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HomeMy WebLinkAboutPre-app Mtg Summary - 19-000006 PRE-APPLICATION MEETING FOR K-8 Public Charter School PRE19-000006 CITY OF RENTON Department of Community & Economic Development Planning Division January 31st, 2019 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: Cory Cappelletti, 425-430-7057, ccappelletti@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). FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE: January 31, 2019 TO: Alex Morganroth, Associate Planner FROM: Cory Cappelletti, Plans Review Inspector SUBJECT: Public School K through 8 at 440 SW 7th St. 1. Fire impact fees are applicable at the rate of $0.72 per square foot for Educational Facilities. Credit for the office space is given at $0.26 per square foot. This fee is paid at time of building permit issuance. 2. Approved fire sprinkler and fire alarm systems are required throughout the building. Fire sprinkler system shall be modified to satisfy any tenant improvements. Fire alarm system is required for this tenant space. The fire alarm system must be fully addressable, with full detection and voice evacuation is required. Separate plans and permits required by the fire department. 3. Fire department apparatus access roadways are required within 150-feet of all points on the buildings. Fire access roads are required to be a minimum of 20-feet unobstructed width with turning radius of 25-feet inside and 45-feet outside minimum. Fire lane signage required for the onsite roadways. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. 4. An annual Place of Assembly permit is required if there are any assembly spaces like auditorium or cafeteria spaces exceeding occupancy of 50 or more. 5. Proper emergency and exit lighting is required. 6. Proper 1-hour fire separation is required per IBC Table 508.4 between the E and B occupancies. 7. Fire extinguishers must be provided and installed per NFPA 10 guidelines. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 31, 2019 June 20, 2011 TO: Alex Morganroth, Planning FROM: Jonathan Chavez, Development Engineering SUBJECT: Public School K-8 440 SW 7th Street PRE 19-000006 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 1823059252. 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. There is an existing 12” water main south of the site along the southern frontage of SW 7th Street (Reference Project File WTR2701422) that can deliver a maximum flow capacity of 2,000 gallons per minute (gpm). There is also a 12” water main in the western portion of the site running north from SW 7th Street (Reference Project File WTR2700239) that can deliver a maximum flow capacity of 2,000 gallons per minute (gpm). The static water pressure is about 74 psi at ground elevation of 24 feet. 2. Below is a summary of the existing fire hydrants in the vicinity of the site. Please refer to the Fire Authority for fire hydrant requirements: a. Approximately 70’ southwest of the southwest corner of the lot (COR Facility ID HYD-SW-00056). b. Approximately 70’ south of the south property line (COR Facility ID HYD-SW-00055). c. Approximately 175’ southeast of the southeast corner of the lot (COR Facility ID HYD-SW-00052). 3. There is an existing 2” water service and 6” fire service for the building. a. A reduced pressure backflow assembly (RPBA) in an above ground heated enclosure per COR Standard Plan 350.2 is required behind the domestic water meter if one is not already installed. The RPBA may be located inside the building if drainage for the relief valve is provided. Please coordinate with the City water utility plan reviewer if you propose to locate the RPBA inside the building. The RPBA installation is permitted by a plumbing permit issued through the building department. Please contact the building department for particular plumbing permit application questions. b. A Double Check Detector Assembly (DCDA) for the fire service is required. The single check valve does not meet current City code and Department of Health’s requirement for cross-connection control. Per the City of Renton standard plan number 360.2 the DCDA will be installed outside the building in the existing vault. Or, it may also be installed inside the building at a location pre- approved by the water utility Cross Connection Specialist. A utility permit is required for the installation of the new DCDA. c. Please contact Mick Holte, Cross Connection Specialist, by email mholte@rentonwa.gov or by phone at (425) 430-7207 for any questions regarding these requirements. 4. As the existing water services will be reused, no water system development charges are applicable. SEWER 1. Sewer service is provided by the City of Renton. 2. There is an existing 8” concrete sewer flowing from north to south in Lind Avenue SW near the southwest corner of the site (Reference Project File WWP2700091). 3. An existing 4”/6” side sewer serves the building. This side sewer can be reused for the repurposed space. 4. A 1,000 gallon grease interceptor or grease traps will be required on-site. The grease interceptor shall drain by gravity to the existing side sewer. The grease interceptor shall be located outside of the building so that is accessible for routine maintenance. The grease interceptor installation is permitted by a construction permit through Community and Economic Development. 5. As the existing sewer service will be reused, no sewer system development charges are applicable. SURFACE WATER 1. No storm drainage improvements are required as no new and/or replaced impervious surface is proposed. TRANSPORTATION 1. The transportation impact fee is based on site use as classified by the 9th Edition of the Trip Generation Manual published by the Institute of Transportation Engineers (ITE) and the current transportation impact fees published in the current City’s Development Fees document. If a change of use is not proposed, the transportation impact fee will be waived as no new impact is proposed. If the new use results in a negative transportation impact fee, the fee will be waived and no refund will be given. The current use for the space is determined to be office. The transportation impact fee for an office use is $10.50 per square foot of space. If the new use is not listed in the development fees document, the applicant can generate a traffic impact fee by performing a Trip Cost Analysis as defined and permitted by RMC 4-1-190.H. The City would then evaluate the analysis and proposed fee to make a determination on the required transportation impact fee. The transportation impact fee is due at the time of building permit issuance. 