Loading...
HomeMy WebLinkAboutPre-app Mtg Summary - 25-000305.pdfCityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000305 1 PRE-APPLICATION MEETING FOR Gathering Church PRE25-000305 CITY OF RENTON Department of Community & Economic Development Planning Division October 2, 2025 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Yong Qi, 425-430-7439, yqi@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org Building Official: Rob Shuey, 425-430-7290, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000305 2 Renton Regional Fire Authority M E M O R A N D U M DATE: July 28, 2025 TO: Alex Morganroth, Principal Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Kiosko Restaurant 1. Due to the change of use from a Business to an Assembly occupancy an approved fire sprinkler and fire alarm systems are required throughout the entire building. 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. Activation of the fire alarm in Group A occupancies with an occupant load of 1,000 or more shall initiate a signal using an emergency voice/alarm communications system. If the proposed kitchen produces grease laden vapors an approved kitchen hood fire suppression would be required with the submission of separate plans and permits are required by the fire department. 2. Adequate exit access would be applicable based upon the occupant load factor. It appears that the existing exits would not meet the required size and location per the International Building Code. All exits shall terminate to a public way. 3. Fire department apparatus access roadways are adequate from South Second Street and Logan Ave South. 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000305 3 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 2nd , 2025 TO: Alex Morganroth, Planner FROM: Yong Qi, Civil Plan Reviewer SUBJECT: Gathering Church TI 205 Logan Ave S, Renton, WA PRE 25-000305 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 Gathering Church TI project at 205 Logan Ave S, parcels No: 5696000030 and have the following comments: EXISTING CONDITIONS Water Water service is provided by City of Renton. The project site is within the City of Renton’s water service area in the Valley 196 Pressure Zone. The static water pressure is approximately 68 psi at ground elevation of 36 feet. The project site is located within the Wellhead Protection Area Zone 1. a. There is an existing 12-inch water main located on the south side of S 2nd St can deliver a maximum flow capacity of 5,600 GPM (see water plan no W-21810D). There is an existing 12- inch water main located on the east side of Logan Ave S that can deliver a maximum flow capacity of 5,600 GPM (see water plan no. W-218117). There is an existing 1-inch water meter and service line serving the existing building (Facility ID No. MTR-006261). b. There are two existing fire hydrants located on the north side of S 2nd St adjacent to the property, and one east of the property along Logan Ave S as follows. 1) One is located approximately 90-feet from the northeast corner of the property (Hydrant ID No. HYD-S-00088). 2) One is located approximately 70-feet to the northwest corner of S 2nd St (Hydrant ID No. HYD-S-00197). 3) One is located on the east side of Logan Ave S directly across the street from the property at approximately 60-feet from the east property line (Hydrant ID No. HYD-S- 00548). Sewer Sewer service is provided by the City of Renton. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000305 4 a. There is an 8-inch PVC gravity wastewater main located in Logan Ave S (record drawing S- 211005). b. The property currently has a two 6-inch PVC stubs connecting to the main in Logan Ave S, and is served by a side sewer (see the side sewer card on file for this property). It is strongly recommended that the applicant CCTV’s the building side sewer to assess its quality. Storm There is an existing 18-inch stormwater main in Logan Ave S (Record Dwg: R-270108). The existing property collects stormwater in catch basins on site and discharges them to the City’s storm main. Streets The project site fronts S 2nd Street to the north and Logan Ave S to the east. WATER COMMENTS 1. The applicant will need to confirm the proposed number of fixtures. The sizing of the meter and of the private service line to the building shall be in accordance with the most recent edition of the Uniform Plumbing Code (UPC). If calculations for the amount of fixtures show that the sizing for a 1-inch water meter and service is adequate, the existing 1-inch water meter and service along Logan Ave S may be re-used. City records indicate that the existing building does not contain a backflow prevention device. The installation of a reduced pressure backflow assembly (RPBA) in an above ground heated enclosure per COR Standard Plan 360.1 is required behind the meter. 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. Please coordinate with the City Water Utility plan review if you propose to locate the RPBA inside the building. a. Water meters 2-inch in size or less will be installed by City forces and a water meter permit is required. The meter vault shall be located within the public ROW or within an easement on private property. 2. