Loading...
HomeMy WebLinkAboutPRE25-000106_StaffComments_250501DEPARTMENT 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 St. Thomas Orthodox Church Expansion 11651 SE 188th St 11641 SE 188th St PRE 25-000106 May 1, 2025 Contact Information: Planner: Mariah Kerrihard, 425-430-7238, mkerrihard@rentonwa.gov Public Works Plan Reviewer: Michael Sippo, 425-430-7298, msippo@rentonwa.gov Fire Prevention Reviewer: Hugo Sotelo, 425.276.9587, hsotelo@RentonRFA.org Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies to engineers, architects, and contractors who will work on the project. You will need to submit an PDF copy of this packet when you apply for land use and/or environmental permits. When the project application is ready for submittal, you may email the project planner to start the prescreen process. Similarly, you may contact the assigned planner if there are any questions regarding submittal requirements. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Development Engineering Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 1st, 2025 TO: Mariah Kerrihard , Planner FROM: Michael Sippo , Civil Plan Reviewer SUBJECT: St. Thomas Orthodox Church Addition 11651 SE 188th Street, Renton, WA 98058 PRE 25-000106 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 reviewed the application for the St. Thomas Orthodox Church Addition located at 11651 SE 188th Street, APN 6198400020, and have the following comments: EXISTING CONDITIONS The project comprises of two parcels, 6198400020 and 6198400021. These sites are approximately 1.1 acres and 1.1 acres in size respectively. The first site has two building structures, a Church residence and a Church. The second site has an existing single-family residence. There are a few trees and groundcover throughout the site, and lawn on the residential property. The Church property has asphalt pavement and some landscaping around the buildings. Water Water service is provided by Soos Creek Water and Sewer District. Review of the water plans will be conducted by Soos Creek Water and Sewer District and the Renton Regional Fire Authority. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for final review prior to permit issuance. Applicant needs to provide a certificate of water availability with the Land Use application. Sewer Sewer service is provided by Soos Creek Water and Sewer District. Review of the water plans will be conducted by Soos Creek Water and Sewer District and the Renton Regional Fire Authority. Plans approved by Soos Creek Water and Sewer District shall be routed to the City St Thomas Orthodox Church Addition – PRE25-000106 Page 2 of 4 for final review prior to permit issuance. Applicant needs to provide a certificate of sewer availability with the Land Use application. Storm There is an existing 12-inch stormwater main in SE 188th Street (see City plan no R-355603). There is also an existing on-site drainage system that connects to the public conveyance system in SE 188th Street (see City plan no R-355603). There are two bioswales on-site that currently collect drainage on the Church property and the no storm drainage on the residential property. They both generally slope towards SE 188th Street and do not have any critical areas on-site. Streets SE 188th Street is a Residential Access Street with an existing right of way (ROW) width of 60.0- ft as measured using the King County Assessor’s Map. 118th Ave SE is a private street serving up to 4 residential properties with approximately 11-feet of gravel roadway. SURFACE WATER COMMENTS 1. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls within the City’s Flow Control Duration Standard Matching Forested Site Conditions. The site falls within the Soos Creek drainage basin. 2. 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 here. 3. 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. 4. 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. 5. 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 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. 6. Erosion control measures to meet the City requirements shall be provided. 7. The development falls within the R-4 zone which has a maximum impervious surface area of 50% per lot, and maximum building coverage of 35% per lot. St Thomas Orthodox Church Addition – PRE25-000106 Page 3 of 4 8. A Construction Stormwater General Permit from Department of Ecology will be required if grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. 9. 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. a. The current surface water SDC fee for the proposed use is $0.94 per square foot of new impervious surface, but not less than $2,350. b. The full fee schedule can be found at here. TRANSPORTATION COMMENTS 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $175,000. The proposed project parcels front SE 188th St to the north and private property on all other sides. a. SE 188th St is classified as a residential access street, with an existing right-of-way (ROW) width of approximately 60-feet. To meet the City’s complete street standards for Residential Access streets, a minimum ROW width of 53-feet 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 expected to be required pending final survey. b. 118th Ave SE is currently a private road serving up to 4 residents and is part of the City of Renton Core Maps “Potential Roads” designation. To meet the City’s complete street standards for residential streets, a dedication of 35-feet will be required along with 20- feet of paved roadway, 0.5-foot curb, 8-foot planter, and a 5-foot sidewalk. There shall be 1.5-feet designated at the existing property line to tie into the existing grade. 