2. No street improvements or street lighting are required for interior remodels that do not involve a building addition per RMC 4-6-060. 3. A Traffic Impact Analysis per City of Renton standards will be required if the new use generates new vehicular traffic exceeding 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak periods. To determine if the project will require a traffic impact analysis, please prepare a trip generation report based on the project use and trip generation data from the 9th edition of the Trip Generation Manual published by the Institute of Transportation Engineers (ITE). Please include the trip generation report with the site plan submittal. 4. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Street Restoration and Overlay requirements. 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: https://www.rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=9687014 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. DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 30th, 2019 TO: Pre-Application File No. 19-000006 FROM: Alex Morganroth, Associate Planner SUBJECT: K-8 Charter School 440 SW 7th St Parcel # 1823059252 General: We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Rev iew 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, Washington Charter School Development (WCSD), is proposing to locate a K-8 public charter school within an existing building at 440 SW 7th St (APN 1823059252). The parcel is approximately 3.11 acres in size and is zoned Industrial, Medium (IM). The existing 65,000 square foot building is partially leased by the Washington State Department of Social and Health Services. The school proposes to occupy approximately 20,000 square feet on the first floor of the building that is currently vacant. As a public charter school it is tuition free and open to all students. The school would serve up approximately 150 students. The school day starts at 8:30 am (Monday – Friday) and ends approximately 3:30 pm. Before and after school programming is planned with expected participation of approximately 25 before-school students from 7:30am – 8:30 am and approximately 75 after-school students from 3:30 pm – 6:00 pm. The school seeks to occupy the existing structure by fall of 2019. Renovations would include interior tenant improvements, façade improvements, and various site improvements. The existing surface parking area would be used for school parking and bus loading. Current Use: The site includes one existing 65,000 square foot building. The Washington State Department of Social and Health Services leases a small portion of the building. The remaining square footage is currently vacant. Development Standards: The project would be subject to RMC 4-2-130A, “Development Standards for Industrial Zoning Designations” effective at the time of complete application (noted as “IM standards” herein). These standards are available on the City’s website at http://www.codepublishing.com/WA/Renton/#!/renton04/Renton0402/Renton0402120A.html#4 -2-130A. Zoning: The development parcel is located within the Employment Area (EA) land use designation and the Industrial, Medium (IM) zoning designation. A K-12 educational facility (charter schools) is permitted in the IM zone as a Hearing Examiner Conditional Use Permit. Therefore, a Hearing Examiner Conditional Use Permit is required. The following is criteria considered for Conditional Use Permits: a. Height and Design: The height of the proposed tower and/or antenna as well as incorporation of design characteristics that have the effect of reducing or eliminating visual obtrusiveness. b. Proximity to Surrounding Uses: The nature of uses on adjacent and nearby properties and the proximity of the tower and/or antenna to residential structures and residential district boundaries. c. Nature of Surrounding Uses: The nature of uses on adjacent and nearby properties. The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. d. Topography and Vegetation: The surrounding topography and tree canopy coverage. e. Ingress/Egress: The proposed ingress and egress. f. Impacts: The potential noise, light, glare, and visual impacts. g. Collocation Feasibility: The availability of suitable existing towers and other structures to accommodate the proposal. h. Consistency with Plans and Regulations: The compatibility with the general purpose, goals, objectives and standards of the Comprehensive Plan, this Title, and any other City plan, program, map or ordinance. i. Landscaping: Additional landscaping may be required to buffer adjacent properties from potentially adverse effects of the proposed use. Minimum Lot Size, Width and Depth: The minimum lot size required in the IM zone is 35,000 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: There are no lot or impervious surface coverage limits in the IM zone. Setbacks: Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the IM zone are as follows: 20-foot minimum front/secondary front setback for principal arterials (15 feet for all other streets); and no rear or side yard setbacks. SW 7th St is classified as a minor arterials is therefore subject to a 15 foot front and secondary front yard setback. The existing building appears to be compliant with the setbacks for the IM zone. No additions to the existing building are proposed. Building Height: There is no maximum building height in the IM zone. No changes are proposed to the building height. 