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority has determined that an approved fire sprinkler system will be required for the entire building. The following water main improvements will be required for the fire sprinkler system: a. Installation of a fire sprinkler stub a with a double check detector assembly (DCDA) is required for backflow prevention to the proposed buildings. The sizing of the fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DCDA shall be installed on the private property in an outside underground vault per City Standard Plan 350.3. The DCDA may be installed inside the building if it meets the conditions per City Standard Plan 360.5 for the installation of a DCDA inside a building. The location of the DCDA inside the building must be pre-approved by the City Plan Reviewer and Water Utility. b. Installation of a new fire hydrant within 50 feet of the building’s fire sprinkler system fire department connection (FDC). c. Installation of a “Storz” adapter on the existing hydrants within 300 feet of the development, if they are not already equipped with one. 3. A conceptual utility plan will be required as part of the land use application for the subject development. 4. The development is subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2025 Development Fees Document on the City’s website. Fees that are current will be charged at the time of construction permit issuance. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000305 5 a. The SDC fee for water is based on the size of the new domestic water 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. Fire sprinkler service fee is $671.00 per 1-inch service line, $3,355.00 per 1-1/2-inch service line, and $5,368.00 per 2-inch service line. 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. Credit will be applied to the existing service if abandoned. g. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRen ton. SEWER COMMENTS 1. The existing sewer stub and site sewer need to be CCTV’d and can be re-used if found acceptable to the sewer department. Otherwise, a new sewer stub and side sewer shall be installed to serve the proposed use. 2. If applicable, all new side sewers and sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 3. A grease trap/interceptor will be required if a commercial kitchen is proposed. 4. A conceptual utility plan will be required as part of the land use application for the subject development. 5. The development will be subject to a wastewater system development charge (SDC) fee if a new water meter or upsizing the existing water meter is needed. 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 $4,025.00 per meter, 1-1/2-inch meter is $20,215.00 and a 2-inch meter is $32,200.00. b. SDC fees are payable at construction permit issuance. c. Credit of the SDC in the amount equal to the SDC fee for the size of the previous (if abandoned) water meter will be applied, but no refund if the service is reduced per RMC 4-1- 180.B. d. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11438465&dbid=0&repo=Cityof Renton&cr=1. SURFACE WATER COMMENTS 1. The proposal is interior and does not impact surface water. If during the project review, exterior improvements are proposed, the project will be subject to further surface water review and requirements. TRANSPORTATION COMMENTS 1. An accessible route of travel meeting American’s with Disabilities Act’s requirements (ADA) from the public right of way to the working facilities is required and will be reviewed in conjunction with the CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000305 6 building permit submittal. The existing onsite ADA parking and landings will also be reviewed. Additional parking spaces, restriping and ramps may be required. 2. As this project is only proposing interior remodel and no new construction or additions valued at over $175,000 are proposed, no street frontage improvements or right of way dedications are required, however, if during land-use and/or other agency reviews it is determined that outside site and parking/lot improvements are required, the project may become subject to further transportation review. 3. Since the project is proposing a change in use that may result in additional traffic, a traffic study that meets City of Renton guidelines is required at the land-use submittal. If the result of the study yields more than 20 new trips in the AM or PM peak hours, a Traffic Impact Analysis will be required. 4. The development is subject to transportation impact fees. Fees will be assessed at the time of a complete building permit application. The 2025 transportation impact fee for net new pm peak hour person vehicle trips is $8,031.94 per trip. 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. 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. 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 click the link here for the current development fee schedule. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000305 7 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 2, 2025 TO: Pre-Application File No. PRE25-000305 FROM: Alex Morganroth, Principal Planner SUBJECT: The Gathering Church 205 Logan Ave S (APN 5696000030) 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, 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 www.rentonwa.gov. Project Proposal: The subject site is comprised of one parcel (APN 5696000030) with a total area of 15,000 sq. ft. (0.34 acres) located at the southwest corner of S 2nd St and Logan Ave S. The applicant’s site plan also depicts an abutting parcel (APN 7841800025); however, no work is proposed on that property. Accordingly, staff comments are limited to the primary parcel located at 205 Logan Avenue S (APN 5696000030). The site is located in the Center Downtown (CD) zoning district, Urban Design District A overlay, Downtown Business District overlay, and City Center Sign Regulation Area. The site has a Comprehensive Plan Designation of Commercial Mixed Use (CMU). An existing 10,743 sq. ft. masonry structure is located on the site. An existing salon business (on-site service) is established in a portion of the building abutting Logan Ave N. The remaining portion of the building is currently vacant, though a commercial alteration building permit for a restaurant to be located in a portion of the building is currently in review (B25004424). The applicant has proposed the operation of a 2,750 square foot religious institution on the first and second floors of west “wing” of the existing building. According to the applicant, the space would include offices, a prayers room, storage, supporting classrooms, a kitchen, and restroom. An existing, unstripped surface parking is lot is located on the site. Vehicular access to the site would continue to be provided via existing curb cuts off of S 2 nd St and Logan Ave S. No trees are located on the site. City of Renton (COR) maps indicates the presence of a high seismic hazard and Downtown Wellhead Protection Area Zone 1 on the site. Current Use: The site is developed with a 10,743 sq. ft. two-story structure with a single on-service (salon) tenant located in a portion of the building. 1. Zoning and Overlay Districts: The subject property is located within the Center Downtown (CD) zoning classification and Commercial Mixed Use (CMU) land use designation. The CMU designation is intended to implement the CD zone. The purpose of the CD zone is to provide a mixed-use urban commercial center serving a regional market as well as high-density residential development. The property is also within the Urban Design District A overlay, Downtown Business District overlay, and City Center Sign Regulation Area CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000305 8 overlay. Religious Institutions are permitted as a Hearing Examiner Conditional Use within the CD zone – see the Zoning Use Table in RMC 4-2-060 for a list of specific uses. 2. Development Standards: The project would be subject to RMC 4-2-120B, Development Standards for Commercial Zoning Designations effective at the time of complete application (noted as “CD standards” herein). Development Standard CD Zone Minimum Lot Size None Maximum Lot Coverage for Buildings None Minimum Front Yard None Maximum Front Yard 15 ft for buildings 25 ft or less in height, and none for that portion of a building over 25 ft in height. Minimum Secondary Front Yard None Maximum Secondary Front Yard 15 ft for buildings 25 ft or less in height, and none for that portion of a building over 25 ft in height. Minimum Rear Yard None, unless the CD lot abuts a lot zoned residential, then there shall be a 15 ft. wide landscaped strip or a five-foot (5’) wide site-obscuring landscaped strip and a solid six-foot (6’) high barrier along the common boundary with an additional five-foot (5’) setback from the barrier. Minimum Side Yard None, unless the CD lot abuts a lot zoned residential, then there shall be a 15 ft. wide landscaped strip or a five-foot (5’) wide site-obscuring landscaped strip and a solid six-foot (6’) high barrier along the common boundary with an additional five-foot (5’) setback from the barrier. Gross Floor Area There is no minimum requirement for gross floor area. Required Location for Parking All parking shall be provided in the rear portion of the site, with access taken from an alley, where available. Surface parking shall not be located between a building and a street. Parking may be located off-site subject to a joint parking requirement. Upper Story Setbacks None, unless adjacent to and facing a residentially zoned lot or if the facade contains living room windows – then 10 ft. for the second story and 15 ft. for all upper stories. Also, see RMC 4-3-100, Urban Design Regulations. The existing building does not appear to comply with the required setbacks for the CD zone. Any changes to the building footprint would be required to meet all development standards in the CD zone. See below for non-conforming requirements. Nonconforming Structures: The cost of alterations, remodels, or renovations of a legal nonconforming structure, except single-family, accessory dwelling units, and/or middle housing dwellings, shall not exceed an aggregate cost of forty percent (40%) in twelve (12) months or sixty percent (60%) in forty-eight (48) months of the value of the structure, based upon its most recent assessment or appraisal, unless the changes make the structure more conforming, or are used to restore to a safe condition any portion of a structure declared unsafe by the Building Official. