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HomeMy WebLinkAboutSTAFF COMMENTS_PRE21-000300PREAPPLICATION MEETING FOR A1 Doors, Inc. 1703 NE 43rd Street PRE21-000300 CITY OF RENTON Department of Community & Economic Development Planning Division September 2, 2021 Contact Information: Planner: Angelea Weihs, 425.430.7312, aweihs@rentonwa.gov Public Works Plan Reviewer: Jonathan Chavez, 425.430.7288, jchavez@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@rentonrfa.org Building Department Reviewer: Rob Shuey, 425.430.7235, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the assigned planner to have the documents pre- screened. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Community & Economic Development Administrator, Public Works Administrator, and City Council). M E M O R A N D U M DATE:August 25, 2021 TO:Angelea Weihs, Associate Planner FROM:Corey Thomas, Lead Plans Review Inspector SUBJECT:A1 Door retail, showroom and warehouse 1. The fire flow is unchanged from the existing building. 2. Fire impact fees will apply to this project. The current fee for retail space is $1.25 a square foot. Credit would be granted for the previous use as manufacturing at the rate of $0.15 per square foot. The fee for warehouse and the previous manufacturing is the same so no fee would apply for the proposed warehouse/assembly areas of the new occupancy. This fee is paid at time of building permit issuance. 3. Approved fire sprinkler and fire alarm systems may be required to be installed throughout all buildings per city ordinance. 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. Fire sprinklers and fire alarms are triggered from the change of use per the International Existing Building Code sections 1004 and 1011. The thresholds that would trigger fire sprinkler requirements would be if the new showroom/retail area exceeds 5,000 square feet. The threshold that would trigger fire alarm system requirements would be if the new showroom/retail area exceeds 3,000 square feet. One new fire hydrant may be required as a fire hydrant would be required within 50-feet of the fire department connection. 4. Fire department apparatus access roadways are adequate as they exist. 5. Any woodworking operations that exceed 2,500 square feet would also trigger fire sprinkler systems. Approved sawdust collection systems are required per Chapter 22 and 37 of the fire code and installed per section 511 of the mechanical code. Any spray painting operations would need to comply with Chapter 24 of the fire code. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:September 1, 2021 TO:Angelea Weihs, Planner FROM:Jonathan Chavez, Plan Reviewer SUBJECT:A1 Doors 1703 NE 43rd Street PRE21-000300 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official City decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal located at parcel(s) 3345700060. 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 site is in the Kennydale service area in the 320’ hydraulic pressure zone. The approximate static water pressure is 121 psi at a ground elevation of 40’. A pressure reducing valve is required downstream of the water main when the water pressure is over 80 psi. 2. There is an existing 8” cast iron water main west of the site located along the eastern frontage of Jones Avenue NE that can deliver 2,300 gallons per minute. Reference Project File WTR2700405 in COR Maps for record drawings. 3. The existing building is served by a 3/4” water service and meter. This service can be reused for the repurposed building. 4. A reduced pressure backflow assembly (RPBA) in an above ground heated enclosure per COR Standard Plan 350.2 is required directly behind the domestic water meter on private property. The RPBA may be located in the building if a drainage outlet for the relief valve is provided and the location is approved by the City Plan Reviewer and City Water Utility Department. 5. No water system development charges are applicable as the project is not proposing to add a new water service or increase the size of the existing water meter. A1 Doors – PRE21-000300 September 1, 2021 Page 2 of 4 SEWER 1. Sewer service is provided by the City of Renton. 2. There is an existing 18” concrete sewer flowing north to south along the eastern edge of the site and then east to west along the southern edge of the site. The main flows south beginning at an existing manhole in Jones Avenue NE (COR Facility ID MH3385). Reference Project File WWP2700180 in COR Maps for record drawings. 3. The site is served by a concrete side sewer that is connected to this main. This side sewer can be reused for the repurposed building. 4. If floor drains are required or proposed in any garage or covered area, all wastewater from these areas shall be routed through a City approved oil/water separator prior to discharge into the City sewer main. 5. No sewer system development charges are applicable as the project is not proposing to add a new water service or increase the size of the existing meter. SURFACE WATER 1. A drainage review is required for projects that include a. 2,000 square feet or more of new and/or replaced impervious surface, or b. 7,000 square feet or more of land disturbing activity, or c. proposes to construct or modify a drainage pipe or ditch that is 12 inches or more in size/depth, or d. is located in or adjacent to a flood hazard area, erosion hazard area, steep slope hazard area, or landslide hazard area, landslide hazard drainage area, or e. the redevelopment project proposes $100,000 or more of improvements to an existing high-use site. If any of the above mention criteria are met, then a drainage review meeting the current City of Renton’s Surface Water Design Manual (RSWDM) will be required. City of Renton standards include frontage improvements and the on-site work as one single project. 2. Based on the City’s flow control map, the site falls within the Flow Control Duration Standard area matching Forested Conditions and is within the East Lake Washington Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the 2017 Renton Surface Water Design Manual (RSWDM). 