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
Renaissance Apostolic Church
11411 SE 164th St, Renton, WA 98055
PRE 25-000204
July 31, 2025
Contact Information:
Planner: Jill Ding, 425-430-6598, jding@rentonwa.gov
Public Works Plan Reviewer: Heather Bray, 425-430-7383, hbray@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).
M E M O R A N D U M
DATE: 7/16/25
TO: Jill Ding, Sinor Planner
FROM: Hugo Sotelo, DFM
SUBJECT: Renaissance Apostolic Church
1. The fire flow requirement is 2,750 gpm. A total of 3 fire hydrants are required. Fire
hydrants are required to be within 150 feet of the proposed building with one fire
hydrant within 300 feet of the proposed building. There shall be a fire hydrant within 50
feet of all fire department connections. Existing hydrants may be counted toward the
requirements if they meet the current code. 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 sprinklers and fire alarm systems are required throughout the buildings.
Separate plans and permits are required by the fire department. Direct outside access is
required to the fire sprinkler riser room. Fully addressable and full detection is required
for the fire alarm system.
3. Fire department apparatus access roadways are required within 150 feet of all points on
the building. Fire lane signage is required for the on-site roadways. The required turning
radius is 25 feet inside and 45 feet outside. Roadways shall be a minimum of 20 feet wide
and fully paved. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point
loading. Approved turnarounds are required for dead end roads that exceed 150 feet.
Any electrically controlled access gates will require fire department emergency access
operation
4. Development fire impact fees for a Church are $0.24 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.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: July 31st, 2025
June 20, 2011
TO: Jill Ding, Senior Planner
FROM: Heather Bray, Civil Plan Reviewer
SUBJECT: Renaissance Apostolic Church
11411 SE 164th Street
PRE25-000204
NOTE: The applicant is cautioned that information contained in this summary is preliminary and
non-binding and may be subject to modification and/or concurrence by official city decision-
makers. Review comments may also need to be revised based on site planning and other design
changes required by City staff or made by the applicant.
I have completed a preliminary review for the above-referenced proposal located at parcel
#008800-0320. The following comments are based on the pre-application submittal made to the
City of Renton by the applicant.
EXISTING CONDITIONS
The site is approximately 2.55 acres in size and irregular shape. The site is developed with an
existing building structure and associated landscaping.
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
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 concrete pipe and culvert system along the south side of SE
164th Street. Based on the current site topography, the site appears to shed towards the
east and west with a ridge along the center of the property.
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July 31st, 2025
2
Streets SE 164th 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 and approximately 28.0-ft of
asphalt paving.
SURFACE WATER COMMENTS
1. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface
Water Design Manual (RSWDM) will be required. Refer to Figure 1.1.2.A – Flow Chart in the
2022 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 a split basin with Soos Creek on the west side and Lower Cedar River on
the east side.
a. Since the site is bisected by two separate drainage sub-basins that do not
combine within ¼ mile downstream of the project site, the areas draining to
each location will be treated as separate threshold discharge areas (TDAs).
Thus, the project will be required to provide a separate stormwater design,
structures, flow control facilities, water quality facilities and appurtenances for
each sub-basin. Alternatively, combining the sub-basins to a single threshold
discharge area requires a storm drainage adjustment meeting the requirements
set forth in Section 1.4 of the 2022 RSWDM.
2. Drainage report and drainage plans based on 2022 RSWDM are required to be provided.
3. Storm drainage improvements along all public street frontages are required to conform to
the City’s Street and stormwater conveyance standards. Any new storm conveyance
installed on or off-site shall be designed and sized in accordance with standards found in
Chapter 4 of the 2022 RSWDM. New storm drains shall be designed to account for the total
upstream tributary area, assuming developed conditions for onsite tributary areas and
existing conditions for any offsite tributary areas.
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. All proposed
stormwater facilities shall be designed in accordance with the current RSWDM 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 all proposed
detention and/or water quality vaults.
5. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate
the new runoff created by this development to the maximum extent feasible. On-site BMPs
shall be evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary
drainage plan, including the application of on-site BMPs, shall be included with the land
use application, as appliable to the project. The final drainage plan and drainage report
must be submitted with the utility construction permit construction.
6. 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.
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3
7. Erosion control measures to meet the City requirements shall be provided.
8. An NPDES permit will be required by the Department of Ecology as the site is over 1 acre of
land disturbing activity. The City of Renton will need a copy of this permit prior to any
construction.
9. The current City of Renton Surface Water Standard Plans that shall be used in all drainage
submittals. The current City of Renton Standard details are available online at the City of
Renton website here.
10. The development is subject to a surface water system development charge (SDC) fee. Fees
will be charged based on the rate at the time of construction permit issuance.
a. The 2025 Surface water system development fee is $0.94 per square foot but
not less than $2,350.
b. The full schedule can be found here.
TRANSPORTATION COMMENTS
1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building
additions exceed an overall valuation of $175,000, the project site(s) shall be required to
meet the City’s Complete Streets Standards:
a. SE 164th Street is classified as a residential access street. Per RMC 4-6-060, the
minimum right of way (ROW) width for a residential access street is 60-ft. Half street
improvements as taken from the ROW centerline will be required and include a
minimum 16-foot paved road, 0.5 feet of cub and gutter, an 8-foot planting strip,
and 5-foot sidewalk, street trees and storm drainage improvements.
2. If a shared driveway is proposed as part of this development, it shall meet the design
standards found in RMC 4-6-060. Shared driveways may be allowed for access to four (4) or
fewer residential lots. Shared driveways shall be wholly in a tract. Shared driveways shall
not be more than 200-ft in length. The paved surface shall be a minimum of 20-ft to meet
Renton Regional Fire Authority standards. The maximum grade of the shared driveway shall
not exceed 15%. Drainage improvements per City standards are required along the shared
driveway. An access easement shall cover the entirety of the tract.
3. On-site and off-site curb ramps, sidewalk improvements will be reviewed in conjunction
with the civil construction permit and will require a grading plan consisting of spot
elevations and slopes showing that ADA and City specifications are being met.
4. Refer to City code 4-4-080 regarding driveway regulations.
5. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-
6-090.
6. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
7. Street lighting per City standards is required along SE 164th Street. A street lighting plan and
photometric analysis should be submitted at the time of construction permit submittal.
8. A traffic impact analysis is required when 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 estimated by the applicant engineer using the current ITE Trip
Generation book. The applicant engineer can contact the City to determine the extent of the
traffic study that will be required for the project. If the peak trips exceed 20, a traffic impact
study will be required to be included with the land use application.
Renaissance Apostolic Church PRE25-000204 Page 4 of 4
July 31st, 2025
4
9. The transportation impact fee is based on the type of land use. For a church, the 2025
transportation impact fee is $4.79 per square foot. Transportation impact fees are subject
to change based on the calendar year the building permit is issued.
GENERAL COMMENTS
1. All proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property
frontage or within the site must be underground. The construction of these franchise
utilities must be inspected and approved by a City of Renton inspector.
2. Adequate separation between utilities as well as other features shall be provided in
accordance with code requirements:
a. 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.
3. All civil construction permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page
for the most up-to-date plan submittal requirements.
4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on
separate sheets.
5. Fees quoted in this document reflect the fees applicable in the year 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. 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: July 31, 2025
TO: Pre-Application File No. PRE25-000204
FROM: Jill Ding, Senior Planner
SUBJECT: Renaissance Apostolic Church –
11411 SE 164th St, Renton, WA 98055
Parcel No. 0088000320
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and
permitting issues are based on the pre-application submittals made to the City of
Renton by the applicant and the codes in effect on the date of review. The applicant is
cautioned that information contained in this summary may be subject to modification and/or
concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic
Development Administrator, Public Works Administrator, Planning Director, Development
Services Director, Development Engineering Director, and City Council). Review comments
may also need to be revised based on site planning and other design changes required by
City staff or made by the applicant. The applicant is encouraged to review all applicable
sections of the Renton Municipal Code. The Development Regulations are available online
at https://www.codepublishing.com/WA/Renton.
