Loading...
HomeMy WebLinkAboutPRE_StaffComments_240215_v1DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.gov PREAPPLICATION MEETING FOR St. Thomas Church Expansion 11641 and 11651 SE 188th St PRE24-000011 February 15, 2024 Contact Information: Planner: Andrew Van Gordon, 425.430.7286, avangordon@rentonwa.gov Public Works Plan Reviewer: Sam A. Morman, 425.430.7383, samorman@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Development Engineering Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). M E M O R A N D U M DATE: February 13, 2024 TO: Andrew Van Gordon, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: St Thomas Church Building 1. The preliminary fire flow is 2,250 gpm. A minimum of three fire hydrants are required. One within 150-feet and two within 300-feet of the building. One hydrant is required within 50-feet of all fire department connections for the fire sprinkler system. Water main extensions will be required to meet the minimum water main and fire hydrant requirements. Water is provided by Soos Creek Water District. A water availability certificate is required to be provided by them. The existing fire hydrant located on 118th Ave SE does not count towards the required hydrants as it is not located on a roadway that meets current fire access roadway requirements. 2. Fire impact fees are applicable at the rate of $0.56 per square foot of office space. This fee is paid at the time of building permit issuance. Credit is granted for the area of existing buildings removed. 3. Approved fire sprinkler and fire alarm systems are required throughout all the buildings. Direct outside access is required to the fire sprinkler riser room. Fire alarm system is required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. Newly constructed sections of the buildings shall be protected by new fire sprinkler and fire alarm systems prior to occupancy of any new section of the building. 4. Fire department apparatus access roadways are required within 150- feet of all points on all buildings. Fire lane signage required for the on- site roadways. The required turning radius is 25-feet inside and 45-feet outside. Roadways shall be a minimum of 20 feet wide, fully paved. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. Minimum vertical clearance is 13-feet, 6-inches. An approved hammerhead turnaround is required within the proposed parking lot. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 15, 2023 TO: Andrew Van Gordon, Planner FROM: Sam Morman, Civil Engineer SUBJECT: St. Thomas Church Expansion 11651 SE 188th St PRE24-000011 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) 6198400020, 6198400021. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. A water availability certificate from Soos Creek Water and Sewer District is required as part of the land use Application. 2. A copy of the approved Soos Creek Water and Sewer District plans shall be provided to the City prior to civil construction permit approval. Soos Creek Water and Sewer District contact: http://www.sooscreek.com, phone number 253-630-9900. 3. Adequate horizontal and vertical separation between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the City mains. 4. A conceptual utility plan will be required as part of the land use application for the subject development. Sanitary Sewer 1. A sewer availability certificate from Soos Creek Water and Sewer District is required as part of the land use Application. 2. A copy of the approved Soos Creek Water and Sewer District plans shall be provided to the City prior to civil construction permit approval. Soos Creek Water and Sewer District contact: http://www.sooscreek.com, phone number 253-630-9900. 3. Adequate horizontal and vertical separation between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the City mains. 4. A conceptual utility plan will be required as part of the land use application for the subject development. Surface Water 1. There is an existing on-site storm drainage system that connects into the public conveyance system in SE 188th St (see record drawing R-355603). 2. There is an existing 12-inch surface water main running from east to west in SE 188th St fronting the project parcel (see record drawing R-355603). 3. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 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 Flow Control Duration Standard Matching Forested Site Conditions. The site falls within the Soos Creek drainage basin. 4. 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 5. 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. 6. 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 2022 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. 7. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 8. Erosion control measures to meet the City requirements shall be provided. 9. The development falls within the R-4 zone which has a maximum impervious surface area of 50% per lot, and maximum building coverage of 35% per lot. 10. A Construction Stormwater General Permit from Department of Ecology will be required if grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. 11. 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 current surface water SDC fee for the proposed use is $0.92 per square foot of new impervious surface, but not less than $2,300. