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HomeMy WebLinkAboutPRE_StaffComments_220929_v1 PREAPPLICATION MEETING DPR Lease of 2701 Ease Valley Road 2701 East Valley Rd PRE22-000317 CITY OF RENTON Department of Community & Economic Development September 29, 2022 Contact Information: Planner: Andrew Van Gordon, 425.430.7286, avangordon@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 Department Reviewer: Rob Shuey, 425.430.7235, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the assigned planner to have the documents pre- screened. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Community & Economic Development Administrator, Public Works Administrator, and City Council). M E M O R A N D U M DATE: September 8, 2022 TO: Andrew Van Gordon, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: City of Renton Parks and Recreation 1. The fire flow is unchanged from the existing building. 2. Fire sprinkler and fire alarm systems shall be updated and/or maintained. Separate plans and permits are required to be submitted to the fire department for review and permitting for all systems. 3. Fire department apparatus access roadways and existing on-site fire lanes are adequate as they exist and shall be maintained. Any propose fencing and gating systems shall be reviewed and approved by the Renton Regional Fire Authority. Lock boxes may be required for access gates. 4. All areas shall be compliant with hazardous material storage per the fire code. An approved hazardous material inventory statement shall be completed and reviewed prior to any building permit issuance. Use of fire department form or equivalent shall be submitted. This can be submitted ahead of the building permit submittal to help shorten plan review time frame if desired. Separate plans and permits required for flammable/combustible liquid tanks and piping installations. 5. Building used for storage and maintenance of vehicles shall have all appropriate building fire wall separations and vehicle exhaust detection and ventilation per the fire, building and mechanical codes. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 29, 2022 June 20, 2011 TO: Andrew Van Gordon, Associate Planner FROM: Yong Qi, Development Engineer SUBJECT: Parks Maintenance Operations Project 2701 East Valley Rd PRE22-000317 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 1253800015. 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 10” looped water line around the existing building (see drawing # W- 182301). The approximate static water pressure is 77 psi at a ground elevation of 18’. 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 northwest of the building within the landscaping area of the site (Hydrant ID No. HYD- SW-00633) b. One southeast of the building within the landscaping area of the site (Hydrant ID No. HYD- SW-00632). c. Two within the intersection of SW 27th St and East Valley Rd (Hydrant ID No. HYD-SW-00427, Hydrant ID No. HYD-SW-00114). 3. There is an existing 1” irrigation service and meter serving the site with a double check valve assembly (DCVA) for backflow prevention (Facility ID No. MTR-015877). 4. There is an existing 8” fire water service serving the existing building with a double check detector assembly (DCDA) for backflow prevention (Facility ID No. MTR-015849). 5. There is an existing 1” domestic water service and meter serving the existing building (Facility ID No. MTR-002631). The domestic water meters shall have a reduced pressure backflow assembly (RPBA) installed 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 Parks Maintenance Operations Project PRE22-000317 Page 2 of 3 September 29, 2022 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 if it is located inside the building. 6. If the project proposes to upsize the water meter or additional meters are needed, the development will be subject to applicable water system development charges (SDC’s) and meter installation fees based on the size of the new meters for domestic uses and fire sprinkler use. Fees will be charged based on the rate at the time of construction permit issuance. a. Water service installation charges for each proposed domestic water service is applicable. Water Service installation fee is $2,875.00 per 1-inch service line, $4,605.00 per 1-1/2-inch service line, and $4,735.00 per 2-inch service line. b. Drop-in meter fee is $460.00 per 1-inch meter, $750.00 per 1-1/2-inch meter, and $950.00 per 2-inch meter c. Credit will be applied for the existing water services being abandoned. d. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe nton. SEWER 1. Sewer service is provided by the City of Renton. 2. There is an existing 8’’ PVC gravity wastewater main located within East Valley Rd (see Record Dwg: S-020005), and the existing building is connected to the sewer main with a 6’’ sewer stub and 6’’ side sewer with an oil/water separator (OWS). The floor drains of the warehouse are required to drain through the oil/water separator within the side sewer and no connections are to be made to the storm system. The OWS shall be reviewed and sized per the latest edition of the Uniform Plumbing Code (UPC). 