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HomeMy WebLinkAboutPre-app Mtg Summary - 20-000117.pdf1 PRE-APPLICATION MEETING FOR NW Gourmet Addition PRE20-000117 CITY OF RENTON Department of Community & Economic Development Planning Division June 11, 2020 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Mike Sippo, 425-430-7298, msippo@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-276-95 82, cthomas@rentonrfa.org Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). 2 FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE: June 5, 2020 TO: Alex Morganroth, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: NW Gourmet Foods Addition 1. The preliminary fire flow is 5,000 gpm based on non-rated construction. A minimum of five fire hydrants are required. One within 150-feet and four within 300-feet of the building. A looped water main is required around the building when fire flow exceeds 2,500 gpm. Existing hydrants may be counted toward the requirements as long as they meet current code. 2. Fire impact fees are applicable at the rate of $0.15 a square foot. These fees are paid at time of building permit issuance. 3. Approved fire sprinkler and fire alarm systems are required to be extended into the new addition. Separate plans and permits required by the fire department. 4. Fire department apparatus access roadways are required within 150-feet of all points on all buildings. Fire lane signage required for the on-site roadways. Required turning radius is 25-feet inside and 45-feet outside. Roadways shall be a minimum of 20-feet wide and fully paved. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 11, 2020 TO: Alex Morganroth, Senior Planner FROM: Michael Sippo, Development Engineering SUBJECT: Northwest Gourmet Foods - Warehouse Addition 600 SW 7th St. PRE20-000117 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 182305-9254. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. Water service is provided by the City of Renton. The proposed development is within the City of Renton’s water service area and in the 196-hydraulic pressure zone. 2. There is an existing 12 inch water main (city plan no. W-02390E) located on SW 7th St. The water main can deliver a maximum flow rate of 5,000 gpm. The static water pressure is about 74 psi at elevation 24 feet. There are no existing water services to the vacant properties. 3. There is an existing 4– inch domestic water meter and an 8 – inch fire sprinkler supply line with an approved DDCVA located in the building. The domestic water meter has a 4 inch RPBA located inside the building. 4. There are four existing fire hydrants located in the public right-of-way along SW 7th Street within 300 feet of the property. 5. The site is located outside of an Aquifer Protection Area. 6. 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 is 5,000 gpm including the use of a fire sprinkler system. Per City codes, a looped water main around the building is required since fire flow exceeds 2,500 gpm. 7. In order to provide the looped water main capable of delivering 5,000 gpm, a new on-site 12-inch water main will be required around the buildings with 2 new connections to the existing 12-inch water line in SW 7th St. The water main shall be installed within the existing parking lot and new fire access road around the existing building and addition. Any new hydrants, water meters and the fire connections will be tapped off this new loop. 8. A minimum of five fire hydrants are required. One within 150-feet and four within 300-feet of the building. Hydrants are required within 50-feet of all fire department connections for standpipes and sprinkler systems. Existing hydrants may be counted toward the requirements as long as they meet current code and are in an approved location. 4 9. A 15 feet wide public water easement is required for any public water main, hydrants and water meters located outside City right-of-way. A minimum 10-foot setback is required from the building foundation to the new water main. 10. Domestic water meters 3-inch or larger shall be installed in an exterior vault per standard plan no 320.4. The meter vault shall be located within public ROW or within an easement on private property. 11. Installation of a fire sprinkler stub a with a double check detector assembly (DDCVA) is required for backflow prevention to the building. The sizing of the fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DDCVA shall be installed on the private property in an outside underground vault per City Standard Plan 360.2. The DCDA may be installed inside the building or in the parking garage if it meets the conditions per City Standard Plan 360.5 for the installation of a DDCVA inside a building. The location of the DDCVA inside the building must be pre-approved by the City Plan Reviewer and Water Utility. 12. Installation of off-site and on-site fire hydrants. The location and number of hydrants will be determined by the RRFA based on the final fire flow demand and final site plan. A hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection (FDC). 13. Civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix J of the City’s 2012 Water System Plan. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is installed inside a steel casing. 14. A conceptual utility plan will be required as part of the land use application for the subject development. 15. The development is subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use if there is an increase in size to the existing water services or if new services are proposed. The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2020 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance.  The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee is $4,400.00 per 1-inch meter, $22,000 per 1-1/2 inch meter, $35,200 per 2-inch meter and $70,400 per 3-inch meter.  