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HomeMy WebLinkAboutPRE_PRE22-000171_220609 PREAPPLICATION MEETING Renton School District Transportation Expansion 444 & 450 Park Ave N PRE22-000171 CITY OF RENTON Department of Community & Economic Development June 9, 2022 Contact Information: Planner: Andrew Van Gordon, 425.430.7286, avangordon@rentonwa.gov Public Works Plan Reviewer: Michael Sippo, 425.430.7298, msippo@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). DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 7, 2022 June 20, 2011 TO: Andrew Van Gordon, Associate Planner FROM: Michael Sippo, Civil Engineer 3 SUBJECT: Renton School District Transportation Expansion 444 & 450 Park Avenue N PRE 22-000171 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) 722400- 0675 and 0676. 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 72 psi at ground elevation of 30 feet. 3. There is an existing 16-inch water main (196 pressure zone) located in Park Ave N that can deliver a maximum flow capacity of 7,000 GPM (see water project No. W-1920 for record drawings). 4. There is an existing dead end 8-inch water main (196 pressure zone) within an easement on the south side of parcel 7564600055 that can deliver a maximum flow capacity of 1,250 GPM (see water plan No. W-057201). 5. There is an existing 12-inch water main located in Garden Ave N that can deliver a maximum flow capacity of 4,800 GPM (see water project No. W-1111 for record drawings). This water main is in the Kennydale 308 pressure zone. The static pressure is approximately 119 psi at ground elevation of 30 feet. This water main does not provide additional supply water to the above described 196-zone water mains since there are no pressure-reducing-valves connecting the 2 different pressure-zones at the above locations. 6. There are multiple existing fire hydrants within 300 feet of the property and one fire hydrant located on the property. 7. Both parcels 722400-0675 and 0676 are not currently served with water. 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 service to the development including but not limited to the items that follow. Renton School District Transportation Addition PRE 22-000171 Page 2 of 5 June 7, 2022 • Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable. 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. 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. • The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee is $4,500.00 per 1-inch meter, $22,500 per 1-1/2 inch meter, $36,000 per 2-inch meter and $72,000 per 3-inch meter. • Water service installation charges for each proposed domestic water service is applicable. Water Service installation is $2,875.00 per 1-inch service line, $4,605 per 1-1/2 inch service, $4,735 per 2-inch service, and for services larger than 2-inch a $220 processing fee is applied and the Contractor will provide the materials and will install the service line and water meter. • Drop-in meter fee is $460.00 per 1-inch meter, $750 per 1-1/2 inch meter, and $950 per 2- inch meter. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=CityofR enton SEWER 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an existing 8-inch gravity wastewater main located onsite and in N 5th St conveying north through parcels 756460-0105 and 7564600055 between the western building and parking garage before turning west into Park Ave N where it continues north before it connects into the 24-inch main in N 6th St (see project file S-046702 for record drawings). 3. There is an existing 21-inch gravity wastewater main located in Garden Ave N (see record drawing S- 016803). 4. Both parcels 722400-0675 and 0676 are not currently served with sewer. 5. A conceptual utility plan will be required as part of the land use application for the subject development. 6. 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. • The current sewer fee for is $3,500.00 per 1-inch meter, $17,500 per 1-1/2 inch meter, $28,000 per 2-inch meter, and $56,000 per 3-inch meter. • Final determination of applicable fees will be made after the water meter size has been determined. • A credit will be applied for the existing services. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=CityofRento n Renton School District Transportation Addition PRE 22-000171 Page 3 of 5 June 7, 2022 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. 2. 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. Based on the City’s flow control map, the site falls within the City’s Peak Rate Flow Control Standard (Matching Exi sting Conditions). The site falls within the Lower Cedar River Drainage Basin. The site is located within a seismic hazard area. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. 3. There is an existing 12-inch stormwater main in Park Ave N (see record drawing R-192001). 4. There is an existing 24-inch stormwater main in N 5th St (see record drawing R-345927). 5. There is an existing 18-inch stormwater main in Garden Ave N (see record drawing R-345927). 6. There is an existing 12-inch private stormwater system located on the adjacent Renton School Transportation property to the east and south (see record drawing R-345927). 7. The existing site topography is flat. There are private storm systems located on both parcels that drain into the 24” storm drainage main in N 5th St. 8. The development is within Zone 1 of the City’s Aquifer Protection Area (APA). In this Zone, open facilities, open conveyance systems, and on-site BMPs that rely on infiltration are prohibited. 9. 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 10. 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. 11. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2017 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall 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. 12. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual Section C.1.3. 13. Erosion control measures to meet the City requirements shall be provided. 14. Effective June 22, 2022, the City of Renton will be adopting a new stormwater manual which will be based on the 2021 King County Surface Water Design Manual. All projects vested on or after June 22, 2022 will be subject to these new stormwater requirements. Please refer to RMC 4-1- 045 for information regarding project vesting. Renton School District Transportation Addition PRE 22-000171 Page 4 of 5 June 7, 2022 15. 