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HomeMy WebLinkAboutPRE22-000052_Meeting SummaryPREAPPLICATION MEETING FOR Dragon Hot Pot Restaurant PRE 22-000052 CITY OF RENTON Department of Community & Economic Development Planning Division March 10, 2022 Contact Information: Planner: Jill Ding, 425.430.6598, jding@rentonwa.gov Public Works Plan Reviewer: Nathan Janders, 425-430-7382, njanders@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 425.430.7235 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 formal submittal. 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). M E M O R A N D U M DATE: March 2, 2022 TO: Jill Ding, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Dragon Hot Pot restaurant addition 1. The fire flow requirement does not change for this small addition of an existing fully fire sprinklered building 2. Fire impact fees are applicable at the rate of $5.92 per square foot of new restaurant addition. This fee is paid at time of building permit issuance. 3. Approved fire sprinkler and fire alarm systems are required throughout the buildings. Existing building is fully fire sprinklered and the fire sprinkler system shall be extended into the proposed addition. Existing building has a non-compliant fire alarm system. A new fire alarm system shall be installed throughout both the new and existing areas of the building. Separate plans and permits required by the fire department. 4. Fire department apparatus access roadways are established and shall be maintained as they currently exist. Fire lane signage required per code. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 7, 2022 TO: Jill Ding, Senior Planner FROM: Nathan Janders, Civil Engineer SUBJECT: Hot Pot Addition 3750 East Valley Road PRE22-000052 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) 3023059082. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. The project is within the City of Renton’s water service area in the Valley 196 Pressure Zone. 2. The static water pressure is approximately 75 psi at ground elevation of 22 feet. 3. There is an existing 12-inch water main located on the east side of East Valley Road that can deliver a maximum flow capacity of 4,800 GPM (see record drawing W-030408). 4. There are three existing fire hydrants within 300 feet of the property along East Valley Road. 5. There is an existing 2-inch water service for the property. 6. There is an existing 6-inch fire water service with an unknown backflow assembly. 7. 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 has not changed. 8. Based on the information provided with the pre-application submittal documents, the following developer’s installed water main improvements will be required to provide domestic and fire protection service to the development including but not limited to the items that follow. • Installation of a reduced pressure backflow assembly (RPBA) behind the meter on private property per City Standards. The RPBA shall be installed inside an above ground, heated enclosure per City Standard Plan 350.2. The RPBA may be located inside the building if a drainage outlet for the relief valve is provided and the location is pre-approved by the City Plan Reviewer and City Water Utility Department. The backflow prevention assembly must be located adjacent to and behind a building exterior wall. • Installation of a double check detector assembly (DCDA) 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 DCDA shall be installed on private property in an outside underground vault per City Standard Plan 360.2. The DCDA may be installed inside the building if it meets the conditions per City Standard Plan 360.5 for the installation of a DCDA inside a building. The location of the DCDA inside the building must be pre - approved by the City Plan Reviewer and Water Utility. The backflow prevention assembly must be located adjacent to and behind a building exterior wall. 9. A conceptual utility plan will be required as part of the land use application for the subject development. 10. 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. The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2022 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. • Based on proposed scope no SDC charges or fees are applicable. Sanitary Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an existing 12-inch PVC sewer main on the west side of East Valley Road (see record drawing S-020002). 3. There is an existing sewer stub and side sewer serving the property. 4. There is an existing 27-inch King County Metro Wastewater Main in an easement near the east property line (KC recording number 6414758). Applicant shall verify that th e proposed building complies with the easement. 5. The existing stub can be CCTV’d and if found acceptable to the sewer department, can be re -used if the size/locations are compatible with the proposed use/building layout. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 6. If the existing side sewer is located under a the proposed addition then the existing side sewer shall be modified to comply with plumbing code or relocated outside of the building footprint. Side sewers shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 7. A grease interceptor is required. If there is an existing interceptor it shall either be verified to be compliant with current plumbing code or a new interceptor shall be installed. 8. A sewer repair permit is required if any portion of the existing side sewer or sewer stub is to be modified. 9. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. Current fees can be found in the 2022 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. • Based on proposed scope no SDC fees are applicable. Surface Water 1. There is an existing private surface water conveyance system on the parcel (there is no record drawing available). 2. There is an existing 12-inch public surface water main and catchbasin conveying runoff from the site to the existing 24-inch public surface water main on the west side of East Valley Road (see record drawing R-199912). 3. Critical areas on site that may effect stormwater review: a wetland is mapped between the east property line and Highway 167. 4. 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 Existing Peak Flow Control Duration Standard Area. The site falls within the Black River drainage basin. 5. 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 6. 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. 7. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate th e 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 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. 8. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual Section C.1.3. 9. Erosion control measures to meet the City requirements shall be provided. 10. 