HomeMy WebLinkAboutPre-app Mtg Summary - 24-000195.pdfDEPARTMENT 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
In Spirit and In Truth Ministries
211 Morris Ave S
PRE24-000195
July 25, 2024
Contact Information:
Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov
Public Works Plan Reviewer: Huy Huynh, 425-430-7384, hhuynh@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org
Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov
Please retain this packet throughout the course of your project as a reference. Consider
giving copies to engineers, architects, and contractors who will work on the project. You will
need to submit an PDF copy of this packet when you apply for land use and/or
environmental permits.
When the project application is ready for submittal, you may email the project planner to
start the prescreen process. Similarly, you may contact the assigned planner if there are any
questions regarding submittal requirements.
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).
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Renton Regional
Fire Authority
M E M O R A N D U M
DATE: July 19, 2024
TO: Alex Morganroth, Principal Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: In Spirit and In Truth Church
1. The fire flow is unchanged from the existing building.
2. Fire impact fees are applicable at the rate of $0.24 per square foot of church use. This fee is paid
at the time of building permit issuance. Credit is due for the area of the existing building that
was formerly office space at the rate of $0.14 per square foot. A building permit would be
required for the proposed change of use from office to church.
3. Approved fire sprinkler and fire alarm systems are required throughout the building. Separate
plans and permits required by the fire department. Direct outside access is required to the fire
sprinkler riser room. Fully addressable and full detection is required for the fire alar m system.
Fire sprinklers and fire alarms are triggered from the change of use of the second floor to an
assembly occupancy. One new fire hydrant would be required if the fire sprinkler system is
installed. One new hydrant would be required within 50 feet of the fire department connection.
The fire alarm system is triggered as this is a change of use of over 3,000 square feet.
The fire sprinkler system would be triggered by a change of use of over 300 occupants. The
occupant load is measured from the square footage of the proposed assembly area.
4. Fire department apparatus access roadways are adequate as they exist.
5. An Annual Place of Assembly permit would be required from the Renton Regional Fire Authority
at the conclusion of the project.
6. An automatic external defibrillator is required for any assembly occupancy of over 300 persons
per city ordinance.
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: July 23rd, 2024
TO: Alex Morganroth, Senior Planner
FROM: Huy Huynh, Development Engineering
SUBJECT: In Spirit and In Truth Church
211 Morris Ae S
PRE24-00195
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 7841800065. 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 1.
2. There are existing water mains fronting the property including:
• 12-inch water main (Valley 196 pressure zone) in Morris Ave S that can deliver 5,000 gpm, the static
water pressure is approximately 71 psi at ground elevation of 32 feet.
• There are two SPU’s water mains located in the South parking lot.
3. There is an existing ¾” water service (facility ID LAT-004877) and meter (MTR-006262) serving the property.
4. Based on the information submitted with the pre-application meeting , Renton Regional Fire Authority (RRFA)
has determined that approved fire sprinkler and fire alarm systems are required throughout the building.
5. The following water improvements will be required:
• Installation of a detector double check valve assembly (DDCVA) for backflow prevention to the
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. 3702.2. 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 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 360.1. 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
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Utility Department. Interior RPBA must be installed immediately after pipe penetration through the
building floor slab.
• Installation of a fire hydrant assembly within 50 feet of the fire department connection (FDC) for the
fire sprinkler system.
• 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. There are four (4) existing fire hydrants within 300-
feet of the property.
o HYD-S-00066 (250-ft southeast of the southeast property line corner)
o HYD-S-00550 (105-ft southeast of the southeast property line corner)
o HYD-S-00054 (100-ft northeast of the northeast property line corner)
o HYD-S-00757 (265-ft north of the north property line)
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 Morris Ave S (see record drawing S-394924).
3. There are three (3) existing polyvinyl chloride sewer stubs located on Morris Ave S (see record drawing S-
394919).
4. 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.
a. If not being re-used the existing side sewer will need to be cut and capped at the property lines.
5. A conceptual utility plan will be required as part of the land use application for the subject development.
6. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based
on the size of the new domestic water to serve the project. Current fees can be found in the 2024 Development
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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 $3,650.00 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.
b. Final determination of applicable fees will be made after the water meter size has been determined.
c. A credit will be given if the existing stubs are cut and cap.
d. 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 8-inch stormwater main located in the South parking lot (No record drawing).
2. 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 Black River drainage
basin. The site falls within Zone 1 of the City’s Aquifer Protection Area (APA); therefore, open facilities such as
flow control and water quality treatment ponds, stormwater wetlands, and infiltration facilities, on-site BMPs
that rely on infiltration, and open conveyance systems such as ditches and channels are prohibited.
