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HomeMy WebLinkAboutPre-app Mtg Summary - 18-000120PRE-APPLICATION MEETING FOR Bo De Monastery CUP PRE 18-000120 CITY OF RENTON Department of Community & Economic Development Planning Division March 15th, 2018 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Rohini Nair, 425-430-7298, rnair@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-430-7024, cthomas@rentonrfa.org 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). DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:March 6, 2018 June 20, 2011 TO:Alex Morganroth, Current Planning FROM:Rohini Nair, Plan Review section SUBJECT:Bo De Monastery CUP, 11410 SE Petrovitsky Rd, PRE 18-000120 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-binding and may be subject to modification and/or concurrence by official city decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal located at 11410 SE Petrovitsky Rd. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER Water service is by Soos Creek Water and Sewer District. The water requirements shall be as per the requirements of Soos Creek Water and Sewer District. SEWER Water service is by Soos Creek Water and Sewer District. The water requirements shall be as per the requirements of Soos Creek Water and Sewer District. SURFACE WATER 1. Per the 2017 City of Renton Surface Water Design Manual, a drainage review is required from i) Projects that adds or will result in 2,000 square feet or more of new impervious surface, replaced impervious surface, or new plus replaced impervious surface, OR ii) Project proposes 7,000 square feet or more of land disturbing activity, OR iii) Project proposes to construct or modify a drainage pipe/ditch that is 12 inches or more in size/depth, or receives storm water runoff or surface water from a drainage pipe/ditch that is 12 inches or more in size/depth, OR iv) Project contains or is adjacent to a flood, erosion, or steep slope hazard area as defined in RMC 4-3- 050, or projects located within a Landslide Hazard Drainage Area, OR v) The project is a redevelopment project proposing $100,000 or more of improvements to an existing high-use site. 2. Information provide at this stage mention that the project is an internal remodel of existing building. If no changes to the impervious surface area outside the existing building is proposed and if no other land disturbing activity is proposed, drainage review is not triggered. TRANSPORTATION 1. Per RMC 4-6-060, interior remodel only projects are exempt from street frontage improvements. 2. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. 3. Transportation Impact fees associated with the change of use will be applicable at time of building permit. Informational comment SE Petrovitsky Rd is a Principal Arterial with existing ROW width of 80 feet in the site frontage. The City has a draft corridor plan on SE Petrovitsky Rd which includes additional ROW approximately 20 feet (subject to survey) on the site frontage (to match the existing ROW line of the adjacent west property (parcel # 2923059015) frontage). It will be good to consider this when deciding any future building addition or expansion. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:March 15th, 2017 TO:Pre-Application File No. 18-000120 FROM:Alex Morganroth, Associate Planner SUBJECT:Bo De Monastery 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, 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 for purchase for $50.00 plus tax from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov. Project Proposal: The subject site is located at 11410 SE Petrovitsky Rd (Parcel #2923059025). The applicant has proposed to operate a religious institution in the existing single-family home on the site. The tenant received a violation for construction without a permit on November 28, 2017 (CODE17-000679). The site totals 38,134 square feet in area and is located within the R-14 (Residential 14 du/ac) zoning classification. According to the applicant, the church serves approximately 15-20 members during regular service and up to 50 members during special events. Access to the site is proposed to remain via the existing driveway off of Lake Ave S. The applicant has also proposed the grading of the existing gravel area used for parking (approximately 15 spaces available according to applicant). COR maps indicates the presence of sensitive slopes on the northeast corner of the site. The applicant has not proposed the removal of any trees or vegetation are proposed on the site. Current Use: The subject property contains two existing buildings. According to the applicant, a two-story 1,920 sq. ft. structure on the south of the site is used as a temple (operating without a Conditional Use Permit). The two- story ~1,000 sq. ft. structure to the north is used as an accessory dwelling unit allowed via an approved Conditional Use Permit issue in 2010 (LUA10-036) . The site also contains associated unpaved surface parking. Zoning: The subject property is located in the Residential 14 du/ac (R-14) zoning district and Residential High Density comprehensive plan designation. A religious institution is permitted in the R-14 zone with an approved hearing examiner conditional use permit. Conditional Use (Hearing Examiner): A conditional use is a land use which may be permitted within a zoning district following review by staff to establish conditions mitigating impacts of the use and to assure compatibility with other uses in the district. Staff will consider the following criteria when reviewing a request for a conditional use permit: 1. Consistency with Plans and Regulations: The proposed use shall be compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the zoning regulations and any other plans, programs, maps or ordinances of the City of Renton. 2. Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited for the proposed use. 3. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. 4. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. 5. Parking: Adequate parking is, or will be made, available. 6. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. 7. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. 8. Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent properties from potentially adverse effects of the proposed use. R-14 Development Standards: The project would be subject to RMC 4-2-120A, “Development Standards for Residential Zoning Designations.” Minimum Lot Size, Width and Depth – The minimum lot size in the R-14 zone is 3,000 sq. ft. for detached dwellings, with no minimum lot size for attached dwellings. The minimum lot width in the R-14 zone is 30 ft and the minimum lot depth 60 ft. The proposed use would be located on an existing legal lot. Lot Coverage and Impervious Surface – The maximum lot coverage in the R-14 zone is 65% of total lot area and the maximum impervious surface area is 80%. The existing site meets the maximum lot coverage requirement, but may not meet the maximum impervious surface area requirement based on recent aerial photos. Please note that gravel is classified as an impervious surface per the 2017 City of Renton Surface Water Design Manual. Setbacks – The setbacks for the R-14 zone are as follows: minimum 15 foot front yard setback, 10 foot rear yard setback, and 4 foot side yard setback for detached units (0 foot side yard setback for attached units). The applicant has proposed minor changes to the footprint of the proposed temple building that appear to meet the required setbacks. Any future modifications to the exterior of the building would need to be in compliance with the setback requirements for the R-14 zone. Building Height – The height limit in the R-14 zone is 24 feet with a possible increase of up to 32 feet subject to administrative conditional use approval. The applicant has not proposed any changes in height to the two structures on the property. Any future modifications to the building would need to be in compliance with the height requirement of the R-14 zone. Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. Any new equipment installed as part of the project must meet the screening requirements in RMC 4-4-095. Refuse and Recycling Areas –Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” For manufacturing and other nonresidential developments a minimum of 3 square feet per every 1,000 square feet of building gross floor area shall be provided for recyclable deposit areas and a minimum of 6 square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas with a total minimum area of 100 square feet. Architectural design of the enclosure shall be consistent with the design of the primary building. Compliance with the refuse and recycling standards will be reviewed with the land use permit application. Landscaping: Changes in use may trigger the landscape regulations in RMC 4-4-070 if the change 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. Additions to existing buildings that increase the gross square footage of the building by greater than one third would also require trigger compliance with the landscape regulations. If the proposed improvements reach the 50% of value threshold or if the temple building square footage is increased by one third or greater, all landscaping regulations in RMC 4-4-070 would need to be met. Please note that parking lot landscaping would be triggered for any new striping or paving. Parking Lot Landscaping Requirements: Vehicle parking lots shall meet minimum landscape standards in this Section. a. Perimeter Landscaping: All parking lots shall have perimeter landscaping. See subsection H4 of this Section, Perimeter Parking Lot Landscaping. b. Minimum Amounts of Interior Parking Lot Landscaping: Surface parking lots with more than fourteen (14) stalls shall be landscaped with plantings and trees as identified in this Section. Interior parking lot landscaping dimensions are stipulated in subsection H5 of this Section. Minimum landscape area shall be provided as follows: Total Number of Parking Stalls Minimum Landscape Area 15 to 50 15 sf/parking space 51 to 99 25 sf/parking space 100 or more 35 sf/parking space c. Perimeter Interior Landscaping: Perimeter landscaping may not substitute for interior landscaping. Tree Preservation: The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. The applicant has not indicated that the proposed project would require the removal of any trees. However, if any trees are to be proposed for removal, a formal tree retention plan would be reviewed at the time of site plan review or building permit application. Parking: The project would be subject to the parking requirements in RMC 4-4-080. For religious institutions, a minimum and maximum of 1 for every 5 seats in the main auditorium is required. However, in no case shall there be less than 10 spaces. Parking Space Dimensions: o Standard Parking Stall Size: The surface parking regulations specify standard stall dimensions of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 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. Up to 40 percent of stalls may be compact spaces designated for employee parking, and up to 30 percent of stalls may be compact spaces if designated for all users. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. o Structured Parking Stall Size: The minimum length is fifteen feet (15') and eight feet, four inches (8'4") in width. A stall shall be a minimum of sixteen feet (16') for stalls designed at forty five degrees (45°) or greater. Each parallel stall shall be twenty three feet by nine feet (23' x 9') in size. Parking Surface Requirements: o All off-street parking areas shall be paved with asphaltic concrete, cement or equivalent alternative material of a permanent nature as approved by the Public Works Department. Surfacing treatments that provide increased infiltration opportunities, such as permeable pavements, shall be used where feasible and to the extent required by the Surface Water Design Manual. Bicycle Parking Requirements: o Bicycle parking is required for non-residential developments that exceed 4,000 gross square feet in size. The applicant has indicated on the site plan that the proposed temple will be less than 4,000 sq. ft. in size and is therefore exempt from the bicycle parking requirements. If the applicant chooses to expand the proposed temple to a total size greater than 4,000 sq. ft., they should review RMC 4-4-080.F.11(a) to ensure site compliance with the bicycle parking regulations. Although the applicant indicated that parking is available on the site, the parking area appears to be constructed with crushed gravel and therefore would not meet the parking surface requirements. The applicant will be required at the time of land use permit to provide a parking analysis of the subject site. The analysis would include dimensions of stalls and drive aisles. Vehicle Access: Driveway widths and quantity are limited by the driveway standards, in RMC 4-4-080I. Driveways shall not be closer than 5-feet 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. The existing site layout appears to meet the vehicle access requirements in RMC 4-4-080 and the applicant has not proposed any changes to the existing driveways. Fences or Retaining Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan respectively. A fence and/or wall detail should also be included on the plan if proposed. Critical Areas: The City’s mapping system (COR Maps) indicated the presence of sensitive slopes (geologic hazard) on the northeast corner of the site. Based on the applicant’s site plan submittal, the proposed improvements to the building would not be located in any critical area or critical area buffers. Remodeling, replacing, or removing existing structures, facilities, and improvements are exempt activities in geologic hazard areas. Environmental Review: The project would be subject to SEPA Environmental Review if it qualifies as a change of use in a structure over 4,000 sq. ft. or 20 parking stalls. Based on the materials submitted by the applicant, it does not appear that the space for the proposed changed of use is over 4,000 sq. ft. or 20 parking stalls. If the space is over 4,000 sq. ft., an environmental checklist is a submittal requirement. An environmental determination would be made by the Renton Environmental Review Committee. The determination is subject to appeal by either the project proponent, by a citizen of the community, or another entity having standing for an appeal. Permit Requirements: The proposal will require a Conditional Use Permit (Hearing Examiner), and may require Environmental Review (SEPA). The Conditional Use Permit application and Environmental (SEPA) Review checklist are reviewed concurrently in an estimated time frame of 12 weeks once a complete application is accepted. The 2018 Hearing Examiner Conditional Use Permit application fee is $3,000 and the application fee for SEPA Review (Environmental Checklist) is $1,500. Any modification requests to code standards are $250.00 per modification. There is an additional 5% technology fee at the time of land use application. Detailed information regarding the land use application submittal is provided on the land use permit application form page on the City’s website (click “Permits” on the homepage, then click “All Forms (A to Z)”). The City has implemented electronic plan review for all land use and building permit applications. The City’s Electronic File Standards can also be found on the City’s website at https://edocs.rentonwa.gov/Documents/Browse.aspx?startid=867190&cr=1 In addition to the required land use permits, separate building and sign permits may be required. Public Information Sign: A Condition Use Permit application will require the applicant to install a land use action sign on the subject property per the specifications provided in the public information sign handout (see land use forms on City website). The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Impact Mitigation Fees: In addition to the applicable building and construction fees, the following impact fees would be required prior to the issuance of building permits: A Transportation Mitigation Fee would be assessed per square foot based on the type of use defined in the ITE Manual as determined by staff. A Fire Impact Fee may be assessed per square foot based on a determination by the Renton Fire Authority. Next Steps: Once all required submittal items have been prepared, the applicant is encouraged to contact the project manager to schedule a pre-screen meeting. Please contact Alex Morganroth, Associate Planner at 425-430- 7219 or amorganroth@rentonwa.gov to schedule the appointment. Expiration: Conditional Use Permit approval is valid for two years with a possible two-year extension.