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 2022 SDC fee is $0.84 per square foot of new impervious surface but not less than $2,100. Transportation 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $150,000. The proposed project fronts East Valley Road to the west and private property on all other sides. • East Valley Road is classified as a Collector Arterial street with an existing right-of-way (ROW) width of approximately 80 feet per the King County Assessors map, however, it is not centered and there is approximately 35 feet of ROW fronting the site. To meet the City’s complete street standards for Collector Arterial streets with 4 lanes a minimum ROW width of 94 feet is required. i. However, the City has reviewed this portion of East Valley Road and determined that the existing curb-curb width is sufficient. Therefore, the City would support a modified street section that at minimum retains the existing curb-curb width (approximately 48 feet) and 0.5 foot curb, with installation of an 8 foot planting strip, a 6 foot sidewalk and street trees. No dedication is anticipated for the above listed improvements. A modification is required to be submit with the land use application for the alternative section. 2. Refer to City code 4-4-080.I for driveway regulations. • A minimum separation of 5 feet is required between driveway and the property line. • Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. • The width of any driveway shall not exceed thirty feet (30') exclusive of the radii of the returns or the taper section. 3. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090. 4. Street lighting is not required for a project that consists of less than 5,000 square feet commercial use. 5. 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. 6. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 7. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. • The 2022 transportation impact fee for a sit down restaurant is $60.95 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 – UTILITY LINES - UNDERGROUND INSTALLATION. 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 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 4. A landscaping plan shall be included with the civil plan submittal. Each pl an shall be on separate sheets. 5. 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: March 10, 2022 TO: Pre-Application File No. PRE22-000052 FROM: Jill Ding, Senior Planner SUBJECT: Dragon Hot Pot Restaurant 3750 East Valley Road (Parcel No. 3023059082) 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 www.rentonwa.gov Project Proposal: The project site is located on the east side of East Valley Road and is addressed as 3750 East Valley Road (parcel no. 3023059082). The project site is currently developed with an existing 8,468 sq. ft. restaurant building (formerly The Keg) and a surface parking lot with 112 parking spaces. The proposal includes the remodel of the existing building and a 2,660 sq. ft. commercial kitchen addition. The proposed addition would result in the removal of 12 parking spaces for a total of 100 remaining proposed spaces. The project site totals approximately 73,020 sq. ft. (1.68 acres) in area and is located within the Commercial Arterial (CA) zone and Urban Design District D. No changes in the existing access points to the site are proposed. A wetland are mapped to the east of the project site, in addition a seismic hazard area is mapped on the site. Current Use: Currently the site is occupied with an existing restaurant building (formerly The Keg) that is proposed to remain. 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). Zoning: The property is located within the Employment Area (EA) land use designation, the Commercial Arterial (CA) zoning designation, and Urban Design District D. Eating and drinking establishments are an outright permitted use within the CA zone. Dragon Hot Pot Restaurant Preapplication Meeting March 10, 2022 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 totals 73,020 sq. ft. in area and exceeds the minimum lot size required in the CA zone. Lot Coverage – The maximum building coverage permitted in the CA zone is 65% of the lot area of 75% if parking is provided within the building. The proposed 2,660 sq. ft. addition to the existing 8,468 sq. ft. building would result in a total building footprint of 11,128 sq. ft., which would result in a building coverage of fifteen percent (15%) on the 73,020 sq. ft. project site, which is less than the maximum 65% building coverage limit permitted in the CA zone. 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/side yard along a street setback; a 20-foot maximum front/side yard along a street setback; and no rear or side yard setbacks, except 15 feet when the site abuts a residential zone. As the project site does not abut a residential zone, no side or rear setbacks would be required. The proposed addition would maintain a side setback of approximately 24 feet and a rear setback of approximately 7 feet, which would exceed the side and rear setbacks required in the CA zone. Building Height – The maximum building height permitted in the CA zone is 50 feet, except 70 ft. for vertically mixed use buildings. Heights may exceed the zone’s maximum height with a Conditional Use Permit. No building elevations were provided with the submitted pre- application materials, therefore staff was unable to verify compliance with this requirement. Compliance with the building height requirements would be verified at the time of formal land use review. Landscaping – The development standards require that all pervious areas within the property boundaries be landscaped. Therefore, all areas of the site not covered by structures, required parking, access, circulation or patios, must be landscaped with native, drought-resistant vegetative cover. Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. Surface parking lots with 100 or more parking spaces are required to provide 35 square feet of interior parking lot landscaping per parking space, as specified below: Interior Parking Lot Landscaping: Landscaping is required in parking lots in the amounts stipulated in RMC 4-4-070F Any interior parking lot landscaping area shall be sized to dimensions of at least eight feet (8') by twelve feet (12'). Landscaping shall be dispersed throughout the parking area and shall include a mixture of trees, shrubs, and groundcover as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial uses. At least one tree for every six (6) parking spaces within the lot interior shall be planted. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped a rea shall be planted. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover shall be planted in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. d. There shall be no more than fifty feet (50') between parking stalls and an interior parking lot landscape area. Dragon Hot Pot Restaurant Preapplication Meeting March 10, 2022 Perimeter Parking Lot Landscaping: Such landscaping shall be at least ten feet (10') in width as measured from the street right-of-way. Standards for planting shall be as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. Compliance with the landscape regulations would be required for: Additions to existing buildings that increase the gross square footage of the building by greater than one - third (1/3), or other changes in the use of a property or remodel of a structure that requires improvements equal to or greater than fifty percent (50%) of the assessed property valuation. 