3. 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. 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. a. The current sewer fee is $ 3,500 per 1-inch meter, $ 17,500 per 1-1/2-inch meter, and $ 28,000 per 2-inch meter. b. Final determination of applicable fees will be made after the water meter size has been determined. c. Credit would be provided for the existing meter size. d. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe nton. SURFACE WATER 1. A drainage report complying with the current Renton Surface Water Design Manual (RSWDM) will be required if construction is proposed exterior to the existing building. Based on the City’s flow control map, the site falls within the City’s Peak Rate Flow Control Standard (Matching Existing Conditions). The site falls within the Black River Drainage Basin and Panther Creek sub basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the 2022RSWDM. No drainage review shall be required if there is no construction proposed exterior to the existing building. Parks Maintenance Operations Project PRE22-000317 Page 3 of 3 September 29, 2022 2. The existing site topography is generally flat. There is a private storm of 12” stormwater main system surrounding the existing building within the parking lot (Record Dwg: R-182301). 3. Erosion control measures to meet the City requirements will be required during construction as needed. 4. The project site is within the Seismic Hazard Areas. 5. 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 working facilities is required and will be reviewed in conjunction with the building permit submittal. The existing onsite ADA parking and landings will also be reviewed. Additional parking spaces, restriping and ramps may be required. 2. As this project has no new construction or additions proposed, no street frontage improvements or right of way dedication are required, however, if during Land-Use and/or other agency reviews it is determined that outside site and parking/lot improvements are required, and the overall valuation is more than $175,000, the project may become subject to further transportation review. 3. Since the project is proposing a change in use that may result in additional traffic, a traffic study meeting City of Renton traffic study guidelines is required at the land-use submittal. If the result of the study is more than 20 new trips in the AM or PM peak hours, a traffic impact analysis will be required. 4. The development is subject to transportation impact fees. Fees will be assessed at the time o f a complete building permit application. The 2022 transportation impact fee for net new pm peak hour person vehicle trips is $7,145.85 per trip. GENERAL COMMENTS 1. 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 fee schedule. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 29, 2022 TO: Pre-Application File No. 22-000317 FROM: Andrew Van Gordon, Associate Planner SUBJECT: DPR Lease of 2701 East Valley Road – 2701 East Valley Rd (Parcel number 1253800015) General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision- makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton/. Project Proposal: The project area is located at 2701 East Valley Road (Parcel number 1253800015) The lot has street frontage on SW 27th St to the north and East Valley Rd to the east. The lot is located within the Medium Industrial (IM) zone and Auto Mall Area C. The site area is approximately 98,310 square feet (2.25 acres) and is currently improved with one building and associated parking. The proposal is to establish a City of Renton Parks and Recreation facility at the site. The following is proposed within the existing building: • Office and meeting rooms for administration, IT, meetings etc. • Machinery maintenance and repairs • Woodworking/carpentry • Welding • Storage of pesticide and herbicide chemicals • Storage of miscellaneous materials and equipment such as hardware, trash lines, barricades etc. Recycling and refuse storage, washing of vehicles and machinery, vehicle/equipment/material storage and installation of security fencing is proposed in exterior areas of the property. Exterior alterations are not specifically addressed. Access is not proposed to be revised from the existing two access driveways: one from SW 27th St and one from East Valley Rd. Current Use: The lot is currently developed with one building. The remainder of the property is paved. The building is currently leased by Sound Building Supply. DPR Lease of 2701 East Valley Road Page 2 of 8 September 29, 2022 Zoning/Land Use: The subject property is located within the Medium Industrial (IM) zoning classification. The Employment Area (EA) designation is intended to implement the IM zone. The purpose of the IM zone is to provide areas for medium-intensity industrial activities involving manufacturing, processing, assembly, and warehousing. Uses in this zone may require some outdoor storage and may create some external emissions of noise, odor, glare, vibrations etc. but these are largely contained on site. Compatible uses that directly serve the needs of other uses permitted within the district are also allowed zone wide. The facility would be classified as city government facilities. This use requires review and approval through a Hearing Examiner Conditional Use Permit in the IM zone. 