HomeMy WebLinkAboutPre-app Mtg Summary - 24-000328.pdfCityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000328
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PRE-APPLICATION MEETING FOR
Saleh Foundation Community Center
PRE24-000328
CITY OF RENTON
Department of Community & Economic Development
Planning Division
November 14th, 2024
Contact Information:
Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov
Public Works Plan Reviewer: Michael Sippo, 425-430-7298, msippo@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org
Building Official: Rob Shuey, 425-430-7290, rshuey@rentonwa.gov
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the project manager to have it pre-screened before
making all of the required copies.
The pre-application meeting is informal and non-binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will be formally reviewed under the regulations in effect at the time of project
submittal. The information contained in this summary is subject to modification and/or
concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director,
Development Services Director, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council).
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000328
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Renton Regional Fire Authority
M E M O R A N D U M
DATE: November 6, 2024
TO: Alex Morganroth, Principal Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Saleh Community Center
1. The preliminary fire flow is 3,500 gpm. A minimum of four fire hydrants are required. One within
150-feet and three within 300-feet of the building. One hydrant is required within 50 feet of all fire
department connections for the fire sprinkler system. There are two existing fire hydrants in this
area, both need the required 5-inch storz fittings added to them to meet current code. Required fire
flows that exceed 2,500 gpm require a full looped water main all around the building in an approved
easement area.
The existing looped 8-inch water main cannot deliver the required fire flow needed for this project.
Applicant shall reduce required fire flow through construction upgrades like full one hour
construction or replace hundreds of feet of existing water mains to a minimum of 10-inch looped
water mains.
2. Fire impact fees are applicable at the rate of $0.24 to $0.42 per square foot of space, depending on
final occupancy classification. This fee is paid at the time of building permit issuance.
3. Approved fire sprinkler, fire standpipe systems and fire alarm systems are required throughout all
the buildings. Direct outside access is required to the fire sprinkler riser room. A fire alarm system is
required to be fully addressable and full detection is required. The fire standpipe system is required
for all buildings over two stories and required in all stairways. Separate plans and permits required
by the fire department.
4. Fire department apparatus access roadways are required within 150 feet of all points on all buildings. The
building as proposed does not meet this requirement. Fire lane signage required for the on-site.
roadways. The required turning radius is 25 feet inside and 45 feet outside. Roadways shall be a
minimum of 20 feet wide. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point
loading. Minimum vertical clearance is 13-feet, 6-inches, proposed fire apparatus access under the
second-floor building area shall meet this requirement.
5. The building shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall
verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building
shall be enhanced with amplification equipment to meet minimum coverage. Separate plans and permits
are required for any proposed amplification systems.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000328
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: November 12, 2024
June 20, 2011
TO: Alex Morganroth, Principal Planner
FROM: Michael Sippo, Civil Engineer III
SUBJECT: Saleh Foundation Community Center
4108 Jones Ave NE, Renton, WA
PRE24-000328
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 3345700080 and
3345700085. The following comments are based on the pre-application submittal made to the City of Renton by
the applicant.
WATER COMMENTS
1. The project is within the City of Renton’s water service area in the Kennydale 308 hydraulic zone.
2. The static water pressure is approximately 112 psi at ground elevation of 48 feet.
3. The site is located outside the City's Wellhead Protection Area Zones.
4. There is an existing 8-inch City water main located in at Jones Ave NE that can deliver a maximum capacity
of 2,500 gallons per minute (gpm) - (Water Project No. W-0400).
5. The preliminary fire flow is 3,500 gpm. A minimum of four fire hydrants are required. One within 150-
feet and one within 300-feet of the building. Existing hydrants may be counted toward the requirements if
they meet current code. The existing fire hydrants are required to be retrofitted with 5-inch storz fittings
as they do not have them now. One new fire hydrant will be required within 50-feet of the fire sprinkler
and fire standpipe outlet.
