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HomeMy WebLinkAboutPre-application comments PREAPPLICATION MEETING FOR The Goddard School NW corner of SE Renton Issaquah Road & Nile Avenue NE PRE 16-000837 CITY OF RENTON Department of Community & Economic Development Planning Division November 17, 2016 Contact Information: Planner: Jill Ding, 425.430.6598 Public Works Plan Reviewer: Ian Fitz-James, 425.430.7288 Fire Prevention Reviewer: Corey Thomas, 425.430.7024 Building Department Reviewer: Craig Burnell, 425.430.7290 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: TO: FROM: SUBJECT:(Goddard Pre-School) PRE16-000837 Jill Ding, Senior Planner 11/4/2016 12:00:00AM Corey Thomas, Plan Review/Inspector 1.The preliminary fire flow is 1,750 gpm. A minimum of two fire hydrants are required. One within 150-feet and one within 300-feet of the building. One hydrant is required within 50-feet of the fire department connection. Existing hydrants may be counted towards the requirements as long as they meet current codes and distance requirements, including 5-inch storz fittings. A water availability certificate is required from King County Water District 90. 2.Fire impact fees are applicable at the rate of $0.45 per square foot of space. This fee is paid at time of building permit issuance. 3.Approved fire sprinkler and fire alarm systems are required throughout the building. Separate plans and permits required by the fire department. Direct outside access is required to the fire sprinkler riser room. Fully addressable and full detection is required for the fire alarm system. 4.Fire department apparatus access roadways are required within 150-feet of all points on the building. Fire lane signage required for the on site roadway. Required turning radius are 25-feet inside and 45-feet outside. Roadways shall be a minimum of 20-feet wide. Roadways shall support a minimum of a 30-ton vehicle and 75 -psi point loading. Page 1 of 1 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000837\16-1110 PRE16-000837 Civil Pre-App Comments.docx DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 17, 2016 TO: Jill Ding, Senior Planner FROM: Ian Fitz-James, Civil Plan Reviewer SUBJECT: Utility and Transportation Comments for Goddard Pre-School PRE 16-000837 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 of the application for the Goddard Pre-School. The parcel is 2.47 acres in size, vacant, and is located at the northwest corner of the intersection of Nile Avenue NE / 148th Avenue SE and NE Sunset Boulevard (SR 900). The King County Parcel Number is 0323059120. The applicant is proposing an 8,700 square foot daycare for 138 children. WATER COMMENTS 1. Please obtain a water availability certificate from King County Water District 90 and provide it with the utility permit submittal. 2. Review of the water plans will be conducted by King County Water District 90 and the Renton Fire Authority. 3. Plans approved by King County Water District 90 shall be routed to the City for final review prior to permit issuance. SEWER COMMENTS 1. Sewer service is provided by the City of Renton. There is an existing 8” PVC sewer flowing from west to east south of the site along the southern frontage of NE Sunset Boulevard then crossing NE Sunset Boulevard and continuing to flow north in Goddard Pre-School – PRE16-000837 Page 2 of 5 November 17, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000837\16-1110 PRE16-000837 Civil Pre-App Comments.docx Nile Avenue NE east of the site. Reference Project File WWP2703152 in COR Maps for record drawings. There is also an existing 8” PVC sewer that flows north in Mt. Baker Place NE from a cleanout located at the southern terminus of Mt. Baker Place NE along the northern property line. Reference Project File WWP2703173 in COR Maps for record drawings. 2. A side sewer is required for sewer service. The side sewer shall flow by gravity to the main. The minimum side sewer size is 6” and the minimum slope is 2%. 3. If meal preparation will occur on site, a grease interceptor will be required for the kitchen. The grease interceptor shall be sized based on drainage fixture units in accordance with standards found in the latest edition of the Uniform Plumbing Code (UPC). The grease interceptor shall drain by gravity to the sewer main. The grease interceptor shall be located on site so that is accessible for routine maintenance. 4. The site is subject to a system development charge (SDC) for sewer service. The SDC for sewer service is based on the size of the domestic water service. Current (2016) SDC fees for sewer service are as follows: a. 3/4” or 1” Meter: $2,242 b. 1-1/2” Meter: $11,210 c. 2” Meter: $17,936 d. 3” Meter: $35,872 The full sewer fee schedule can be found in the City’s 2016 development fees document on the City’s website. The SDC fee is due at the time of utility permit issuance. 