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HomeMy WebLinkAboutPRE_Pre-App Summary_PRE25-000230_Gurudwara Singh Sabha Extension_250807_v2DEPARTMENT 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 Gurudwara Singh Sabha Extension 5218 Talbot RD S, Renton, WA 98055 PRE25-000230 August 28, 2025 Contact Information: Planner: Valerie Porter, 425-430-7288, vporter@rentonwa.gov Public Works Plan Reviewer: Michael Sippo, 425-430-7298, msippo@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building 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: August 19th, 2025 TO: Valerie Porter, Senior Planner FROM: Hugo Sotelo, Deputy Fire Marshal SUBJECT: Gurudwara Extension 16654 113th Ave SE 1. The preliminary fire flow is 2,250 gpm. A minimum of three fire hydrants is 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. 2. Fire impact fees are applicable at the rate of $.24 per square ft. This fee is paid at the time of building permit issuance. Credit will be provided for any homes removed or retained. 3. Approved fire sprinkler, standpipe and fire alarm systems are required throughout the building. 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, fire alarms, and fire standpipes. If the kitchen utilizes cooking appliances that produce grease laden vapors, a kitchen hood fire suppression system will be required. Separate plans and permits will be required. 4. 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 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. Maximum fire apparatus access roadway grade allowed is 15 percent. The proposed vehicle carport is required to be no less than 13ft 6in tall for fire dept. vehicle access. 6. All areas of all buildings shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 28th, 2025 TO: Valerie Porter, Senior Planner FROM: Michael Sippo, Civil Plan Reviewer SUBJECT: Gurudwara Extension 5200 Talbot Road S, Renton, WA PRE 25-000230 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 Gurudwara Extension located at 5200 Talbot Road S, APN 3123059096, 3123059075, 3123059073, and have the following comments: EXISTING CONDITIONS The project comprises of three parcels, 3123059096, 3123059075, 3123059073. These sites are approximately 0.48 acres, 4.9 acres, and 6.17 acres in size respectively. The Church property has three buildings, two accessory structures, asphalt pavement and some landscaping. Water The proposed project is within the City of Renton’s water service area and in the Talbot Hill 350 pressure zone. There is a 12-inch water main (see City plan no W-232702) and 16- inch water main (see City plan no W-059904) in Talbot Road S. The existing 12-inch watermain can deliver 4,000 gpm, with static water pressure of approximately 90 psi at ground elevation of 140 feet. There is a ¾-inch domestic water meter, 1-inch irrigation meter, 2-inch domestic water meter, and 4-inch fire water meter. There are 3 hydrants within 300 feet of the proposed building. Sewer Sewer service is provided by the City of Renton. There is an existing 8-inch wastewater main in Talbot Road S (see City plan no S-229704). Storm There is an existing 18-inch stormwater main in Talbot Road S (see City plan no R- 232703). There is an existing on-site detention vault at 3123059073 built during the last project expansion. Streets Talbot Road S is a Neighborhood Collector Arterial with an existing right of way (ROW) width of 60.0-ft as measured using the King County Assessor’s Map (except for a portion of frontage along parcel #3123059073, where there is 70-ft of ROW). Gurudwara Extension – PRE25-000230 Page 2 of 6 WATER COMMENTS 1. Based on RRFA’s review of the project, the fire flow demand for the new building is 2,250 gpm, including the use of a fire sprinkler system. A 12-inch water stub will be required across Talbot Road S to provide water supply to the fire sprinkler system and a new hydrant shall be located within 50-feet of the Fire Department Connection (FDC). The stub shall be connected to the high-pressure (350-zone) watermain in Talbot Road S. The domestic water service and meter shall also be connected to this stub. 2. RPBA is required for water meter serving commercial/industrial use. The RPBA shall be installed inside an above-ground heated enclosure per City standard plan no. 360.1. The RPBA may be located inside the building if a drainage outlet for the relief valve is provided, and the location is pre-approved by the City Plan Reviewer and City Water Utility Department. 3. A DCDA will be required for the fire sprinkler system. 4. A back flow prevention device of double check valve assembly (DCVA) per City standard plan no. 340.8 is required for an irrigation meter, if applicable. 5. The development is subject to meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use if upgrading is required or needed. Current fees can be found in the 2025 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 SDC fee for water is based on the size of the new domestic water, if any, to serve the project. The current water fee for a single 1-inch meter is $5,025.00 per meter, 1-1/2-inch meter is $25,125.00 and a 2-inch meter is $40,200.00. b. 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. c. Drop-in meter fee is $460.00 per meter for a 1-inch meter, $750.00 for a 1-1/2-inch meter, and $950.00 for a 2-inch meter. This is payable at issuance of the building. d. Credit will be applied to the existing service if abandoned. e. Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at civil construction permit issuance. f. This project is located within the Valley General Hospital special assessment district (SAD) created by city ordinance number 3790. The following assessments are applicable to the development: i. Parcel Number 3123059096 shall be assessed $1,008.00 ii. Parcel Number 3123059075 shall be assessed $10,245.31 g. The full fee schedule can be found here. Gurudwara Extension – PRE25-000230 Page 3 of 6 SEWER COMMENTS 1. All new side sewers and sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 2. Existing side sewer stubs may be re-used if CCTV’ed and found in good condition. Otherwise, a new sewer stub and side sewer shall be installed to serve the propose use. 3. A grease interceptor will be required for the proposed kitchen meeting the Uniform Plumbing Code (UPC). 