6. The following water system improvements will be required as part of the development:
a. In order to increase the capacity to 3,500 gpm, approximately 450 feet of new 12-inch water main
extension by the developer will be required from the north property line of the subject property
(parcel id 3345700083) to the connection to an existing 12-inch water main located approximately
275 feet south of the south property line of the property (parcel id 3345700085).
b. Installation of a minimum of 2 new fire hydrants within 300-feet of the building with storz fittings.
c. Due to fire flow greater than 2,500 gpm, a looped water main around the building is required
within a minimum 15-foot wide public easement. Since on the submitted conceptual site of the
building and of the raised parking platform to be supported by pin piles, along with the presence
of existing wetlands, there is no room to install an on-site and underground water main within
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the site, or around the building. As such, fire flow demand for the development will need to be
reduced to be no greater than 2,500 gpm by using alternate construction methods along with the
use of a fire sprinkler system.
d. Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) for
backflow prevention to the building. The fire sprinkler stub and related piping shall be done by a
registered fire sprinkler designer/contractor. The DDCVA shall be installed on the private
property in an outside underground vault per City standard plan no. 360.2. The DDCVA may be
installed inside the building if it meets the conditions as shown on the City’s standard plan
360.5. The location of the DDCVA inside the building must be pre-approved by the City Plan
Reviewer and Water Utility.
e. Installation of off-site and on-site fire hydrants. The location and number of hydrants will be
determined by the Renton Regional Fire Authority based on the final fire flow demand and final
site plan. A hydrant is required within 50 feet of the buildings’ fire sprinkler system fire
department connections (FDC’s) if a fire sprinkler system is used.
f. A 15-foot utility easement will be required for any water main and for related appurtenances that
are not located within the public right-of-way.
g. A minimum 10-foot setback is required from the building foundation to the water main.
h. Installation of a water service (minimum 1-inch) and meter for the building. The sizing of the
meter shall be in accordance with the most recent edition of the Uniform Plumbing Code. All
commercial domestic water meters shall have a reduced pressure backflow assembly (RPBA)
installed behind the meter on private property per City Standards. The RPBA shall be installed
inside an above ground heated enclosure per COR Standard Plan 360.1.
i. A pressure reducing valve is required downstream of the domestic water meters as the water
pressure exceeds 80 psi.
j. Installation of a separate water meter for landscape irrigation with a DCVA per City Standard Plan
340.8.
k. Installation of a “Storz” adapter on the existing hydrants within 300 feet of the development, if
they are not already equipped with one.
7. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water
main is inside a steel casing.
8. A conceptual utility plan will be required as part of the land use application for the subject development.
9. Civil plans for the water main improvements will be required and must be prepared by a registered
professional engineer in the State of Washington. A civil plan showing the preliminary water main
extension shall be submitted with the land use application.
10. Adequate separation between utilities is required. Minimum separation between water and non-potable
water utilities is 10-feet horizontal and 1.5-feet vertical.
11. 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 that are current will be
charged at the time of construction permit issuance.
a. 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 $4,850.00 per meter, 1-1/2 inch meter
is $24,250.00 and a 2-inch meter is $38,800.00.
b. The SDC fee for fire service is based on the size of the fire service line to serve the project.
c. 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.
d. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=CityofRenton
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SEWER COMMENTS
1. Sewer service will be provided by City of Renton. There is an existing 18-inch main which discharges into a
36-inch King County transmission main at the 72-inch diameter King County Manhole in Jones Ave NE
along a portion the frontage of the property. The 72-inch diameter King County Manhole is located near
the mid-frontage of the 4024 frontage south of the site.
2. Individual sewer stubs from the sewer main and individual side sewers are required for the new building
and can be used in conjunction with the covered parking lot and garbage/recycle areas sewer drainage.
All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details.
3. The covered parking areas, if proposed, will need to direct parking drainage to the sanitary sewer system
through an oil/water interceptor. If any parking is not covered, it will need to be directed away from the
sanitary sewer and into the storm sewer system.