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. There is no storm water impact fee for replaced impervious surface area. • The 2022 SDC fee is $0.84 per square foot of new impervious surface but not less than $2,100. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=CityofR enton TRANSPORTATION 1. Park Avenue N is classified as a principal arterial street with an existing right-of-way width of approximately 60 feet. Per RMC 4-6-060(D)(1), new construction or additions with valuation less than on hundred fifty thousand dollars ($150,000.00) are exempt from the requirements of the street standards section, right-of-way dedication and frontage improvements. A current code interpretation will raise the valuation to $175,000. Based on the information provided by the applicant, the valuation appears to be below the above threshold exempting it from street improvements. 2. N 5th Street is classified as a Commercial-Mixed Use & Industrial Access street with an existing right-of-way (ROW) width of approximately 60 feet. 3. Garden Ave N is classified as a Minor Arterial street with an existing right-of-way (ROW) width of approximately 60 feet. 4. The 2 existing driveway cuts on Park Ave N and 1 existing driveway cut on N 5th St will be required to be removed and replaced with curb, gutter and sidewalk. If the existing curb cut on N 5th St will be used to access the new parking area, it will need to be upgraded to current ADA standards. 5. It is the applicant’s responsibility to ensure that parking onsite meets current ADA standards and provides sufficient ADA parking as required by Renton Municipal Code. 6. 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. 7. Payment The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. a. Unless noted otherwise in the Fee Schedule, the 2022 transportation impact fee is $7,145.85 per net new PM peak Hour Vehicle Trip per PM Peak Hour Vehicle Trip. 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. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements: Renton School District Transportation Addition PRE 22-000171 Page 5 of 5 June 7, 2022 a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 4. All 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: http://rentonwa.gov/business/default.aspx?id=42473 5. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Fees quoted in this document reflect the fees applicable in the year 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 development fee schedule. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 9, 2022 TO: Pre-Application File No. 22-000171 FROM: Andrew Van Gordon, Associate Planner SUBJECT: Renton School District Transportation Expansion – 444 & 450 Park Ave N (Parcel numbers 7224000675 & 7224000676) 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 subject properties are located at 444 & 450 Park Ave N (parcel numbers 7224000675 & 7224000676). Both lots have public street frontage on Park N to the west; 450 Park Ave N also has public street frontage on N 5th St to the north. The lots are located within the CA zone in Urban Design District D. The subject parcels are part of the overall Renton School District Administration and Transportation Facility that encompasses the block bounded by N 4th St, N 5th St, Park Ave N and Garden Ave N. The site area where the proposed work would occur is approximately 19,596 square feet (0.44 acre). The overall facility is approximately 5.25 acres. The proposal is to place surface parking for the benefit of staff parking, fleet vehicle parking and smaller school busses. The area is intended to be enclosed within secured fencing and be an expansion of the school district facility located on 420 Park Ave N (parcel number 7564600105). Current Use: Each of the two properties had a building on it but both have been recently demolished leaving the properties vacant. Zoning Requirements: The subject properties where the work would occur are located within the Commercial Arterial (CA) zoning classification and Commercial & Mixed Use (CMU) land use designation. However, the eastern portion of the facility is zoned Light Industrial (IL) with an Employment Area (EA) land use designation. The CMU designation is intended to implement the CA zone. The purpose of the CA zone is to evolve from “strip commercial” linear business districts to business areas characterized by enhanced site planning and pedestrian orientation, incorporation efficient parking lot design, coordinated access, amenities and boulevard treatment with greater densities. The CA Zone provides for a wide variety of retail sales, services and other Renton School District Transportation Expansion, PRE22-000171 Page 2 of 6 June 7, 2022 commercial activities along high-volume traffic corridors. Residential uses may be integrated into the zone through mixed-use buildings. School support facilities such as the district’s administration building on the site is identified as a “Government Facilities, Other” based on the Zoning Use Table. Other Government Facilities and expansion of such facilities are permitted in the CA zone with a Hearing Examiner Conditional Use Permit. The vehicle maintenance, fleet parking, and school bus parking is identified as a “Government Maintenance Facilities, Other” and “Vehicle Storage”, respectively. These two uses are not permitted in the CA or IL zone and are identified as nonconforming uses. The expansion of the administration building to accommodate staff parking would require a Hearing Examiner Conditional Use Permit however the parking area could not accommodate any additional fleet or bus parking as this would be an extension or enlargement of a nonconforming use pursuant to RMC 4-10-060D. Conditional Use (Hearing Examiner): A conditional use is a land use which may be permitted within a zoning district following review by staff to establish conditions mitigating impacts of the use and to assure compatibility with other uses in the district. Staff will consider the following criteria when reviewing a request for a conditional use permit: 1. Consistency with Plans and Regulations: The proposed use shall be compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the zoning regulations and any other plans, programs, maps or ordinances of the City of Renton. 2. Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited for the proposed use. 3. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. 4. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. 5. Parking: Adequate parking is, or will be made, available. 6. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. 7. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. 8. Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent properties from potentially adverse effects of the proposed 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). Renton School District Transportation Expansion, PRE22-000171 Page 3 of 6 June 7, 2022 Building Standards – The CA zone does not have a maximum impervious lot coverage. The maximum building height is 50 feet except 70 feet for vertically mixed-use buildings. Heights may exceed the zone’s maximum height with a conditional use permit. No new buildings or revisions/expansions to existing buildings are proposed as part of the project. Fence heights will be addressed later in the memorandum. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the CA zone are: Front yard and secondary front yard: 15 feet, Maximum front yard and secondary front yard: 20 feet; Rear: none, unless the CA lot abuts a lot zoned residential, then 15 feet; Side: none unless the CA lot abuts or is adjacent to a lot zoned residential then 15 feet. No new buildings or revisions/expansions to existing buildings are proposed as part of the project. Fence setbacks will be addressed later in the memorandum. Landscaping: Ten feet (10’) of on-site landscaping is required along all public street frontages. with the exception of areas for required walkways and driveways. This requirement applies to the entire site (420, 444 & 450 Park Ave) when conversion of vacant land occurs. Parking lots shall have perimeter landscaping meeting the requirements of RMC 4-4-070H.4. Surface parking lots with more than 14 stalls shall be landscaped with planting and trees as identified in RMC 4-4- 070F.6.b. Fifteen (15) to 50 stalls requires 15 square feet of interion planting per space. Fifty-one (51) to 99 requires 25 square feet per stall. One hundred (100) or more requires 35 square feet per stall. Interior landscaping shall meet the requirements of RMC 4-4-070H.5. At minimum, a 10-foot on-site perimeter parking lot landscaping strip will need to be provided around the exterior of the proposed surface parking lot. Internal parking lot landscaping is based on the number of vehicle parking spaces. Existing trees and landscaping should be retained and incorporated into the site plan where possible. Additional landscaping may be required to satisfy the conditional use permit criteria. Significant Tree Retention: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory, 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. Currently, the tree retention plan must show preservation of at least 10 percent (10%) of significant trees in the CA zone and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained (please note that tree regulations (D-197) are proposed to change this year that would require properties subject to active land development permits to retain a minimum of thirty percent (30%) of all significant trees on site). Tree retention standards shall be applied to the developable area of a property (i.e., land within critical areas and their buffers, public rights-of- way, private PUD streets, shared driveways, and public trails shall be excluded). If the number to be retained includes a fraction of a tree, any amount equal to or greater than one-half (1/2) tree shall be rounded up. 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: o Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); Significant trees Renton School District Transportation Expansion, PRE22-000171 Page 4 of 6 June 7, 2022 adjacent to critical areas and their associated buffers; and significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper. o Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. o Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch caliper or an evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new trees to replace each protected tree removed. An inventory, retention plan, and arborist report would be required with the application if significant trees are to be removed. Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. No mechanical or utility equipment was identified in the submitted materials. Any surface mounted utilities in and around the proposed surface parking area must be shown on the submitted plans with solid fencing, wall, and/or landscaping. Refuse and Recycling: In non-residential developments, a minimum of three (3) square feet per everyone 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. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. Refuse and recyclables deposit areas and collection points may be allocated to a centralized area, or dispersed throughout the site, in easily accessible areas for both users and hauling trucks.. Access/Parking: Within the CA zone a parking stall shall be a minimum of 20’ in length and nine feet (9’) in width. Compact parking stalls shall be 8-1/2’ in width and 16’ in length; compact stalls shall not exceed 40% of designated employee parking. Aisle width shall be a minimum of 24’ for 90-degree parking. The Government Facility, Other use is not specifically identified in the required parking spaces subsection. Staff shall determine upon experience with various uses and information provided by the applicant the number of stalls required. The Government Facility, Other use is not specifically identified in the required parking spaces section of RMC 4-4-080, therefore staff shall determine which of the noted uses is most similar based upon staff experience with various uses and information provided by the applicant. The applicant would be required to submit a parking study with the project application prepared by a qualified professional and based on current Institute of Transportation