2. 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. Traffic study guidelines are included with the pre-application packet. 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. 3. Refer to City code 4-4-080 regarding driveway regulations. a. A minimum separation of 5-feet is required between driveway and the property line. b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. c. The maximum width of single loaded garage driveway shall not exceed nine feet (9') and double-loaded garage driveway shall not exceed sixteen feet (16') for residential uses. d. The width of any driveway shall not exceed thirty feet (30’) for all other uses. 4. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 5. Undergrounding of all existing utilities is required on all frontages per RMC 4-6-090. 6. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 7. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. a. The 2025 transportation impact fee is $4.79 per square foot of church. St Thomas Orthodox Church Addition – PRE25-000106 Page 4 of 4 b. The 2025 transportation impact fee per net new PM Peak Hour Person Vehicle Trip is $8,031.94. c. The full fee schedule can be found at here. 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. 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. a. Show all retaining walls on profile view. No walls shall be greater than 6’. 3. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults will require a separate building permit. Structural calculations and plans prepared by a licensed engineer will be required as part of the building permit review. 4. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements: a. Provide rim and invert elevations on all drainage and sewer structures. b. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required except for water lines which require 10-ft horizontal and 1.5-ft vertical. c. The stormwater line should be minimum 5 feet away from any other structure or wall or building. d. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 5. 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. 6. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 7. A demo permit is required for the demolition of the existing building. The demo permit shall be acquired through the building department. 8. Fees quoted in this document reflect the fees applicable in the year 2025 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. Current fees can be found here. M E M O R A N D U M DATE: April 15th 2025 TO: Mariah Kerrihard, Assistant Planner FROM: Hugo Sotelo, DFM SUBJECT: St. Thomas Orthodox 1. The preliminary fire flow is 2,750 gpm. A minimum of two fire hydrants are required. One within 150-feet and one within 300-feet of the building. One hydrant is required within 50-feet of all fire department connections and sprinkler systems. A looped water main is required for all fire flows over 2,500 gpm. A water availability certificate from Soos Creek Water district will be required. 2. Approved fire sprinkler and fire alarm systems are required throughout the building. Direct outside access is required to the fire sprinkler riser room. Fire alarm system is required to be fully addressable and full detection is required. Separate plans and permits required by the fire department for fire sprinklers, and fire alarms. 3. Fire department apparatus access roadways are required within 150 feet of all points on the building. 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 a 30-ton vehicle and 75-psi point lading. Approved turnarounds are required for dead end roads that exceed 150 feet. Emergency operation of any electrically controlled access gates will be required. 4. Development fire impact fees for a Church are .24 cents a square foot. Impact fees will be paid at the time of issuance. Credit is available for the removal or retention of the existing buildings. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000106 Department of Community & Economic Development Memorandum DATE: May 1, 2025 TO: Pre-Application File No. 25-000106 FROM: Mariah Kerrihard, Associate Planner SUBJECT: St. Thomas Orthodox Church Expansion – 11651 SE 188th St (APN 6198400020) 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 expanding existing church facilities through three (3) phases. Once completed the project would include: • A new two (2) story church addition to the existing church structure with a gross square footage of 8,756 square feet. • A new single story social hall within the existing church structure with a gross square footage of 3,920 square feet. • A new single-story community center with a gross square footage of 3,076 square feet. • Demolition of existing three-bedroom house. • Seventy (70) total parking stalls The property gains access from SE 188th St from the north. The site has a Comprehensive Plan Land Use Designation of Residential Low Density and a zoning designation of Residential-4 (R-4) dwelling units per net acre (du/ac). The total gross site area is approximately 97,766 square feet (2.21 acres). Access is proposed via the existing driveway from SE 188th St. Access is currently via one (1) driveway from SE 188th St. The parsonage and detached dwelling are proposed for retention; the existing surface parking lot is proposed for expansion to a 70-stall surface parking lot from the existing 19 surface parking stalls. Per COR Maps critical areas are not present on the site. St. Thomas Orthodox Church Expansion Page 2 of 10 May 1, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000106 Current Use: The project area is currently improved with multiple structures. On 11641 SE 188th St (APN 6198400021) is a detached dwelling with access to SE 188th St. A parsonage, the existing church facilities and a 19-stall surface parking lot are located on 11651 SE 188th St (APN 6198400020). 1. Zoning /Land Use Designation, and Overlays: The subject property is located within the Residential-4 (R-4) zoning classification. The Residential Low Density Land Use designation is intended to implement the R-4 zone. The R-4 zone is established to promote urban single family residential neighborhoods serviceable by urban utilities and containing open space amenities. The R-4 designation serves as a transition between rural designation zones and higher density residential zones. It is intended as an intermediate lower density residential zone. A religious institution within the R-4 zone requires a Hearing Examiner Conditional Use Permit. Expansion of the existing religious institutions’ use will result in a major revision, which requires a new review and approval through the Hearing Examiner Conditional Use Permit as it is an intensification of the use. Typical accessory uses associated with religious institutions include licensed day care facilities, playground, community meeting facilities, private schools, rectory or convent, and office for administration of the institution. Detached dwellings are permitted within the R-4. 2. Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Residential Zoning Designations” effective at the time of complete application (noted as “R-4 standards” herein). Density – The area of public rights-of-way, legally recorded private access easements and critical areas (i.e. very high landslide hazard areas, protected slopes (except evaluate on a case-by-case basis those protected slopes created by previous development, wetlands, Class 1 to 4 streams and lakes or floodways) would be deducted from the gross site area to determine the “net” site area prior to calculating density. In order to calculate the proposed density of the project, any area of public road, private driveway/easement, and/or critical area dedication must be known. All fractions which result from net density calculations shall be truncated at two (2) numbers past the decimal (e.g., 4.5678 becomes 4.56). Calculations for minimum or maximum density that result in a fraction that is 0.50 or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than 0.50 shall be rounded down to the nearest whole number. The R-4 zone has a maximum density of four (4) dwelling units per acre with no minimum. Based on the approximate gross land area of 2.0299 acres, two (2) dwelling units arrive at a gross density of approximately 0.98 du/ac (2 du / 2.0299 gross acres = 0.98 du/ac). The gross density would result in 0.98 du/ac. Only one (1) detached dwelling is permitted per lot. At least one (1) of the detached dwellings will need to be an accessory use to the religious institution or a lot line adjustment needs to occur to place one (1) detached dwelling on its own lot. A density worksheet was not included with the pre-application submittal materials; therefore, staff was unable to verify compliance with the density requirements. A completed density worksheet would be required with the land use application. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. St. Thomas Orthodox Church Expansion Page 3 of 10 May 1, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000106 Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-4 zone is 7,000 square feet for parcels. Minimum lot width is 70 feet (70’); minimum lot width for corner lots is 80 feet (80’); minimum lot depth is 100 feet (100’). Due to the project encompassing two (2) lots, a lot line adjustment would be required to consolidate the properties or adjust the boundary lines so that the entirety of the project is on one (1) lot. Compliance with minimum lot size, width and depth standards would be verified at the time of land use application. The submitted plans would need to show compliance with the required lot size and dimensional standard with the land use application. Building Standards – The R-4 standards allow a maximum building coverage of 35 percent (35%) of the lot area. The maximum impervious coverage in the R-4 zone is 50 percent (50%). The maximum wall plate height is restricted to 32 feet (32’), and the buildings shall be not more than three (3) stories. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four vertical feet (4’) 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 horizontal feet (1.5’) from each façade for each one vertical foot (1’) above the maximum wall plate height. The maximum wall plate height for detached accessory structures is 12 feet (12’) and the total floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. The proposed height exceeds zoning allowances. Roofs with a pitch equal to or greater than 4:12 may only project an additional six vertical feet (6’) from the maximum wall plate height of 32 feet (32’). The proposed impervious surface percentage is exceeding the maximum 50% within the R-4 zone. New development would need to comply with the maximum building coverage, impervious surface requirements, and building height regulations of the zone at the time of land use application. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the R-4 zone are: Front yard: 30 feet (30’); Secondary front yard (which applies to corner lots): 30 feet (30’); Rear yard: 25 feet (25’); Side yard: combined 20 feet (20’) with not less than seven and a half feet (7.5’) on either side. New structures will need to be set back a minimum of 30 feet (30’) from the edge of the easement for 118th Ave SE as it is a secondary front yard. Compliance with required setbacks for new development would be verified at the time of land use application. 3. Refuse and Recycling Areas: In non-residential developments, a minimum of three (3) square feet per every 1,000 square feet of building gross floor area shall be provided for recyclable and a minimum of six (6) square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area 100 square feet shall be provided for recycling and refuse deposit areas. Refuse and recyclables deposit areas and collections points may be allocated to a centralized area, or dispersed through the site, in easily accessible areas for both users and hauling trucks. 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 St. Thomas Orthodox Church Expansion Page 4 of 10 May 1, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000106 the Administrator. A six-foot (6') wall or fence shall enclose any outdoor refuse or recyclables deposit area. The refuse and recycling area shall meet all applicable requirements in RMC 4-4-090, “Refuse and Recyclables Standards”. A refuse and recyclable collection area is not shown on the drawings. Based on the provided gross square footage, a 16,850 square foot building would require a minimum of 51 square feet for recyclables and 101 square feet for refuse for a total refuse and recycling area of 152 square feet. Full compliance will be determined at the time of Land Use Application. 4. Landscaping: Additions to existing buildings that increase the gross square footage of the building by greater than one-third (1/3) are subject to landscape requirements. With the exception of 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 ten feet (10’) and shall contain trees, shrubs, and landscaping. Street trees in the ROW planter will also be required. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060, Street Standards. Street trees and, at a minimum, groundcover are to be located in this area when present. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right-of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small-sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large- sized maturing trees: fifty feet (50') on center. On-site street frontage landscaping is required along SE 188th St minus driveways and pedestrian connections. Frontage improvements to include street trees and a landscaping strip will be required along SE 188th St. Nonresidential development in a residential zone requires a fifteen-foot (15') wide partially sight-obscuring landscaped visual barrier, or ten-foot (10') wide fully sight-obscuring landscaped visual barrier, is required along common property lines. Interior and exterior parking lot landscaping would be required. A conceptual landscape plan shall be provided with the land use application as prepared by a registered Landscape Architect, or other licensed professional. Please be aware that frontage improvements will be required. Storm drainage facilities are required to comply with the minimum 15-foot perimeter landscaping strip on the outside of the fence unless otherwise determined. Please refer to landscape regulations RMC 4-4-070 for further general and specific landscape requirements. 