HomeMy WebLinkAboutPRE-APP_Meeting SummaryDEPARTMENT 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
Temple Tam Nguyen
18814 108th Ave SE, Renton, WA 98055
PRE 24-000212
August 1, 2024
Contact Information:
Planner: Jill Ding, 425-430-6598, jding@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).
M E M O R A N D U M
DATE: July 23, 2024
TO: Jill Ding, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Tam Nguyen Temple
1. The preliminary fire flow is 1,500 gpm. A minimum of two fire hydrants
are required. One within 150-feet and one within 300-feet of the
building. One hydrant is required within 50-feet of all fire department
connections for the sprinkler system. There appears to be no existing
hydrants within 300-feet of the building. Water service is provided by
Soos Creek Water District. A water availability certificate is required to
prove that a minimum of 1,500 gpm fire flow can be provided at this
location.
2. Fire impact fees are applicable at the rate of $579.41 per multifamily
unit and $0.24 per square foot for the temple space. This fee is paid at
the time of building permit issuance. Credit is due for the removal or
retention of one existing home.
3. Approved fire sprinkler and fire alarm systems are required throughout
the building. 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 adequately served
from the existing public street.
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: July 30th, 2024
TO: Jill Ding, Senior Planner
FROM: Huy Huynh, Civil Engineer
SUBJECT: Temple Tam Nguyen
18814 108th Ave SE
PRE24-000212
NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-
binding and may be subject to modification and/or concurrence by official City decision-makers. Review
comments may also need to be revised based on site planning and other design changes required by
City staff or made by the applicant.
I have completed a preliminary review for the above-referenced proposal located at parcel(s)
6623400041. 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 Soos Creek Water and Sewer District.
2. Obtain a water availability certificate from Soos Creek and provide it with the construction permit
submittal.
3. Review of the water plans will be conducted by Soos Creek Water and Sewer District and the Renton
Regional Fire Authority.
4. Plans approved by Soos Creek shall be routed to the City for final review prior to construction permit
issuance.
Sanitary Sewer
1. The project is within Soos Creek Water and Sewer District.
2. Obtain a water availability certificate from Soos Creek and provide it with the construction permit
submittal.
3. Review of the water plans will be conducted by Soos Creek Water and Sewer District and the Renton
Regional Fire Authority.
4. Plans approved by Soos Creek shall be routed to the City for final review prior to construction permit
issuance.
Surface Water
1. There is an existing 12-inch public stormwater main to the southwest of the parcel conveying runoff
east-to-west before continuing conveying south along the west side of 108th.
2. There is no existing on site conveyance system or stormwater features.
3. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design
Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 Renton Surface Water Design
Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls
within the City’s Flow Control Duration Standard Matching Forested Site Conditions. The site falls
within the Black River drainage basin.
4. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current
City of Renton Standard Details are available online in the City of Renton website
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton
5. On site critical areas that effect stormwater review include an onsite wetland. Applicant shall provide
reports as outlined in section 1.2.2.1.1 of the RSWDM for potential impacts to wetland hydrology.
6. 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.
7. 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.
8. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual
Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with
recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be
included in the report. The report should also include information concerning the soils, geology,
drainage patterns and vegetation present shall be presented in order to evaluate the drainage,
erosion control and slope stability for site development of the proposed plat. The applicant must
demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage,
or excess surface water runoff.
9. Erosion control measures to meet the City requirements shall be provided.
10. The development falls within the R-14 zone which has a maximum impervious surface area of 80%
per lot.
11. The development is subject to a surface water system development charge (SDC) fees. Fees will be
charged based on the rate at the time of construction permit issuance.
• The current SDC fee is $0.92 per square foot of new impervious surface but not less than
$2,300.
• The current property contains one single family home, the developer will receive a credit for
the existing home if it is demoed.
• 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 frontage improvements are required for new construction in excess of
$175,000. The proposed project fronts 108th Ave SE to the west.
• 108th Ave SE is classified as a Principal Arterial street, with an existing right-of-way (ROW)
width of approximately 80 feet with an existing paved width of approximately 58 feet. To
meet the City’s complete street standards for 5 lane Principal Arterial streets, a minimum
ROW width of 103 feet is required. Per RMC 4-6-060 half of street improvements as taken
from the ROW centerline shall be required 33 feet each side consisting of 12-foot center turn,
11-foot travel lanes, and 5-foot bike lane, a 0.5 foot curb, an 8 foot planting strip, a 8 foot
sidewalk, 2 foot clear space at back of walk, street trees and storm drainage improvements.
