HomeMy WebLinkAboutPRE_Preapp-Meeting-Notes.pdfPREAPPLICATION MEETING FOR
I Kuan Tao Cultural Center
711 Monroe Avenue NE
PRE 18-000112
CITY OF RENTON
Department of Community & Economic Development
Planning Division
March 8, 2018
Contact Information:
Planner: Jill Ding, 425.430.6598
Public Works Plan Reviewer: Scott Warlick, 425.430.7216
Fire Prevention Reviewer: Corey Thomas, 425.430.7024
Building Department Reviewer: Craig Burnell, 425.430.7290
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).
DATE: March 8, 2018 CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM TO: Jill Ding, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Comments for I Kuan Tao Cultural Center 1. The preliminary fire flow is 2,000 gpm. A minimum of one hydrant is required within 150-feet of the structure and one additional hydrant is required within 300-feet of the structure. There appears to be adequate existing hydrants. 2. Fire impact fees are applicable at the rate of $0.56 per square foot of additional commercial space. This fee is paid at time of building permit issuance. 3. Approved fire alarm system is required throughout the building. Separate plans and permits required by the fire department. Fully addressable and full detection is required for the fire alarm system. 4. Fire department apparatus access roadways are required within 150-feet of all points on the building. Fire lane signage may be required for the on-site roadway. Required turning radius are 25-feet inside and 45-feet outside. Roadways shall be a minimum of 20-feet wide. Roadways shall be fully paved and support a minimum of a 30-ton vehicle and 75-psi point loading. (
DATE:
TO:
FROM:
SUBJECT:
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
March 6th, 2018
Jill Ding, Planner
Scott Warlick, Engineering Specialist II
I Kuan Tao Cultural Center Addition
711 Monroe Ave NE
PRElS-000112
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 . Rev iew
comments may also need to be revised based on site planning and other design changes required by
City staff or made by the appl icant .
I have completed a preliminary review for the above-referenced proposal located at parcel(s)
7809200075. The following comments are based on the pre -applicat ion submittal made to the City of
Renton by the applicant.
Water
1. The proposed Cultural Center is within the City of Renton 's water service area in the Highlands
565 pressure zone .
2. The static water pressure is 77 psi at ground elevation of 388 feet.
3. There is an existing 10-inch water main in Monroe Ave NE (Facility ID No. WM-04069) that can
deliver a maximum flow capacity of 4000 gallons per minute.
4. There is an existing %-inch domestic water mete r (Facility ID No. MTR-012706) serving the
existing residence on the property.
5. There is a Fire Hydrant (Hydrant ID No . HYD -NE -01134) within 150-feet of the existing res idence
on the property. There is another Fire Hydrant (Hydrant ID No . HYD-NE -00559) within 300-feet
of the existing residence.
6. Depending on the Renton Regional Fire Authority, a new 1-inch domestic water meter may be
required for the proposed building, and it is subject to payment of meter installation charges .
The 2018 fee for a new 1-inch water service is $2,850.00. The 2018 fee for a new 1-inch drop in
domestic water meter is $460 .00
Sanitary Sewer
1. There is a 6-inch gravity wastewater main located behind the current residence on the West side on the property. (Record DWG: S-000801) Applicant will need to provide easement at Land Use Application. 2. There is currently an 10-inch gravity wastewater main located in Monroe Ave NE (Record DWG: S-002601) 3. The City of Renton will not allow you to reuse the 4" vitrified clay pipe sewer stub. A new 6" PVC sewer stub will be required to be installed from the main to the property line. Applicant will need to show how they propose to serve the building with a sanitary sewer service. Surface Water 1. There is currently no connection to stormwater on site or any on site BM P's 2. There is a 12-inch stormwater main located in Monroe Ave NE (Record Dwg: D-28842F) 3. A Technical Information Report complying with the City of Renton's 2017 Surface Water Manual will be required. Based on the City's flow control map, the site falls within the Flow Control Duration Standard area matching Existing Peak Site Conditions and is within the East Lake Washington Basin. 4. Appropriate on site BMPs will be required to help mitigate the new runoff created by this development. The final drainage plan and Technical Information Report must be submitted with the construction permit application per core requirement number 9 of the 2017 Surface Water Design Manual. 5. A geotechnical report for the site shall be required. Information on the water table and soil permeability (infiltration rate), with recommendations of appropriate on-site BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. 6. There is a 2018 system Development Charge of $0.687 per sq foot of new impervious surface area. The fee shall not exceed $1,718.00. Transportation 1. Frontage improvements are not required if the following criteria are met: 1. The New construction or addition with valuation less than $150,000. 