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HomeMy WebLinkAboutPre-app Mtg Summary - 21-000443.pdfCityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21- 000443\Working Files 1 PRE-APPLICATION MEETING FOR Car Pros Renton Hyundai PRE21-000443 CITY OF RENTON Department of Community & Economic Development Planning Division January 6, 2022 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Yong Qi, 425-430-7439, yqi@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org Building Official: Rob Shuey, 425-430-7290, 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 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). CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21- 000443\Working Files 2 FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE: December 28, 2021 TO: Alex Morganroth, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Car Pros Renton Hyundai 1. The fire flow is unchanged from the existing building. 2. Fire impact fees are currently applicable at the rate of $1.25 per square foot of the new additions only. This fee is paid at time of building permit issuance. 3. Fire sprinkler and fire alarm systems shall be updated for any walls, ceilings or structures built inside the existing building and extended to all new building additions. Separate plans and permits are required to be submitted to the fire department for review and permitting for all system changes and additions. 4. Fire department apparatus access roadways and existing on-site fire lanes are adequate as they exist and shall be maintained. Proposed minor relocation of the existing fire lane appears to meet code. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21- 000443\Working Files 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: December 09, 2021 June 20, 2011 TO: Alex Morganroth, Senior Planner FROM: Yong Qi, Civil Engineer III SUBJECT: United Christian Church Preliminary Plat 15509 116th Ave SE, Renton, WA PRE21-000408 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 1923059031. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. The project is within the City of Renton’s water service area in the Valley 196 hydraulic zone. There is an existing 8” water main to the east of the building (Record Dwg: W-185102) that can deliver 2,000 gpm. The approximate static water pressure is 74 psi at a ground elevation of 26’. There is also an 18-inch water main in S 7th St that can deliver 10,000 gpm. 2. Below is a summary of the existing fire hydrants in the vicinity of the site. Please refer to the Fire Authority for fire hydrant requirements: a. One southeast of the building within the parking lot of the facility (Hydrant ID No. HYD-S-00451). b. One east of the building within the landscape area of parking lot entrance from S 7th St (Hydrant ID No. HYD-S-00452). c. One north of the site within the landscape strip on the east side of Rainier Ave S (Hydrant ID No. HYD- S-00760). 3. There is an existing 1.5” domestic water service and meter serving the existing building with a 0.5-inch reduced pressure backflow assembly (RPBA) inside the building for backflow prevention (Facility ID No. LAT-015250). A new 1.5” RPBA is required behind the meter, and it needs to be inside a “hot-box” per our standard plan 350.2. 4. There is an existing 1” irrigation service and meter serving the site with a 1-inch double check valve assembly (DCVA) for backflow prevention (Facility ID No. LAT-015251). 5. There is an existing 8” fire water service serving the existing building with a 6-inch double check detector assembly (DCVA) for backflow prevention (Facility ID No. LAT-015252). CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21- 000443\Working Files 4 6. The site is located within Zone 2 of an Aquifer Protection Area. SEWER 1. Sewer service is provided by the City of Renton. 2. There is an existing 8’’ gravity wastewater main located within S 7 th Street, and the existing building is connected to the sewer main with a 6’’ side sewer (Record Dwg: R-185101). 3. Due to the vehicle maintenance and repair feature, the floor drains in the building are required to drain through an oil/water separator within the side sewer and no connections are to be made to the storm system. Any connections to the sewer will be required to be upgraded if an oil/w ater separator system is not already present. The oil/water separator shall be sized in accordance with standards found in the latest edition of the Uniform Plumbing Code (UPC). The oil/water separator shall drain by gravity to the sewer main and shall be located so that it is accessible for routine owner maintenance. 4. If the existing sewer service will be reused, no sewer system development charges are applicable. If the domestic water meter size is required to be upsized or additional meters are required as a result of the project, applicable SDC fees would be required. Credit would be provided for the existing meter size. SURFACE WATER 1. The existing site topography is generally flat. There is a private storm of 15” stormwater main system surrounding the existing building and within the parking lot (Record Dwg: R-185101). 