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 office, educational and institutional developments, a minimum of two (2) 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 four (4) 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. A total minimum area of 240 square feet recycling and refuse deposit area would be required for a 20,000 square foot structure. 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 and driveways. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-120D.12, shall be submitted at the time of application for 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, 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 application 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 eight feet (8’) in height are permitted in anywhere on the site for commercial, industrial, or other uses. 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 4-4-040) for additional information about fences and retaining walls. No fences or retaining walls were shown on the submitted materials. Parking: 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. 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. 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 charter schools are a minimum and maximum of 1 per employee plus 1 for every 3 student rooming units, plus 0.5 space for every full-time student not residing on campus. In addition, if buses for transportation of students are kept at the school, 1 off-street parking space shall be provided for each bus of a size sufficient to park each bus. A parking count analysis shall be submitted at the time of conditional use permit review. Compliance with the parking regulations would be verified at land use review. The applicant will be required at the time of land use permit to provide a parking analysis of the subject site. The analysis would include dimensions of stalls and drive aisles. See RMC 4-4-080 for more details:  Parking Space Dimensions: It should be noted that the parking regulations specify standard stall dimensions of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. Up to 40 percent of stalls may be compact spaces designated for employee parking, and up to 30 percent of stalls may be compact spaces if designated for all users. The appropriate amount of ADA accessible stalls is based on the total number of spaces provided. 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 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. 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. Access would be subject to sight visibility requirements and minimum spacing from the established intersections. According to the submitted drawings, no changes would be proposed to the site. No other curb cuts are proposed along the public street frontages. 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 conditional use permit review. Critical Areas: According to COR Maps, a high seismic hazard and moderate landslide hazard is present on the site. Therefore, a geotechnical report may be required to be submitted with the land use application. It is the applicant’s responsibility to determine whether or not critical areas are located on the project site. Environmental Review: The overall proposal is a change of use inside of a building greater than greater than 4,000 square feet; therefore, an environmental checklist is a submittal requirement. An environmental determination will be made by the Renton Environmental Review Committee. Conditional Use Permit: Conditional Use Permits allow for review of certain uses with special characteristics that may not generally be appropriate within a zoning district, but may be permitted subject to conditions and mitigation measures that protect public health, safety and welfare and ensure compatibility with other uses in the district. Decisional criteria for the conditional use permit are itemized in RMC 4-9-030D. 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. 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. Permit Requirements: All applications can be reviewed concurrently in an estimated time frame of 12 weeks once a complete application is accepted. The 2019 application fee would be as follows: $3,080 Hearing Examiner Conditional Use Permit, $2,570 Administrative 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 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 III Land Use Permits (Hearing Examiner Conditional Use Permit), 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. Neighborhood Meeting Requirement: Projects estimated by the City to have a monetary value equal to or greater than $10,000,000 requires the applicant to conduct a neighborhood meeting. The meeting shall be held at a location open to the public within Renton city limits, at a location no further than two (2) miles from the project site. The applicant is required to mail a written notice announcing the neighborhood meeting to property owners within 300- feet of the subject property. The neighborhood meeting is intended to be a developer-neighborhood interaction. City staff members are not required to attend and/or participate in neighborhood meetings. Public Outreach Sign: Projects estimated by the City to have a monetary value equal to or greater than $10,000,000 requires the applicant to install a public outreach sign. Public outreach signs are intended to supplement information provided by public information signs by allowing an applicant to develop a personalized promotional message for the proposed development. The sign is also intended to provide the public with a better sense of proposed development by displaying a colored rendering of the project and other required or discretionary information that lends greater understanding of the project. See the attached Public Outreach sign handout for more information and specifications. 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 $0.72 per square foot for education schools. 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 Conditional Use Permit and Site Plan applications have 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.