Approximately 11.5 feet of dedication will be required pending final survey.
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 8%.
• Driveway width shall not exceed thirty feet exclusive of the radii or the returns of the taper
section.
3. Undergrounding of all new and existing utilities is required on all frontages per RMC 4-6-090.
4. Street lighting is required for a project that consists of more than 5,000 square feet of commercial
building. 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 building permit issuance.
• The 2024 transportation impact fee for a Church is $4.79 per square foot.
• The current property contains one single family home, the developer will receive a credit for
the existing home if it is demoed.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-
2018%20Fee%20Schedule.pdf
General Comments
1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone, and
cable services, etc.) along property frontage or within the site must be underground as outlined in
RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. The construction of these franchise
utilities must be inspected and approved by a City of Renton inspector.
2. Adequate separation between utilities as well as other features shall be provided in accordance with
code requirements.
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is
required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or
building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the
building.
3. All construction utility permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer
shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-
to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets.
5. Fees quoted in this document reflect the fees applicable in the year 2024 only and will be assessed
based on the fee that is current at the time of the permit application or issuance, as applicable to the
permit type. Please visit www.rentonwa.gov for the current development fee schedule.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: August 1, 2024
TO: Pre-Application File No. PRE24-000212
FROM: Jill Ding, Senior Planner
SUBJECT: Temple Tam Nguyen –
18814 108th Ave SE, Renton, WA 98055
Parcel No. 6623400041
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 located at 18814 108th Ave SE (Parcel #6623400041), totals
38,280 square feet (0.87 acres) in area, and is zoned Residential-14 (R-14). The applicant proposes
to remodel the existing single family residence and convert the existing residence into a Buddhist
Temple. Per code case number CODE19-000544, the site was previously being used as a temple
without the required building or land use permits and fill was illegally placed within the onsite
wetland. Pre-application meetings were previously held for the proposed use under PRE20-
000073 and PRE22-000057 on the project site to utilize the existing residence as a Buddhist
Temple, however no further land use permit applications were submitted. Under the current
proposal, no changes to the existing building envelop or building footprint are proposed for the
portion of the residence located within the wetland buffer. The applicant proposes create a
surface parking lot with 8 parking spaces on the southwest corner of the project site. The
proposed temple use would include a meditation hall, living, kitchen, and restrooms. The
proposed structure would have a maximum wall plate height of 24 feet and would total 4,315 sq.
ft. in area. Access to the site is currently provided by an existing curb cut off of 108 th Ave SE. A
wetland is mapped on the project site.
Current Use: The property has an existing single-family structure which is proposed to be
remodeled and converted into a Buddhist Temple.
1. Zoning /Land Use Designation, and Overlays: The surrounding area, including this property,
has a Comprehensive Plan land use designation of Residential High Density (RHD) and is zoned
Temple Tam Nguyen
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August 1, 2024
Residential 14 (R-14) dwelling units per acre. The R-14 Zone was established to encourage
development, and redevelopment, of residential neighborhoods that provide a mix of
detached and attached dwelling structures organized and designed to combine characteristics
of both typical single family and small-scale multi-family developments. In addition, the R-14
Zone may allow for civic and limited commercial uses when they support the purpose of the
designation. A religious institution is permitted in the R-14 zone with an approved hearing
examiner conditional use permit.
2. Development Standards: The project is subject to RMC 4-2-110A, “Development Standards
for Residential Zoning Designations” effective at the time of complete application (noted as
“R-14 standards” herein).
Minimum Lot Size, Width and Depth – The minimum lot size in the R-14 zone is 3,000 square
feet. The minimum lot depth is 60 feet. The minimum lot width is 30 feet for interior lots and
40 feet for corner lots. However, no subdivision is proposed; therefore, the size, width, and
depth standards are not applicable.