2. Refer to Figure 1.1.2.A – Flow Chart in the 2017 City of Renton Surface Water Manual (2017 RSWDM) to determine what type of drainage review is required for this site. A drainage study complying with the 2017 RSWDM will be required. Based on the City’s flow control map, this site falls within the Peak Rate Flow Control Standard area (matching existing site conditions). The site is located in the Black River basin and South Renton sub basin. Since the site falls within Zone 2 of the Aquifer Protection Area (APA), stormwater open conveyance systems, such as ditches and channels, and water quality facilities may require a liner per sections 6.2.4 and 1.2.4.3 of the 2017 RSWDM. 3. Erosion control measures to meet the City requirements will be required during construction. 4. All applicable source control measures in accordance with the King County Stormwater Pollution Prevention Manual (https://your.kingcounty.gov/dnrp/library/water-and-land/stormwater/stormwater- pollution-prevention-manual/2021-stormwater-pollution-prevention-manual.pdf) shall be shown on the site improvement plans. 5. The project site is within High Seismic Hazard Areas. 6. The 2022 Surface water system development fee is $0.84 per square foot of new impervious surface, but no less than $2,100.00. Fees that are current will be charged at the time of permit issuance. There is no storm water impact fee for replaced impervious surface area. TRANSPORTATION 1. An accessible route of travel meeting American’s With Disabilities Act’s requirements (ADA) from the public right of way to the building is required and will be reviewed in conjunction with the building permit submittal. The existing onsite ADA parking and landings will also be reviewed. 2. Since the overall exterior remodel and construction valuation is estimated to be less than $150,000, in accordance with RMC 4-6-060, no street frontage improvements or right of way dedication are required. However, if during Land-Use review it is determined that the exterior additions exceed an overall valuation of $150,000, the project may become subject to further transportation review. GENERAL COMMENTS 1. Fees quoted in this document reflect the fees applicable in the yea r 2022 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current fee schedule. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21- 000443\Working Files 5 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 6, 2022 TO: Pre-application File No. 21-000443 FROM: Alex Morganroth, Senior Planner SUBJECT: Car Pros Renton Hyundai 201 S 7th St, Renton, WA APN 1923059031 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 linked here and are available online at https://www.codepublishing.com/WA/Renton/. Project Proposal: The subject property is located at 201 S 7th St (APN 1923059031) near the intersection of S 7th St and Rainier Ave S. The project site totals approximately 4.34 acres in area and is zoned Commercial Arterial (CA). The site is located in the Automall Area B Overlay District. The site is currently developed with a 22,165 sq. ft. one- story masonry building occupied by a small vehicle sales and service business, as well as the associated parking lot used for storing new and used passenger vehicles. The applicant proposes improvements to both the existing building and the site including exterior façade work, interior demo and renovation work, a 1,400 sq. ft. service area addition, new signage, and a new vehicle display pad. Access to the site would remain via the two existing driveways off of S 7th St. The site is mapped with a high seismic hazard and is within the Wellhead Protection Area Zone 2. Current Use: The property contains an existing auto dealership building with both small vehicle repair and sales totaling approximately 22,000 square feet. Comprehensive Plan/Zoning Requirements: The property is located within the Commercial Mixed Use (CMU) land use designation and the Commercial Arterial (CA) zoning classification. Therefore the project would be subje ct to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CA standards” herein). The property is also located within the Automall District B overlay, and therefore is subject to additional development standards in RMC 4-3-040. Small vehicle sales is a permitted use in the CA zone provided the use is conducted wholly within an enclosed building, or if the use is located with an Automall District. The proposed location is within the Automall District B overlay and therefore the proposed dealership is a permitted use. 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). These CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21- 000443\Working Files 6 development standards are available online at http://www.codepublishing.com/WA/Renton/#!/renton04/Renton0402/Renton0402120A.html#4-2-120A. The project is also subject to RMC 4-3-040D, “Development Standards for Uses Located within the Renton Automall Areas A, B, and C (noted as “Automall standards” herein). Density –The applicant has not proposed any new residential units and therefore does not need to comply with the density requirements. Minimum Lot Size, Width and Depth – The minimum lot size in the CA zone is 5,000 square feet. There are no minimum requirements for lot width or depth within the CA zone at this location. No changes are proposed to the existing lots. Building Coverage – The CA zone allows a maximum building coverage of 65 percent, or 75 percent if parking is provided within a building or within an on-site parking garage. The parking for customers is proposed to be structured parking only. The proposed building area covers approximately 18 percent of the gross lot area