3. There is an existing 12” polyethylene stormwater main to the west of the site along the east end of Jones Ave NE. 4. If the site is subject to petroleum storage or transfer in excess of 1,500 gallons per year, then it is considered a High-use Site. Per Special Requirement #5: Oil Control, if the project proposes $100,000 more of improvements, or results in new plus replaced pollution-generating impervious surfaces of 5,000 square feet or more, then the project must treat runoff from high-use portions of the site using oil control treatment options from the High-Use menu. 5. Erosion control measures to meet the City requirements shall be provided. 6. The 2021 Surface water system development fee is $0.80 per square foot of new impervious surface, but no less than $2,000.00. This is payable prior to issuance of the construction permit. This fee is subject to change based on the calendar year the construction permit is issued. TRANSPORTATION 1. If proposed new construction on the site has a valuation of less than $150,000, street frontage improvements and right of way dedication are not required. If proposed new construction on the A1 Doors – PRE21-000300 September 1, 2021 Page 3 of 4 site has a valuation of $150,000 or more, then the installation of street frontage improvements and right of way dedication found in comment #2 may be required to conform to the City’s complete street standards found in RMC 4-6-060. 2. Jones Avenue NE is classified as a commercial access street. Per RMC 4-6-060, the minimum right of way width for a commercial access street is 69’. The minimum paved roadway width is 36’ consisting of 2 – 10’ travel lanes and an 8’ parking lane on each side of the road. A 0.5’ curb, 8’ planter strip, and 6’ sidewalk are required along both sides of the pavement. 2’ of clear space behind the sidewalk is required along both sides of the roadway. The King County Assessor’s Map shows a current right of way width of approximately 60’ for Jones Avenue NE adjacent to the site. A right of way dedication of approximately 4.5’ along the frontage would be required to meet the City’s street standards. a. Jones Avenue NE has an approximately 30’ paved roadway section. There is a 0.5’ curb and 6’ concrete sidewalk directly behind the curb along the eastern frontage. A street modification may be submitted to keep these improvements in place. The request must provide justification to why the City should accept the modification per RMC 4-9-250. b. For commercial sites with buildings larger than 5,000 square feet in size, street frontages are required to conform to the City’s street lighting standards. A street lighting analysis and plan shall be submitted with a construction permit if this required is triggered. 3. If the building’s use does change, a Trip Generation Report based on the project’s use and trip generation data from the 10th edition of the Trip Generation Manual published by the Institute of Transportation Engineers (ITE) will be required with the site plan submittal. A Traffic Impact Analysis per City of Renton standards is required if the redevelopment 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 as determined by the Trip Generation Report. 4. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Street Restoration and Overlay requirements. 5. The development may be subject to transportation impact fees. The traffic impact fee will be assessed at the time of building permit issuance. 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. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements: a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 3. All 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: A1 Doors – PRE21-000300 September 1, 2021 Page 4 of 4 http://rentonwa.gov/business/default.aspx?id=42473 4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Additional Building Permit Applications will be required for the following, but not limited to: a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040. b. Detention vaults for storm water flow control. c. Demo of any existing structures on the project site(s). 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 AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:September 2, 2021 TO:Pre-Application File No. 21-000300 FROM:Angelea Weihs, Associate Planner SUBJECT:A1 Doors, Inc., 1703 NE 43rd Street (4232 Jones Ave 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, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton/. Project Proposal: The project site is located on the east side of Jones Avenue NE between NE 40th Street and NE 43rd Street, and is addressed at 1703 NE 43rd Street (4232 Jones Ave NE, parcel number 3345700060). The subject site is 50,515 square feet and within the Commercial Arterial (CA) Zone and Urban Design District D. The site is occupied by an existing 16,140 square foot industrial structure. The applicant is proposing to occupy the existing site with a door and window business that includes a showroom, warehouse, and door/window assembly space. The submitted site plan indicates parking lot resurfacing is proposed. Access to the site is proposed to remain via an existing curb-cut off of Jones Ave NE. Sensitive slopes, seismic hazards, wetlands, and streams are mapped on or within 50 feet of the project site. Current Use: Currently the site is occupied with a 16,140 square foot legal, nonconforming industrial building. Zoning: The subject property is located in the Commercial Arterial (CA) zoning classification, Urban Design District D overlay district, and Commercial Mixed Use comprehensive plan designation. Based on the applicant’s description, the proposed development would include three proposed uses, including “retail sales”, “warehousing”, and “assembly and/or packaging operations”, as identified in the use table per RMC 4-2-060. Retail sales is a permitted use in the CA zone; however, warehousing and assembly operations are not permitted uses in the CA zone. The warehousing and assembly components of the proposed business are not permitted as accessory uses in the CA zone. Indoor storage is only permitted as an accessory use provided it is limited to