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000305 9 Mandatory improvements for fire, life safety or accessibility, as well as replacement of mechanical equipment, do not count towards the cited monetary thresholds. Alterations, remodels, or restoration work shall not result in or increase any nonconforming condition unless permitted by RMC 4-10- 050A.4, Limits on Enlargement. Nonconforming Site Development Standards: For remodels or other alterations of an existing structure made within any three (3) year period which together exceed one hundred percent (100%) of the assessed or appraised value of the existing structure, the site shall be brought into compliance with the current development regulations. For remodels or other alterations within any three (3) year period which exceed thirty percent (30%) of the assessed or appraised value, but do not exceed one hundred percent (100%), proportional compliance shall be required, as provided below. Remodels or other alterations within any three (3) year period that do not exceed thirty percent (30%) of the assessed or appraised value shall not be required to comply with the nonconforming site development requirements. Mandatory improvements for fire, life safety or accessibility, as well as replacement of mechanical equipment, do not count towards the cited monetary thresholds. Proportional Compliance: The required physical site improvements to reduce or eliminate the nonconformity of the site shall be established by the following formula: 1. Divide the dollar value of the proposed structure improvements, excluding mechanical equipment and mandatory improvements for life, safety, or accessibility, by the assessed or appraised value of the existing structure(s). 2. The monetary value of that percentage is then multiplied by ten percent (10%). 3. The dollar value of this equation is then applied toward reducing the nonconformities. Example: • Value of existing structure(s) equals $100,000; • Value of proposed improvements equals $20,000; • 10% multiplied by $20,000 equals $2,000; • $2,000 would be applied toward reducing the nonconformities. 4. The Department shall determine the type, location and phasing sequence of the proposed site improvements. Building Height – The height limit in the CD zone is 150 feet (20 feet more than the maximum height allowed in the abutting residential zone). The applicant has not proposed any changes in height to the existing structures on the property. Any future modifications to the building would need to be in compliance with the height requirement of the CD zone. No structure shall penetrate the Federal Aviation Regulation Part 77 Objects Affecting Navigable Airspace. Land Use Permit Master Applications for proposed projects to be located within the Airport Influence Area shall show the maximum elevation of buildings or structures based on the established airport elevation reference datum will not penetrate the Federal Aviation Administration Regulation Part 77 Objects Affecting Navigable Airspace. Elevations shall be determined by an engineer or land surveyor. Within the Airport Influence Area, disclosure notice shall be placed on land title when property is subdivided, or as part of approval of conditional use permits, special use permits, building permits, or other SEPA nonexempt projects. Such notice may relate to noise, low overhead flights, aviation operations that create high levels of noise, or aviation operations at night when there is greater sensitivity to noise. Prior to approval of land uses where aviation overflight may occur within the Airport Influence Area, a navigation easement shall be granted to the City of Renton. The aviation easement shall be approved by the City Attorney prior to recording. The Renton Municipal Airport Building Height Restrictions map indicates the maximum building height for airport purposes would be approximately 182 above sea level. Compliance with requirements would be CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000305 10 determined at the time of land use application. Please see RMC 4-3-020, Airport Related Height and Use Restrictions for full requirements. 3. Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. If applicable, the application would need to include elevations and details for the proposed methods of screening. For outdoor loading areas, screening is not required except when the subject commercial or industrial lot abuts or is adjacent to a residentially zoned lot and the regulated activity is proposed on the side of the property abutting or adjacent to the listed zones. In such cases, a fence, or landscaping, or a landscaped berm, or any combination of the same is required to achieve adequate visual or acoustical screening. These provisions may be modified through the site plan development review process, or the modification process for site plan exempt p roposals, where the applicant can show that the same or better result will occur because of creative design solutions, unique aspects or use, etc. No mechanical or utility equipment was identified in the submitted materials. However, based on the proposed uses, which include a kitchen, the installation of new exhaust or HVAC equipment on the roof is possible. See RMC 4-4-095, Screening and Storage Height/Location Limitations for specific requirements. Conformance with these requirements would be determined at the time of land use application review. 