3. 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
4. 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.
5. 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.
6. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual Section
C.1.3.
7. Erosion control measures to meet the City requirements shall be provided.
8. 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 exceeds an overall valuation
of $175,000, the project site(s) shall be required to meet the City’s Complete Streets Standards.
2. Refer to City code 4-4-080 regarding driveway regulations.
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a. A minimum separation of 5 feet is required between driveway and the property line.
b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains.
c. 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 not 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.
a. Church, per sq foot is $4.79 unless otherwise listed on the City Fee Schedule
b. 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.
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 develop
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: July 25, 2024
TO: Pre-Application File No. 24-000195
FROM: Alex Morganroth, Principal Planner
SUBJECT: In Spirit and In Truth Ministries
211 Morris Ave S (APN 7841800065)
General: We have completed a preliminary review of the pre-application for the above-referenced development
proposal. The following comments on development and permitting issues are based on the pre-application
submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant
is cautioned that information contained in this summary may be subject to modification and/or concurrence by
official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works
Administrator, Planning Director, and City Council). Review comments may also need to be revised based on site
planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to
review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at
www.rentonwa.gov.
Project Proposal: The subject site at 211 Morris Ave S is comprised of one parcel (APN 7841800065) with a total
area of 12,284 sq. ft. (0.28 acres) located near the southwest corner of S 2nd St and Morris Ave S. The site is located
in the Center Downtown (CD) zoning district, Urban Design District A overlay, Downtown Business District overlay,
and City Center Sign Regulation Area. The site has a Comprehensive Plan Designation of Commercial Mixed Use
(CMU). An existing 4,666 sq. ft. wood frame, one-story structure is located on the site. The applicant has proposed
the operation of a religious institution and rental/banquet space in the building. The applicant did not include any
floor plans or information regarding how the space would be split (if any) between the uses, how many attendees
are expected, or hours of operation. Approximately twenty (20) surface parking stalls are shown on the plans
submitted with the application, with approximately half of the stalls located on the parcel to the south owned by
Seattle Public Utilities. Vehicular access to the site would continue to be provided via an existing curb cut off of S
Morris Ave S. No trees are located on the site. City of Renton (COR) maps indicates the presence of a high seismic
hazards and Downtown Wellhead Protection Area Zone 1 on the site.
Current Use: The site is developed with a 4,666 sq. ft. one-story structure that is currently vacant.
1. Zoning and Overlay Districts: The subject property is located within the Center Downtown (CD) zoning
classification and Commercial Mixed Use (CMU) land use designation. The CMU designation is intended to
implement the CD zone. The purpose of the CD zone is to provide a mixed-use urban commercial center serving
a regional market as well as high-density residential development. Uses include a wide variety of retail sales,
services, multi-family residential dwellings, and recreation and entertainment uses. The property is also within
the Urban Design District A overlay, Downtown Business District overlay, and City Center Sign Regulation Area
overlay. Religious Institutions are permitted as a Hearing Examiner Conditional Use within the CD zone – see
the Zoning Use Table in RMC 4-2-060 for a list of specific uses. The event space does not fall within a
specifically listed use. An unclassified use interpretation is required. Upon written application by an applicant,
an administrative interpretation is made by the Administrator to determine if a proposed use, not specifically
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listed, is allowed utilizing the criteria found in RMC 4 -2-050C.6.a, Criteria for Unclassified Uses. Please see
RMC 4-2-050C.6, Unclassified Uses for full requirements.
2. Development Standards: The project would be subject to RMC 4-2-120B, Development Standards for
Commercial Zoning Designations effective at the time of complete application (noted as “CD standards” herein).
Development Standard CD Zone
Minimum Lot Size None
Maximum Lot Coverage for
Buildings
None
Minimum Front Yard None
Maximum Front Yard 15 ft for buildings 25 ft or less in height, and none for that
portion of a building over 25 ft in height.
Minimum Secondary Front Yard None
Maximum Secondary Front Yard 15 ft for buildings 25 ft or less in height, and none for that
portion of a building over 25 ft in height.
Minimum Rear Yard None, unless the CD lot abuts a lot zoned residential, then
there shall be a 15 ft. wide landscaped strip or a five-foot (5’)
wide site-obscuring landscaped strip and a solid six-foot (6’)
high barrier along the common boundary with an additional
five-foot (5’) setback from the barrier.