4. The existing onsite septic system will need to be decommissioned and removed in accordance with Washington State Department of Health Requirements. 5. The development will be subject to a wastewater system development charge (SDC) fee if upgrading or addition domestic water meters are proposed. 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 2025 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 for a 1-inch meter is $3,650.00 per meter, 1-1/2-inch meter is $18,250.00 and a 2-inch meter is $29,200.00. b. SDC fees are payable at construction permit issuance. c. A credit of the SDC in the amount equal to the SDC fee for the size of the previous water meter, if abandoned, will be applied. d. The full fee schedule can be found here.” Gurudwara Extension – PRE25-000230 Page 4 of 6 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 Black River drainage basin. 2. Critical areas such as wetlands shall be addressed in the storm drainage report. 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 here. 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 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. 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. 7. Erosion control measures to meet the City requirements shall be provided. 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. Gurudwara Extension – PRE25-000230 Page 5 of 6 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. Talbot Road S is classified as a Neighborhood Collector Arterial Street, with an existing right-of-way (ROW) width of approximately 60-feet. To meet the City’s complete street standards for Neighborhood Collector Arterial Streets, a minimum ROW width of 94-feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required and include a 57-foot paved road (28.5-feet each side), a 0.5-foot curb, an 8-foot planting strip, and a 8-foot sidewalk. A dedication of 17-feet will be required. 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. Street lighting per City standards is required along Talbot Road S. A street lighting plan and photometric analysis should be submitted at the time of construction permit submittal. 6. Undergrounding of all existing utilities is required on all frontages per RMC 4-6-090. 7. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 8. 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. 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. Gurudwara Extension – PRE25-000230 Page 6 of 6 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. H:\CED\Planning\Current Planning\Admin Docs\templates\Staff Report Templates DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 28, 2025 TO: Pre-Application File No. PRE25-000230 FROM: Valerie Porter, Senior Planner SUBJECT: Gurudwara Singh Sabha Extension 5218 Talbot Rd S, Renton, WA 98055 Parcel No.: 312305-9073, 312305-9096, and 312305-9075 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 east side of Talbot Rd S and consist of three (3) parcels: Parcel 1: 312305-9073, Parcel 2: 312305-9096, and Parcel 3: 312305-9075. Parcel 1, the most northern of the three, is approximately 268,926 square feet (6.17 acres) in size and encumbered by moderate and high landslide hazards, regulated slopes, and an wetland located north of the rear parking lot and extends to the adjacent northern parcel. Parcel 2, which is approximately 21,000 square feet (0.48 acres) in size, is directly south of Parcel 1. Parcel 3 is approximately 213,444 square feet (4.9 acres) in size and borders both Parcel 1 and 3. According to the city’s GIS records, Parcel 3 is encumbered by two (2) on-site wetlands, regulated slopes, moderate and high landslide hazards, and an unnamed stream. The applicant proposes to consolidate all three parcels into a single, unified development totaling approximately 503,370 square feet (11.55 acres). All existing structures on Parcel 2 will be demolished to accommodate the construction a new 10,000 square foot building. The structure on Parcel 3 will also be demolished, and the area will be used for associated parking. Current Use: All three parcels are currently developed. Parcel 1 houses a Sikh Temple and associated surface parking, which is proposed to remain. Parcel 2 contains two residential structures, and Parcel 3 is largely undeveloped but contains one residential structure. Error! Reference source not found. Page 2 of 9 August 28, 2025 1. Zoning/Land Use Designation, and Overlays: Parcels 1 and 3 span over three Comprehensive Plan designations and zoning districts. From west to east, the parcels have a Comprehensive Plan land use designation of Residential High Density (RHD), Residential Low Density (RLD), and Residential Medium Density (RMD) with respective zoning classifications of R-14, R-1, and Residential-8 (R-8). Parcel 2 has a Comprehensive Plan land use designation of Residential High Density (RHD) and is zoned Residential 14 (R-14). A religious institution is permitted in the R-14, R-8, and R- 1 zones with an approved hearing examiner conditional use permit. In addition, portions of the project site are located within the Talbot Urban Separator overlay, which is a designated contiguous open space corridor that is intended to be permanent low-density lands that protect resources and environmentally sensitive areas. Per RMC 4-3-110, Urban Separator Overlay Regulations, the project is required to dedicate at least 50% of the gross land area of that portion of the parcel or parcels located within the Urban Separator as a non-revocable open space tract retained by the property owner, dedicated to a homeowners association, or other suitable organization as determined by the Administrator. The designated open space area must be shown on the plat drawing. 