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 4-2-130A, "Industrial Development Standards" effective at the time of complete application (noted as “IM standards” herein). Building Standards – The IM standards do not include a maximum lot coverage for buildings. There is no height limitations within the IM zone, and the building is outside of the Airport Influence Area and Safety Compatibility Zones. No expansion of the building is proposed. Compliance with requirements would be verified at the time of land use application review. DPR Lease of 2701 East Valley Road Page 3 of 8 September 29, 2022 Setbacks – Setbacks are the required distances between the building footprint and the property line and any private access easement or tract. The required setbacks for the IM zone are: minimum front yard and secondary front yard: 20 feet (20’) from a principle arterial, 15 feet (15’) from other streets except 50 feet (50’) is required if a lot is adjacent to or abutting a lot zoned residential; minimum rear and side yards: none, except 50 feet (50’) if the lot is adjacent to or abutting a lot zoned residential; minimum freeway frontage: 10 feet (10’) landscaped setback from the property line. In no case shall a structure over 42 inches (42”) in height intrude into the 20-foot (20’) clear vision area defined in RMC 4-11-030. Expansion of the structure is not proposed. A scaled site plan was not provided. Using COR Maps, the building is approximately 78 feet (78’) from the east property line (along East Valley Rd) and 82 feet (82’) from the north property line (along SW 27th St). The building is approximately 18 feet (18’) from the south property line and 22 feet (22’) from the west property line. The property is not adjacent to or abutting a residentially zoned lot nor does it have frontage along a freeway. Compliance with requirements would be verified at the time of land use application review. Landscaping: With the exception of 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 minimum on-site landscape width required along street frontages is 10 feet, with the exception of areas for required walkways and driveways and shall contain trees, shrubs, and landscaping. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. If needed, minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover are to be located in this area when present. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk; provided, that, where right-of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right- of-way including, but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small-sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center. No expansion of the structure is proposed. If the remodel of the structure requires improvements equal to or greater than 50 percent (50%) of the assessed property value, then landscaping standards will be required to be met. Landscaping shall meet all applicable requirements of RMC 4-4-070, “Landscaping”. Compliance with requirements would be verified at the time of land use application review. Significant Tree Retention: Staff review of aerial images of the site identified mature trees on the site. If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan 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 30% of significant trees. 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 DPR Lease of 2701 East Valley Road Page 4 of 8 September 29, 2022 number of trees can be retained. Please refer to Tree Retention and Land Clearing Regulations RMC 4-4-130 for further general and specific tree retention and land clearing requirements. 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; significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch caliper or an evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new trees to replace each protected tree removed. An inventory, retention plan and arborist report would be required with the application if significant trees are to be removed. Compliance with requirements would be verified at the time of land use application review. Access/Parking: New parking is not proposed. Outdoor storage and washing areas for vehicles and machinery is proposed, but a scaled site plan was not provided. A review of COR Maps shows parking stalls along the northern and central eastern facades of the building with stalls along the south-eastern portion of the property abutting the southern lot line. Two loading areas are located on the eastern façade: one to the north of the parking stalls and one to the south of the parking stalls. Upon a change of use, if the number of stalls needed for the new use exceeds the actual number of legally existing stalls on site by a percentage equal or greater than shown in the table, all of the stalls required of the new use shall be provided. Existing Stalls Percentage Threshold 1 – 10 140% 11 – 30 130% 31 – 60 120% 61+ 110% DPR Lease of 2701 East Valley Road Page 5 of 8 September 29, 2022 Driveways shall