4. Refuse/Recycle areas will be required to be covered with an interior drain that connects to the sanitary
sewer system through an oil/water separator.
5. If the building contains a commercial kitchen, a grease interceptor is required. The grease interceptor
shall be sized based on drainage fixtures units in accordance with standards found in the latest edition of
the Uniform Plumbing Code (UPC). The grease interceptor shall drain by gravity to the sewer main and be
located outside so that it is accessible for routine maintenance.
6. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is
based on the size and number of new domestic water services to serve the project. The current sewer fee
for a 1-inch meter install is $3,650.00 per meter, 1-1/2 inch meter install is $18,250 per meter, and
$29,200 per 2-inch meter.
a. Final determination of applicable fees will be made after the water meter size has been
determined.
b. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=CityofRenton
c. The development may be subject to King County Wastewater Treatment Division capacity charge.
Information about the charge including rates may be found here:
https://kingcounty.gov/en/dept/dnrp/waste-services/wastewater-treatment/sewer-system-
services/capacity-charge/about
SURFACE WATER
1. A drainage report complying with the current version of the City adopted Surface Water Design Manual
(2022 RSWDM) will be required. Based on the City’s flow control map, the site falls within the Flow
Control Duration Standard area matching Forested Site Conditions and is within the East Lake Washington
Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in
the RSWM.
2. The site contains regulated slopes greater than 40%, wetlands, and is in a landslide hazard area. The site
topography slopes east to west with significant steep slopes located on the eastern portion of the 4108
property. The closest public storm drainage improvements located on Jones Ave NE are located
approximately 150 feet north of the 4108 property’s northwest property line.
3. Maintenance access is required to any proposed stormwater tracts and shall be designed and installed in
accordance with the City adopted SWDM.
4. Storm drainage improvements along all public street frontages are required to conform to the City’s
street and stormwater conveyance standards. Any new storm drain installed on or off-site shall be
designed and sized in accordance with standards found in Chapter 4 of the 2022 RSWDM and shall
account for the total upstream tributary area, assuming developed conditions for onsite tributary areas
and existing conditions for any offsite tributary areas.
5. Since the new plus replaced pollution generating impervious surface exceeds 5,000 SF and is commercial
in nature, 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
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the time of civil construction permit application. Separate structural plans will be required to be
submitted for review and approval under a separate building permit for the detention and/or water
quality vault.
6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff
created by this development to the maximum extent feasible. On-site BMPs shall be evaluated as
described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan, including the application of
on-site BMPs, shall be included with the land use application, as applicable to the project. The final
drainage plan and drainage report must be submitted with the utility construction permit application.
7. The project shall meet the Wetland Hydrology Protection Guidelines as outlined in Reference #5 of the
2022 Renton Surface Water Design Manual. Any modifications to the wetland, wetland buffer or wetland
hydrology will require an engineered analysis to determine that no detrimental impacts to the wetland
function occurs.
8. A Construction Stormwater Permit from Department of Ecology may be required since clearing and
grading of the site could potentially exceed one acre. Applicant must obtain permit and provide proof
prior to Civil Permit issuance.
9. 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.
10. Erosion control measures to meet the City requirements shall be provided.
11. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals are
available online at the City of Renton website.
12. The 2024 Surface water system development fee is $0.92 per square foot of new impervious surface, but
no less than $2,300.00. This is payable prior to issuance of the construction permit. This fee is subject to
change based on the calendar year the construction permit is issued. Credit will be given for existing
impervious surfaces. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=CityofRenton
TRANSPORTATION
1. The proposed development fronts Jones Avenue NE along the west property line(s). Jones Avenue NE is
classified as a commercial access street. Per RMC 4-6-060, the minimum right of way width for a commercial
access street is 69’. The minimum paved roadway width is 36’ consisting of 2 – 10’ travel lanes and an 8’
parking lane on each side of the road. A 0.5’ curb, 8’ planter strip, and 6’ sidewalk are required along both
sides of the pavement. 2’ of clear space behind the sidewalk is required along both sides of the roadway. The
King County Assessor’s Map shows a current right of way width of approximately 60’ for Jones Avenue NE
adjacent to the site. A right of way dedication of approximately 4.5’ along the frontage would be required to
meet the City’s street standards.