Engineers (ITE) data to ensure adequate parking is provided and/or there is a need to expand the surface parking on the site to support the administration facility. Renton School District Transportation Expansion, PRE22-000171 Page 5 of 6 June 7, 2022 Urban Design: The project would be subject to RMC 4-3-100, “Urban Design Regulations” effect at the time of complete application as conversion of vacant land is an applicable development activity. The proposal is within District D. Based on the provided designs, applicable design requirements include: • Service Element Location and Design • Vehicular Access • Pedestrian Circulation o Applicable to the parking areas outside of the bus storage area. • Recreation Areas and Common Open Space o A public plaza no less than 1,000 square feet with a minimum dimension of 20 feet on one side abutting the sidewalk is required at the intersection of Park Ave N and N 4th St and Park Ave N and N 5th St. The public plaza must be landscaped consistent with RMC 4-4-070, including at minimum street trees, decorative paving, pedestrian-scaled lighting, and seating. Vegetated low impact development facilities may be used in the plaza where feasible and designed consistent with the Surface Water Design Manual. Such facilities shall count towards no more than fifty percent (50%) of the plaza requirement Fences/Walls: The height of fences shall be measured from the top elevation of the top board rail or wire to the ground. The maximum height of fences shall be eight feet (8’). Within the CA zone the maximum height of any fence within the front yard and secondary front yard shall not exceed 48 inches within 15 feet of the property line. In no case shall a fence exceed 42 inches in height in any part of the clear vision area. Chain link fencing shall be coated black, brown, grey or green bonded vinyl. Fencing shall not stand in front of required landscaping. For more information about fences and retaining walls refer to RMC 4-4-040. Staff would not support new barbed wire fencing with the parking lot expansion. Any proposed fencing would be required to meet the 48-inch height limitation within 15-feet of the property lines along Park Ave N and N 5th Streets. Fencing shall also not be placed between the street and required landscaping screen. Critical Areas: According to COR Maps the site is within a High Seismic Hazard Area, Zone 1 Wellhead Protection Area and Zone 2 Wellhead Protection Area. It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental concerns are present on the subject property prior to site development or building construction. Site Plan Review: The application would be subject to Site Plan Review with decisional criteria that includes onsite and offsite impacts related to structure scale and placement, circulation, landscaping, screening, views, natural features, infrastructure, and stormwater. The applicant would be required to submit a detailed narrative that addresses each of the Site Plan decisional criteria listed in RMC 4-9-200E. Environmental Review: The proposal would require environmental review pursuant to the State Environmental Policy Act (SEPA). The project is an expansion of a parking facility designed for more than 20 automobiles; therefore WAC 197-11-800(3) does not apply. While the school district is entitled to act as Lead Agency for the review, the City is willing and capable to combine the review with the land use application. Should the school district choose to issue the SEPA Renton School District Transportation Expansion, PRE22-000171 Page 6 of 6 June 7, 2022 documents, please note the City will not move forward with the public hearing until such time the district has completed the environmental review and the appeal period for the threshold determination has concluded. Permit Requirements: A Hearing Examiner Conditional Use Permit, Hearing Examiner Site Plan Review, Environmental Review (SEPA) are required. Based on the 2022 fees in effect at the time of this memo, the total is $9,135.00 ($3,300.00 Conditional Use, $1,600.00 SEPA + $3,800.00 Hearing Examiner Site Plan Review + $435.00 Technology Fee (5%) = $9,135.00). Each modification request is $260.00. A 5% technology fee added to the total cost of the reviews would also be assessed at the time of land use application. All fees are subject to change. Other informational applications and handouts can be found on the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. Public Notice Requirements: A public information sign is required for Type III Land Use Permits meeting the requirements of RMC 4-8-090C. The applicant is required to install a proposed land use action sign on the subject property per the specifications provided in the public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any co sts associated with the sign. See the Public Information Sign handout on the City’s website for more information and specifications. Fees: In addition to the applicable land use application fees, impact fees may be required. The fee in effect at the time of permit issuance will apply. Planning Staff did not identify applicable impact fees for the project. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Expiration: A Conditional Use Permit shall be implemented within two (2) years of the approval unless other time limits are prescribed elsewhere in the Renton Municipal Code or state law. The Hearing Examiner may grant one extension of time for a maxim um of one year for good cause shown. The burden of justification shall rest with the applicant. The final approval of a Site Plan shall expire within two (2) years of the date of approval. A single two (2) year extension may be granted for good cause by the Administrator. The Administrator may determine at their discretion that a public hearing before the Hearing Examiner is required for such extension. It is the responsibility of the owner to monitor the expiration date. Next Steps: When the formal land use application materials are complete, the applicant shall have the application materials pre-screened prior to submitting the complete application package. Please contact Andrew Van Gordon, Associate Planner at avangordon@rentonwa.gov or (425) 430-7286 for an appointment.