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof Renton Transportation 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $175,000. The proposed project parcels front SE 188th St to the north and private property on all other sides. • SE 188th St is classified as a residential access street, with an existing right-of-way (ROW) width of approximately 60-feet. To meet the City’s complete street standards for Residential Access streets, a minimum ROW width of 53-feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required and include a 26-foot paved road (13-feet each side), a 0.5-foot curb, an 8-foot planting strip, and a 5-foot sidewalk. No dedication is expected to be required pending final survey. 2. A traffic impact analysis is required when the estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak periods. Traffic study guidelines are included with the pre-application packet. The analysis must include a discussion on traffic circulation to and from the site and onsite traffic circulation. The study shall include trip generation and trip distribution for the project for both AM and PM peak hours. 3. Refer to City code 4-4-080 regarding 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 maximum width of single loaded garage driveway shall not exceed nine feet (9') and double-loaded garage driveway shall not exceed sixteen feet (16') for residential uses. • The width of any driveway shall not exceed thirty feet (30’) for all other uses. 4. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 5. Undergrounding of all existing utilities is required on all frontages per RMC 4-6-090. 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 2024 transportation impact fee is $4.79 per square foot of church. • The 2024 transportation impact fee per net new PM Peak Hour Person Vehicle Trip is $8,031.94. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof Renton 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 plan shall be on separate sheets. 5. Fees quoted in this document reflect the fees applicable in the year 2023 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: February 15, 2023 TO: Pre-Application File No. 24-000011 FROM: Andrew Van Gordon, Associate Planner SUBJECT: St. Thomas Church Expansion – 11641 and 11651 SE 188th St (Parcel numbers 6198400020 and 6198400021) 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 applicant proposes to expand existing church facilities through three (3) phases. Once completed the project would include: • A new two (2) story church with a gross square footage of 7,250 square feet. • A new two (2) story hall with a gross square footage of 9,600 square feet. • Seventy-six (76) total parking stalls. • Two (2) detached dwellings. The church and hall are proposed to be one (1) structure with a combined gross square footage of 16,850 square feet. The church will include a foyer assembly area, altar and overflow areas. The hall will include restrooms, kitchen, Sunday school classrooms, activity hall, meeting rooms and storage. The property gains access from SE 188th St from the north. The project site is located within the Residential – 4 (R-4) zone. The site area is approximately 96,267 square feet (2.2 acres). Access is proposed via the existing driveway from SE 188th St. Current Use: The project area is currently improved with multiple structures. On 11641 SE 188th St (APN 6198400021) is a detached dwelling with access to SE 188th St. A parsonage, the existing church facilities and a 19-stall surface parking lot are located on 11651 SE 188th St (APN 6198400020). Acces is currently via one (1) driveway from SE 188th St. The parsonage and detached dwelling are proposed for retention; the existing surface parking lot is proposed for expansion to a 76-stall surface parking lot. Per COR Maps critical areas and/or their buffers are not present on the site. St. Thomas Church Expansion Page 2 of 10 February 15, 2024 Zoning/Land Use: The subject property is located within the Residential-4 (R-4) zoning classification. The Residential Low Density Land Use designation is intended to implement the R- 4 zone. The R-4 zone is established to promote urban single family residential neighborhoods serviceable by urban utilities and containing open space amenities. The R-4 designation serves as a transition between rural designation zones and higher density residential zones. It is intended as an intermediate lower density residential zone. A religious institution within the R-4 zone requires a Hearing Examiner Conditional Use Permit. Expansion of the existing religious institutions use resulting in a major revision requires a new review and approval through the Hearing Examiner Conditional Use Permit as it is an intensification of the use. Typical accessory uses associated with religious institutions include licensed day care facilities, playground, community meeting facilities, private schools, rectory or convent, and office for administration of the institution. Detached dwellings are permitted within the R-4. Density: The area of public rights-of-way, legally recorded private access easements and critical areas (i.e. very high landslide hazard areas, protected slopes (except evaluate on a case-by-case basis those protected slopes created by previous development, wetlands, Class 1 to 4 streams and lakes or floodways) would be deducted from the gross site area to determine the “net” site area prior to calculating density. In order to calculate the proposed density of the project, any area of public road, private driveway/easement, and/or critical area dedication must be known. All fractions which result from