and would be compliant with the 65% building coverage limitations. It is the applicant’s responsibility to demonstrate compliance with building coverage requirements at the time of formal application. Building Setbacks – Setbacks are the distance between the building and the property line or any private access easement or tract. Setback requirements in the CA zone are as follows: Minimum Front Yard 15 ft. The minimum setback may be reduced to 0 ft. through the site plan review process, provided blank walls are not located within the reduced setback. Maximum Front Yard 20 ft. Minimum Secondary Front Yard 15 ft. The minimum setback may be reduced to 0 ft. through the site plan review process, provided blank walls are not located within the reduced setback. Maximum Secondary Front Yard 20 ft. Minimum Rear Yard None, except 15 ft. if lot abuts a lot zoned residential. Minimum Side Yard None, except 15 ft. if lot abuts or is adjacent to a lot zoned residential Clear Vision Area In no case shall a structure over 42 in. in height intrude into the 20 ft. clear vision area defined in RMC 4-11-030. The existing building appears to be non-conforming with respect to the maximum setback (20 feet). The maximum setback may be modified through the site plan review if the applicant can demonstrate that the proposed development meets the following criteria: i. Orients development to the pedestrian through such measures as providing pedestrian walkways beyond those required by the Renton Municipal Code (RMC), encouraging pedestrian amenities and supporting alternatives to single occupant vehicle (SOV) transportation; and ii. Creates a low-scale streetscape through such measures as fostering distinctive architecture and mitigating the visual dominance of extensive and unbroken parking along the street front; and iii. Promotes safety and visibility through such measures as discouraging the creation of hidden spaces, minimizing conflict between pedestrian and traffic, and ensuring adequate setbacks to accommodate required parking and/or access that could not be provided otherwise. Alternatively, the maximum setback requirement may be modified if the applicant can demonstrate that the preceding criteria cannot be met by addressing the criteria below. However, those criteria that can be met shall be addressed in the site development plan. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21- 000443\Working Files 7 i. Due to factors including but not limited to the unique site design requirements or physical site constraints such as critical areas or utility easements, the maximum setback cannot be met; or ii. One or more of the above criteria would not be furthered or would be impaired by compliance with the maximum setback; or iii. Any function of the use which serves the public health, safety or welfare would be materially impaired by the required setback. It is the applicant’s responsibility to demonstrate compliance with building setbacks at the time of formal application. Gross Floor Area – There is no minimum requirement for gross floor area. Building Height – Maximum building height in the CA zone is 50 feet or 70 feet for mixed-use (commercial and residential) in the same building. Heights may exceed the CA zone’s maximum height with a Conditional Use Permit. With conditional use permit approval, heights may be increased if location, comprehensive plan, and effects on adjacent or abutting properties criteria listed in RMC 4-2-120C.16 can be met. The applicant indicated a building height of approximately 25 feet for the new building, which complies with the height requirements of the CA zone. The height of the addition to the existing building was not indicated on the drawings. It is the applicant’s responsibility to demonstrate compliance with building height requirements . In no case shall building height exceed the maximum allowed by the Airport Compatible Land Use Restrictions, for uses located within the Federal Aviation Administration Airport Zones designated under RMC 4-3-020. Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for the proposed methods of screening. Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” For manufacturing and other nonresidential developments, a minimum of three (3) square feet per one-thousand (1,000) square feet shall be provided for recyclables deposit areas. A minimum of six (6) square feet per one-thousand (1,000) square feet shall be provided for refuse deposit areas. Architectural design of the enclosures shall be consistent with the design of the primary building. Compliance with the refuse and recycling standards would be reviewed with the land use application. Landscaping: 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. The outdoor vehicle sales area is not considered a parking lot and does not have to comply with the landscaping or bulk storage requirements for screening. Any arrangement of vehicles is allowed as long as: a minimum 5 -foot perimeter landscaping area is provided, the vehicles are not displayed in the required landscape areas, and adequate fire access is maintained per Renton Fire Authority standards. Storm Drainage Facility Landscaping – A landscaping strip with a minimum fifteen feet (15’) of width shall be located on the outside of the fence, unless otherwise determined through the site plan review pro cess. The applicant did not indicate any storm drainage facilities