Setbacks – Setbacks are the minimum required distance between the building footprint and
the property line and any private access easement. The required setbacks in the R-14 zone
are 15 feet for the front yard, 10 feet for the rear yard, 4 feet for interior side yards, and 15
feet for secondary front yards. The application materials indicated the proposal for a
basement demolition; however, no building expansion was proposed with the pre-application
submittal. The existing residence has a front setback of approximately 26 feet, a rear setback
of approximately 200 feet, and side setbacks of approximately 30 feet and 60 feet, which
would exceed the setback requirements of the R-14 zone. Any setbacks for any building
expansion would be verified at the time of land use and building permit application.
Building Height – The maximum wall plate height is 24 feet with 3 stories. Roofs with a pitch
equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum
wall plate height; common rooftop features, such as chimneys, may project an additional four
(4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings,
etc.) shall not extend above the maximum wall plate height unless the projection is stepped
back one-and-a-half (1.5) horizontal feet from each façade for each one (1) vertical foot above
the maximum wall plate height. The pre-application materials did not indicate a proposal for
building height expansion. The proposal would include a Buddhist Temple with a wall plate
height of 24 feet, which would comply with the maximum wall plate height of the R-14 zone.
Any building expansions would be verified for compliance with building height regulations
at the time of land use and building permit application.
Lot Coverage – The R-14 zone allows a maximum building coverage of 65% of the lot area. The
proposal would maintain the existing 1,977 sq. ft. building footprint, which results in a lot
coverage of 5% of the lot area. Building coverage requirements would be verified at the
time of land use and building permit application.
Maximum Impervious Surface Coverage - The maximum impervious surface would be limited
to 80%. The proposal would result in a total impervious area of 9,987 sq. ft., which would
result in an impervious surface coverage of 26%, which is less than the 80% maximum
impervious surface coverage permitted in the R-14 zoned. Impervious surface requirements
would be verified at the time of land use and building permit application.
Temple Tam Nguyen
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August 1, 2024
3. Residential Design and Open Space Standards: The proposal would not be subject to the
Residential Design Standards outlined in RMC 4-2-115 as the proposal is not a single family
residential use.
4. Refuse and Recycling Areas: All new developments for religious institutions 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 4,315 square feet, the applicant would be required to
provide a total minimum of 100 square feet of refuse and recyclable deposit areas.
5. Landscaping: The proposal would be subject to the landscaping regulations in RMC 4-4-070.
The landscape standards require that all pervious areas within the property boundaries be
landscaped. Therefore, all areas of the site not covered by structures, required parking,
access, circulation or patios, must be landscaped with native, drought-resistant vegetative
cover. Ten feet (10') of on-site landscaping is required along all public street frontages, with
the exception of areas for required walkways and driveways. Due to the proximity to
adjacent residential uses, a fifteen-foot (15’) wide partially sight-obscuring landscaped
visual barrier, or ten-foot (10;) wide fully sight-obscuring landscaped visual barrier, will be
required along the common property lines. Street tree species from the City Approved Street
Tree List shall be provided along the project site’s ROW frontage between the curb and
sidewalk as referenced in RMC 4-4-070F.2.
In addition, the vehicle parking lot shall meet the minimum standards set forth in the
landscape regulations, including both perimeter landscaping and interior landscaping. All
parking lots shall have perimeter landscaping with a minimum depth of 10 feet along the
street frontage. 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
(90%) coverage within 3 years. Parking lots with more than 14 must be include interior
planters sized at least 9’ x 13’ in order to accommodate trees as they mature. Minimum
interior parking lot landscaping shall be provided follows:
Total Number of
Parking Stalls
Minimum Landscape
Area
15 to 50 15 sf/parking space
51 to 99 25 sf/parking space
100 or more 35 sf/parking space
Temple Tam Nguyen
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August 1, 2024
*Please note that perimeter landscaping cannot be used as a substitute for interior
landscaping.
Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape
requirements. A detailed landscape plan would be required at the time of formal 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:
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August 1, 2024
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: If the applicant intends to install any fences or walls as part of this
project, the location must be designated on the landscape plan. A wall taller than four feet
(4') requires a building permit. Fences up to six feet (6’) in height are permitted in the rear
yard, side yard; fences up to four feet (4’) are permitted in the front yard. Any part of a yard
that is within a clear vision area has a limited fence height of 42-inches. A fence shall not be
constructed on top of a retaining wall unless the total combined height of the retaining wall
and the fence does not exceed the allowed height of a standalone fence. New or existing
fencing would need to comply with the fence requirements of the code (RMC 4-4-040).