4. Refuse and Recycling Areas: All new development for multi-family, commercial, industrial and other nonresidential uses shall provide onsite refuse and recyclables deposit areas and collection points for collection of refuse and recyclables. Refuse and recycling areas need to meet the requirements of RMC 4-4-090, Refuse and Recyclables Standards. For non-residential and manufacturing developments, a minimum of three (3) 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 six (6) 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 recyclables and refuse deposit areas. Refuse and recyclables deposit areas and collection points may be allocated to a centralized area, or dispersed throughout the site, in easily accessible areas for both users and hauling trucks. There shall be a minimum of one refuse and recyclables deposit area/collection point for each project. Garbage dumpsters, refuse compactor areas, and recycling collection areas must be fenced or screened. A six-foot (6') wall or fence shall enclose any outdoor refuse or recyclables deposit area. Enclosures for outdoor refuse or recyclables deposit areas/collection points and separate buildings used primarily to contain a refuse or recyclables deposit area/collection point shall have gate openings at least twelve feet (12') wide for haulers. See RMC 4-4-090, Refuse and Recyclables Standards for full requirements. Conformance with these requirements would be determined at the time of land use application review. *Note - HB 1799 will require organic waste separation; onsite waste like produce and other food items can be donated or included as part of waste collection. The new legislation will go into effect in three (3) phases: 2024, 2025, and 2026. 5. Fences/Walls: Within commercial zones the maximum height of any fence, hedge, or retaining wall within the front yard and secondary front yard shall not exceed 48 inches (48”) in height within 15 feet (15’) of the front yard property line or within any part of the clear vision area. Chain link fencing shall be coated with black, brown, gray or green bonded vinyl. Fences, hedges and retaining walls shall not stand in or in front of any required landscaping. If a new or replacement fence is proposed within 15 feet (15’) of a public street on a site that is nonconforming to street frontage landscape requ irements per RMC 4-4-070F.1, the site shall be brought into conformance. 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000305 11 6. Landscaping: Within the CD zone, development is subject to RMC 4-4-070F.2, Street Trees and Landscaping Required Within the Right-of-Way on Public Streets, RMC 4-4-070F.6, Parking Lots and RMC 4-4-070P, Maintenance. New buildings and changes in the use of a property trigger landscaping requirements. The subject property is a commercial zoned lot abutting a residential zone (west property lines), therefore 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 the common property line. Changes in the use of a property or remodel of a structure that requires improvements equal to or greater than fifty percent (50%) of the assessed property valuation would trigger landscape requirements. A conceptual landscape plan shall be provided with the land use application as prepared by a licensed Landscape Architect, a certified nurseryman or other certified professional. All landscaping shall meet the requirements of RMC 4-4-070, Landscaping. 7. 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. No trees appear to be located on the site. 8. Parking: Within the CD zone, parking, loading and driveway regulations of RMC 4-4-080 are applicable if construction of new buildings or structures occurs. A minimum and maximum of 1.0 for every 5 seats in the main auditorium; however, in no case shall there be less than 10.0 spaces. For all existing institutions enlarging the seating capacity of their auditoriums, 1.0 additional parking space shall be provided for every 5 additional seats provided by the new construction. For all institutions making structural alterations or additions that do not increase the seating capacity of the auditorium, see “outdoor and indoor sports arenas, auditoriums, stadiums, movie theaters, and entertainment clubs. There is no minimum parking requirement in the CD zone. A parking stall shall be a minimum of twenty feet (20') in length and eight feet (8’) in width, except for parallel stalls, measured along both sides of the usable portion of the stall. Each parallel stall shall be twenty three feet by nine feet (23' x 9') in size. New parking is not proposed as part of the project. Visitors are anticipated to utilize the street parking in the downtown area, the City-owned parking garage to the east of the site, or the on- site parking areas if allowed by the property owner. 9. Access: Access is proposed via existing driveways off of Logan Ave S and S 2nd St. Driveway widths and quantity are limited by the driveway standards, in RMC 4-4-080I. Driveways shall not be closer than five feet (5’) to any property line and not exceed 40 percent of the street frontage. The width of any driveway shall not exceed 30 feet. There shall be no more than one driveway for each one hundred sixty five feet (165') of street frontage serving any one property or among properties under unified ownership or control; for each one hundred sixty five feet (165') of additional street frontage another driveway may be permitted. 