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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 Highlands Community Church Expansion 3031 NE 10th St, Renton, WA 98056 PRE 24-000336 November 21, 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 pr oposal 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 Directo r, 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: November 18, 2024 TO: Jill Ding, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Highlands Church Addition 1. The fire flow is unchanged from the existing building. 2. Fire impact fees are applicable for the square footage of the new building addition. The charge for church use is $0.24 per square foot. This fee is paid at the time of building permit issuance. 3. Approved fire sprinkler and fire alarm systems are required throughout the building and shall be extended into all new additions of the building. Separate plans and permits required by the fire department for all necessary fire sprinkler and fire alarm updates. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 18th, 2024 TO: Jill Ding, Senior Planner FROM: Huy Huynh, Development Engineering SUBJECT: Highlands Community Church Expansion 3031 NE 10th St PRE24-000336 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 7227800995. 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 outside of the City’s Wellhead Protection Area. 2. There are existing water mains fronting the property including: • 10-inch water main (record drawing W-187817) in Kirkland Ave NE that can deliver 3,300 gpm, the static water pressure is approximately 80 psi at ground elevation of 380 feet. • 12-inch water main (record drawing W-419909) in NE 10th St that can deliver 5,000 gpm, the static water pressure is approximately 80 psi at ground elevation of 380 feet. • 12-inch water main (record drawing W-317910 ) in NE 9th St that can deliver 5,500 gpm, the static water pressure is approximately 80 psi at ground elevation of 380 feet. 3. There is an existing 4” fire service (facility ID LAT-015350) and 4” DCDA (Detector Double Check Valve Assembly facility ID MTR-016255) located West of the existing driveway along NE 10th St within the planter strip. 4. There is an existing 2” irrigation service (facility ID LAT-020668) and 2” meter (facility ID MTR-017409) along Kirkland Ave NE. 5. There is an existing 1” water service (facility ID LAT-020667) and meter (MTR-017408) serving the property along Kirkland Ave NE. • There is an existing 1” RPBA (Reduced Pressure Backflow Assembly) located below the Boiler Room . 6. 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. Fire flow remains the same. 7. The following water improvements will be required: • Applicant to confirm that the existing 1” water service is sized appropriately per the most up to date Uniform Plumbing Code (UPC) for the additional water fixtures. If the existing 1” service and meter is not sized appropriately, installation of a domesti c water service and meter (1-inch minimum) with a backflow prevention assembly (RPBA) downstream of the meter. Connection of the service will be to the existing 10-inch water main along Kirkland Ave NE. 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 Utility Department. Interior RPBA must be installed immediately after pipe penetration through the building floor slab. • 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 seven (7) existing fire hydrants within 300-feet of the property. o HYD-NE-01390 o HYD-NE-00376 o HYD-NE-00173 o HYD-NE-01246 o HYD-NE-00769 o HYD-NE-00213 o HYD-NE-00245 8. A conceptual utility plan will be required as part of the land use application for the subject development. 9. 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 Kirkland Ave NE and NE 10th St (see record drawing S-111411). There is an existing 8-inch concrete wastewater main located in Ne 9th St ( see record drawing S-111410). 3. There is an existing concrete sewer stubs located on Kirkland Ave NE (see record drawing S- 19163). 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 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=Cit yofRenton e. 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. There is an existing 12-inch stormwater main located in NE 10th St (record drawing R-155001). 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 East Lake Washington drainage basin and Johns Creek subbasin. 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 20 22 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. • NE 10th St is classified as a residential access street with an existing right-of-way (ROW) width of approximately 60 ft. To meet the City’s complete street standards for Residential Access streets, a minimum ROW width of 53 ft is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required and include a 26 foot paved road (13 feet each side), a 0.5 foot curb, an 8 foot planting strip, and a 5 foot sidewalk. No dedication is anticipated. • Kirkland Ave NE is classified as a residential access street with an existing right-of-way (ROW) width of approximately 60 ft. To meet the City’s complete street standards for Residential Access streets, a minimum ROW width of 53 ft is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required and include a 26 foot paved road (13 feet each side), a 0.5 foot curb, an 8 foot planting strip, and a 5 foot sidewalk. Dedication of approximately 1’ – 2’ required pending final survey. • NE 9th St is classified as a residential access street with an existing right-of-way (ROW) width of approximately 60 ft. To meet the City’s complete street standards for Residential Access streets, a minimum ROW width of 53 ft is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required and include a 26 foot paved road (13 feet each side), a 0.5 foot curb, an 8 foot planting strip, and a 5 foot sidewalk. No dedication will be required. 