HomeMy WebLinkAboutPRE24-0000091_Bread_of_Life_Seattle_Church_Meeting_Summary_240411_v1M E M O R A N D U M
DATE:March 26, 2024
TO:Alex Morganroth, Senior Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:Bread of Life Church Building
1. The preliminary fire flow is 2,000 gpm. A minimum of two fire hydrants are
required. One within 150-feet and one within 300-feet of the building. One
new fire hydrant is required within 50-feet of all fire department connections
for the fire sprinkler system. There is one existing hydrant that can satisfy
the 300 feet distance requirement. Water main extensions will be required to
meet the minimum water main and fire hydrant requirements.
2. Fire impact fees are applicable at the rate of $0.24 per square foot. This fee
is paid at the time of building permit issuance.
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.
4. Fire department apparatus access roadways are required within 150-feet of
all points on all buildings. Building as proposed does not meet this
requirement. 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. Roadways shall support a minimum of a 30-
ton vehicle and 75-psi point loading. Minimum vertical clearance is 13-feet,
6-inches.
The proposed parking lot may be able to meet the minimum requirements
with some minor modifications. The parking lot shall be modified to meet the
minimum turning radius, which it does not now.
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: April 9th, 2024 TO: Alex Morganroth, Senior Planner FROM: Huy Huynh, Development Engineering SUBJECT: New Church of Bread of Life Christian in Seattle 29xx Park Ave N PRE24-000091 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 parcels 3342103256. 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 and within the City’s Wellhead Protection Area Zone 2. 2. There are existing water mains fronting the property including: • 12-inch water main (435-zone) in N 30th St that can deliver 2,800 gpm, the static water pressure is approximately 96 psi at ground elevation of 212 feet. A pressure reducing valve (PRV) will be required downstream of the domestic water meter because the water pressure is over 80 psi. • 16-inch water main (308-zone) in N 30th St that can deliver 3,000 gpm, the static water pressure is approximately 37 psi at ground elevation of 212 feet. • 8-inch water main (308-zone) in Park Ave N that can deliver 2,500 gpm, the static water pressure is approximately 37 psi at ground elevation of 212 feet. 3. Water service for domestic and for fire sprinkler system for the development shall be served by new connections to the existing 16-inch water main (435-zone) in N 30th St. 4. Based on the information submitted with the pre-application meeting , Renton Regional Fire Authority (RRFA) has determined that the fire flow demand for the building is 2,000 gpm including the installation of an automatic fire sprinkler system. 5. The following water main improvements will be required: • Installation of an on-site water main extension (minimum 8-inch in diameter or larger) connecting the existing 12-inch (435-zone) water main in N 30th St.
• Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) for backflow prevention to each building. The fire sprinkler stub and related piping shall be designed by a registered fire sprinkler designer/contractor. The DDCVA shall be installed on the private property in an outside underground vault per City standard plan no. 360.2. The DDCVA may be installed inside the building if it meets the conditions as shown on City’s standard plan 360.5 for the installation of a DDCVA inside a building. The location of the DDCVA inside the building must be pre-approved by the City Plan Reviewer and Water Utility. • Installation of a fire hydrant assembly within 50 feet of the fire department connection (FDC) for the fire sprinkler system. • Installation of a domestic water service and meter (1-inch minimum) with a backflow prevention assembly (RPBA) downstream of the meter. The RPBA shall be installed inside an above ground heated enclosure per City Standard Plan 350.2. The RPBA may be located inside the building if a drainage outlet for the relief valve is provided, and the location is approved by the City Plan Reviewer and City Water Utility Department. • Installation of a separate water meter for landscape irrigation. A DCVA per City Standard Plan 340.8 is required downstream of the irrigation meter. • A 15 feet wide public water easement is required for any public water main, hydrants and water meters located outside City right-of-way. A minimum 10-foot setback is required from the building foundation to the new water main. • Installation of a “storz” adapter on the existing hydrants located within 300 feet of the property will be required, if they are not already equipped with one. 6. A conceptual utility plan will be required as part of the land use application for the subject development. 7. The development is subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2024 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 meter(s) to serve the project. The current water fee for a single 1-inch meter is $4,850 per meter, 1-1/2 inch meter is $24,250, a 2-inch meter is $38,000. • 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. Fee is payable at permit issuance. For service lines larger than 2”, the contractor is responsible for materials and installation. • 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. Meters larger than 2-inches are provided and installed by the contractor and a processing fee of $220 is required. Fee is payable at permit issuance. • The SDC fee for fire sprinkler service is based on the size of the fire service lines to serve the project. • Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at construction permit issuance. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=CityofRenton