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 f ootprints 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 if any trees are proposed for removal. Screening - All surface mounted or rooftop-operating equipment shall be enclosed so as to be screened from public view in accordance with the requirements outline under RMC 4-4-095. Fences/Retaining Walls – If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A fence taller than six feet (6') requires a building permit. New or existing fencing would need to comply with RMC 4-4-040. Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. There shall be Dragon Hot Pot Restaurant Preapplication Meeting March 10, 2022 a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information. Parking – The following ratios would be applicable to the site: Use Square Footage of Dining Area Ratio Required Spaces Eating and drinking establishments and taverns: 4,081 sq. ft. A minimum and maximum of 10 per 1,000 square feet of dining area 41 Based on the areas provided, a total of 41 parking spaces would be required for the proposed restaurant use. The proposal to reduce the 112 existing stalls to 100 stalls would exceed this requirement. 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. The applicant will be required at the time of formal land use application to provide det ailed parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site. 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, compac t 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. Bicycle parking shall be provided at a rate of 10 percent of the number of required parking spaces. Vehicular Connection: 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 may comprise the aisle between rows of parking stalls, but is not allowed between a building and a public street. Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards”. There are general requirements for all uses for location, signage, screening, and setbacks for collection areas and specific requirements. 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 land use application. Access – The site currently has one existing curb cut off of East Valley Road, which is proposed to remain in its current configuration. Driveway widths are limited by the driveway standards, in RMC 4-4080I. Dragon Hot Pot Restaurant Preapplication Meeting March 10, 2022 Urban Design Standards – Compliance with Urban Design Regulations, District ‘D’, is required.. See Renton Municipal Code section 4-3-100. The following bullets are a few of the standards outlined in the regulations. • A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements. • Parking shall be located so that no surface parking is located between a building and the front property line, or the building and side property line, on the street side of a corner lot. • The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded. • Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. • All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). • Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. • Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs shall be provided. These elements shall be a minimum of four and one-half feet (4-1/2') wide along at least seventy five percent (75%) of the length of the building facade facing the street, a maximum height of fifteen feet (15') above the ground elevation, and no lower than eight feet (8') above ground level. • Upper portions of building facades shall have clear windows with visibility into and out of the building. However, screening may be applied to provide shade and energy efficiency. The minimum amount of light transmittance for windows shall be fifty percent (50%). • On any facade visible to the public, transparent windows and/or doors are required to comprise at least fifty percent (50%) of the portion of the ground floor facade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation). Where windows or storefronts occur, they must principally contain clear glazing. Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. Critical Areas: A wetland are mapped to the east of the project site, in addition a seismic hazard area is mapped on the site. The applicant would be required to provide a wetland report with the project application. The wetland report would be required to demonstrate that the proposed addition would not encroach within the required buffer of the wetland to the east of the project site. In addition, a geotechnical report would be required to be submitted with the land use application demonstrating that the proposed addition would comply with the seismic hazard area requirements. Environmental Review: The proposal would be subject to Environmental (SEPA) Review as the proposal includes alterations to an existing commercial buildings in excess of 4,000 square feet with more than 20 parking spaces. Permit Requirements: The proposed project would require Administrative Site Plan Review, and Environmental (SEPA) Review. All land use permits would be processed within an estimated Dragon Hot Pot Restaurant Preapplication Meeting March 10, 2022 time frame of 6-8 weeks. The application fees would total $4,515 ($2,700 Site Plan Review + $1,600 SEPA Review + $215 technology fee = $4,515), all fees are subject to change. Any modifications requested would require an additional $250 fee. In addition to the required land use permits, separate construction and building permits would be required. Detailed information regarding the land use application submittal can be found on the City’s website by clicking “City Documents” on the home screen, then “CED Forms”. All forms are in alphabetical order. 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. Public Notice: The applicant will be required to install a public information sign on the property. Public Meeting: Please note a neighborhood meeting, according to RMC 4-8-090, is required for: a. Preliminary plat applications; b. Planned urban development applications; and c. Projects estimated by the City to have a monetary value equal to or greater than ten million dollars ($10,000,000), unless waived by the Administrator. The intent of this meeting is to facilitate an informal discussion between the project developer and the neighbors regarding the project. The neighborhood meeting shall occur after a pre- application meeting and before submittal of applicable permit applications. The public meeting shall be held within Renton city limits, at a location no further than two (2) miles from the project site. Public Outreach Sign: Projects estimated by the City to have a monetary value equal to o r 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. 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 Fire Mitigation fee based on a rate of $5.92 per sq. ft. of restaurant area would be assessed. • A Transportation Mitigation Fee based on a rate of $60.95 per sq. ft. of restaurant area would be assessed. Note: When the formal application materials are complete, the applicant shall have the application materials pre-screened prior to submitting the complete application package. Please contact Jill Ding, Senior Planner at 425-430-6598 or jding@rentonwa.gov for an appointment.