10. Urban Design Regulations: The subject property is within the Urban Design District ‘A’ and compliance with District ‘A’ Urban Design Regulations is required (see RMC 4-3-100). Interior remodels of existing buildings or structures are exempt from the urban design regulations. Changes to the entry way or any portion of the façade would be required to comply with the relevant standards in the urban design regulations. In general, the regulations encourage building design that is unique and urban in character, comfortable on a human scale and uses appropriate building materials that are suitable for the Pacific Northwest climate. The applicant will be required to provide a narrative with the land use application of how the project complies with the Urban Design District ‘A’ Regulations. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000305 12 11. Critical Areas: According to COR Maps, the Downtown Wellhead Protection Area Zone 1 and a High Seismic Hazard Area are mapped on the property. The overall purpose of the wellhead protection regulations is to protect aquifers used as potable water supply sources by the City from contamination by hazardous materials. Some uses are restricted that store, handle, treat, use, or produce substances that pose a hazard to groundwater quality. Development within high seismic hazard areas require a geotechnical study completed by a licensed professional. A geotechnical report may be required by the Building Official at the time of formal building permit application. It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental concerns are present on the site during site development or building construction. 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. 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. Environmental Review: Changes of use of 4,000 sq. ft. or less when located in an existing office, commercial, or service building of 4,000 sq. ft. or larger are categorically exempt from Environmental (SEPA) Review in accordance with WAC 197-11-800 and RMC 4-9-070. Based on the current project scope, the project would be exempt from environmental review. 14. Permit Requirements: The proposed project would require a Hearing Examiner Conditional Use Permit. 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 an d 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. Please refer to the City’s Electronic File Standards. 15. 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000305 13 16. 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. 17. Impact Mitigation Fees (2025): In addition to the applicable building and construction fees, impact mitigation fees are required for the construction of new building areas or changes of use to a more intensive use. If any building expansions or new buildings are proposed or a change in use to a more intense use, fire and transportation impact fees may be assessed. • A Fire impact fee of $0.24 per square foot for churches. • A Transportation impact fee of $4.79 per square foot for churches. 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=CityofRenton. 18. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-screened prior to submitting the complete application package. Please contact Alex Morganroth, Principal Planner, at 425-430-7219 or amorganroth@rentonwa.gov to submit prescreen materials and subsequent land use application. 19. Expiration: Once the Conditional Use Permit application has been approved, building permits, licenses or land use permits required for the operation of a Conditional Use Permit shall be applied for within two (2) years of the date of Conditional Use Permit approval, unless an extended time frame is granted by the Administrator or Hearing Examiner. A single two (2) year extension may be granted for good cause by the Administrator. It is the responsibility of the owner to monitor the expiration date. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000305 14 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 24 , 2025 TO: Alex Morganroth, Planner FROM: Rob Shuey, Building Official SUBJECT: Gathering Church TI 205 Logan Ave S, Renton, WA PRE 25-000305 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 Gathering Church TI project at 205 Logan Ave S, parcels No: 5696000030 and have the following comments: 1. Based on the size of the building, all building plans must be prepared and stamped by an architect licensed by the State of Washington. 2. The Certiflcate of Occupancy has expired for this tenant space. This will require building plans prepared by a professional architect showing the existing fioorplan of the building and additionally showing the proposed fioorplan and how the building will conform with the Washington State Existing Building Code sections 306.5 and 1001.2.2 for the change of occupancy. 3. It appears by the photos that there has already been TI work in this space. A meeting with the Building Official at the TI space to determine the scope of work is necessary, and what work has already been completed.