Sanitary 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 in N 30th St (see record drawing S-01790D). 3. There is an existing 8-inch gravity wastewater main located in Park Ave N (see record drawing S-012606). 4. There are two (2) existing concrete sewer stubs located on N 30th St (see record drawing S-01790D). There is an existing concrete stub located on Park Ave N ( see record drawing S-01790F). 5. The existing stubs can be CCTV’d and if found acceptable to the sewer department, can be re-used if the size/locations are compatible with the proposed use/building layout. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. • If not being re-used the existing side sewer will need to be cut and capped at the property lines. 6. A conceptual utility plan will be required as part of the land use application for the subject development. 7. 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 2024 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 is $3,650.00 per 1-inch meter, $18,250 per 1-1/2-inch meter, $29,200 per 2-inch meter, $58,400 per 3-inch meter, and $91,250 per 4-inch meter. • Final determination of applicable fees will be made after the water meter size has been determined. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=CityofRenton Surface Water 1. There is an existing 12-inch stormwater main in N 30th St (No record drawing). 2. There is an existing 12-inch stormwater main in Park Ave N (No record drawing). 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 Peak Rate Flow Control Standard Area matching Existing Conditions. The site falls within the East Lake Washington drainage basin. The site falls within Zone 2 of the City’s Aquifer Protection Area (APA). In this zone, stormwater open conveyance systems, such as ditches and channels, and water quality facilities may require a liner per section 6.2.4 and 1.2.4.3 of the 2022 RSWDM. 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. 8. Erosion control measures to meet the City requirements shall be provided. 9. 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 SDC fee 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/1/edoc/1059222/2017-2018%20Fee%20Schedule.pdf Transportation 1. Per City code 4-6-060, if the site improvements and/or proposed building additions exceed an overall valuation of $175,000, the project site(s) shall be required to meet the City’s Complete Streets Standards. • N 30th St is classified as a Minor Arterial street with an existing right-of-way (ROW) width of approximately 60 feet. To meet the City’s complete street standards for Minor Arterial streets with 4 lanes a minimum ROW width of 91 feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required and include a minimum 54 foot paved road (27 feet each side), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, 2 foot clear space at back of walk, street trees and storm drainage improvements. Dedication of approximately 21.5’ will be required along the North frontage of 3342103256. • Park Ave N is classified as a residential access street with an existing right-of-way (ROW) width of approximately 50 ft. To meet the City’s complete street standards for Residential Access streets, a minimum ROW width of 53 ft 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. Dedication of 1.5’ will be required along the West frontage of 3342103256. 2. 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 width of any driveway shall not exceed thirty feet (30') exclusive of the radii of the returns or the taper section. 3. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090. 4. Street lighting is not required for zero (0) to five thousand (5,000) square feet commercial project. See RMC 4-6-060 for street lighting requirements. 5. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM peak) are required to do a traffic impact analysis. The trips should be calculated based on the guidelines of the current ITE Trip Generation Manual. Refer to the attached policy guidelines for traffic impact analysis for guidelines. If the site generates 20 or more new peak hour trips in either AM peak or PM peak, then applicant should contact the City to get information of the locations where traffic analysis is required. 6. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 7. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of construction permit issuance. • Church, per sq foot is $4.79 unless otherwise listed on the City Fee Schedule • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=CityofRenton 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. 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. 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 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 5. A landscaping plan 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 2019 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule.
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April 11, 2024
character of the neighborhood. Religious Institutions are permitted as a Hearing Examiner
Conditional Use within the CN zone.