on the submitted drawings but would be required to demonstrate compliance with the storm drainage facility landscape requirement if a pond or vault is added later in the process. Please refer to landscape regulations for the Automall District below for additional 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 Site Plan application submittal. Tree Preservation: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory, tree retention plan, arborist report, and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 10% of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained (RMC 4-4-130H1.a). When the required number of protected trees cannot be retained, replacement trees, with at least a two -inch (2") caliper or an CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21- 000443\Working Files 8 evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper inches of new trees to replace each protected tree removed. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than 20%; significant trees adjacent to critical areas and their associated buffers; and significant trees over 60’ in height or greater than 18” caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require an independent review of any land use application that involves tree removal and land clearing at the City's discretion. A formal tree retention worksheet would be required with the land use application if any trees are proposed for removal. An inventory, retention plan, and arborist report would be required with the application if significant trees are to be removed. 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 retaining wall taller than four feet (4') requires a building permit. Fences up to six feet (6’) in height are permitted in the rear yard or side yard; fences up to four feet (4’) are allowed in the front yard. A fence taller than six feet (6') requires a building permit. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. New or existing fencing would need to comply with the fence requirements of the code in 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. There shall be a minimu m three-foot (3') landscaped setback at the base of retaining walls abutting public rights -of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information about fences and retaining walls. No fences or retaining walls were shown on the submitted materials. Parking: Vehicle sales with outdoor retail sales areas in the CA zone must provide a minimum and maximum of one (1) parking space for customers and employees per 5,000 square feet. The sales area is not considered a parking lot and is exempt from compliance with dimensional requirements. See RMC 4-4-080F for standard stall and aisle dimensions for the customer parking area. Compliance with the parking standards would be reviewed with the land use application. The entire site shall demonstrate compliance with the standards. Modification of either the minimum or maximum number of parking stalls for a specific development requires written approval from the Department of Community and Economic Development. i. 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. ii. In order for the reduction or increase to occur the Administrator must find that satisfactory evidence has been provided by the applicant. Modifications beyond twenty five percent (25%) may be gran ted per the criteria and process of RMC 4-9-250 The proposal would be required to provide bicycle parking based on 10 percent (10%) of the required number of off-street vehicle parking spaces for customers. Each bicycle parking space shall be at least two feet (2') by six feet CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21- 000443\Working Files 9 (6'), with no less than an overhead clearance of seven feet (7'). Bicycle parking shall be conveniently located with respect to the street right-of-way and must be within fifty feet (50') of at least one main building entrance, as measured along the most direct pedestrian access route. Please review RMC 4-4-080F.11.b for further general and specific bicycle parking standards. Access: Driveway widths and quantity are limited by the driveway standards, in RMC 4-4-080I. Driveways shall not be closer than 5 feet to any property line and not exceed 40 percent of the street frontage. The width of any driveway shall not exceed 30 feet. According to the submitted drawings, the applicant intends to provide access to the site via the existing two driveways off of SW 7 th St. Compliance with the driveway standards would be verified at the time of formal site plan review. A connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting CA lots without the need to use a street. Access to the parcel north of the site is not feasible due to the presence of multiple buildings near the property line. The available options for site access to the south and west would be evaluated through Site Plan Review. Automall District Regulations: Compliance with Automall District Regulations is required. See RMC 4-3-040 for all requirements. The following are the Automall District B Development Standards applicable to your project. Service Are Orientation: Service areas shall not face public street frontage. Landscaping Minimum Amount and Location: Minimum 2.5% of the gross site area shall be provided as on-site landscaping. Landscaping shall be consolidated and located at site entries, building fronts, or other