2. Refer to City code 4-4-080 regarding driveway regulations. • A minimum separation of 5 feet is required between driveway and the property line. • Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. • The width of any driveway shall not exceed thirty feet (30') exclusive of the radii of the returns or the taper section. 3. Undergrounding of all existing and proposed utilities is not required on all frontages per RMC 4-6-090. 4. Street lighting is required for five thousand (5,000) square feet addition for commercial project. See RMC 4-6-060 for street lighting requirements. 5. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM peak) are required to do a traffic impact analysis. The trips should be calculated based on the guidelines of the current ITE Trip Generation Manual. Refer to the attached policy guidelines for traffic impact analysis for guidelines. If the site generates 20 or more new peak hour trips in either AM peak or PM peak, then applicant should contact the City to get information of the locations where traffic analysis is required. 6. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 7. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of construction permit issuance. • Church, per sq foot is $4.79 unless otherwise listed on the City Fee Schedule • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof Renton 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 pl an shall be on separate sheets. 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 development fee schedule. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 21, 2024 TO: Pre-Application File No. 24-000336 FROM: Jill Ding, Senior Planner SUBJECT: Highlands Community Church Expansion – 3031 NE 10th St (APNs 7227800995 and 7227801023) 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 subject site is located at the southeast corner of Kirkland Ave NE and NE 10th St. The project site totals approximately 7.56 acres (329,205 sf) and is located at 3031 NE 10th St (Parcel nos. 7227800995 and 7227801023). The project site is currently developed with an existing 59,032 square foot religious institution (Highlands Community Church) and a surface parking lot with approximately 314 parking spaces. The applicant proposes to construct a new 10,380 sq. ft. two-story addition on the southeast corner of the existing church building. The new addition would include a lobby entrance and a stairway connecting the lower level to the upper level, which houses the existing sanctuary. Additional features of the expansion will comprise of restrooms, a coffee bar, and waiting areas. To accommodate the expanded lobby, the lower south parking lot would be modified, relocating the driveway approximately nine feet (9’) south of the building. This adjustment would result in the removal of 10 parking stalls and the relocation of parking medians. Two (2) trees would be removed at the building addition site, and trees at the relocated parking medians would also be removed and replaced. Access to the property would remain via existing curb cuts off Kirkland Ave NE, NE 9th St, and NE 10th St. According to City of Renton (COR) Map, a moderate landslide hazard, sensitive slopes, and protected slopes are mapped on the site. Current Use: The project site is currently developed with an existing 59,032 square foot religious institution (Highlands Community Church) and a surface parking lot with approximately 314 parking spaces, proposed to be retained. Highlands Community Church Expansion Page 2 of 10 November 21, 2024 1. Zoning /Land Use Designation, and Overlays: The subject property is split-zoned with the eastern parcel zoned Residential-8 (R-8) and the western parcel zoned Center Village (CV). The applicant would be required to comply with the development standards and density requirements/limits assigned for each zone in their respective locations. Based on the project proposal, the location of the proposed expansion is located within the R-8 zone and would be subject to R-8 development standards and density requirements. This portion of the property is also located within the Residential Medium Density (MD) land use designation. The Residential-8 Zone (R-8) is established for single family residential dwellings allowing a range of four (4) to eight (8) dwelling units per net acre. It is intended to implement the Residential Medium Density Comprehensive Plan designation. Development in the R-8 Zone is intended to create opportunities for new single family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single family neighborhoods. It is intended to accommodate uses t hat are compatible with and support a high-quality residential environment and add to a sense of community. The purpose of the Center Village Zone (CV) is to provide an opportunity for concentrated mixed-use residential and commercial redevelopment designed to urban rather than suburban development standards that supports transit-oriented development and pedestrian activity. Use allowances promote commercial and retail development opportunities for residents to shop locally. Uses and standards allow complementary, high-density residential development, and discourage garden-style, multi-family development. Religious institutions are permitted within the CV and R-8 zones, subject to the approval of a Hearing Examiner Conditional Use Permit. Conditional Use (Hearing Examiner): A conditional use is a land use which may be permitted within a zoning district following review by staff to establish conditions mitigating impacts of the use and to assure compatibility with other uses in the district. Staff will consider the following criteria when reviewing a request for a conditional use permit: 1. 