2. Interior remodels of any value not involving a building addition. If frontage improvements are needed however Monroe Ave NE is classified as a Minor Arterial Road. As per RMC 4-6-060, the ROW width for a Minor Arterial road is 91-feet. The current ROW is not sufficient and would require half street improvements that will include a new 0.5-foot wide curb, 8-foot wide landscaped planter, and a 5-foot wide sidewalk. The project requires the dedication of 5.7-feet of right of way (subject to final survey). 2. A formal fee-in-lieu request may be submitted for the street frontage improvements along Monroe Ave NE. See the wavier and fee-in-lieu request form using the following link: http://rentonwa.gov/uploadedFiles/Business/CED/FORMS/BPW.pdf A fee-in-lieu can be paid at $107 per linear foot. 3. If you wish to construct the frontage improvements, a full utility construction permit will be required. Requirements for intake of a full utility construction permit are listed below. a. Payment of plan review/ inspection fees. Plan review/ inspection fees are based on the anticipated value of the construction of the frontage improvements. b. Survey prepared by a Professional Land Surveyor licensed in the State of Washington
c. Civil Plans prepared by a Professional Civil Engineer licensed in the State of Washington.
d. Survey and Civil Plans shall conform to the City of Renton attached survey and drafting
standards.
e. A written drainage and geotechnical assessment to account for the portion of right of
way where work will be done.
f. First review of utility permit plans takes approximately three to four weeks.
4. 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.
5. Transportation impact fees may be assessed for the proposed change in use. The current use of
the building is a single family residence. The proposed use of the building after the tenant
improvements is a Cultural Center . Transportation impact fees are published in the City's
Development Fees document. The City does not have established fees for either the existing or
proposed use.
The applicant should generate a traffic impact fee by performing a Trip Cost Analysis as defined
and permitted by RMC 4-1-190.H. The impact fee should account for the proposed use and a
credit for the existing single family use . If the calculated fee results in a negative number, the
fee will be waived and no refund will be given. The City will evaluate the analysis and proposed
fee at the time of building permit review. The calculated transportation impact fee is due at the
time of building permit issuance .
General Comments
1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone,
and cable services, etc .) along property frontage or within the site must be underground. 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-feet and shall be setback a minimum of 3-feet from
the right-of-way as outlined in RMC 4-4-040 -Fences, Hedges and Reta i n i ng Wa ll s.
3. Adequate separation between utilities as well as other features shall be provided in accordance
with code requirements .
a. 7-feet minimum horizontal and 1-feet vertical separation between storm and other
utilities is required with the exception of water lines which require 10-feet horizontal and
1.5-feet vertical.
b. The stormwater line should be minimum 5-feet away from any other structure or wall or
building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the
building.
4. All construction utility permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for
the most up-to-date plan submittal requirements :
http://rentonwa.gov/bus i ness/default .aspx?id=42473
5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate
sheets.
6. Fees quoted in this document reflect the fees applicable in the year 2018 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
MEMORANDUM
DATE : March 8, 2018
TO: Pre-Applicat ion File No . 18-000112
FROM: Jill Ding, Senior Planner
SUBJECT: I Kuan Tao Cultural Center, 711 Monroe Avenue NE
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 Di rector, and City
Counc i l). 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 for purchase for $50 .00 plus tax, from the Finance Division on the first floor of City Hall
or on line at www.rentonwa.gov
Project Proposal: The project site is located on the west side of Monroe Avenue NE to the north
of NE 7th Street and is addressed as 711 Monroe Avenue NE . The project site is rectangular in
shape with a total area of 13,532 square feet (0.31 acres) and zoning is Residential -8 dwelling
units per acre (R-8). The applicant is proposing to convert and add onto the existing single family
residence for the I Kuan Tao Cultural Center. Surface parking for 26 parking spaces is proposed
within the front yard area. Access to the site would be maintained off of Monroe Avenue NE.
There are no critical areas mapped on the project site .
Current Use: The site is currently occupied with an existing single family residence .