visually prominent locations as approved through the site plan development review process. Minimum landscaping may be reduced to 2% of the gross site area where bioretention, permeable paving, or other low impact development techniques consistent with the Surface Water Design Manual are integrated. Wheel Stops: If frontage landscaping is relocated, then permanent wheel stops or continuous curbs must be installed a minimum of 2.5 feet from sidewalks to prevent bumper overhang of sidewalks. Where these requirements differ from the requirements of the parking, loading and driveway regulations of chapter 4-4 RMC, these requirements shall govern. Customer Parking: Customer parking shall be designated and striped near entry drives and visible from public streets. Where possible, customer parking shall be combined with abutting dealership customer parking and shared access. Where these requirements differ from the requirements of the parking, loading and driveway regulations of chapter 4-4 RMC, these requirements shall govern. Automall Right-Of-Way Improvement Plan Coordination: Development shall be coordinated with the adopted right- of-way improvement plan which addresses gateways, signage, landscaping, and shared access. Critical Areas: A High Seismic Hazard Area is mapped on the site. A geotechnical report shall be provided by a qualified professional. The study shall demonstrate that the proposal will not increase the threat of the geological hazard to adjacent properties beyond the pre-development conditions, the proposal will not adversely impact other critical areas, and the development can be safely accommodated on the site. The study shall assess soil conditions and detail construction measures to assure building stability. In addition, the site is located within a Wellhead Protection Area Zone 2. A fill source statement meeting the requirements outlined in RMC 4-8-120D.19 shall be submitted if any fill is proposed to be brought on the site. Environmental Review: The subject project would be subject to SEPA Environmental Review due to the proposed construction of a commercial building over 4,000 sq. ft. Therefore, an Environmental Checklist shall be submitted with the application. An environmental determination will be made by the Renton Environmental Revi ew 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. Site Plan Approval: The purpose of the site plan review process is to analyze the detailed arrangement of project elements to mitigate negative impacts where necessary to ensure project compatibility with the physical CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21- 000443\Working Files 10 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. It is the applicant’s responsibility to identify how the proposal meets the decisional criteria and provide a narrative responding to these criteria as part of the land use application. Permit Requirements: Administrative Site Plan Review is required for all development in the CA zone. A Site Plan Review application and environmental checklist are reviewed concurrently in an estimated time frame of 6-8 weeks once a complete application is accepted. The 2022 Administrative Site Plan Review application fee is $2,700. The 2022 application fee for SEPA Review (Environmental Checklist) is $1,600. Any modification requests to code standards are $260.00 per modification. A 5% technology fee would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s new website by clicking “Land Use Applications” on the Community & Economic Development page, then “All Forms (A to Z)” at https://edocs.rentonwa.gov/ Documents/Browse.aspx?startid=867190&cr=1. The City now requires electronic plan submittal for all applications. The City’s Electronic File Standards can also be found on the City’s website at https://www.rentonwa.gov/cms/ one.aspx?portalId=7922741&pageId=9666400. Public Information Sign: Public Information Signs are required for all Type III Land Use Permits, 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. A neighborhood meeting may be required if the project is valued over 10 million dollars. Please see RMC 4-8-090 for all public notice requirements. Impact Fees: In addition to the applicable building and construction fees, impact fees would be required for commercial square footage. Such fees would apply to all projects and would be calculated at the time of building permit application and payable prior to building permit issuance. The 2022 application fees are as follows: • A Transportation Impact Fee based on the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition; and • A Fire Impact fee of $1.25 per square foot for the new addition. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre- screened prior to submitting the complete application package. Please contact Alex Morganroth, Senior Planner at 425-430-7219 or amorganoth@rentonwa.gov to schedule a virtual prescreen appointment. Expiration and Extensions: Once the Site Plan and Conditional Use Permit application has been approved, the applicant has two years to comply with all conditions of approval and to apply for any necessary permits before the approval becomes null and void. The approval body that approved the original application may grant a single two- year extension. The approval body may require a public hearing for such extension. It is the responsibility of the owner to monitor the expiration date.