5. The site is subject to a Special Assessment District (SAD) fee. The site is located in the Honey Creek Sewer Interceptor SAD. Commercial Development is subject to a fee of $0.05 per square foot of property. Based on the lot size of 107,593 square feet, the SAD fee would be $5,379.65. STORM DRAINAGE COMMENTS 1. The site currently is covered by grassy areas with a few shrubs and trees. The site slopes moderately from the south to the north and west. There is no on-site stormwater conveyance system. Stormwater from the site either infiltrates or gradually flows off-site. There is also no stormwater conveyance system along either the NE Sunset Boulevard or Nile Avenue NE frontage. Stormwater that collects from these frontages gradually flows into the site. 2. Refer to Figure 1.1.2.A – Flow Chart to determine what type of drainage review is required for this site. The site falls within the City’s Flow Control Duration Standard (Forested Conditions). The site falls within the May Creek drainage basin. Drainage plans and a drainage report Goddard Pre-School – PRE16-000837 Page 3 of 5 November 17, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000837\16-1110 PRE16-000837 Civil Pre-App Comments.docx complying with the adopted 2009 King County Surface Water Design Manual (KCSWDM) and the 2010 City of Renton Amendments will be required. 3. Effective January 1, 2017, the City of Renton will be adopting a new stormwater manual which will be based on the 2016 King County Surface Water Design Manual. All projects vested after January 1, 2017 will be subject to these new stormwater requirements. Please refer to RMC 4- 1-045 for information regarding project vesting. 4. Flow Control BMPs will be required for the site per Section 5.2 of the 2009 KCSWDM. 5. Drainage improvements along all public street frontages shall conform to the City’s street standards. 6. A Construction Stormwater General Permit from the Washington Department of Ecology is required as site clearing will exceed one acre. 7. A geotechnical report for the site is required. Information on the water table and soil permeability, with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. 8. The site is subject to a system development charge (SDC) for stormwater. The current (2016) SDC for stormwater is $0.594 per square foot of new impervious surface area, but not less than $1,485.00. A SDC credit will apply for any existing impervious surface. The SDC fee is due at the time of utility permit issuance. TRANSPORTATION/STREET COMMENTS 1. The current transportation impact fee for a daycare use is $1.70 per square foot of building. As of January 1, 2017, the transportation impact fee for a daycare use will be increasing substantially. The new transportation impact fee for a daycare use will be $48.88 per square foot of building. The applicant can generate their own 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. The transportation impact fee is due at the time of utility permit issuance. 2. NE Sunset Boulevard is classified as a principal arterial. Per RMC 4-6-060, the minimum right of way width for a principal arterial with five lanes is 103’. The minimum paved roadway width is 66’ consisting of 4 – 11’ travel lanes, 1 – 12’ center lane, and a 5’ bike lane in each direction. A 0.5’ cub, 8’ planter, and 8’ sidewalk are required along each side of the roadway. Per the King County Assessor’s Map, the existing right of way width is approximately 60’. A dedication of approximately 21.5’ along the NE Sunset Boulevard frontage would be required to provide the half right of way with of 51.5’. Goddard Pre-School – PRE16-000837 Page 4 of 5 November 17, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000837\16-1110 PRE16-000837 Civil Pre-App Comments.docx 3. Nile Avenue NE / 148th Avenue SE east of the site is located in unincorporated King County. South of the site, in the City of Renton limits, Nile Avenue NE is classified as a neighborhood collector arterial. The City requires frontage improvements in accordance with neighborhood collector arterial standards found in RMC 4-6-060 for this street frontage. Per RMC 4-6-060, the minimum right of way width for a neighborhood collector arterial with two lanes is 83’. The minimum paved roadway width is 30’ consisting of 2 – 10’ travel lanes and a 5’ bike lane in each direction. Parking lanes of 8’ are required on each side of the road. A 0.5’ curb, 8’ planter, and 8’ sidewalk are required along each side of the roadway. Per the King County Assessor’s Map, the current right of way width for this portion of Nile Avenue NE is 60’. A curb line along the western frontage of Nile Avenue NE was established with the development to the north. City staff is requiring the continuation of this curb line south to the intersection with NE Sunset Boulevard. An 8’ planter strip and 8’ sidewalk are required behind the curb. Right of way dedication is required to 1’ past the back of sidewalk. Final right of way dedication shall be determined by survey. 