Water service installation charges for each proposed domestic water service is applicable. Water Service installation is $2,875.00 per 1-inch service line, $4,605 per 1-1/2 inch service, $4,735 per 2-inch service, and for services larger than 2-inch a $220 processing fee is applied and the Contractor will provide the materials and will install the service line and water meter.  Drop-in meter fee is $460.00 per 1-inch meter, $750 per 1-1/2 inch meter, and $950 per 2-inch meter.  Credit based on the size of the existing water services will be applied to any increase or addition of new water meters.  The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-2018%20Fee%20Schedule.pdf Sanitary Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an existing 8-inch wastewater main located on SW 7th St (Record Drawing: S-009103). 3. The existing building is currently being served by an existing 6” VCP side sewer, 2 grease interceptors and a process control pump system prior to discharging to the City sewer system. 4. Grease Interceptor is required for the project if the warehouse will contain floor drains. 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 5 interceptor shall be located on site so that is accessible for routine maintenance. Grease interceptor shall be a minimum of 1500 gallons. 5. As a portion of the 2018 Freezer Addition project (LUA18 -000667), the existing grease interceptors were retrofitted to meet this requirement. Further upgrades may be required in lieu of a new interceptor. Any modifications or additions to the grease interceptor will require a permit through the City of Renton. 6. The applicant will need to have King County Industrial Waste review and approve the addition to ensure they are in compliance with their existing industrial waste permit with King County. 7. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. a. If additional conveyance capacity is required on the existing side sewer it may be required to upsized to accommodate the proposed development or a new side sewer installed. 8. A conceptual utility plan will be required as part of the land use application for the subject development. 9. The development is subject to a wastewater system development charge (SDC) fee if there is an increase in size to the existing water services or if new services are proposed. SDC fee for sewer is based on the size of the new or upsized water meters to serve the project. Current fees can be found in the 2020 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance.  The current sewer fee for is $3,400.00 per 1-inch meter, $17,000 per 1-1/2 inch meter, $27,200 per 2- inch meter, and $54,400 per 3-inch meter.  Credit for the existing sewer service based on the size of the existing water services will be applied to any increase or addition of new water meters.  Final determination of applicable fees will be made after the water meter size has been determined.  The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-2018%20Fee%20Schedule.pdf Surface Water 1. There is an existing 60-inch reinforced concrete stormwater main located in SW 7th Street (see record drawing D-357032). 2. There is an existing 10-inch private stormwater main that extends from the site to SW 7th Street (no record drawing found). 3. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2017 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. The site is not within the City’s Aquifer Protection Area (APA). The site contains regulated slopes near the northern property line. 4. 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 5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. 6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2017 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall 6 be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 7. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual Section C.1.3. 8. Erosion control measures to meet the City requirements shall be provided. 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 current SDC fee is $0.76 per square foot of new impervious surface but not less than $1,900.  The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-2018%20Fee%20Schedule.pdf Transportation 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $150,000. The proposed project fronts SW 7th Street to the south, private businesses to the east and west, and BNSF Railway right-of-way to the north. 2. SW 7th St is a minor arterial street with an available right of way (ROW) width of 85.5 feet. As per RMC 4-6-060 the minimum ROW width required on a minor arterial is 91 feet with four lanes totaling 54 feet, and street improvements. Street improvements include a 12 foot sidewalk, 0.5 foot curb, and an 8 foot planter strip.  The City of Renton Trails and Master Plan designates SW 7th St as a bike route with a shared-use path planned on the north side of the street. The path would be along the frontage of this subject development site.  As a portion of the 2018 Freezer Addition project (LUA18-000667) the developer dedicated 5.5’ of additional right-of-way and had a street modification request approved waiving the construction of the additional frontage improvements.  The ROW dedication that was provided as a portion of LUA18-000667 is adequate to accommodate the shared use path.  The applicant is required to provide the frontage improvements unless a waiver or modification of the street frontage improvements as outlined in City code 4-9-250(C)(5)(d) is requested. 3. Street lighting meeting current City standards is required. See RMC 4-6-060 for street lighting requirements. 4. 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. 5. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 6. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of construction permit issuance. a. The 2020 transportation impact fee for light industrial is $6.84 per square foot. 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 – 7 UTILITY LINES - UNDERGROUND INSTALLATION. 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 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 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. Fees quoted in this document reflect the fees applicable in the year 2020 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 developme 8 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 10, 2020 TO: Pre-Application File No. 20-000117 FROM: Alex Morganroth, Senior Planner SUBJECT: Northwest Gourmet Addition 600 SW 7th Street PRE20-000117 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 online at www.rentonwa.gov. Project Proposal: The project site is located on the east side of 600 SW 7th Street (parcel number 1823059254). The subject site is 218,000 square feet and is within the Medium Industrial (IM) Zone. The site is occupied by an existing 72,775 square foot concrete tilt-up warehouse/office facility and 1,680 square foot storage shed. The applicant is proposing to construct a 21,990 square foot addition on the north side of the existing warehouse for a total footprint of 94,765 square feet. The use will be storage occupancy group S-1 and will serve as an expansion the existing use of the building. The overall building occupancy will remain the same. A high seismic hazard and sensitive slopes (15- 40%) are mapped on the site. A significant number of trees would be removed as a result of the project. Zoning/Comp Plan: The property is located within the Medium Industrial (IM) land use designation and is designated as Employment Areas in the City’s Comprehensive Plan Land Use Map. Warehousing is a permitted use in the IM zone. Current Use: The site is currently occupied by the 66,786 square foot Northwest Gourmet warehousing facility. Development Standards: The project would be subject to RMC 4-2-130, “Industrial Development Standards” effective at the time of complete application. Lot Coverage – There is no maximum building/lot coverage 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 yard along a Principal Arterial street, 15-foot minimum front yard setbacks along other streets, and no rear or side yard setbacks, except 50 feet when the site abuts a residential zone. Per the submitted site plan, the proposed addition appears to comply with setback requirements for the IM zone. Compliance with the setbacks would be verified at the time of formal land use application submittal. Building Height – There is no maximum building height in the IM zone. For uses located within the Federal Aviation Administration Airport Zones designated under RMC 4-3-020, Airport Related Height and Use Restrictions, in no 9 case shall building height exceed the maximum allowed by that Section. The height of the proposed addition would not exceed the allowed maximum. Landscaping – Based on aerial photography in COR Maps, the site appear to be non-conforming pursuant the landscaping standards in RMC 4-4-070. Please see the non-conforming section below for additional information on compliance. Fences/Walls - If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan. A fence and/or wall detail should also be included on the plan. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall 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. The maximum height for fences on sites with industrial uses is eight (8) feet. For more information about fences and retaining walls refer to RMC 4-4-040. Screening – Any new or replacement operating equipment located on the roof of any building, and any permitted outdoor loading, repair, maintenance, and work areas shall be enclosed so as to be screened from public view in accordance with the requirements outline under RMC 4-4-095. Compliance with the screening requirements would be verified at the time of formal land use application review. . Parking –Per the submitted site plan, it is unclear whether or not the site is non-conforming pursuant to the parking standards in RMC 4-4-080. Please see the non-conforming section below for additional information on compliance. The applicant shall provide a parking analysis at the time of land use permit . Office space shall have a minimum of 2.0 spaces per 1,000 sq. ft. of net area and a maximum of 4.5 spaces per 1,000 sq. ft. of net floor area. Warehousing and storage uses shall have a minimum and maximum of 1 space per 1,500 of net floor area. See RMC 4-4-080 for more details. Access – Three existing driveways off of SW 7th St are currently utilized for site access. According to the applicant’s submittal materials, no changes to access are proposed. Tree Retention: If significant trees are proposed to be removed, a tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least 10 percent (10%) of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. 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 include trees with a caliper of at least six inches (6"), or an alder or cottonwood tree with a caliper of at least eight inches (8"). Trees qualified as dangerous shall not be considered significant. Trees planted within the most recent ten (10) years shall qualify as significant trees, regardless of the actual caliper. 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. 