Zoning/Density Requirements: The subject property is zoned Residential-8 dwelling units per
acre (R-8). Religious organizations are permitted within the R-8 zone as a Hearing Examiner
Conditional Use.
RELIGIOUS INSTITUTIONS: Churches, synagogues, temples and other places where gathering for
worship is the principle purpose of the use. Typical accessory uses associated with this use
include licensed day care facilities, playground, community meeting facilities, and private
schools, rectory or convent, and offices for administration of the institution.
Development Standards : The project would be subject to RMC 4-2-llOA, "Development
Standards for Single Family Zoning Designations" effective at the time of complete application
(noted as "R-8 standards" herein).
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I Kuan Tao Cultural Center, PRE18-000112 Page 2 of 6 March 8, 2018 Minimum Lot Size, Width and Depth -The minimum lot size permitted in the R-8 zone, is 5,000 square feet for parcels being subdivided. Minimum lot width is 50 feet for interior lots and 60 feet for corner lots; minimum lot depth is 80 feet. No subdivision is proposed at this time; the existing lot complies with the minimum lot size, width, and depth requirements of the R-8 zone. Building Standards -The R-8 standards allow a maximum building coverage of 50% of the lot area. The maximum impervious coverage in the R-8 zone i~65%f Building height is restricted to 30 feet. Detached accessory structures must remain below a height of 15 feet and one-story. Accessory structures are also included in building lot coverage calculations. Any changes to the existing building footprint would be required to comply with these standards, review would occur at the time of formal land use review. Setbacks -Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the R-8 zone are: Front yard: 20 feet for the primary structure. Rear yard: 20 feet. Side yards: 5 feet. Side yards along streets: 15 feet Any changes to the existing building footprint would be required to comply with these standards, review would occur at the time of formal land use review. [ Building Design Standards}-Additions and/or expansions to detached or attached dwellings that are valued at fifty thousand dollars ($50,000.00) or more, or at fifty percent (50%} or greater of the most recent assessment or appraisal shall require that the entire dwelling or structure comply with the standards of the Residential Design subsection. The proposal's compliance with the residential design standards would be verified at the time of formal land use review. Fences and Retaining Walls -If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A fence taller than six feet (6') requires a building permit. New or existing fencing would need to comply with 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. Access/Parking: Access to the lots is proposed to remain via the existing driveway off of 112th Avenue SE. The following parking ratios would be applicable to the project site based on the use proposed: k:\preapps\2018\pre18-000112_i kuan tao cultural center addition\02.review comments\planning comments_18-000112 (r-8 i kuan tao cup).doc
I Kuan Tao Cultural Center, PRE18-000112
Page 3 of 6
March 8, 2018
Use Number Qf. Seats
Provided
Religious Unknown
Organization
Ratio Required Spaces
Min/Max: A minimum and Unable to
maximum of 1 for every 5 determine
seats in the main
auditorium; however, in
no case shall there be less
than 10 spaces .
Information regarding the number of seats to be provided for worship services was not
included with the pre-application materials, however staff would like to emphasize that no
fewer than 10 parking spaces shall be provided on-site. The proposal to provide 26 parking
spaces within the front yard may exceed the maximum number of parking spaces permitted on
the project site.
It should be noted that the parking regulations specify standard stall dimensions . Surface
parking stalls must be a minimum of 9 feet x 20 feet, compact dimensions of 8Yz feet x 16 feet,
and parallel stall dimensions of 9 feet x 23 feet; -compact surface parking spaces shall not
account for more than 30 percent of the spaces in the surface parking lots. Minimum aisle width
required is 24 feet. The proposed parking spaces appear to have dimensions of 8 feet by 16
feet with a ZZ-foot wide aisle. The stall dimensions and aisle width would need to be revised
to comply with the minimum standards.
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 .
Bicycle parking is required for non-residential developments exceeding 4,000 square feet in
area. The existing single family residence totals 3,437 square feet in area and would not be
subject to the bicycle parking requirements.
Refuse and Recycling Areas -Refuse and recycling areas need to meet the requirements of RMC
4-4-090, "Refuse and Recyclables Standards". In office, educational and i nstitutional
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. Compliance with this requirement would be
verified at the time of formal land use review.