4. A 35’ turning radius is required at the corner of NE Sunset Boulevard and Nile Avenue NE. 5. A Traffic Impact Analysis per City of Renton standards will be required as the new development will generate new vehicular traffic exceeding 20 vehicles per hour in both the AM (6:00 – 9:00) and PM (3:00 – 6:00) peak periods. The Traffic Impact Analysis should a level of service analysis at the intersection of NE Sunset Boulevard and Nile Avenue NE. Analysis of additional intersections may be required pending the findings of the initial Traffic Analysis. 6. Site access from both NE Sunset Boulevard and Nile Avenue NE will be subject to findings from the Traffic Impact Analysis. The Traffic Impact Analysis should evaluate the level of service for the following site access configurations. a. Access from both NE Sunset Boulevard and Nile Avenue NE as proposed. b. Single access from Nile Avenue NE. Access from NE Sunset Boulevard is subject to additional review from the Washington Department of Transportation (WSDOT) as it is a state maintained road. Additional right of way dedication may be required as part of the WSDOT review. 7. Per RMC 4-6-060, public street frontages along commercial sites with buildings larger than 5,000 square feet in size are required to conform to the City’s street lighting standards. 8. 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. The SDCs listed are for 2016. The fees that are current at the time of the utility permit application will be levied. Please see the City of Renton website for current SDCs. Goddard Pre-School – PRE16-000837 Page 5 of 5 November 17, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000837\16-1110 PRE16-000837 Civil Pre-App Comments.docx 2. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults will require a separate building permit. Structural calculations and plans prepared by a licensed engineer will be required as part of the building permit review. 3. The survey and all civil plans shall conform to the current City of Renton survey and drafting standards. Current drafting standards can be found on the City of Renton website. 4. A final survey that is stamped and signed by the professional land surveyor of record will need to be provided. All existing utilities need to be surveyed and shown. Please reference COR Maps for mapping and records of existing utilities in the project vicinity. 5. Separate plan submittals will be required for construction permits for utility work and street improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington. 6. When utility plans are complete, please submit four (4) copies of the plans, two (2) copies of the drainage report, an electronic copy of each, the permit application, an itemized cost of construction estimate, and application fee to the counter on the sixth floor. h:\ced\planning\current planning\preapps\2016 preapps\pre16-000205\pre16-000205 - (r-4 maplewood heights portables).doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:November 17, 2016 TO:Pre-application File No. 16-000837 FROM:Jill Ding, Senior Planner SUBJECT:The Goddard School NW corner of SE Renton Issaquah Road & Nile Avenue NE 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). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $100.00 plus tax, from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov Project Proposal: The subject property is located at the northwest corner of the intersection of SE Renton Issaquah Road and Nile Avenue NE. The project site is vacant and totals 107,593 square feet (2.47 acres) in area and is zoned Residential-4 (R-4). The proposal is to construct a 9,000 square foot daycare facility with 62 surface parking spaces. Driveway access is proposes off of SE Renton Issaquah Road and Nile Avenue NE. A Type Ns stream is located offsite to the west and a wetland is mapped on the northwest corner of the site. Current Use: The property is currently vacant. Zoning: The subject site has a Comprehensive Plan land use designation of Residential Low Density (LD) and is zoned Residential 4 (R-4) dwelling units per acre. A Daycare Center is permitted in the R-4 zone with a Hearing Examiner Conditional Use Permit. Development Standards: The project is subject to RMC 4-2-110A, “Development Standards for Residential Zoning Designations” effective at the time of complete application (noted as “R-4 standards” herein). Goddard School PRE16-000837 Page 2 of 7 November 17, 2016 h:\ced\planning\current planning\preapps\2016 preapps\pre16-000837\pre16-000837 - (r-4 goddard school).doc Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the R- 4 zone are 30 feet for the front yard, 25 feet for the rear yards, side yards along-a-street would be required to have a 30 foot setback, and interior side yards are required to have a combined 20-foot setback with not less than 7.5 feet on either side. The proposed daycare facility appears to comply with the required setback areas of the R-4 zone. Building Height – The maximum wall plate height is 32 feet with 3 stories. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one-and-a-half (1.5) horizontal feet from each façade for each one (1) vertical foot above the maximum wall plate height. Building height would be verified at the time of land use permit and building permit review. Building Coverage – R-4 zone allows a maximum building coverage of 35% of the lot area. Building coverage requirements would be verified at the time of land use permit and building permit review. Impervious Surface Area – The maximum impervious surface would be limited to 50%. Impervious surface requirements would be verified at the time of land use permit and building permit review. Landscaping: 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. Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. A fifteen-foot (15') wide partially sight-obscuring landscaped visual barrier, or ten-foot (10') wide fully sight-obscuring landscaped visual barrier, is required along common property lines when a non-residential use is located within a residential zone. Surface parking lots with between 51 and 99 parking spaces shall be landscaped with 25 square feet of landscaping per parking space and shall include perimeter and interior parking lot landscaping, as specified below: Perimeter Parking Lot Landscaping: Such landscaping shall be at least ten feet (10') in width as measured from the street right-of-way. Standards for planting shall be as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. Goddard School PRE16-000837 Page 3 of 7 November 17, 2016 h:\ced\planning\current planning\preapps\2016 preapps\pre16-000837\pre16-000837 - (r-4 goddard school).doc b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. Interior Parking Lot Landscaping: Any interior parking lot landscaping area shall be a minimum of five feet (5') in width. Landscaping shall be dispersed throughout the parking area and shall include a mixture of trees, shrubs, and groundcover as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial uses. At least one tree for every six (6) parking spaces within the lot interior shall be planted. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area shall be planted. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover shall be planted in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. d. There shall be no more than fifty feet (50') between parking stalls and an interior parking lot landscape area. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. A conceptual landscape plan will be required at the time of formal land use application. 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 and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8- 120. The tree retention plan must show preservation of at least 30% of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained (RMC 4-4-130H1.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. A tree retention plan would be required at the time of formal land use application. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches ( 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. Goddard School PRE16-000837 Page 4 of 7 November 17, 2016 h:\ced\planning\current planning\preapps\2016 preapps\pre16-000837\pre16-000837 - (r-4 goddard school).doc 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. 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 fence taller than six feet (6') requires a building permit. New or existing fencing would need to comply with 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. Walls over 6-feet in height shall be terraced pursuant to RMC 4-4-040. Additionally, 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. Parking – The following ratios would be applicable to the site: Use Square Footage of Use Ratio Required Spaces Day care centers Approx. 9,000 sf Min & Max: 1 space / each employee and 2 drop- off/pick-up spaces within 100 feet of the main entrance for every 25 clients of the program. 31 Based on the proposal for 20 employees and 138 students, staff calculates that a minimum and a maximum of 31 spaces would be required for the proposed use. The proposal for 62 spaces on the site would exceed the maximum number of spaces permitted. The applicant will be required at the time of formal land use application to provide detailed parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site. 