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. 2. 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. 3. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. 4. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. 5. Parking: Adequate parking is, or will be made, available. 6. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. 7. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. Highlands Community Church Expansion Page 3 of 10 November 21, 2024 8. 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. 2. Development Standards: The project would be subject to RMC 4-2-110A and RMC 4-2-120A “Development Standards for Residential Zoning Designations and Commercial Zoning Designations” effective at the time of complete application (noted as “R-8 and CV” herein). Density – The density range allowed in the CV zone is a minimum of 20 to a maximum of 80 dwelling units per net acre. The density range allowed in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per net acre. No dwelling units are proposed, therefore compliance with the net density requirements of the CV and R-8 zones is not applicable. Minimum Lot Size, Width and Depth – The minimum lot size in the CV zone is 25,000 square feet. There are no minimum lot width or depth requirements. The minimum lot size in the R-8 zone is 5,000 square feet. The minimum lot depth is 80 feet. The minimum lot width is 50 feet for interior lots and 60 feet for corner lots. No subdivision is proposed; therefore, the size, width, and depth standards are not applicable. Building and Impervious Surface Coverage – The maximum building coverage in the CV zone is 65% of total lot area or 75% if parking is provided within the building or within an on-site parking garage. There are no maximum impervious surface coverage requirements in the CV zone. The maximum building coverage in the R-8 zone is 50 percent of the total lot area. The maximum impervious surface coverage is 65 percent of total lot area. The coverage requirements would be verified at the time of land use permit application. The existing church development currently exceeds the maximum impervious surface coverage requirements within the R-8 zone and would be considered non-conforming. The proposed project would be required to demonstrate compliance with the building and impervious surface coverage requirements requirements at the time of formal land use application or demonstrate that the proposal complies with the applicable variance criteria. 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 CV zone are 15-20 feet for the front yard, none for the rear yard, unless the lot abuts a residential zone, then 15 feet, secondary front yards (applies to corner lots) would be required to have a 15-20 foot setback, and none for interior side yards unless the lot abuts or is adjacent to a residential zone, then 15 feet. The required setbacks in the R-8 zone are 20 feet for the front yard (except when all vehicle access is taken from an alley, then 15 feet), 25 feet for the rear yards, secondary front yards (applies to corner lots) would be required to have a 15-foot setback, and interior side yards are required to have a 5-foot setback. Highlands Community Church Expansion Page 4 of 10 November 21, 2024 Setback dimensions for the proposed addition appear to comply with setback requirements. Setbacks for the new addition would be verified at the time of formal land use permit review. Building Height – The maximum building height permitted in the CV zone is 50 ft., except 70 ft. for vertically mixed use buildings (commercial and residential). Heights in the CV zone may exceed the Zone’s maximum height with a Conditional Use Permit. Within the R-8 zone, the maximum wall plate height is 24 feet. The maximum story limit is 2 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 indicate that the proposed project would include a new two- story addition within the R-8 zone with a wall-plate height of approximately 24 feet. Compliance with the height requirement would be verified at the time of formal land use permit review. 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. Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” Onsite refuse and recyclables deposit areas and collection points for collection of refuse and recyclables are required for all new development for multi-family residences, commercial, industrial and other nonresidential uses. 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. Garbage dumpsters, refuse compactor areas, and recycling collection areas must be fenced or screened. Architectural design of any structure enclosing an outdoor refuse or recyclables deposit area or any building primarily used to contain a refuse or recyclables deposit area shall be consistent with the design of the primary structure(s) on the site as determined by the Administrator. Compliance with the refuse and recycling standards would be verified at the time of formal land use permit review. 3. Landscaping: The requirements of the landscaping section (RMC 4-4-070) shall apply to the entire site, all parking areas, and street frontages when projects contain new buildings. Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought- resistant vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees in the right- of-way (ROW) planter will also be required. The following sections shall apply: a. RMC 4-4-070F.1, Street Frontage Landscaping Required; Highlands Community Church Expansion Page 5 of 10 November 21, 2024 b. RMC 4-4-070F.2, Street Trees and Landscaping Required Within the Right-of-Way on Public Streets; and c. RMC 4-4-070F.3, Front Yard Trees Required When Street Trees Are Not Located Within the Right-of-Way Abutting a Front Yard. Surface parking lots shall contain a perimeter landscaping screen at least 10 feet in width measured from the ROW. Within this perimeter screen trees shall be planted at a minimum of 2-inch caliper at an average rate of 30 lineal feet of street frontage, shrubs at the minimum rate of one per 20 square feet, and groundcover in quanti ties that will provide at least 90 percent (90%) coverage within three (3) years. Surface parking lots containing 100 or more stalls shall provide a minimum of 35 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. Stormwater Facility Perimeter Landscaping - A landscaping strip with a minimum fifteen feet (15') of width shall be located on the outside of the perimeter fence, unless otherwise determined through the site plan review or subdivision review process. 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. 4. Significant Tree Retention: Application materials identify that there are mature trees on the site. 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, each new lot would be required to provide a minimum tree density of 30 tree 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 Highlands Community Church Expansion Page 6 of 10 November 21, 2024 TREE SIZE TREE CREDITS Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4- 130H.1.e 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 plan and tree credit worksheet prepared by an arborist or landscape architect would be required if the proposal includes any expansion or addition of the existing building. 5. Fences/Retaining Walls: If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A wall taller than four feet requires a building permit. Fences up to six-feet in height are permitted in the rear yard and side yard; fences up to four feet 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 Highlands Community Church Expansion Page 7 of 10 November 21, 2024 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. 6. Parking: Parking for religious institutions require a minimum and maximum of 1 space for every five (5) seats in the main auditorium; however, in no case shall there be less than 10 spaces. In stadiums, sports arenas, churches and other places of assembly in which patrons or spectators occupy benches, pews or other similar seating facilities, each eighteen inches (18") of length of such seating facilities shall be counted as one seat for the purpose of determining requirements for off-street parking facilities. For all existing institutions enlarging the seating capacity of their auditoriums, one (1) additional parking space shall be provided for every five (5) additional seats provided by the new construction. Within the CV zone, parking may not be located between the building and the public street unless located within a structured parking garage. Refer to RMC 4-4-080F for standard stall and aisle dimensions. Standard surface parking spaces are 9 feet by 20 feet. Compact spaces are 8.5 feet by 16 feet and limited to 30 percent (30%) of total spaces. The minimum aisle width for 90 degree spaces is 24 feet. Accessible parking shall be provided per the requirements of the Washington State Barrier Free Standards as adopted by the City of Renton. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. Bicycle parking shall be provided for all non-residential developments that exceed four thousand (4,000) gross square feet in size. The number of bicycle parking spaces shall be equal to ten percent (10%) of the number of required off-street vehicle parking spaces. 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.b-c for further general and specific bicycle parking standards. The applicant would be required to provide a detailed parking study with the land use permit application that demonstrates that the proposal would comply with the parking regulations. The applicant would also be required to demonstrate that the minimum and maximum number of ADA accessible parking stalls are provided for on site. 7. Access/Driveways: Driveway widths are limited by the driveway standards, in RMC 4-4080I. Access to the site is proposed via existing driveway curbs cut off of Kirkland Ave NE, NE 9th St, and NE 10th St. Maximum driveway slope shall not exceed eight percent (8%). The Administrator may allow a driveway to exceed eight percent (8%) slope but not more than fifteen percent (15%) slope, upon proper application in writing and for good cause shown, which shall include, but not be limited to, the absence of any reasonable alternative. To exceed fifteen percent (15%), a Highlands Community Church Expansion Page 8 of 10 November 21, 2024 variance from the Administrator is required. Compliance with driveway standards will be reviewed with the land use application. 8. Urban Design Regulations: Compliance with Urban Design Regulations, District ‘D’, is required for development within the CV zone. The land use application shall provide a written narrative to identify how the project meets each applicable urban design regulation. Please refer the standards in their entirety at RMC 4-3-100. The following bullets are some, but not all, of the guidelines and standards outlined in the regulations. • Buildings shall be oriented to the street with clear connections to the sidewalk. • Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least four and one-half feet (4-1/2') wide (illustration below). Buildings that are taller than thirty feet (30') in height shall also ensure that the weather protection is proportional to the distance above ground level. • Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs shall be provided. These elements shall be a minimum of four and one-half feet (4-1/2') wide along at least seventy five percent (75%) of the length of the building facade facing the street, a maximum height of fifteen feet (15') above the ground elevation, and no lower than eight feet (8') above ground level. • In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, include a roof and be screened around their perimeter by a wall or fence and have self-closing doors. Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three (3). • Parking shall be located so that no surface parking is located between the building and the front property line and/or the building and the side property line along a street. Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. • A pedestrian circulation system of pathways that are clearly delineated and connect buildings, open space, and parking areas with the sidewalk system and abutting properties shall be provided. Pathways within parking areas shall be provided and differentiated by material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting paving materials. The pathways shall be perpendicular to the applicable building facade and no greater than 150-feet apart. Permeable pavement pedestrian circulation features shall be used where feasible, consistent with the Surface Water Design Manual. • Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. • All building facades shall include modulation or articulation at interv als of no more than 40 feet. Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. Highlands Community Church Expansion Page 9 of 10 November 21, 2024 • Any façade visible to the public shall be comprised of at least fifty percent (50%) transparent windows and/or doors for at least the portion of the ground floor facade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation). • At least one of the following elements shall be used to create varied and interesting roof profiles: extended parapets; feature elements projecting above parapets; projected cornices; or pitched or sloped roofs. • All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. Materials shall be durable, high quality, and consistent with more traditional urban development, such as brick, integrally colored concrete masonry, pre- finished metal, stone, steel, glass and cast-in-place concrete. • Pedestrian-scale lighting shall be provided at primary and secondary building entrances. Examples include sconces on building facades, awnings with down-lighting and decorative street lighting. Accent lighting shall also be provided on building facades (such as sconces) and/or to illuminate other key elements of the site such as gateways, specimen trees, other significant landscaping, water features, and/or artwork. 9. Critical Areas: According to COR Maps, a moderate landslide hazard, sensitive slopes, and protected slopes are mapped on the project site. A geotechnical report may be required to evaluate the geologic hazards mapped on the project site. 10. Environmental Review: The construction of a new commercial building in excess of 4,000 square feet would subject the application to Environmental Review in accordance with the State Environmental Policy Act WAC 197-11-800. 11. Permit Requirements: The proposal 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 2025 application fees are as follows: Hearing Examiner Conditional Use Permit Review is $3,825 and SEPA Review (Environmental Checklist) is $1,856. The fee for a Code Modification is $299 each. 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. The City now requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. 12. 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. 13. 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. Highlands Community Church Expansion Page 10 of 10 November 21, 2024 14. Public Meeting: Please note a neighborhood meeting, according to RMC 4-8-090, is required for: a. Preliminary plat applications; b. Planned urban development applications; and c. Projects estimated by the City to have a monetary value equal to or greater than ten million dollars ($10,000,000), unless waived by the Administrator. The intent of this meeting is to facilitate an informal discussion between the project developer and the neighbors regarding the project. The neighborhood meeting shall occur after a pre- application meeting and before submittal of applicable permit applications. The public meeting shall be held within Renton city limits, at a location no further than two (2) miles from the project site. 15. Public Outreach Sign: Preliminary plats, Planned urban development applications, and projects estimated by the City to have a monetary value equal to or greater than ten million dollars ($10,000,000), unless waived by the Administrator require the applicant to install a public outreach sign. Public outreach signs are intended to supplement information provided by public information signs by allowing an applicant to develop a personalized promotional message for the proposed development. The sign is also intended to provide the public with a better sense of proposed development by displaying a colored rendering of the project and other required or discretionary information that lends greater understanding of the project. 16. 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 2025 impact fees are as follows: • A Fire Impact fee for a church is currently assessed at $0.24 per square foot; • A Transportation Impact fee for a church is currently assessed at $4.79 per square foot. The city’s 2025-2026 fee schedule is available for your review on the City’s website. 17. 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. 18. 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, u nless 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.