Landscaping -Because the project is a conversion of a residential use to a non-residential use,
compliance with landscaping regulations is required. Except for critical areas, all portions of the
development area not covered by structures, required parking, access, circulation or service
areas, must be landscaped with native, drought-resistant vegetative cover . The minimum on-site
landscape width required along street frontages is 10 feet. For nonresidential development in a
residential zone, a fifteen-foot (15_'.) wide partially sight-obscuring landscaped visual barrier, or
ten-foot (10') wide fully sight-obscuring landscaped visual barrier, is required along common
property~.
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I Kuan Tao Cultural Center, PRE18-000112 Page 4 of 6 March 8, 2018 Surface parking lots with between 15 and 50 parking spaces are required to provide 15 square feet of interior parking lot landscaping per parking space, as specified below: Interior Parking Lot Landscaping: Any interior parking lot landscaping area shall be a minimum of eight feet (8') in width and 12' deep. Landscaping shall be dispersed throughout the parking area and shall include a mixture of trees, shrubs, and groundcover as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial uses. At least one tree for every six (6) parking spaces within the lot interior shall be planted. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area shall be planted. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover shall be planted in sufficient quantities to provide at least ninety percent {90%) coverage of the landscaped area within three (3) years of installation. d. There shall be no more than fifty feet (50') between parking stalls and an interior parking lot landscape area. Perimeter parking lot landscaping is required, as specified below: Perimeter Parking Lot Landscaping: Such landscaping shall be at least ten feet (10') in width as measured from the street right-of-way. Standards for planting shall be as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover in sufficient quantities to provide at least ninety percent {90%) coverage of the landscaped area within three (3) years of installation. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. A conceptual landscape plan shall be submitted at the time of formal land use review and shall provide the 10-foot onsite landscape strip as well as the 15-foot wide landscaped visual barrier. Significant Tree Retention: A Tree Retention/ Land Clearing (Tree Inventory) Plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least 30 percent (30 %} of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. In addition to retaining 30 percent of existing significant trees, a minimum tree density of 2 trees per 5,000 square feet would be required onsite. Protected trees that do not contribute to a lot's required minimum tree density shall be held in perpetuity within a tree protection tract. Significant trees shall be retained in the following priority order: k:\preapps\2018\pre18-000112_i kuan tao cultural center addition\02.review comments\planning comments_18-000112 (r-8 i kuan tao cup).doc
I Kuan Tao Cultural Center, PRE18-000112
Page 5 of 6
March 8, 2018
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; and Significant trees over sixty feet (60'} in height or greater than eighteen
inches ( 18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved ; Other
significant native evergreen or deciduous trees; and Other significant non-nat ive trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retent ion 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 requ i re independent review of any land use application that involves
tree removal and land clearing at the City's discretion.
Critical Areas: No critical areas are mapped on the project site .
Environmental Review: The proposal would be subject to Environmental (SEPA) Review in
accordance with WAC 197-11 as the proposal includes the construction of a parking lot with
more than 20 parking spaces .
Permit Requirements: The proposal would require a Hearing Examiner Conditional Use Permit
and Environmental (SEPA} Review. The applications would be reviewed concu r rently in an
estimated time frame of 12 weeks once a complete application is accepted. The application fee
would total $4,725 (Hearing Exam i ner Conditional Use Permit fee $3,000 + SEPA fee $1,500 +
Technology fee $225 = $4,725}. Detailed information regarding the land use application
submittal is provided in the attached handouts.
In addition to the required land use permits, separate construction, building and sign permits
would be required. The review of these permits may occur concurrently with the review of the
land use permits, but cannot be issued prior to the completion of any appeal periods.
Public Notice: The applicant will be required to install a public information sign on the property.
Fees : In addition to the applicable building and construction fees, impact fees would be
required . Such fees would apply to all projects and would be calculated at the time of building
permit application and payable prior to building permit issuance. The fees are as follows and
may change year to year:
• A Transportation Impact Fee based on $2.68 per square foot for a church use;
• A Fire Impact Fee based on $0.36 per square foot for a church/non-profit use
A handout listing all of the City's Development related fees is avai lable on the City's website for
your review www.rentonwa .gov.
Note: When the formal application materials are complete, the applicant is strongly
encouraged to have the application materials pre-screened at the 6th floor front counter prior
to submitting the complete application package. Please call or email Jill Ding, Senior Planner
at 425-430-6598 or jding@rentonwa.gov for an appointment.
Expiration : Upon approval, the Conditional Use Permit is valid for two years with a possible two
year extension.
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