net density calculations shall be truncated at two (2) numbers past the decimal (e.g., 4.5678 becomes 4.56). Calculations for minimum or maximum density that result in a fraction that is 0.50 or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than 0.50 shall be rounded down to the nearest whole number. The R-4 zone has a maximum density of four (4) dwelling units per acre with no minimum. Based on the approximate gross land area of 2.0299 acres, two (2) dwelling units arrives at a gross density of approximately 0.98 du/ac (2 du / 2.0299 gross acres = 0.98 du/ac). The gross density would result in 0.98 du/ac. The provided information identifies the detached dwelling on 11651 SE 188th St as a parsonage and is currently being used as a location for Sunday school; the detached dwelling on 11641 SE 188th St is listed as a rental unit. Only one (1) detached dwelling is permitted per lot. At least one (1) of the detached dwellings will need to be an accessory use to the religious institution or a lot line adjustment needs to occur to place one (1) detached dwelling on its own lot. Development Standards: The project would be subject to RMC 4-2-110A, Development Standards for Residential Zoning Designations effective at the time of complete application (noted as “R-4 standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-4 zone is 7,000 square feet for parcels. Minimum lot width is 70 feet (70’); minimum lot width for corner lots is 80 feet (80’); minimum lot depth is 100 feet (100’). Because the project encompasses two (2) lots, a lot line adjustment would be required to consolidate the properties or adjust the boundary lines so that the entirety of the project is on one (1) lot. Compliance with minimum lot size, width and depth standards would be verified at the time of land use application. St. Thomas Church Expansion Page 3 of 10 February 15, 2024 Building Standards – The R-4 standards allow a maximum building coverage of 35 percent (35%) of the lot area. The maximum impervious coverage in the R-4 zone is 50 percent (50%). The maximum wall plate height is restricted to 32 feet (32’), and the buildings shall be not more than three (3) stories. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four vertical feet (4’) from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one-and-a-half horizontal feet (1.5’) from each façade for each one vertical foot (1’) above the maximum wall plate height. The maximum wall plate height for detached accessory structures is 12 feet (12’) and the total floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. The proposed height exceeds zoning allowances. Roofs with a pitch equal to or greater than 4:12 may only project an additional six vertical feet (6’) from the maximum wall plate height of 32 feet (32’). New development would need to comply with the maximum building coverage, impervious surface requirements, and building height regulations of the zone at the time of land use application. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the R-4 zone are: Front yard: 30 feet (30’); Secondary front yard (applies to corner lots): 30 feet (30’); Rear yard: 25 feet (25’); Side yard: combined 20 feet (20’) with not less than seven and a half feet (7.5’) on either side. Of note, new structures will need to be placed a minimum of 30 feet (30’) from the edge of the access easement for 118th Ave SE as it is a secondary front yard. Compliance with required setbacks for new development would be verified at the time of land use application. Access/Parking: For areas outside of the Center Downtown (CD) zone, the enlargement or remodeling of an existing building/structure by more than one-third (1/3) of area of the building/structure requires compliance with the requirements of RMC 4-4-080, Parking, Loading and Driveway Regulations. Access is proposed via an existing driveway from SE 188th St. Seventy- six (76) parking stalls are proposed within the expanded surface parking area. Maximum slopes for parking lots shall not exceed eight percent (8%) slope. For surface parking, a parking stall shall be a minimum of 20 feet (20') in length, except for parallel stalls, measured along both sides of the usable portion of the stall and nine feet (9’) in width (20’ x 9’). Each compact stall shall be eight and one-half feet in width and 16 feet in length (8-1/2' x 16'); compact stalls shall not exceed 30 percent (30%) of the total number of stalls. Accessible parking shall meet the minimum number of required stalls shown below: St. Thomas Church Expansion Page 4 of 10 February 15, 2024 NUMBER OF ACCESSIBLE PARKING SPACES Total Parking Spaces in Lot or Garage Minimum Required Number of Accessible Spaces 1 – 25 1 26 – 50 2 51 – 75 3 76 – 100 4 101 – 150 5 151 – 200 6 201 – 300 7 301 – 400 8 401 – 500 9 501 – 1,000 2% of total spaces Over 1,000 20 spaces plus 1 space for every 100 spaces, or fraction thereof, over 1,000 For one row and two (2) rows of 90-degree (90°) parking using the same aisle in a one (1) way or two (2) way circulation pattern, the minimum width of the aisle shall be 24 feet (24'). For one row (1) and two (2) rows of 60-degree (60°) parking using a one (1) way circulation pattern, the minimum width of the aisle shall be 17 feet (17'). The religious institutions use requires a minimum and maximum of one (1) parking stall for every five (5) seats in the main auditorium is required. In no case shall there be less than 10 spaces. For all existing institutions enlarging the seating capacity of their auditoriums, one (1) additional parking space shall be provided for every five (5) additional seats provided by the new construction. 