2. Development Standards: The project site is located within three zoning designations. However, the proposal shows development occurring only within the R-14 zone. Therefore, the proposal is subject to RMC 4-2-110B, Development Standards for Residential High Density Zones – Primary Structures, effective at the time of complete application. Minimum Lot Size, Width and Depth – The minimum lot depth in R-14 zone is 60 feet and the minimum lot width is 30 feet for interior lots and 40 feet for corner lots. The proposed lot consolidation would meet all lot size requirements. Submitted plans would need to show compliance with the required lot size and dimensional standard with the land use application. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the R- 14 zone are 15 feet for the front yard, 10 feet for the rear yard, and 15 feet for secondary front yards. As shown on the submitted site plan, the proposed building appears to be outside of any required setback area. However, building setbacks will be verified at the time of land use and building permit applications. Building Height and Impervious Surface Coverage – In the R-14 zone, the maximum wall plate height is 24 feet, increase up to 32 feet possible subject to administrative conditional use permit approval, and building may not exceed three (3) stories. The proposal states the building will be limited to 35 feet, which exceeds the building height requirement. The proposed building must comply with building height requirements outlined in RMC 4-2-110B, Development Standards for Residential High Density Zones – Primary Structures. A variance is a means by which citizens may be granted relief from the strict application of the provisions of certain land use regulations. The process is intended to review situations where uniform requirements would unduly burden one property more than other properties in the vicinity. Error! Reference source not found. Page 3 of 9 August 28, 2025 The R-14 zone allows a maximum building coverage of 65% of the lot area and a maximum impervious surface area of 80%. The proposal would result in an impervious surface coverage of approximately 32%, which is less than the 65% maximum impervious surface coverage permitted in the R-14 zone. The building height and coverage requirements would be verified at the time of a formal application submission. 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 must 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 may 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 square feet per every 1,000 square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of four square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of 100 square feet shall be provided for recycling and refuse deposit areas. Based on the proposed building gross floor area for the new building of approximately 30,000 square feet, the applicant would be required to provide a minimum of 60 square feet of recyclable deposit areas and a minimum of 120 square feet of refuse deposit areas. 5. Landscaping: The proposal would be subject to the landscaping regulations in RMC 4-4- 070, Landscaping. All areas of the site not covered by structures, required parking, access, circulation or patios, must be landscaped. In addition, 10 feet 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 15’ wide partially sight-obscuring landscaped visual barrier, or 10’ wide fully sight- obscuring landscaped visual barrier, will be required along the common property lines. Also, the vehicle parking lot must 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 stalls must be include interior planters sized to dimensions of at least eight feet (8') by twelve feet (12') in order to accommodate trees as they mature. Minimum interior parking lot landscaping shall be provided follows: Error! Reference source not found. Page 4 of 9 August 28, 2025 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 *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: Significant Tree Retention: The proposal would be subject to the regulations in RMC 4-4-130, Tree Retention and Land Clearing Regulations. The project is required to 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 Error! Reference source not found. Page 5 of 9 August 28, 2025 Tree retention standards shall be applied to the developable area 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 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 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 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: The number of required parking spaces is based on land use. The proposed project is required to provide a minimum and maximum of 1 parking stall for every 5 seats in the main auditorium and in no case shall there be less than 10 spaces. Religious institutions seating capacity outside of the auditorium are also subject to the parking requirements. For “outdoor and indoor sports arenas, auditoriums, stadiums, movie theaters, and entertainment clubs” uses, the project is required to provide a minimum and maximum of 1 parking stall for every 4 fixed seats or 10 parking stalls per 1,000 square feet of floor area of main auditorium or of principal place of assembly not containing fixed seats, whichever is greater. It is unclear what the fixed or unfixed seating capacity of the proposed hall will be. Therefore, the applicant will be required, at the time of formal land use permit application, to provide detailed parking analysis and calculations of the subject site to determine the minimum and maximum number of parking stalls allowed by the use. The proposed project is required to comply with all applicable requirement outlined in RMC 4-4-080, Parking, Loading and Driveway Regulations. Parking lots may not have a slope that exceeds 8%, unless authorized by the city’s Administrator. Surface parking stalls must be a minimum of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet. In addition, the minimum width of a 2- way aisle shall be 18 feet. 