• Jones Avenue NE has an approximately 20’ paved roadway section. There is an unimproved grass
shoulder along the eastern frontage. The applicant is required to provide the frontage improvements
unless a waiver or modification of the street frontage improvements as outlined in City code 4-9-
250(C)(5)(d) is requested.
• For commercial sites with buildings larger than 5,000 square feet in size, street frontages are required
to conform to the City’s street lighting standards. A street lighting analysis and plan shall be
submitted with a construction permit if this required is triggered.
2. Street grades shall not exceed 15 percent.
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3. On and off-site ADA (including the street frontages), curbing, sidewalk and parking lot/drive-aisle
improvements will be reviewed in conjunction with the civil construction permit for the project and will
require a grading plan consisting of spot elevations and slopes showing that ADA and City specifications are
being met. An ADA compliant accessible route of travel (ART) is required to be provided from the public right-
of-way sidewalks to the building’s main entrance and from the accessible parking stalls.
4. Refer to City code 4-4-080 regarding driveway regulations:
• Commercial Driveways shall be designed in accordance with City standard plans 104.2 and 104.4.
• Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains at the lower
end with positive drainage discharge to restrict runoff from entering the garage.
• Driveways shall not be closer than 5-feet to any property line.
5. Street lighting and street trees are required to meet current city standards. Lighting plans are required to be
submitted with the land use application and will be reviewed during the construction utility permit review.
6. A traffic impact analysis is required when the estimated vehicular traffic generated from a proposed
development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak periods.
The analysis must include a discussion on traffic circulation to and from the site and onsite traffic circulation.
The study shall include trip generation and trip distribution for the project for both AM and PM peak hours.
7. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements.
8. The transportation impact fee is based on the type of land use. development is subject to transportation
impact fees. Fees will be charged based on the rate at the time of building permit issuance.
a. Unless otherwise noted on the fee schedule, the 2024 transportation impact fee is $8,031.94 per
net new PM peak hour person vehicle trip.
b. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&repo=CityofRento
n
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e., electrical, phone, and cable services, etc.) along property
frontage or within the site must be underground. 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 civil construction 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 and tree retention shall be included with the civil plan submittal. Each plan shall be on
separate sheets.
5. Additional Building Permit Applications will be required for the following:
a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040.
b. Detention vaults for storm water flow control.
c. Demo of any existing structures on the project site(s).
6. 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 fee schedule.
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
DATE: November 14, 2024
TO: Pre-Application File No. PRE24-000328
FROM: Alex Morganroth, Principal Planner
SUBJECT: Saleh Foundation Community Center
4108 Jones Ave NE (APNs 3345700080 and
3345700085)
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 applicant proposes to develop a 55,000 sq. ft. religiously-affiliated community center on two
(2) properties at 4108 Jones AVE NE (APNs 3345700095 and 3345700085). The 52,598 sq. ft. (1.2 acres) site is
located on the east side of Jones Ave NE approximately 900 feet south of the intersection of Jones Ave NE and NE
43rd St. The two properties that comprise the project site are located within the Commercial Mixed Use (CMU) land
use designation, Commercial Arterial (CA) zoning classification, and Urban Design District ‘D’ overlay. An existing
one-story mobile office is located on the site and would be removed as part of the project. The proposed
development would consist of a 55,000 sq. ft. four-story structure and an elevated surface parking lot with 78 stalls.
The building would include classrooms for educational programs, administrative offices, a pantry to support
communal meals and events, and multi-purpose rooms to be used for lectures, meetings, youth activities, and social
events. Access to the site would be provided via a new driveway off of Jones Ave NE to the raised parking platform
and via a drop off zone between the building and the street. No trees or vegetation was identified for removal. City
of Renton (COR) Maps indicates the presence of multiple critical areas on the project site including High Seismic
Hazard Areas, High Landslide Hazards, regulated slopes (>15% & <=90%), and two (2) Category III wetlands.