5. Significant Tree Retention: A review of COR Maps appears to show 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 St. Thomas Orthodox Church Expansion Page 5 of 10 May 1, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000106 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, the project 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 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. St. Thomas Orthodox Church Expansion Page 6 of 10 May 1, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000106 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. Based on the gross acreage of 2.21 acres a minimum of 66 tree credits (2.21 acres x 30 tree credits / acre = 66.3 tree credits, rounded down to 66). A formal tree retention plan and tree retention worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application. 6. Fences/Retaining Walls: The applicant would be required to show all existing fencing on the submitted drawings. If the applicant intends to install any new fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. The maximum height of any fence or retaining wall is 72-inches subject to further height limitations in setbacks and clear vision areas noted in RMC 4-4-040D. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. For more information about fences and retaining walls refer to RMC 4-4-040. 7. Access/Parking: For areas outside of the Center Downtown (CD) zone, the enlargement or remodeling of an existing building/structure by more than one-third (1/3) of area of the building/structure requires compliance with the requirements of RMC 4-4-080, Parking, Loading and Driveway Regulations. Access is proposed via an existing driveway from SE 188th St. Seventy (70) parking stalls are proposed within the expanded surface parking area. Driveway width shall not exceed an aggregate of 40 percent (40%) of the street frontage. There shall be a minimum of 18 feet (18’) between driveway curb returns where there is more than one (1) driveway on property under single ownership or control and used as one premises. The width of any driveway shall not exceed 30 feet (30’). There shall be no more than one (1) driveway for each 165 feet (165’) of street frontage serving any one property. For each 165 feet (165’) of additional street frontage another driveway may be permitted. 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 St. Thomas Orthodox Church Expansion Page 7 of 10 May 1, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000106 alternative. To exceed fifteen percent (15%), a variance from the Administrator is required. Maximum slopes for parking lots shall not exceed eight percent (8%) slope. For surface parking, a parking stall shall be a minimum of 20 feet (20') in length, except for parallel stalls, measured along both sides of the usable portion of the stall and nine feet (9’) in width (20’ x 9’). Each compact stall shall be eight and one-half feet in width and 16 feet in length (8-1/2' x 16'); compact stalls shall not exceed 30 percent (30%) of the total number of stalls. Accessible parking shall meet the minimum number of required stalls shown below: NUMBER OF ACCESSIBLE PARKING SPACES Total Parking Spaces in Lot or Garage Minimum Required Number of Accessible Spaces 1 – 25 1 26 – 50 2 51 – 75 3 76 – 100 4 101 – 150 5 151 – 200 6 201 – 300 7 301 – 400 8 401 – 500 9 501 – 1,000 2% of total spaces Over 1,000 20 spaces plus 1 space for every 100 spaces, or fraction thereof, over 1,000 St. Thomas Orthodox Church Expansion Page 8 of 10 May 1, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000106 The religious institutions use requires a minimum and maximum of one (1) parking stall for every five (5) seats in the main auditorium is required. In no case shall there be less than 10 spaces. 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. A twenty five percent (25%) reduction or increase from the minimum or maximum number of parking spaces may be granted for nonresidential uses through site plan review if the applicant can justify the modification to the satisfaction of the Administrator. Justification might include, but is not limited to, quantitative information such as sales receipts, documentation of customer frequency, and parking standards of nearby cities. In order for the reduction or increase to occur the Administrator must find that satisfactory evidence has been provided by the applicant. Modifications beyond twenty five percent (25%) may be granted per the criteria and process of RMC 4-9-250D.2. The number of bicycle parking spaces shall be equal to 10 percent (10%) of the number of off-street vehicle parking spaces required. Bicycle parking shall meet the requirements found in RMC 4-4-080F.11. All off-street parking areas shall be paved asphaltic concrete, cement or equivalent alternative material of a permanent nature as approved by the Public Works Department. Surfacing treatments that provide increased infiltration opportunities, such as permeable pavements, shall be used where feasible and to the extent required by the Surface Water Design Manual. Bicycle Parking – The number of bicycle parking spaces shall be equal to 10 percent (10%) of the number of required off-street vehicle parking spaces for all uses except attached dwellings. Seventy (70) parking stalls are proposed. Based on the information provided it is unclear how the proposal came to 70 parking stalls. Church capacity is listed as 350; it is unclear if this is the total number of seats provided for all the uses. If 350 seats are provided, then the minimum and maximum would be 70 stalls. Additional parking would require review and approval through site plan review. It does not appear that any bicycle parking is being shown. Compliance with access and driveway requirements would be verified at the time of land use application. 