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. It should be noted that the parking regulations specify standard stall dimensions. Surface parking stalls must be a minimum of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel Goddard School PRE16-000837 Page 5 of 7 November 17, 2016 h:\ced\planning\current planning\preapps\2016 preapps\pre16-000837\pre16-000837 - (r-4 goddard school).doc stall dimensions of 9 feet x 23 feet; compact surface parking spaces shall not account for more than 30 percent of the spaces in the surface parking lots. 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. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. The applicant is required to provide bicycle parking based on 10% of the required number of parking stalls and meet the standards of RMC 4-4-080F11b for location and access to bicycle parking. Access: Access is proposed via driveway access off of SE Renton Issaquah Road and Nile Avenue NE. The width of any driveway shall not exceed thirty feet (30') exclusive of the radii of the returns or the taper section, the measurement being made parallel to the centerline of the street roadway. Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards”. There are general requirements for all uses for location, signage, screening, and setbacks for collection areas and specific requirements. The proposed use would be considered an ‘other nonresidential development’ which requires a minimum of 3 square feet per every 1,000 square feet of building gross floor area shall be provided for recyclable deposit areas and a minimum of 6 square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas with a total minimum area of 100 sf. Based on a gross floor area of 9,000 square feet, a minimum of 27 square feet would be needed for recyclables area and a minimum of 54 square feet would be needed for refuse. These two combined are less than the minimum of 100 square feet, therefore 100 square feet would be required for both. The proposed trash enclosure would have an area of approximately 158 square feet, which exceeds this requirement. Critical Areas: Greene’s Creek, a Type Ns stream has been identified off-site to the west. Type Ns streams require a 50-foot buffer with a 15-foot building setback. A stream study would be required with the formal land use application, if impacts are proposed to the stream or buffer area a preliminary mitigation plan and a supplemental stream study would also be required. A wetland is mapped on the northwest corner of the project site, wetlands have the following buffer requirements: Wetlands: High Habitat Function (8-9 points) Moderate Habitat Function (5-7 points) Low Habitat Function (3-4 points) All Other Scores 15 ft.1 Goddard School PRE16-000837 Page 6 of 7 November 17, 2016 h:\ced\planning\current planning\preapps\2016 preapps\pre16-000837\pre16-000837 - (r-4 goddard school).doc Category I – Bogs & Natural Heritage Wetlands 200 ft. Category I – All Others 200 ft.150 ft.115 ft.115 ft. Category II 175 ft.150 ft.100 ft.n/a Category III 125 ft.100 ft.75 ft.n/a Category IV 50 ft.n/a A wetland delineation and report would be required with the formal land use application. If impacts are proposed to the wetland or buffer area a preliminary wetland mitigation plan would also be required. Streams, wetlands, and associated buffer areas located on site are required to be protected within a Native Growth Protection Easement (NGPE), which shall be recorded over the site prior to building permit approval. Environmental Review: The proposal would be subject to Environmental (SEPA) Review as the proposal includes the construction of a building in excess of 4,000 square feet with parking for more than 20 vehicles. Permit Requirements: The proposal would require a Hearing Examiner Conditional Use Permit (CUP), Administrative Site Plan Review and Environmental (SEPA) Review. The land use applications would be reviewed concurrently within an estimated time frame of 10-12 weeks. The 2016 fees would be $5,150 ($2,500 CUP fee + $1,500 + $1,000 SEPA fee + $150 technology fee = $5,150). Detailed information regarding the land use application submittal is provided in the attached handouts. Public Notice: The applicant will be required to install a public information sign on the property. Impact Mitigation Fees: In addition to the applicable building and construction fees, the following impact fees would be required prior to the issuance of building permits. Below are 2016 fees: A Fire Mitigation fee currently assessed at $0.45 per square foot. A Transportation Mitigation Fee per additional generated daily trip shall be determined by City per current ITE Manual. Note: 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 Jill Ding, Senior Planner at jding@rentonwa.gov for an appointment. Goddard School PRE16-000837 Page 7 of 7 November 17, 2016 h:\ced\planning\current planning\preapps\2016 preapps\pre16-000837\pre16-000837 - (r-4 goddard school).doc Expiration: Upon approval, the CUP and Site Plan are valid for two years with a possible two year extension.