Current Use: The subject property is currently developed with a mobile office. All on-site structures are proposed
for removal.
1. Zoning /Land Use Designation, and Overlays: The property is located within the Commercial Mixed Use (CMU)
land use designation, the Commercial Arterial (CA) zoning designation, and the Urban Design District D overlay.
The CA Zone provides for a wide variety of retail sales, services, and other commercial activities along high-
volume traffic corridors. Residential uses may be integrated into the zone through mixed-use buildings.
Commercial & Mixed Use designations are areas with established commercial and office areas near principal
arterials. Residential uses are allowed as part of mixed-use developments, and the designation supports new
office and commercial development that is more intensive than what exists to create a vibrant district and
increase employment opportunities. The intention of this designation is to transform strip commercial
development into business districts through the intensification of uses and with cohesive site planning,
landscaping, signage, circulation, parking, and the provision of public amenity features.
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Religious Institutions are permitted as a Hearing Examiner Conditional Use within the CA zone.
2. Development Standards: The project would be subject to RMC 4-2-120A, “Development Standards for
Commercial Zoning Designations” (noted as “CA standards” herein) and District ‘D’ overlay area subject to “RMC
4-3-100, Urban Design Regulations” effective at the time of complete application.
Minimum Lot Size, Width and Depth – There are no minimum requirements for lot size, lot width or depth
within the CA zone at this location.
Lot Coverage – The maximum building coverage permitted in the CA zone is 65% of the lot area of 75% if parking
is provided within the building. Building coverage would be limited to 65 percent as some surface parking is
proposed. The proposal appears to meet this requirement.
Building Setbacks – Setbacks are the distance between the building and the property line or any private access
easement or tract. Setback requirements in the CA zone are as follows:
Minimum Front Yard 15 ft. The minimum setback may be reduced if certain
criteria are met. See RMC 4-2-120C.16.
Maximum Front Yard 20 ft. The maximum setback may be increased if certain
criteria are met. See RMC 4-2-120C.15.
Minimum Secondary Front
Yard
15 ft. The minimum setback may be reduced if certain
criteria are met. See RMC 4-2-120C.16.
Maximum Secondary Front
Yard
20 ft. The maximum setback may be increased if certain
criteria are met. See RMC 4-2-120C.15
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
Clear Vision Area In no case shall a structure over 42 in. in height intrude
into the 20 ft. clear vision area defined in RMC 4-11-030.
*It is the applicant’s responsibility to demonstrate compliance with building setbacks at the time of
formal application.
Gross Floor Area – There is no minimum requirement for gross floor area.
Building Height – The maximum building height permitted in the CA zone is 50 feet, except 70 ft. for vertically
mixed use buildings. Heights may exceed the zone’s maximum height with a Conditional Use Permit. The height
of the proposed building was indicated on the plans to be 50 feet (4 stories), which would comply with the
permitted height limit in the CA 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. 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 250 feet. 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
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provisions may be modified through the site plan development review process, or the modification process for
site plan exempt proposals, where the applicant can show that the same or better result will occur because of
creative design solutions, unique aspects or use, etc. No mechanical or utility equipment was identified in the
submitted materials. However, based on the proposed uses, which include eating and drinking establishments,
the installation of new exhaust or HVAC equipment on the roof is likely. See RMC 4-4-095, Screening and Storage
Height/Location Limitations for specific requirements. Conformance with these requirements would be
determined at the time of land use application review.
4. Refuse and Recycling Areas: All new developments for commercial uses shall provide on-site refuse and
recyclable deposit areas and collection points for collection in compliance with RMC 4-4-090, Refuse and
Recyclables Standards. These areas shall not be located within required setbacks or landscaped areas and shall
not be located in a manner that hauling trucks obstruct pedestrian or vehicle traffic on-site or project into public
right-of-way. In office, educational and institutional developments, a minimum of two (2) square feet per every
one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and
a minimum of four (4) square feet per one thousand (1,000) square feet of building gross floor area shall be
provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for
recycling and refuse deposit areas. Based on a building square footage of 55,000 square feet, the applicant
would be required to provide a total minimum of 330 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: The development 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.