2.Development Standards: The project would be subject to RMC 4-2-120A, Development
Standards for Commercial Zoning Designations (noted as CN standards herein) and District
D overlay area subject to RMC 4-3-100, Urban Design Regulations effective at the time of
complete application.
Development Standard CN Zone
Minimum Lot Size 5,000 square feet
Maximum Lot Coverage for
Buildings
65% of total lot area or 75% if parking is provided within the
building or within an on-site parking garage.
Minimum Front Yard 15 ft.
Maximum Front Yard 20 ft.
Minimum Secondary Front
Yard
15 ft.
Maximum Secondary Front
Yard
20 ft.
Minimum Rear Yard None, except 15 ft. if lot abuts a lot zoned residential.
Minimum Side Yard None, except 15 ft. if lot abuts or is adjacent to a lot zoned
residential
Gross Floor Area There is no minimum requirement for gross floor area.
Maximum Gross Floor Area
of Any Single Commercial
Use on a Site
5,000 gross sq. ft. The maximum size shall not be exceeded,
except by conditional use permit. These restrictions do not
apply to residential uses subject to net density limitations.
Maximum Gross Floor Area
of Any Single Office Use on
a Site
3,000 gross sq. ft. The maximum size shall not be exceeded,
except by conditional use permit. These restrictions do not
apply to residential uses subject to net density limitations.
Building Orientation All commercial uses shall have their primary entrance and
shop display window oriented toward the street frontage.
The proposal does not appear to comply with the building
orientation requirements. The parking lot shall be located at
the rear of the building and the proposed church shall be
located adjacent to the abutting streets.
Building Height The maximum building height permitted in the CD zone is 35
feet. Building height shall not exceed the maximum allowed
by the subject zoning district or the maximum allowed
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April 11, 2024
pursuant to RMC 4-3-020, Airport Related Height and Use
Restrictions, whichever is less. The applicant indicated a
proposed height of 34 feet, which would comply with the
height maximum for the CD zone.
* At the time of formal application the applicant would be required to provide elevation data
to verify the project does not impact the FAR Part 77 surface area (only if any changes to the
building height or footprint are proposed). Additionally, a disclosure notice shall be placed
on the land title relating to noise, low overhead flights, aviation operations that create high
levels of noise, or aviation operations at night when there is greater sensitivity to noise. Prior
to approval where aviation overflight or noise sensitive activities may occur within the Airport
Influence Area an avigation easement shall be granted to the City of Renton. The avigation
easement shall be approved by the City Attorney prior to recording. The Renton Municipal
Airport Building Height Restrictions map indicates the maximum building height for airport
purposes would be approximately 182 above sea level.
3. 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 methods of screening. For outdoor loading areas, screening is not
required except when the subject commercial or 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. In such cases, a fence, or landscaping, or a landscaped
berm, or any combination of the same is required to achieve adequate visual or acoustical
screening. These provisions may be modified through the site plan development review
process, or the modification process for site plan exempt proposals, where the applicant can
show that the same or better result will occur because of creative design solutions, unique
aspects or use, etc. No mechanical or utility equipment was identified in the submitted
materials. However, based on the proposed uses, which include eating and drinking
establishments, the installation of new exhaust or HVAC equipment on the roof is likely. See
RMC 4-4-095, Screening and Storage Height/Location Limitations for specific requirements.
Conformance with these requirements would be determined at the time of land use
application review.
4. Refuse and Recycling Areas: All new developments for commercial uses shall provide on-site
refuse and recyclable deposit areas and collection points for collection in compliance with
RMC 4-4-090, Refuse and Recyclables Standards. These areas shall not be located within
required setbacks or landscaped areas and shall not be located in a manner that hauling trucks
obstruct pedestrian or vehicle traffic on-site or project into public right-of-way. In office,
educational and institutional developments, a minimum of two (2) square feet per every one
thousand (1,000) square feet of building gross floor area shall be provided for recyclables
deposit areas and a minimum of four (4) 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. Based
on a building square footage of 8,000 square feet, the applicant would be required to
provide a total minimum of 100 square feet of refuse and recyclable deposit areas.