Project Proposal: The project site is located on the south side of SE 164th St to the east of
113th Ave SE, at 11411 SE 164th St (Parcel #0088000320), totals 111,078 square feet (2.55
acres) in area, and is zoned Residential-8 (R-8). The project site is currently developed with
an existing 2,504 square foot church and gravel driveway/parking lot. The proposal includes
the construction of a new 12,900 square foot church facility located adjacent to the existing
church building. This new facility has been designed to accommodate a growing
congregation, with seating capacity for approximately 400 attendees. The proposed
sanctuary would include worship spaces, administrative offices, classrooms, and ministry
areas. The existing church building would remain and would be repurposed to serve as a
support facility, offering spaces for community outreach programs, auxiliary meetings, and
educational ministries that complement the activities within the new sanctuary. The entire
property would be developed to include approximately 80 surface parking stalls. Access to
the site would remain via an existing curb cut off SE 164th St. According to the City’s COR
Mapping system, sensitive slopes (slopes with grades between 15 and 40 percent) and a
wetland are mapped on the project site. The south portion of the project site is encumbered
by an easement to Puget Sount Power & Light for transmission lines.
Current Use: The property has an existing 2,504 square foot church and gravel
driveway/parking lot. The existing church is proposed to remain and be repurposed to
function as a support facility.
Renaissance Apostolic Church
Page 2 of 9
July 31, 2025
1. Zoning /Land Use Designation, and Overlays: The surrounding area, including this
property, has a Comprehensive Plan land use designation of Residential Medium Density
(RMD) and is zoned Residential 8 (R-8) dwelling units per acre. The Residential-8 (R-8)
Zone applies to lands suitable for moderate-density residential uses, including single-
family and middle housing, where there is opportunity to reinvest in existing single-family
residential neighborhoods through infill development or the development of new
residential plats. A religious institution is permitted in the R-8 zone with an approved
hearing examiner conditional use permit.
2. Development Standards: The project is subject to RMC 4-2-110A, “Development
Standards for Residential Zoning Designations” effective at the time of complete
application (noted as “R-8 standards” herein).
Minimum Lot Size, Width and Depth – 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.
Setbacks – Setbacks are the minimum required distance between the building footprint
and the property line and any private access easement. The required setbacks in the R-8
zone are 20 feet for the front yard, 25 feet for the rear yard, 5 feet for interior side yards,
and 15 feet for secondary front yards. As shown on the submitted site plan, the
proposed building would be outside of any required setback areas.
Building Height – The maximum wall plate height is 24 feet with 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 did not indicate a proposal for building height expansion. Compliance with
building height regulations for the new building would be verified at the time of
formal land use application. Any proposed increase in the maximum building height
would require the approval of a height variance.
Lot Coverage – The R-8 zone allows a maximum building coverage of 50% of the lot area.
The proposal would add a new building with a footprint of approximately 11,400
square feet plus a 1,500 square foot mezzanine, which when added to the existing
2,504 square foot building footprint results on a total footprint of 15,404 square feet
or 13.9% of the lot area, which would be less than the maximum building coverage
permitted. Building coverage requirements would be verified at the time of formal
land use application.
Maximum Impervious Surface Coverage - The maximum impervious surface would be
limited to 65%. The proposal would result in a total impervious area of approximately
57,184 square feet, which would result in an impervious surface coverage of 51%,
which is less than the 65% maximum impervious surface coverage permitted in the
R-8 zone. Impervious surface requirements would be verified at the time of formal
land use application.
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Page 3 of 9
July 31, 2025
3. Residential Design and Open Space Standards: The proposal would not be subject to
the Residential Design Standards outlined in RMC 4-2-115 as the proposal is not a single
family residential use.