be no closer than five feet (5’) to any property line. There shall be not more than one driveway for each 165 feet (165’) of street frontage serving any one property. The city government facilities is not a use specified in the parking requirements. For uses not specifically identified in the parking section the Department of Community and Economic Development staff shall determine the number of stalls required based upon staff experience with various uses and information provided by the applicant. The number of bicycle parking spaces shall be equal to 10 percent (10%) of the number of required off-street vehicle parking stalls. Maximum driveway slope shall not exceed eight percent (8%). The city government facilities use type is not listed within RMC 4-4-080, Parking, Loading and Driveway Regulations. One of the decision criteria for approval of a Conditional Use permit is that adequate parking is provided. As there is no prescribed parking requirement within the Renton Municipal Code a parking study identifying the number of spaces needed for the use would be requested; this would be used as a basis for the recommendation. A site plan identifying the location and extent of all exterior activities would be required. Compliance with parking requirements would be verified at the time of land use application review. Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. If applicable, the application would need to include elevations and details for the proposed method of screening. No mechanical or utility equipment was identified in the submitted materials. Outdoor loading, repair, maintenance and work areas for industrial zones does not require screening except when the subject industrial lot abuts or is adjacent to a residentially zoned lot and the regulated activity is proposed on the side of the property abutting or adjacent to the listed zones. Outdoor storage in industrial zones must be screened from adjacent or abutting properties and public rights-of-way. Outdoor storage uses shall provide sight-obscuring fences or solid walls a minimum of six feet (6') in height, berming, and/or landscaping as determined by the Administrator to achieve adequate visual or acoustical screening. Outside storage shall not be permitted in any required setback area. Products or materials covered by buildings with roofs but without sides shall be considered outside storage and subject to the screening provisions of this Section. Within industrial zones the outdoor storage height is limited to 15 feet (15’). See RMC 4-4-095, “Screening and Storage Height/Location Limitations” for specific requirements. Fencing shall meet minimum height and setback requirements. See RMC 4-4-040 for full requirements. Compliance with height and screening requirements would be verified at the time of land use application review. See Fences/Walls below for additional information. Refuse and Recycling: In nonresidential developments, a minimum of three (3) square feet per every 1,000 square feet of building gross floor area shall be provided for recyclable and a minimum of six (6) square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area 100 square feet shall be provided for recycling and refuse deposit areas. Refuse and recyclables deposit areas and collections points may be allocated to a centralized area or dispersed through the site, in easily accessible areas for both users and hauling trucks. A six-foot (6') wall or fence shall enclose any outdoor refuse or recyclables deposit area. In cases where Zoning Code fencing provisions conflict with the six-foot (6') wall or fence requirement, the Zoning Code provisions shall rule. Enclosures for outdoor refuse or recyclables deposit areas/collection points and separate buildings used primarily to contain a refuse or recyclables deposit area/collection point shall have gate openings at least twelve feet (12') wide DPR Lease of 2701 East Valley Road Page 6 of 8 September 29, 2022 for haulers. In addition, the gate opening for any separate building or other roofed structure used primarily as a refuse or recyclables deposit area/collection point shall have a vertical clearance of at least eleven feet (11'), but no more than fourteen feet (14'). A minimum of 129 square feet is required for the recyclables deposit area and a minimum of 258 square feet is required for the refuse deposit area. See RMC 4-4-090, Refuse and Recyclables Standards for full requirements. Compliance with refuse and recycling requirements would be verified at the time of land use application review. Fences/Walls: Installation of any fences or retaining walls as part of this project must show the designated location on the landscape plan and grading plan with top of fence/wall and bottom of fence/wall elevations. A fence and/or wall detail should also be included on the plan. A fence that is seven feet (7’) or taller, as measured by the vertical distance from the ground to the top board rail or wire requires a building permit; fences shall be no taller than eight feet (8’) in height. Barbed wire fences are permitted in all industrial zones but may only be used on top of fences at least