Minimum Side Yard None, unless the CD lot abuts a lot zoned residential, then
there shall be a 15 ft. wide landscaped strip or a five-foot (5’)
wide site-obscuring landscaped strip and a solid six-foot (6’)
high barrier along the common boundary with an additional
five-foot (5’) setback from the barrier.
Gross Floor Area There is no minimum requirement for gross floor area.
Required Location for Parking All parking shall be provided in the rear portion of the site,
with access taken from an alley, where available. Surface
parking shall not be located between a building and a street.
Parking may be located off-site subject to a joint parking
requirement.
Upper Story Setbacks None, unless adjacent to and facing a residentially zoned lot
or if the facade contains living room windows – then 10 ft. for
the second story and 15 ft. for all upper stories. Also, see RMC
4-3-100, Urban Design Regulations
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The existing building does not appear to comply with the required setbacks for the CD zone. Any changes
to the building footprint would be required to meet all development standards in the CD zone. See below
for non-conforming requirements.
Nonconforming Structures: The cost of alterations, remodels, or renovations of a legal nonconforming
structure, except single family dwellings, shall not exceed an aggregate cost of forty percent (40%) in twelve
(12) months or sixty percent (60%) in forty-eight (48) months of the value of the structure, based upon its
most recent assessment or appraisal, unless the changes make the structure more conforming, or are used
to restore to a safe condition any portion of a structure declared unsafe by the Building Official. Mandatory
improvements for fire, life safety or accessibility, as well as replacement of mechanical equipment, do not
count towards the cited monetary thresholds. Alterations, remodels, or restoration work shall not result in
or increase any nonconforming condition unless permitted by RMC 4-10-050A.4, Limits on Enlargement.
Nonconforming Site Development Standards: For remodels or other alterations of an existing structure
made within any three (3) year period which together exceed one hundred percent (100%) of the assessed
or appraised value of the existing structure, the site shall be brought into compliance with the current
development regulations. For remodels or other alterations within any three (3) year period which exceed
thirty percent (30%) of the assessed or appraised value, but do not exceed one hundred percent (100%),
proportional compliance shall be required, as provided below. Remodels or other alterations within any
three (3) year period that do not exceed thirty percent (30%) of the assessed or appraised value shall not
be required to comply with the nonconforming site development requirements. Mandatory improvements
for fire, life safety or accessibility, as well as replacement of mechanical equipment, do not count towards
the cited monetary thresholds.
Proportional Compliance: The required physical site improvements to reduce or eliminate the
nonconformity of the site shall be established by the following formula:
1. Divide the dollar value of the proposed structure improvements, excluding mechanical equipment and
mandatory improvements for life, safety, or accessibility, by the assessed or appraised value of the existing
structure(s).
2. The monetary value of that percentage is then multiplied by ten percent (10%).
3. The dollar value of this equation is then applied toward reducing the nonconformities. Example:
• Value of existing structure(s) equals $100,000;
• Value of proposed improvements equals $20,000;
• 10% multiplied by $20,000 equals $2,000;
• $2,000 would be applied toward reducing the nonconformities.
4. The Department shall determine the type, location and phasing sequence of the proposed site
improvements.
Building Height – The height limit in the CD zone is 150 feet. The applicant has not proposed any changes
in height to the existing structure on the property. Any future modifications to the building would need
to be in compliance with the height requirement of the CD zone.
No structure shall penetrate the Federal Aviation Regulation Part 77 Objects Affecting Navigable Airspace.
Land Use Permit Master Applications for proposed projects to be located within the Airport Influence Area
shall show the maximum elevation of buildings or structures based on the established airport elevation
reference datum will not penetrate the Federal Aviation Administration Regulation Part 77 Objects
Affecting Navigable Airspace. Elevations shall be determined by an engineer or land surveyor. Within the
Airport Influence Area, disclosure notice shall be placed on land title when property is subdivided, or as part
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of approval of conditional use permits, special use permits, building permits, or other SEPA nonexempt
projects. Such notice may relate 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 of land
uses where aviation overflight may occur within the Airport Influence Area, a navigation easement shall be
granted to the City of Renton. The aviation 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. Compliance with
requirements would be determined at the time of land use application. Please see RMC 4-3-020, Airport
Related Height and Use Restrictions for full requirements
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 may include the need for a kitchen or food prep area, the installation of new exhaust
or HVAC equipment could be necessary. 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 development for multi-family, commercial, industrial and other
nonresidential uses shall provide onsite refuse and recyclables deposit areas and collection points for
collection of refuse and recyclables. Refuse and recycling areas need to meet the requirements of RMC 4-
4-090, Refuse and Recyclables Standards. In manufacturing and other nonresidential developments, a
minimum of three (3) 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 six (6) square feet per one thousand
(1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum
area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. Garbage
dumpsters, refuse compactor areas, and recycling collection areas must be fenced or screened. A six-foot
(6') wall or fence shall enclose any outdoor refuse or recyclables deposit area. 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 for haulers.