8. Critical Areas: According to COR Maps there are no critical areas on the property. 9. Environmental Review: The proposal would require environmental review pursuant to the State Environmental Policy Act (SEPA). The project is a change of use in an existing building that exceeds 4,000 square feet and therefore WAC 197-11-800(3) does not apply. An Environmental Checklist must be submitted with the proposal and the City’s Environmental Review Committee is required to issue a Threshold Determination prior to any issuance for permits on the site. Conditional Use Permit: The conditional use permit would be evaluated per the criteria below from RMC 4-9-030, Conditional Use Permits. 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. St. Thomas Orthodox Church Expansion Page 9 of 10 May 1, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000106 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. 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. Submittal Items such as a parking study and traffic study will be needed. Master Plan Review: The purpose of the master plan process is to evaluate projects at a broad level and provide guidance for development projects with multiple buildings on a single large site. The master plan process allows for analysis of overall project concepts and phasing as well as review of how the major project elements work together to implement City goals and policies. Master plan review allows for consideration and mitigation of cumulative impacts from large-scale development and allows for coordination with City capital improvement planning. Master plan review should occur at an early stage in the development of a project, when the scale, intensity and layout of a project are known. When master plan review is required, such plan shall incorporate all commonly owned abutting lots; provided, that the total land area of said lots does not exceed twenty-five (25) acres. Master Plan Review is required for all phased development projects regardless of zone. Including a detailed sequence plan with development phases and estimated time frames, for phased projects will be needed. Each phase must be able to stand on its own without reliance upon development of subsequent phases in order to meet all development standards. See RMC 4-9-200, Master Plan and Site Plan Review for full requirements. 10. Permit Requirements: The proposal would require a Hearing Examiner Conditional Use Permit and Environmental Review (SEPA). The application would be reviewed within an estimated time frame of 12 weeks. The 2025 fees would total $5,785.50 ($4,402.00 Hearing Examiner Conditional Use Permit + $1,856.00 Environmental Review (SEPA) = $6,258.00). Each modification request is $299.00. A 5% technology fee added to the total cost of the reviews 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 requirements can be found on the Conditional Use Permit Submittal Requirements checklist and Environmental Review Submittal Requirements checklist. Other informational applications and handouts can be found on the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please refer to St. Thomas Orthodox Church Expansion Page 10 of 10 May 1, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000106 the City’s Electronic File Standards. The City requires electronic plan submittal for all applications. A handout listing all of the City’s Development related fees is available for your review at 2025-2026 Fee Schedule. 11. 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. 12. 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. 13. 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 $0.24 cents a square foot; • The 2025 transportation impact fee is $4.79 per square foot of church. A handout listing all of the City’s Development related fees is available for your review at https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=City ofRenton 14. 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 Mariah Kerrihard, Associate Planner, at 425-430-7238 or mkerrihard@rentonwa.gov to submit prescreen materials and subsequent land use application. 15. Expiration: The final approval of the conditional use permit shall expire within two (2) years of the date of approval unless otherwise approved by the Hearing Examiner. The Hearing Examiner may grant one (1) extension of time for a maximum of one (1) year for good cause shown. Building permits, licenses or land use permits required for the operation of a Conditional Use Permit shall be applied for within two (2) years of the date of Conditional Use Permit approval, unless an extended time frame is granted by the Administrator or Hearing Examiner. A single two (2) year extension may be granted for good cause by the Administrator. It is the applicant’s responsibility to monitor the expiration dates.