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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). 2 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 alarm 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. 3 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 4 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 5 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. 6 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 7 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: April 11, 2024 TO: Pre-Application File No. PRE24-000091 FROM: Alex Morganroth, Senior Planner SUBJECT: Bread of Life Seattle Church – APN 3342103256 SE Corner of N 30th St and Park Ave N 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, Development Services Director, Development Engineering Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton. Project Proposal: The project site is comprised of one parcel (APN 342103256) located at the southeast corner of the intersection of N 30th St and Park Ave N. The parcel is approximately 57,917 sq. ft. (1.33 acres) in size and is located in the Neighborhood Commercial (CN) zoning district and a portion of the property has an Urban Design District D overlay. The site has a Comprehensive Plan land use designation of Residential High Density (RHD). The site is currently utilized as a park and ride and is developed with a large gravel surface parking lot. No buildings are presently located on the site. The applicant proposed to establish a Religious Institution Use in a new 8,000 sq. ft. building located on the south side of the site. Associated surface parking is proposed on the rest of the site with approximately 81 parking stalls. According to the applicant, no trees are proposed for removal. According to City of Renton (COR) maps, the property is in the Well 5A Wellhead Protection Area Zone 2. Current Use: The site is currently developed with a gravel surface parking lot used as a designated park and ride for carpoolers and King County Metro riders. 1. Zoning /Land Use Designation, and Overlays: The subject property is located within the Neighborhood Commercial (CN) zoning classification and a portion of the property is within Urban Design District D overlay. 8 The purpose of the Commercial Neighborhood Zone (CN) is to provide for small-scale convenience retail/commercial areas offering incidental retail and service needs for the surrounding area. Uses serving a larger area may be appropriate if they also serve the residents of the immediate area and are compatible with the scale and 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 pursuant to RMC 4-3-020, Airport Related Height and Use 9 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 18 2 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 build ing 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. 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 10 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 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: 11 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 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 12 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 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. 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. 13 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 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. 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 city’s 2024 fee schedule is available for your review on the City’s 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 applicant’s responsibility to monitor the expiration dates.