4. Refuse and Recycling Areas: All new developments for religious institutions shall
provide on-site refuse and recyclable deposit areas and collection points for collection
in compliance with RMC 4-4-090, Refuse and Recyclables Standards. These areas shall
not be located within required setbacks or landscaped areas and shall not be located in
a manner that hauling trucks obstruct pedestrian or vehicle traffic on-site or project into
public right-of-way. In office, educational and institutional developments, a minimum of
two (2) square feet per every one thousand (1,000) square feet of building gross floor area
shall be provided for recyclables deposit areas and a minimum of four (4) square feet per
one thousand (1,000) square feet of building gross floor area shall be provided for refuse
deposit areas. A total minimum area of one hundred (100) square feet shall be provided
for recycling and refuse deposit areas. Based on a total building square footage of
approximately 15,404 square feet, the applicant would be required to provide a
minimum of 100 square feet of refuse and recyclable deposit areas.
5. Landscaping: The proposal would be subject to the landscaping regulations in RMC 4-4-
070. The landscape standards require that all pervious areas within the property
boundaries be landscaped. Therefore, all areas of the site not covered by structures,
required parking, access, circulation or patios, must be landscaped with native, drought-
resistant vegetative cover. Ten feet (10') of on-site landscaping is required along all
public street frontages, with the exception of areas for required walkways and
driveways. Due to the proximity to adjacent residential uses, a fifteen-foot (15’) wide
partially sight-obscuring landscaped visual barrier, or ten-foot (10;) wide fully sight-
obscuring landscaped visual barrier, will be required along the common property
lines. Street tree species from the City Approved Street Tree List shall be provided along
the project site’s ROW frontage between the curb and sidewalk as referenced in RMC 4-
4-070F.2.
In addition, the vehicle parking lot shall meet the minimum standards set forth in the
landscape regulations, including both perimeter landscaping and interior landscaping.
All parking lots shall have perimeter landscaping with a minimum depth of 10 feet along
the street frontage. Within this perimeter screen trees shall be planted at a minimum of
2-inch caliper at an average rate of 30 lineal feet of street frontage, shrubs at the
minimum rate of one per 20 square feet, and groundcover in quantities that will provide
at least 90 percent (90%) coverage within 3 years. Parking lots with more than 14 must
be include interior planters sized at least 9’ x 13’ in order to accommodate trees as they
mature. Minimum interior parking lot landscaping shall be provided follows:
Total Number of
Parking Stalls
Minimum
Landscape Area
15 to 50 15 sf/parking space
51 to 99 25 sf/parking space
100 or more 35 sf/parking space
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*Please note that perimeter landscaping cannot be used as a substitute for interior
landscaping.
Please refer to landscape regulations (RMC 4-4-070) for further general and specific
landscape requirements. A detailed landscape plan would be required at the time of
formal land use application.
6. Significant Tree Retention: When significant trees (greater than 6-inch caliper or 8-
caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory
and a tree retention plan along with an arborist report, tree retention plan and tree
retention worksheet shall be provided with the formal land use application as defined in
RMC 4-8-120. The tree retention plan must show preservation of at least 30% of
significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing
Regulations for further general and specific tree retention and land clearing
requirements.
In addition to retaining a minimum of 30% of existing significant trees, properties subject
to an active land development permit shall comply with minimum tree credit retention
requirements of a minimum of 30 credits per net acre. Tree credits encourage retention
of existing significant trees with larger trees being worth more tree credits.
TREE SIZE
TREE
CREDITS
New small species tree 0.25
New medium species tree 1
New large species tree 2
Preserved tree 6 – 9 caliper inches 4
Preserved tree 10 – 12 caliper inches 5
Preserved tree 12 – 15 caliper inches 6
Preserved tree 16 – 18 caliper inches 7
Preserved tree 19 – 21 caliper inches 8
Preserved tree 22 – 24 caliper inches 9
Preserved tree 25 – 28 caliper inches 10
Preserved tree 29 – 32 caliper inches 11
Preserved tree 33 – 36 caliper inches 12
Preserved tree 37 caliper inches and greater 13
Significant trees shall be retained in the following priority order:
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Priority One: Landmark trees; significant trees that form a continuous canopy; significant
trees on slopes greater than twenty percent (20%); significant trees adjacent to critical
areas and their associated buffers; significant trees over sixty feet (60') in height or
greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on
abutting properties from strong winds, which could otherwise allow such sheltered trees
to be blown down if removed.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non-native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical area
or its buffer.
