off-street vehicle parking spaces. Within the CA zone a connection shall be provided for site-to-site vehicle access way, where topographically feasible, to allow a smooth flow of traffic across abutting CA lots without Washington State Automotive Dealers Association Building Addition and Improvements, PRE22-000200 Page 5 of 6 July 7, 2022 the need to use a street. Access may compromise the aisle between rows of parking stalls but is not allowed between a building and a public street. The proposal is for a 10,398 square foot net floor area structure. A minimum of 21 stalls is required; a maximum of 47 stalls is permitted. Forty-five (45) stalls exist on site. Two (2) bicycle parking spaces are required; two (2) bike racks are shown on the provided drawings. If landscaping requirements from RMC 4-4-070 are applicable, it would require reorganization of the parking area. Parking areas shall meet all applicable requirements in RMC 4-4-080. Fences/Walls: The height of fences shall be measured from the top elevation of the top board rail or wire to the ground. The maximum height of fences shall be eight feet (8’). Within the CA zone the maximum height of any fence within the front yard and secondary front yard shall not exceed 48 inches within 15 feet of the property line. In no case shall a fence exceed 42 inches in height in any part of the clear vision area. Chain link fencing shall be coated black, brown, grey or green bonded vinyl. Fencing shall not stand in front of required landscaping. Barbed wire fencing is permitted with a special administrative fence permit in the CA zone; barbed wire may only be used on top of fences at least six feet (6’) in height. For more information about fences and retaining walls refer to RMC 4-4-040. Automall District: Within the CA zone in Automall Area A only small vehicle sales, licensing bureaus, car rentals, public parking, and other uses determined by the Administrator to directly support dealerships. All applicable development standards within RMC 4-3-040 are required to be met. The following development standards are of note: • Landscaping abutting SW Grady Way: A 15-foot-wide landscape strip along these street frontages. This frontage requirement is in lieu of the frontage requirement listed for the zone in chapter 4-2 RMC. Unimproved portions of the right-of-way may be used in combination with abutting private property to meet the required 15-foot landscape strip width. The landscaping shall include a minimum 30-inch-high berm and red maples (Acer rubrum), or other equivalent tree species required or approved by the Administrator on the City’s Approved Tree List per RMC 4-4-070L, planted 25 feet on center. • Minimum Site Landscaping: Minimum 2.5% of the gross site area shall be provided as on- site landscaping. Landscaping shall be consolidated and located at site entries, building fronts, or other visually prominent locations as approved through the site plan development review process. Minimum landscaping may be reduced to 2% of the gross site area where bioretention, permeable paving, or other low impact development techniques consistent with the Surface Water Design Manual are integrated. The existing use would be considered to directly support dealerships. A conceptual landscape plan shall be provided with the land use application as prepared by a licensed Landscape Architect, a certified nurseryman or other certified professional. Critical Areas: According to COR Maps the site is within a High Seismic Hazard Area. Geologically hazardous areas are present on the site. A geotechnical study prepared by a licensed professional, such as a geotechnical engineer and/or engineering geologist, will be required. An evaluation by an independent qualified professional regarding the applicant’s analysis and the effectiveness of any proposed mitigating measures or programs may be required. The evaluation shall be paid at the applicant’s expense. If needed, all costs of third- party review would be the responsibility of the applicant. Washington State Automotive Dealers Association Building Addition and Improvements, PRE22-000200 Page 6 of 6 July 7, 2022 Environmental Review: The proposal would require environmental review pursuant to the State Environmental Policy Act (SEPA). The project is an expansion of a building greater than 4,000 square feet of gross floor area; therefore WAC 197-11-800(3) does not apply. An Environmental Checklist must be submitted with the proposal and the City’s Environmental Review Committee is required to issue a Threshold Determination prior to any issuance for permits on the site. Permit Requirements: An Environmental Review (SEPA) and Administrative Site Plan Review are required. Based on the 2022 fees in effect at the time of this memo, the total is $4,515.00 ($1,600.00 SEPA + $2,700 Site Plan Review + $215.00 Technology Fee (5%) = $4,515.00). Each modification request is $260.00. A 5% technology fee added to the total cost of the reviews would also be assessed at the time of land use application. All fees are subject to change. Other informational applications and handouts can be found on the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. Public Notice Requirements: A public information sign is required for Type II Land Use Permits meeting the requirements of RMC 4-8-090C. Fees: In addition to the applicable land use application fees, impact fees may be required. The fee in effect at the time of permit issuance will apply. For informational purposes, the 2022 impact fees are as follows: • A Transportation Impact Fee assessed at $14.58 per square foot. • A Fire Impact Fee assessed at $0.26 per square foot. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Expiration: Administrative Site Plan Review shall be implemented within two (2) years of the approval unless other time limits are prescribed elsewhere in the Renton Municipal Code or state law. A single two (2) year extension may be granted for good cause by the Administrator. The Administrator may determine at their discretion that a public hearing before the Hearing Examiner is required for such extension. The burden of justification shall rest with the applicant. It is the responsibility of the owner to monitor the expiration date. Next Steps: When the formal land use application materials are complete, the applicant shall have the application materials pre-screened prior to submitting the complete application package. Please contact Andrew Van Gordon, Associate Planner at avangordon@rentonwa.gov or (425) 430-7286 for an appointment.