products related to retail, service, or office uses and is not located along the building street frontage or in areas visible to the public. In addition, an accessory use for commercial facilities must be subordinate in size to the principal use and support the primary use operation without displacing it. The proposal would need to be revised to eliminate the warehousing and assembly components of the business and demonstrate compliance with the accessory use requirements for indoor storage. A1 Doors, Inc. September 2, 2021 PRE21-000300 Development Standards: The project would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CA standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size required in the CA zone is 5,000 square feet. There are no minimum width or depth requirements. The existing site area totals 50,515 square feet, which exceeds the minimum lot size requirement. No changes are proposed to the existing lot size, width, or depth as a result of this proposal. Lot Coverage – The maximum building coverage permitted in the CA zone is 65% of the lot area or 75% if parking is provided within the building. No building expansion is proposed with the pre-application submittal. Setbacks – Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the CA zone are as follows: 15-foot minimum front/secondary front yard setback, which may be reduced to 0 feet through the site plan review process; a 20-foot maximum front/secondary front yard setback; and no rear or side yard setbacks, except 15 feet when the site abuts a residential zone. Per the submitted site plan, the existing front yard setback is approximately 80 feet. Any proposed expansions to the building in the future would be required to comply with the required setback areas. No expansion is proposed with this pre-application submittal. Building Height – The maximum building height permitted in the CA zone is 50 feet. It appears the existing structure is well beneath the 50-foot maximum height. No expansion or changes to building height are proposed with this pre-application submittal. Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. Any new equipment installed as part of the project must meet the screening requirements in RMC 4-4-095. A site plan or building permit should include elevations and details for the proposed methods of screening. Refuse and Recycling Areas – All new developments for multi-family residences, commercial, industrial and other nonresidential uses shall provide on-site refuse and recyclables deposit areas and collection points for collection of refuse and recyclables. 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. In manufacturing and other nonresidential developments, a minimum of three (3) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of six (6) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. In retail developments, a minimum of five (5) 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 ten (10) 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. Compliance with this requirement would be verified at the time of formal land use or construction permit application. Building Design Standards – Any exterior modifications such as facade changes, windows, awnings, signage, etc., shall comply with the design requirements of Urban Design District D for the new portion of the structure, sign, or site improvement. Please see RMC 4-3-100 for more information specific to Urban Design District D. Landscaping – Compliance with the landscape standards would be required if the addition to the existing building increases the gross square footage of the building by greater than one third or a remodel requires improvements equal to or greater than 50% of the assessed property valuation. Conversion of vacant land to parking triggers compliance with landscaping regulations. Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. A1 Doors, Inc. September 2, 2021 PRE21-000300 Street Frontage Landscaping - The minimum onsite landscape width required along street frontages is 10 feet, with the exception of areas for required walkways and driveways, and shall contain trees, shrubs, and landscaping. Internal Lot Landscaping - Surface parking lots with 15 to 50 stalls shall provide 15 square feet of internal lot landscaping for each parking stall. There shall also be no more than 50 feet between parking stalls and an interior parking lot landscape area and the interior parking lot landscaping dimensions must be at least eight feet (8’) by twelve feet (12’) not including the curb (CI-120). Perimeter landscaping may not substitute for interior landscaping. Perimeter Parking Lot Landscaping - Surface parking lots shall contain a perimeter landscaping screen at least 10 feet in width measured from the right-of-way (ROW). Within this perimeter screen trees shall be planted at a minimum of 2-inch caliper at an average rate of 30 lineal feet of street frontage, shrubs at the minimum rate of one per 20 square feet, and groundcover in quantities that will provide at least 90 percent (90%) coverage within 3 years. Please refer to landscape regulations (RMC 4-4-070) for additional 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 Conditional Use Permit application submittal. Tree Preservation – A tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. According to the proposed regulations, 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 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. A tree retention plan is required at the time of formal land use application. Parking – Upon a change of use and except when located in a shopping center, if the number of stalls needed for the new use exceeds the actual number of legally existing stalls on site by a percentage equal or greater than shown in the table below, all of the stalls required of the new use shall be provided. Existing Stalls Percentage Threshold 1 – 10 140% 11 – 30 130% 31 – 60 120% 61+110% A1 Doors, Inc. September 2, 2021 PRE21-000300 For example, if the calculated number of stalls needed for a retail store equals fifteen (15) and only ten (10) stalls legally exist on site, then all fifteen (15) stalls shall be provided because the percentage difference between the number of stalls needed for the new use and the number of existing stalls on site exceeds one hundred forty percent (140%) [1.40 x 10 = 14]. The following ratios would be applicable to the site: Use Square Footage of Use Ratio Required Spaces Retail sales:Approximately 1,940 SF (gross area) A minimum and maximum of 2.5 per 1,000 square feet of net floor area. 5 Warehouses and indoor storage buildings: Approximately 14,200 SF (gross area) A minimum and maximum of 1 per 1,500 square feet of net floor area. 9 Based on the proposed use, the project requires a total of 14 parking spaces. Additional information regarding the number of existing parking spaces is required to determine if additional parking stalls are required. 