The Administrator may require independent review of any land use application that
involves tree removal and land clearing at the City's discretion.
The Administrator may authorize the planting of replacement trees on the site if it can be
demonstrated to the Administrator's satisfaction that replacement requirements in RMC
4-4-130H1e can be met.
Tree retention standards shall be applied to the developable area, as defined in RMC
4-11-040, Definitions D, of a property. A formal tree retention/planting plan and tree
retention and tree credit worksheet prepared by an arborist or landscape architect
would be reviewed at the time of the land use application.
7. Fences/Retaining Walls: If the applicant intends to install any fences or walls as part of
this project, the location must be designated on the landscape plan. A wall taller than
four feet (4') requires a building permit. Fences up to six feet (6’) in height are permitted
in the rear yard, side yard; fences up to four feet (4’) are permitted in the front yard. Any
part of a yard that is within a clear vision area has a limited fence height of 42-inches. A
fence shall not be constructed on top of a retaining wall unless the total combined height
of the retaining wall and the fence does not exceed the allowed height of a standalone
fence. New or existing fencing would need to comply with the fence requirements of the
code (RMC 4-4-040).
Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other
masonry product that complements the proposed building and site development. There
shall be a minimum three-foot (3') landscaped setback at the base of retaining walls
abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for
additional information about fences and retaining walls.
8. Parking: Parking standards found in RMC 4-4-080 apply. A minimum and maximum of 1
for every 5 seats in the main auditorium is required for the proposed use; however, in no
case shall there be less than 10 spaces. For all existing institutions enlarging the seating
capacity of their auditoriums, 1.0 additional parking space shall be provided for every 5
additional seats provided by the new construction. The applicant indicated that the
proposed church would have seating for 400, which would require 80 parking
spaces. The proposal would include a surface parking lot with 82 parking spaces,
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July 31, 2025
which would exceed the 80 spaces permitted. The proposal would need to be
revised to reduce the number of parking spaces proposed to 80 or request a parking
modification to increase the maximum number of stalls permitted.
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.
It should be noted that the parking regulations specify standard stall dimensions (RMC
4-4-080). Surface parking stalls must be a minimum of 8 feet x 20 feet, compact
dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 8 feet x 20 feet; compact
surface parking spaces shall not account for more than 30 percent of the spaces in the
surface parking lots.
ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an
adjacent access aisle of 8 feet in width for van accessible spaces. The appropriate
amount of ADA accessible stalls based on the total number of spaces must be provided.
See RMC 4-4-080F.8 and RMC 4-4-080F.11 for further general and specific parking
requirements.
Bicycle parking is required for non-residential development that exceeds four thousand
(4,000) gross square feet in size. The number of required bicycle parking spaces would
be equivalent to ten percent of the number of required off-street parking spaces. Spaces
shall meet the requirements of RMC 4-4-080F.11.b. The requirement for 80 parking
spaces would result in a bicycle parking requirement of 8 spaces.
9. Access/Driveways: Access to the site is proposed via one curb cut off SE 164th St.
Driveways shall not be closer than five feet (5') to any property line. Driveway location,
spacing and widths are limited by the driveway design standards, in RMC 4-4-080I.
Compliance with access requirements would be verified at the time of formal land
use application.
10. Critical Areas: According to the City’s COR Mapping system, sensitive slopes (slopes
with grades between 15 and 40 percent) and a wetland are mapped on the project site. A
wetland assessment and delineation would be required with the application. The
wetlands buffer would be based on category of the wetland as well as wildlife
function per the following table:
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July 31, 2025
The wetland and wetland buffer are required to be placed in a Native Growth
Protection easement. A 15 foot setback is required between buildings and critical
area buffers. No new development or improvements would be permitted within the
wetland buffer. The City may require secondary review at the expense of the
applicant.