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 10 tree removed. A formal tree retention plan prepared by an arborist or landscape architect would be reviewed at the time of the formal land use application if any trees are proposed for removal. Non-Conforming Site Development Standards: B. Upon the restoration of a structure, commenced by a complete building permit application within one year of damage caused by fire, explosion or other unforeseen circumstances, valued to be greater than fifty percent (50%) of its assessed or appraised value, the site shall be brought into conformance with existing development standards; provided, however, that there shall be no limit on the restoration value of a single family dwelling if a complete building permit application is applied for within one year of damage. C. For remodels or other alterations of an existing structure made within any three (3) year period which together exceed one hundred percent (100%) of the assessed or appraised value of the existing structure, the site shall be brought into compliance with this Title. For remodels or other alterations within any three (3) year period which exceed thirty percent (30%) of the assessed or appraised value, but do not exceed one hundred percent (100%), proportional compliance shall be required, as provided in subsection E of this Section. Remodels or other alterations within any three (3) year period that do not exceed thirty percent (30%) of the assessed or appraised value shall not be required to comply with the requirements of this subsection. Mandatory improvements for fire, life safety or accessibility, as well as replacement of mechanical equipment, do not count towards the cited monetary thresholds. D. Within any three (3) year period, upon expansion of any structure or complex of structures within a single site, which is over fifty percent (50%) of the existing floor area or building footprint, whichever is less, the site shall be brought into compliance with this Title. If the expansion is fifty percent (50%) or less, the site shall be brought into proportional compliance with existing development standards as provided in subsection E of this Section. E. Proportional Compliance: The required physical site improvements to reduce or eliminate the nonconformity of the site shall be established by the following formula: 1. Divide the dollar value of the proposed structure improvements, excluding mechanical equipment and mandatory improvements for life, safety, or accessibility, by the assessed or appraised value of the existing structure(s). 2. The monetary value of that percentage is then multiplied by ten percent (10%). 3. The dollar value of this equation is then applied toward reducing the nonconformities. Example: • Value of existing structure(s) equals $100,000; • Value of proposed improvements equals $20,000; • 10% multiplied by $20,000 equals $2,000; • $2,000 would be applied toward reducing the nonconformities. 4. The Department shall determine the type, location and phasing sequence of the proposed site improvements. Critical Areas: COR Maps indicate that the presence of a High Seismic Hazard and Sensitive Slopes on the subject site. The seismic hazard is related to potential liquefaction of soils during an earthquake event. A geotechnical analysis for the site is required. The analysis needs to assess soil conditions and detail co nstruction measures to assure building stability. Environmental Review: The subject project would be subject to SEPA Environmental Review, as it involves the construction of a building/addition over 4,000 sq. ft. Therefore an environmental checklist is a submittal requirement. An environmental determination will be made by the Renton Environmental Review Committee. This determination is subject to appeal by either the project proponent, by a citizen of the community, or another entity having standing for an appeal. 11 Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the Employment Area Comprehensive Plan land use designation 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: The proposed development would require administrative site plan review and SEPA review. The applications would be processed within an estimated time frame of 6 -8 weeks. The 2020 administrative site plan review fee would be $2,640 and the 2020 SEPA Review (Environmental Checklist) fee is $1,580. Each modification request for 2020 is $250. 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).” 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://edocs.rentonwa.gov/Documents/Browse.aspx?startid=867190&dbid=0 In addition to the required land use permits, separate construction and building permits would be required. Public Information Sign: Public Information Signs are required for all Type III Land Use Permits (Site Plan Review), as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout (see land use forms on City website). The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. 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. Please see the attached RMC 4-8-090A for the complete neighborhood meeting requirements. 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: In addition to the applicable building and construction fees, the following impact fees would be required prior to the issuance of building permits:  A Transportation Mitigation Fee would be assessed per square foot based on the type of use defined in the ITE Manual as determined by staff.  A Fire Impact Fee may be assessed per square foot based on a determination by the Renton Fire Authority. 12 Expiration and Extensions: Once the Site Plan and Environmental Review 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. A single two-year extension may be granted. It is the applicant’s responsibility to monitor the expiration dates Next Steps: Once all required submittal items have been prepared, the applicant is encouraged to contact the project manager to schedule a pre-screen meeting. Please contact Alex Morganroth, Senior Planner at 425-430- 7219 or amorganroth@rentonwa.gov to schedule the appointment.