Interior Parking Lot Landscaping: Landscaping is required in parking lots in the amounts stipulated in RMC 4-4-
070F. Specifically, 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'). 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 as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and
industrial uses. At least one tree for every six (6) parking spaces within the lot interior shall be planted.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area shall be planted. Up
to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover shall be planted in sufficient quantities to provide at least ninety percent (90%) coverage
of the landscaped area within three (3) years of installation.
d. There shall be no more than fifty feet (50') between parking stalls and an interior parking lot landscape
area.
Perimeter Parking Lot Landscaping: Such landscaping shall be at least ten feet (10') in width as measured from
the street right-of-way. Standards for planting shall be as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and
industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent
(50%) of shrubs may be deciduous.
c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped
area within three (3) years of installation.
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A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-120D.12, shall be
submitted at the time of formal land use submittal. Please refer to landscape regulations (RMC 4-4-070) for
further general and specific landscape requirements.
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:
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.
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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 4-4-070F.1, 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 78 parking stalls on the site utilizing an elevated parking
structure detached from the main building. 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. Each bicycle parking space shall be at least two
feet (2') by six feet (6'), with no less than an overhead clearance of seven feet (7'). Bicycle parking shall be
conveniently located with respect to the street right-of-way and must be within fifty feet (50') of at least one
main building entrance, as measured along the most direct pedestrian access route. 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 Jones Ave NE,
which would provide access to the raised parking lot platform. Driveway widths and quantity are limited by
the driveway standards, in RMC 4-4-080I. Driveways shall not be closer than 5 feet (5’) to any property line and
not exceed 40 percent of the street frontage. The width of any driveway shall not exceed 30 feet (30’).
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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A connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow a
smooth flow of traffic across abutting CA zoned lots without the need to use a street. Access may comprise the
aisle between rows of parking stalls, but is not allowed between a building and a public street.
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 COR Maps, a High Seismic Hazard, High Landslide Hazard, regulated slopes (>15%
& <=90%), and two (2) Category III wetlands are is present on the site. A geotechnical report prepared by a
licensed professional may be required by the Building Official at the time of building permit application
submittal. It is the applicant’s responsibility to ascertain if any other critical areas or environmental concerns
are present on the site during site development or building construction.
In addition, an uncategorized wetlands is mapped on the eastern portion of the project site. Any proposed work
would need to comply with the critical area buffers outlined in RMC 4-3-050.G. A wetland delineation and
report would be required to be submitted with the formal land use application. If temporary impacts are
proposed to the wetland or buffer area a preliminary wetland mitigation plan would also be required.
Wetlands located on site are required to be protected within a Native Growth Protection Easement (NGPE),
which shall be recorded over the site prior to building permit approval. .
12. Environmental Review: Due to the presence of non-exempt critical areas on the site and the construction of a
building greater than 4,000 sq. ft. in size, the project is subject to Environmental (SEPA) Review in accordance
with WAC 197-11-800. An environmental checklist must be submitted with the land use application. An
environmental determination will be made by the Renton Environmental Review Committee. This
determination is subject to appeal by either the project proponent, by a citizen of the community, or another
entity having standing for an appeal.
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.
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14. Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the C A 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. All commercial or industrial projects
adjacent to or abutting residentially zoned property, unless the Administrator determines that the presence
of critical areas or other limiting factors on the residential property make development unlikely or unfeasible.
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 $3,825, Hearing Examiner Site Plan Review is $4,402, SEPA Review (Environmental Checklist) is
$1,856, and the Modification Fee is $299. 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. 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.
17. 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.
18. 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.
19. 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.
20. 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.