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. Accessible parking shall be provided as the following: Error! Reference source not found. Page 6 of 9 August 28, 2025 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 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. The applicant will be required, at the time of formal land use permit application, to provide a plan showing bicycle parking locations and quantities. 9. Access/Driveways: Primary access to Parcel 1 is gained from Talbot Rd S. Parcel 2 and 3 also gain primary access from Talbot Rd S through a shared access point further south. The project is proposing to retain both accessways, with modifications to the southern accessway to ensure compliance with city codes. Driveway location, spacing and widths are limited by the driveway design standards, in RMC 4-4-080I. Compliance with access requirements would be verified at the time of formal land use application. 10. Critical Areas: Based on the City’s GIS, the site contains three (3) wetlands, regulated slopes, moderate and high landslide areas, and an unnamed stream. Whenever a proposed development requires a development permit and a critical area is present on the site, the applicant is required to provide plans showing the location of all the critical areas and buffers on the site based upon an inventory provided by a qualified specialist. In addition, a wetland and stream assessment and delineation will be required with the application. Error! Reference source not found. Page 7 of 9 August 28, 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. Due to the presence of geological hazards, a geotechnical study may be required at the time of building permit application. The study shall specifically address if the proposal will not increase the threat of the geological hazard to adjacent or abutting properties beyond pre-development conditions; and the proposal will not adversely impact other critical areas; and the development can be safely accommodated on the site. It is the applicant’s responsibility to determine whether any other critical areas are present on the site prior to formal land use application. The City is currently in the process of updating its Critical Areas Regulations, it is anticipated that the new regulations would be adopted by the end of 2025. Please refer the standards in their entirety at RMC 4-3-050, Critical Area Regulations, for further requirements. 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. Site Plan Approval: Per RMC 4-9-200.B.2, Site Plan Review, a site plan review is required for any development in the R-14 zone. The purpose of the site plan review process is to analyze the detailed arrangement of project elements to mitigate negative impacts where necessary to ensure project compatibility with the physical characteristics of a site and with the surrounding area. Site plan review ensures quality development consistent with City goals and policies. Site plan review analyzes elements including, but not limited to, site layout, building orientation and design, pedestrian and vehicular environment, landscaping, natural features of the site, screening and buffering, parking and loading facilities, and illumination to ensure compatibility with potential future development. Decisional criteria for site plan approval are itemized in RMC 4-9-200E.3. 13. Permit Requirements: The proposed project would require a Declaration of Lot Combination (Lot Line Adjustment), Hearing Examiner Conditional Use Permit, Environmental (SEPA) Review, Hearing Examiner Site Plan Review, and a Variance (for height). Once a complete application is accepted, the land use permits can be reviewed concurrently in an estimated time frame of 12 weeks. The 2025 application fees are as follows: Hearing Examiner Site Plan Review is $4,402, Hearing Examiner Conditional Use Permit is $3,825, Variance is $1,536, SEPA Review is $1,856, and Lot Consolidation is $588. A 5% technology fee would also be assessed at the time of land use application. Any modifications requested would require an additional $299.00 fee. 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. In addition to the required land use permits, separate construction and building permits may be required. Error! Reference source not found. Page 8 of 9 August 28, 2025 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 a Hearing Examiner Conditional Use Permits, a 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. Planned urban development projects require the applicant to install a public outreach sign per RMC 4-8-120. 16. 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 occurs 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 miles from the project site. 17. Public Outreach Sign: Applicants also have the option to install Public Outreach Sign, which are intended to supplement information provided by public information sign 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. 18. Impact Fees: In addition to the applicable building and construction fees, impact fees would be required. Fees change periodically and the fees in effect at the time of building permit issuance would apply. For informational purposes, the 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. 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 Error! Reference source not found. Page 9 of 9 August 28, 2025 19. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-screened prior to submitting the complete application package. Please contact Valerie Porter, Senior Planner, at 425-430-7288 or vporter@rentonwa.gov to submit prescreen materials and subsequent land use application. 20. Expiration: Once the Conditional Use Permit application has been approved, building permits, licenses or land use permits required for the operation of a Conditional Use Permit shall be applied for within two 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-year extension may be granted for good cause by the Administrator. It is the applicant’s responsibility to monitor the expiration dates.