See RMC 4-4-090, Refuse and Recyclables Standards for full requirements. Conformance with these
requirements would be determined at the time of land use application review.
*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. walls.
5. Fences/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
on a site that is nonconforming to street frontage landscape requirements per RMC 4 -4-070F.1, the site
shall be brought into conformance.
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Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product
that complements the proposed building and site development. There shall be a minimum three-foot (3')
landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining
wall standards (RMC 4-4-040) for additional information about fences and retaining walls.
6. Landscaping: Within the CD zone, development is subject to RMC 4-4-070F.2, Street Trees and Landscaping
Required Within the Right-of-Way on Public Streets, RMC 4-4-070F.6, 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 (west property lines), 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. Changes in the use of a
property or remodel of a structure that requires improvements equal to or greater than fifty percent
(50%) of the assessed property valuation would trigger landscape requirements. 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. All landscaping shall meet the requirements of RMC
4-4-070, Landscaping.
7. 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. No trees appear to be located on the
site.
8. Parking: Within the CD zone, parking, loading and driveway regulations of RMC 4-4-080 are applicable if
construction of new buildings or structures occurs. Within the CD zone, all commercial uses may provide a
maximum of 1.0 space per 1,000 sq. ft. of net floor area. There is no minimum parking requirement in the
CD zone. 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, a uditoriums,
stadiums, movie theaters, and entertainment clubs.”
A parking stall shall be a minimum of twenty feet (20') in length, except for parallel stalls, measured along
both sides of the usable portion of the stall. Each parallel stall shall be twenty three feet by nine feet (23' x
9') in size.
No new parking is not proposed as part of the project. 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
applicant shall also provide documentation of any parking easements on the property to the south.
9. Access: Access is proposed via an existing driveway off of Morris Ave S. 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.
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10. Urban Design Regulations: The subject property is within the Urban Design District ‘A’ and compliance with
District ‘A’ Urban Design Regulations is required (see RMC 4-3-100). Interior remodels of existing buildings
or structures are exempt from the urban design regulations. Changes to the entry way or any portion of
the façade would be required to comply with the relevant standards in the urban design regulations.
In general, the 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 ‘A’ Regulations.
11. Critical Areas: According to COR Maps, the Wellhead Protection Area Zone 1 and a High Seismic Hazard
Area are mapped on the property. The overall purpose of the wellhead protection regulations is to protect
aquifers used as potable water supply sources by the City from contamination by hazardous materials.
Some uses are restricted that store, handle, treat, use, or produce substances that pose a hazard to
groundwater quality. Development within high seismic hazard areas require a geotechnical study
completed by a licensed professional. A geotechnical report may be required by the Building Official at
the time of formal building permit application.
It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental
concerns are present on the site during site development or building construction.
12. 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.
13. Environmental Review: The proposal would require Environmental (SEPA) Review in accordance with WAC
197-11-800 and RMC 4-9-070, as the change of use of a building that is larger than 4,000 square feet is
proposed.
14. Permit Requirements: The proposed project would require a Hearing Examiner Conditional Use Permit, 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,
SEPA Review (Environmental Checklist) is $1,800, and the Modification Fee (if needed) is $290. A 5%
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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 application submittal can be found on the City’s Permit Center
website (www.Rentonwa.gov). The City now requires electronic plan submittal for all applications. Please
refer to the City’s Electronic File Standards.
15. Waivers of Submittal Requirements: The submittal checklist is not an exhaustive list of submittal
requirements and may be modified in cases where additional information is required to complete the
review of an application. In addition, non-applicable submittal requirements may be waived. The applicant
should contact the assigned Project Manager if there are any questions regarding submittal requirements.
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 Mitigation Fees (2024): In addition to the applicable building and construction fees, impact
mitigation fees are required for the construction of new building areas or changes of use to a more intensive
use. If any building expansions or new buildings are proposed or a change in use to a more intense use, fire
and transportation impact fees may be assessed.
• A Fire impact fee of $0.24 per square foot for churches.
• A transportation impact fee of $4.79 per square foot for churches.
A handout listing all of the City’s Development related fees is available for your review at
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=CityofRenton.
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, Principal
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. It is the responsibility of the owner to monitor the expiration date.