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 St. Thomas Church Expansion Page 5 of 10 February 15, 2024 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. In order for the reduction or increase to occur the Administrator must find that satisfactory evidence has been provided by the applicant. Modifications beyond twenty five percent (25%) may be granted per the criteria and process of RMC 4-9-250D.2. The number of bicycle parking spaces shall be equal to 10 percent (10%) of the number of required off-street vehicle parking spaces. Bicycle parking shall meet the requirements found in RMC 4-4-080F.11. All off-street parking areas shall be paved asphaltic concrete, cement or equivalent alternative material of a permanent nature as approved by the Public Works Department. Surfacing treatments that provide increased infiltration opportunities, such as permeable pavements, shall be used where feasible and to the extent required by the Surface Water Design Manual. Driveway width shall not exceed an aggregate of 40 percent (40%) of the street frontage. There shall be a minimum of 18 feet (18’) between driveway curb returns where there is more than one (1) driveway on property under single ownership or control and used as one premises. The width of any driveway shall not exceed 30 feet (30’). There shall be no more than one (1) driveway for each 165 feet (165’) of street frontage serving any one property. For each 165 feet (165’) of additional street frontage another driveway may be permitted. Maximum driveway slope shall not exceed eight percent (8%). The Administrator may allow a driveway to exceed eight percent (8%) slope but not more than fifteen percent (15%) slope, upon proper application in writing and for good cause shown, which shall include, but not be limited to, the absence of any reasonable alternative. To exceed fifteen percent (15%), a variance from the Administrator is required. Bicycle Parking – The number of bicycle parking spaces shall be equal to 10 percent (10%) of the number of required off-street vehicle parking spaces for all uses except attached dwellings. Seventy-six (76) parking stalls are proposed. Based on the provided information it is unclear how the proposal came to 76 parking stalls. Church capacity is listed as 300; it is unclear if this is the number of seats provided. If 300 seats are provided, then the minimum and maximum would be 60 stalls. An increase of 25 percent (25%) is 75 stalls, which would require review and approval through site plan review. Increasing the number of stalls to more than 75 would require review and approval through a variance. It does not appear that any bicycle parking is being shown. Compliance with access and driveway requirements would be verified at the time of land use application. 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 and shall contain trees, shrubs, and landscaping. Street trees in the ROW planter will also be required. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060, Street Standards. 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 at the following intervals; 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, St. Thomas Church Expansion Page 6 of 10 February 15, 2024 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. Expansions to existing buildings which increase the gross square footage of the building by greater than one-third (1/3) trigger landscaping requirements. On-site street frontage landscaping is required along SE 188th St minus driveways and pedestrian connections. Frontage improvements to include street trees and a landscaping strip will be required along SE 188 th St. Nonresidential development in a residential zone requires a fifteen-foot (15') wide partially sight-obscuring landscaped visual barrier, or ten-foot (10') wide fully sight-obscuring landscaped visual barrier, is required along common property lines. Interior and exterior parking lot landscaping would be required. A conceptual landscape plan shall be provided with the land use application as prepared by a licensed Landscape Architect, a certified nurseryman or other certified professional. Please be aware that frontage improvements will be required. Storm drainage facilities are required to comply with the minimum 15-foot perimeter landscaping strip on the outside of the fence unless otherwise determined. Please refer to landscape regulations RMC 4-4-070 for further general and specific landscape requirements. Significant Tree Retention: A review of COR Maps appears to show that there are mature trees on the site. When 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. Please refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition to retaining a minimum of 30% of existing significant trees, the project would be required to provide a minimum tree density of 30 tree credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 St. Thomas Church Expansion Page 7 of 10 February 15, 2024 TREE SIZE TREE CREDITS Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 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. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4- 130H.1.e can be met. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a property. Based on the gross acreage of 2.02 acres a minimum of 61 tree credits (2.02 acres x 30 tree credits / acre = 60.6 tree credits, rounded up to 61). A formal tree retention plan and tree retention worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application. Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan and grading plan with top of wall and bottom of wall elevations. A fence and/or wall detail should also be included on the plan. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. The maximum height of any fence or retaining wall is 72-inches subject to further height limitations in setbacks and clear vision areas noted in RMC 4-4-040D. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the St. Thomas Church Expansion Page 8 of 10 February 15, 2024 allowed height of a standalone fence. For more information about fences and retaining walls refer to RMC 4-4-040. Refuse and Recyclables: 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. Architectural design of any structure enclosing an outdoor refuse or recyclables deposit area, or any building primarily used to contain a refuse or recyclables deposit area shall be consistent with the design of the primary structure(s) on the site as determined by the Administrator. A six-foot (6') wall or fence shall enclose any outdoor refuse or recyclables deposit area. The refuse and recycling area shall meet all applicable requirements in RMC 4-4-090, “Refuse and Recyclables Standards”. A refuse and recyclable collection area is not shown on the drawings. Based on the provided gross square footage, a 16,850 square foot building would require a minimum of 51 square feet for recyclables and 101 square feet for refuse for a total refuse and recycling area of 152 square feet. Full compliance will be determined at the time of Land Use Application. Critical Areas: Per COR Maps there are no critical areas or associated buffers on the property. Environmental Review: The proposal would require environmental review pursuant to the State Environmental Policy Act (SEPA). The project is a change of use in an existing building that exceeds 4,000 square feet and therefore WAC 197-11-800(3) 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. Conditional Use Permit: The conditional use permit would be evaluated per the criteria below from RMC 4-9-030, Conditional Use Permits. 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. St. Thomas Church Expansion Page 9 of 10 February 15, 2024 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. Items such as a parking study and traffic study will be needed. Master Plan Review: The purpose of the master plan process is to evaluate projects at a broad level and provide guidance for development projects with multiple buildings on a single large site. The master plan process allows for analysis of overall project concepts and phasing as well as review of how the major project elements work together to implement City goals and policies. Master plan review allows for consideration and mitigation of cumulative impacts from large- scale development and allows for coordination with City capital improvement planning. Master plan review should occur at an early stage in the development of a project, when the scale, intensity and layout of a project are known. When master plan review is required, such plan shall incorporate all commonly owned abutting lots; provided, that the total land area of said lots does not exceed twenty-five (25) acres. Master Plan Review is required for all phased development projects regardless of zone. Including a detailed sequencing plan with development phases and estimated time frames, for phased projects will be needed. Each phase must be able to stand on its own without reliance upon development of subsequent phases in order to meet all development standards. See RMC 4-9-200, Master Plan and Site Plan Review for full requirements. Permit Requirements: The proposal would require a Hearing Examiner Conditional Use Permit and Environmental Review (SEPA). The application would be reviewed within an estimated time frame of 12 weeks. The 2024 fees would total $5,785.50 ($3,710.00 Hearing Examiner Conditional Use Permit + $1,800.00 Environmental Review (SEPA) + $275.50 Technology Fee (5%) = $5,785.50). Each modification request is $290.00. 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. 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 Information Sign: Public Information Signs are required for all Type II and Type III Land Use Permits as classified by RMC 4-8-080, Permit Classification. 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. Fees: In addition to the applicable building and construction fees, impact fees would be required. The fee in effect at the time of residential building permit issuance will apply. For informational purposes, the 2024 impact fees are as follows: • A Transportation Impact Fee assessed at $4.79 per square foot. • A Fire Impact Fee assessed at $0.24 per square foot. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. St. Thomas Church Expansion Page 10 of 10 February 15, 2024 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: The final approval of the conditional use permit shall expire within two (2) years of the date of approval unless otherwise approved by the Hearing Examiner. 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 by the Administrator or Hearing Examiner. A single two (2) year extension may be granted for good cause by the Administrator. It is the responsibility of the owner to monitor the expiration date.