*Note - HB 1799 will require organic waste separation; onsite waste like produce and other
food items can be donated or included as part of waste collection. The new legislation will go
into effect in three (3) phases: 2024, 2025, and 2026.
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April 11, 2024
5. Landscaping: Within the CD zone development is subject to RMC 4-4-070F2, Street Trees and
Landscaping Required Within the Right-of-Way on Public Streets, RMC 4-4-070F6, Parking Lots
and RMC 4-4-070P, Maintenance. New buildings and changes in the use of a property trigger
landscaping requirements. The subject property is a commercial zoned lot abutting a
residential zone (souoth property line), therefore 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 the common property line.
Surface parking lots shall contain a perimeter landscaping screen at least 10-feet in width
measured from the ROW. Within this perimeter screen trees shall be planted at a minimum
of 2-inch caliper at an average rate of 30 lineal feet of street frontage, shrubs at the
minimum rate of one per 20 square feet, and groundcover in quantities that will provide at
least 90-percent coverage within 3-years.
Surface parking lots containing between 15 and 50 stalls shall provide a minimum of 15
square feet of interior parking lot landscaping per stall. Any interior parking lot landscaping
area shall be sized to dimensions of at least eight feet (8’) by twelve feet (12’). Landscaping
shall be dispersed throughout the parking area and shall include a mixture of trees, shrubs,
and groundcover.
Please refer to landscape regulations (RMC 4-4-070) for additional general and specific
landscape requirements. A conceptual landscape plan demonstrating compliance with the
landscape standards shall be submitted at the time of land use application.
6. Significant Tree Retention: 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, properties subject to
an active land development permit shall comply with minimum tree credit retention
requirements of a minimum of 30 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
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April 11, 2024
TREE SIZE TREE CREDITS
Preserved tree 12 15 caliper inches 6
Preserved tree 16 18 caliper inches 7
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-
130H1e 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. A formal tree retention/planting plan and tree retention
and tree credit worksheet prepared by an arborist or landscape architect would be reviewed
at the time of the land use application.
7. Fences/Retaining Walls: Within commercial zones the maximum height of any fence, hedge,
or retaining wall within the front yard and secondary front yard shall not exceed 48 inches
(48) in height within 15 feet (15) of the front yard property line or within any part of the
clear vision area. Chain link fencing shall be coated with black, brown, gray or green bonded
vinyl. Fences, hedges and retaining walls shall not stand in or in front of any required
landscaping. If a new or replacement fence is proposed within 15 feet (15) of a public street
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April 11, 2024
on a site that is nonconforming to street frontage landscape requirements per RMC 4-4-
070F1, the site shall be brought into conformance.
8. Parking: The following table provides parking ratios for the proposed use:
Use Required Parking
Religious
Institutions
A minimum and maximum of 1.0 for every 5 seats in the main auditorium;
however, in no case shall there be less than 10.0 spaces. For all existing
institutions enlarging the seating capacity of their auditoriums, 1.0 additional
parking space shall be provided for every 5 additional seats provided by the
new construction. For all institutions making structural alterations or
additions that do not increase the seating capacity of the auditorium, see
outdoor and indoor sports arenas, auditoriums, stadiums, movie theaters,
and entertainment clubs.
The applicant indicated the intent to provide 81 surface parking stalls on the site. No floor
plans were provided and therefore staff could not evaluate compliance with the parking
regulations. The applicant will be required at the time of land use application to provide a
parking analysis of the subject site (analysis should include parking requirements for all uses
on the site) with calculations based on the requirements noted above. The analysis would
include dimensions of stalls and drive aisles. Please refer to RMC 4-4-080F.8 and 9 for
standard, structured, and compact space requirements and aisle width requirements. The
proposal would be required to provide bicycle parking based on 10% of the required number
of parking stalls. Please review RMC 4-4-080F.11 for further general and specific bicycle
parking requirements. .
9. Access/Driveways: The applicant has proposed access to the site via one new driveway off
of Park Ave N. Driveway widths and quantity are limited by the driveway standards, in RMC
4-4-080I. Driveways shall not be closer than 5-feet to any property line and not exceed 40
percent of the street frontage. The width of any driveway shall not exceed 30-feet.