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 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 per RMC 4-4-80F.8.g. A 25 percent reduction or increase from the minimum or maximum number of parking spaces may be granted for nonresidential uses through site plan review process 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. Modifications beyond 25 percent must be requested via the formal modification process (RMC 4-9-250D) The proposal would also be required to provide bicycle parking based on 10 percent of the required number of parking stalls. The development would require a minimum of 1 bicycle parking spaces. See RMC 4-4-080F11b for bicycle parking standards. The applicant will be required at the time of formal land use or construction permit application to provide detailed parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site. Access – Driveway widths are limited by the driveway standards, in RMC 4-4080I. Access to the site is proposed via an existing driveway curb cut off of Jones Avenue NE. Fence: The fence standards for commercial, industrial, and other uses can be found in Section 4-4-040(E). Location and Maximum Height: The maximum height of any fence, hedge or retaining wall is eight feet (8'), provided the fences, hedges, or retaining walls do not exceed forty-eight inches (48") in height within fifteen feet (15’) of the front or secondary front yard property line. In no case shall a fence, hedge, or retaining wall exceed forty-two inches (42") in height in any part of the clear vision area. Material Limitations in Commercial Zones: Chain-link fencing within commercial zones (outside of the Center Downtown Zone) shall be coated with black, brown, grey, or green bonded vinyl. Landscaping: Fences, hedges, and retaining walls shall not stand in or in front of any required landscaping. If a new or replaced fence is proposed within fifteen feet (15’) of a public street on a site that is nonconforming with regard to street frontage landscaping requirements per RMC 4-4-070F.1., the site shall be brought into compliance with street frontage landscaping requirements prior to fence installation. A1 Doors, Inc. September 2, 2021 PRE21-000300 Electric and barbed wire fences may be permitted by special administrative fence permit in all commercial zones. Critical Areas: sensitive slopes and seismic hazard area are mapped on the site. Whenever a proposed development requires a development permit and a geologic hazard is present on the site of the proposed development or on abutting or adjacent sites within fifty feet (50') of the subject site, geotechnical studies by licensed professionals, such as a geotechnical engineer and/or engineering geologist, shall be required. A geotechnical report may be required for your proposal. In addition, a wetland is mapped on the project site. Any proposed work would need to comply with the critical area buffers, unless you are proposing maintenance or repair to existing improvements. A wetland delineation and report would be required with the formal land use application. If temporary impacts are proposed to the wetland or buffer area a preliminary wetland mitigation plan would also be required. Wetlands 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. An unnamed Type F stream has been identified off-site to the northeast. Type F streams require a 115-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. Environmental Review: The project would be subject to SEPA Environmental Review because it is a change of use in a building 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. Permit Requirements: If site improvements are proposed, the project would require Administrative Site Plan Review, in addition to Environmental Review (SEPA). Tenant improvements, without site improvements, are exempt from Site Plan Review. The Site Plan Review application and Environmental (SEPA) Review checklist are reviewed concurrently in an estimated time frame of 6-8 weeks once a complete application is accepted. The 2021 application fee for SEPA Review (Environmental Checklist) is $1,600. The application for Site Plan Review is $2,700. Any modification requests to code standards (such as a modification for Urban Design Regulations) are $260.00 per modification. 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. In addition to the required land use permits, separate construction, building and sign permits would be required. Public Information Sign: A Site Plan Review application will require the applicant to install a land use action sign on the subject property per 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. 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: The fire impact fees are currently applicable at the rate of $1.25 per square foot for retail spaces. A Transportation Mitigation Fee based on the fee established in the ITE manual would be required. A1 Doors, Inc. September 2, 2021 PRE21-000300 Next Steps: Once the proposed project is more clearly defined, the applicant is strongly encouraged to contact the project manager to determine what type of land use review will ultimately be required. Please contact Angelea Weihs, Associate Planner at 425-430-7312 or aweihs@rentonwa.gov to schedule an appointment. Expiration: Site Plan Review approval is valid for two years with a possible two-year extension.