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.
8. Parking: Parking standards found in RMC 4-4-080 apply. A minimum and maximum of 1 for
every 5 seats in the main auditorium is required for the proposed use; however, in no case
shall there be less than 10 spaces. Religious institutions seating capacity outside of the
auditorium would also be subject to the parking requirements for “outdoor and indoor sports
arenas, auditoriums, stadiums, movie theaters, and entertainment clubs” uses, which would
require a minimum and maximum of 1 for every 4 fixed seats or 10 per 1,000 square feet of
floor area of main auditorium or of principal place of assembly not containing fixed seats,
whichever is greater. It is unclear what the fixed or unfixed seating capacity of the main
auditorium. Therefore, the applicant will be required, at the time of formal land use permit
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August 1, 2024
application, to provide detailed parking analysis and calculations of the subject site to
determine the minimum and maximum number of parking stalls allowed by the use.
It should be noted that the parking regulations specify standard stall dimensions (RMC 4-4-
080). Surface parking stalls must be a minimum of 9 feet x 20 feet, compact dimensions of 8½
feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet; compact surface parking spaces
shall not account for more than 30 percent of the spaces in the surface parking lots.
ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an
adjacent access aisle of 8 feet in width for van accessible spaces. The appropriate amount of
ADA accessible stalls based on the total number of spaces must be provided. See RMC 4-4-
080F.8 and RMC 4-4-080F.11 for further general and specific parking requirements.
Bicycle parking is required for non-residential development that exceeds four thousand
(4,000) gross square feet in size. The number of required bicycle parking spaces would be
equivalent to ten percent of the number of required off-street parking spaces. Spaces shall
meet the requirements of RMC 4-4-080F.11.b.
9. Access/Driveways: Access to the site is proposed via one curb cut off 108th Ave SE. Driveways
shall not be closer than five feet (5') to any property line. Driveway location, spacing and
widths are limited by the driveway design standards, in RMC 4-4-080I. Compliance with
access requirements would be verified at the time of formal land use application.
10. Critical Areas: Based on the City’s Critical Areas Maps, wetlands are mapped on the project
site. A wetland assessment and delineation would be required with the application. The
wetlands buffer would be based on category of the wetland as well as wildlife function per
the following table:
The wetland and wetland buffer are required to be placed in a Native Growth Protection
easement. A 15 foot setback is required between buildings and critical area buffers. No new
development or improvements would be permitted within the wetland buffer. The proposal
shall be revised to relocate all proposed improvements outside of the wetland buffer and
All Other Land Uses
Wetland Category Buffer
High
wildlife
function
(8-9
points)
Moderat
e wildlife
function
(5-7
points)
Low
wildlife
function
(3-4
points)
All
Other
Scores
Category I – Bogs &
Natural Heritage
Wetlands
200 ft
Category I - All others 200 ft 150 ft 115 ft 115 ft
Category II 175 ft 150 ft 100 ft n/a
Category III 125 ft 100 ft 75 ft n/a
Category IV 50 ft n/a
A 15-foot setback is required between buildings and critical area
buffers
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August 1, 2024
building setback areas. In addition, fill has been illegally placed within the onsite wetland
and buffer area. The City does not have permit records authorizing the installation of fill
within the eastern portion of the property. Fill placed within the wetland or wetland buffer,
without required permits, site restoration consistent with RMC 4 -3-050L, Mitigation,
Maintenance, and Monitoring, would be required. A wetland report would be required to
be submitted at the time of formal land use application. They City may required secondary
review at the expense of the applicant.
11. Environmental Review: Environmental (SEPA) Review would be required as the proposal
includes the development of a site that contains a wetland, in accordance with the State
Environmental Policy Act WAC 197-11-800.
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. 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 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.
Temple Tam Nguyen
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August 1, 2024
14. 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.
15. 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 2023 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 2023-2024 fee schedule is available for your review on the City’s website.
16. 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
Jill Ding, Senior Planner at 425-430-6598 or jding@rentonwa.gov to submit prescreen
materials and subsequent land use application.
17. 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 applicant’s
responsibility to monitor the expiration dates.