The City is currently in the process of updating its Critical Areas Regulations, it is
anticipated that the new regulations would be adopted in November.
11. Environmental Review: The proposal would be subject to Environmental (SEPA) Review,
in accordance with the State Environmental Policy Act WAC 197-11-800, as the proposal
includes the construction of a non-residential building in excess of 4,000 square feet with
parking for 20 or more vehicles.
12. Conditional Use Permit: Under the proposed regulations, the Religious Institution Use
would be required to comply with the following criteria (RMC 4-9-030):
a. Consistency with Plans and Regulations: The proposed use shall be compatible
with the general goals, objectives, policies and standards of the Comprehensive
Plan, the zoning regulations and any other plans, programs, maps or ordinances
of the City of Renton.
b. Appropriate Location: The proposed location shall not result in the detrimental
overconcentration of a particular use within the City or within the immediate area
of the proposed use. The proposed location shall be suited for the proposed use.
c. Effect on Adjacent Properties: The proposed use at the proposed location shall
not result in substantial or undue adverse effects on adjacent property.
d. Compatibility: The proposed use shall be compatible with the scale and
character of the neighborhood.
e. Parking: Adequate parking is, or will be made, available.
f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and
shall mitigate potential effects on the surrounding area.
All Other Land Uses
Wetland Category Buffer
High
wildlife
function
(8-9
points)
Moderate
wildlife
function
(5-7
points)
Low
wildlife
function
(3-4
points)
All Other
Scores
Category I – Bogs & Natural Heritage
Wetlands 200 ft
Category I - All others 200 ft 150 ft 115 ft 115 ft
Category II 175 ft 150 ft 100 ft n/a
Category III 125 ft 100 ft 75 ft n/a
Category IV 50 ft n/a
A 15-foot setback is required between buildings and critical area buffers
Renaissance Apostolic Church
Page 8 of 9
July 31, 2025
g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed
use shall be evaluated and mitigated.
h. Landscaping: Landscaping shall be provided in all areas not occupied by
buildings, paving, or critical areas. Additional landscaping may be required to
buffer adjacent properties from potentially adverse effects of the proposed use.
13. Permit Requirements: The proposed project would require a Hearing Examiner
Conditional Use Permit, Environmental (SEPA) Review, and possibly a Variance. 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 is $3,825,
Environmental (SEPA) Review is $1,856, Variance is $1,536, and the Modification Fee is
$299. A 5% technology fee would also be assessed at the time of land use application.
All fees are subject to change. Detailed information regarding the land use application
submittal can be found on the City’s Permit Center website (www.Rentonwa.gov). The
City now requires electronic plan submittal for all applications.
In addition to the required land use permits, separate construction and building
permits may be required.
14. 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.
15. 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.
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; and
• 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
Renaissance Apostolic Church
Page 9 of 9
July 31, 2025
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.
1
Clark Close
From:Robert Shuey
Sent:Wednesday, July 9, 2025 8:25 AM
To:Clark Close
Subject:PRE25-000204 • Building Review - Pre App/Pre Sub • Pre-Application Meeting Submittal
v1
Development Services answers to the questions:
3. How long are the building and civil permit processes? Building Department 1st cycle review of building
and structural drawings Typically take 4 weeks, depending on the reviewer’s workload at the time of
submittal.
5. Can MEP systems be deferred permits? MEP permits may be applied for after the issuance of the
primary building permit.
Thanks,
ROBERT SHUEY, CBO, Director of Development Services/Building O-icial
City of Renton // Development Services
Virtual Permit Center // Online Applications and Inspections
cell 206-550-8523
NOTICE OF PUBLIC DISCLOSURE: This message complies with Washington State’s Public Records Act – RCW 42.56