six feet (6’) in height. Fences, hedges and retaining walls shall not stand in or in front of any required landscaping. For more information about fences and hedges refer to RMC 4-4-040, Fences, Hedges, and Retaining Walls. Automall District: The property is located within Automall Area C. All uses permitted by the underlying zone are allowed within Area C. All auto sales and related uses are required to meet development standards found within RMC 4-3-040D, Development Standards for Uses Located within the Renton Automall – Areas A, B and C. The city government facilities use is permitted within the IM zone and is not an auto sales related use. Critical Areas: According to COR Maps, the property is located within a High Seismic Hazard Area. Development within high seismic hazard areas require a geotechnical study completed by a licensed professional. A geotechnical report may be required based on the final proposed scope of work. An evaluation by an independent qualified professional regarding the analysis and effectiveness of any proposed mitigating measures or program may occur. This shall be paid at the applicant’s expense, and the Administrator shall select the third-party review professional. Site Plan Approval: Per RMC 4-9-200, site plan review is required for all development within the Employment Area (EA) designation. The purpose of the site plan review process is to analyze the detailed arrangement of project elements to mitigate negative impacts where necessary to ensure project compatibility with the physical characteristics of a site and with the surrounding are. Site plan review ensures quality development consistent with the 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 the potential future development. Decision criteria for site plan approval are itemized in RMC 4-9- 200E.3. The change of use is within the IM zone which is within the EA designation. A Hearing Examiner Site Plan Review is required. Compliance with requirements would be verified at the time of land use application review. DPR Lease of 2701 East Valley Road Page 7 of 8 September 29, 2022 Environmental Review: The proposal would require environmental review pursuant to the State Environmental Policy Act (SEPA). The project is a change of use that exceeds 4,000 gross square feet of floor area and therefore, WAC 197-11-800 does not apply. An Environmental Checklist must be submitted with the proposal and the City’s Environmental Review Committee is required to issue a Threshold Determination prior to any issuance for permits on the site. Permit Requirements: The proposal would require Hearing Examiner Conditional Use Permit and Environmental Review. The application would be reviewed within an estimated time frame of eight (8) to 12 weeks. The 2022 fees would total $9,135.00 ($3,300.00 Hearing Examiner Conditional Use Permit + $3,800.00 Hearing Examiner Site Plan Review + $1,600.00 Environmental 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. Detailed information regarding the land use permit application submittal requirements can be found on the Conditional Use Permit Submittal Requirements and Site Plan Review Submittal Requirements checklists. 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: Public Information Sign: Public Information Signs are required for all Type II 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. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Impact Fees: In addition to the other applicable fees, impact fees may be required. When an impact fee applies to a change of use permit, the impact fee shall be the applicable impact fee for the land use category of the new use, less any impact fee previously paid for the land use category of the prior use. If no impact fee was paid for the prior use, the impact fee for the new use shall be reduced by an amount equal to the current impact fee rate for the prior use. The fee in effect at the time of building permit issuance will apply. For informational purposes, the 2022 impact fees are as follows: • A Transportation Impact Fee assessed at $7,145.85 per net new PM peak hour person vehicle trip (proposed – existing) A handout listing Renton’s development-related fees is available on the City of Renton website for your review. 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. Expiration: A Conditional Use Permit shall be implemented within two (2) years of such approval unless other time limits are prescribed. The Hearing Examiner may grant one (1) extension of time for a maximum of one (1) year for good cause shown. Building permits, licenses or land use permits required for the operation of a Conditional Use Permit shall be applied for within two (2) years of the date of Conditional Use Permit approval, unless an extended time frame is granted DPR Lease of 2701 East Valley Road Page 8 of 8 September 29, 2022 by the Hearing Examiner. The burden of justification shall rest with the applicant. A single two (2) year extension may be granted for good cause by the Administrator. The burden of justification shall rest with the applicant. It is the responsibility of the owner to monitor the expiration date.