There shall be no more than one driveway for each one hundred sixty five feet (165’) of street
frontage serving any one property or among properties under unified ownership or control;
for each one hundred sixty five feet (165’) of additional street frontage another driveway may
be permitted.
10. Urban Design Regulations: The subject property is within the Urban Design District D and
compliance with District D Urban Design Regulations is required (see RMC 4-3-100). In
general, these regulations encourage building design that is unique and urban in character,
comfortable on a human scale and uses appropriate building materials that are suitable for
the Pacific Northwest climate. The applicant will be required to provide a narrative with the
land use application of how the project complies with the Urban Design District D
Regulations.
11. Critical Areas: According to City of Renton (COR) maps, the property is located in the Well 5A
Wellhead Protection Area Zone 2. No other critical areas are mapped on the site according to
COR Maps. It is the applicants responsibility to ascertain whether any additional critical
areas or environmental concerns are present on the site during site development or building
construction.
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April 11, 2024
12. Environmental Review: The proposal would require Environmental (SEPA) Review in
accordance with WAC 197-11-800, as the construction of a building that is larger than 4,000
square feet is proposed.
13. Conditional Use Permit: Under the proposed regulations, the Religious Institution Use would
be required to comply with the following criteria (RMC 4-9-030):
a. 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.
b. 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.
c. Effect on Adjacent Properties: The proposed use at the proposed location shall not
result in substantial or undue adverse effects on adjacent property.
d. Compatibility: The proposed use shall be compatible with the scale and character of
the neighborhood.
e. Parking: Adequate parking is, or will be made, available.
f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall
mitigate potential effects on the surrounding area.
g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use
shall be evaluated and mitigated.
h.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.
14. Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in
the CN zone. 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 area.
Site plan review ensures quality development consistent with City goals and policies. Site plan
review analyzes elements including, but not limited to, site layout, building orientation and
design, pedestrian and vehicular environment, landscaping, natural features of the site,
screening and buffering, parking and loading facilities, and illumination to ensure
compatibility with potential future development. Decisional criteria for site plan approval are
itemized in RMC 4-9-200E.3.
15. Permit Requirements: The proposed project would require a Hearing Examiner Conditional
Use Permit, Hearing Examiner Site Plan Review, and Environmental (SEPA) Review. All land
use permits would be processed within an estimated time frame of 12 weeks. The 2024
application fees are as follows: Hearing Examiner Conditional Use Permit is $3,710, Hearing
Examiner Site Plan Reivew is $4,270, SEPA Review (Environmental Checklist) is $1,800, and
the Modification Fee is $290. A 5% technology fee would also be assessed at the time of land
use application. All fees are subject to change. Detailed information regarding the land use
Bread of Life Seattle Church
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April 11, 2024
application submittal can be found on the Citys Permit Center website (www.Rentonwa.gov).
The City now requires electronic plan submittal for all applications.
In addition to the required land use permits, separate construction and building permits may
be required.
16. 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. 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.
17. Impact Fees: In addition to the applicable building and construction fees, impact fees would
be required. Fees change periodically and the fees in effect at the time of building permit
issuance would apply. For informational purposes, the 2024 impact fees are as follows:
•A Fire impact fee for a church is currently assessed at $0.24 per square foot; and
•A transportation impact fee for a church is currently assessed at $4.79 per square foot;
The citys 2024 fee schedule is available for your review on the Citys website.
18. Next Steps: When the formal application materials are complete, the applicant shall have the
materials pre-screened prior to submitting the complete application package. Please contact
Alex Morganroth Senior Planner at 425-430-7219 or amorganroth@rentonwa.gov to submit
prescreen materials and subsequent land use application.
19. Expiration: Once the Conditional Use Permit application has been approved, 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.
Once the Site Plan application has been approved, the applicant has two years to comply with
all conditions of approval and to apply for any necessary permits before the approval becomes
null and void. The approval body that approved the original application may grant a single
two-year extension. The approval body may require a public hearing for such extension.
It is the applicants responsibility to monitor the expiration dates.
1Clark Close
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