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HomeMy WebLinkAboutPre-app Mtg Summary - 17-000554K:\Preapps\2017\PRE17000554_Lighthouse Baptist Church PRE-APPLICATION MEETING COMMENTS FOR LIGHTHOUSE BAPTIST CHURCH PRE17-000554 CITY OF RENTON Department of Community & Economic Development Planning Division August 31st, 2017 Contact Information: Planner: Alex Morganroth, 425-430-7219 Public Works Plan Reviewer: Rohini Nair, 425-430-7298 Fire Prevention Reviewer: Corey Thomas, 425-430-7024 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). K:\Preapps\2017\PRE17000554_Lighthouse Baptist Church FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE: August 25, 2017 TO: Alex Morganroth, Associate Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Lighthouse Baptist Church 1. The new proposed assembly occupancy shall meet all requirements of the current fire and building codes. 2. A minimum of two exits shall be provided. Exit doors shall have approved exit signage. Exit doors shall swing outward, not inward as shown. Exit doors shall have approved panic hardware. 3. Approved emergency lighting shall be installed. 4. An annual place of assembly permit is required to be obtained from the Renton Fire Authority. 5. An occupant load shall be proposed by the applicant and then established and confirmed by the building department. An approved maximum occupant load sign shall be posted on the premises. 6. Existing fire sprinkler system shall be inspected and necessary adjustments shall be made by a licensed fire sprinkler contractor with the proper city permits. 7. If the occupant load exceeds 300, an approved current fire alarm system shall be installed by a licensed electrical contractor with the proper city permits. Existing fire alarm system does not meet current fire code. 8. An approved seating plan shall be proposed and established by the applicant and approved by the Renton Fire Authority. 9. A change of use building permit shall be applied for and approved and inspected by the building department. K:\Preapps\2017\PRE17000554_Lighthouse Baptist Church DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 30, 2017 June 20, 2011 TO: Alex Morganroth, Land Use Planning section FROM: Rohini Nair, Plan Review section SUBJECT: Lighthouse Baptist Church preapp 1222 Bronson Way N PRE17-000554 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, which is a conditional use change of a portion of an existing shopping center to a church. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER The development site is within the City of Renton’s water service area. The information provided at this time mention that there will not be any plumbing changes. Water section has no comments. SANITARY SEWER The development site is within the City of Renton’s sewer service area. The information provided at this time mention that there will not be any plumbing changes. Sewer section has no comments. 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. K:\Preapps\2017\PRE17000554_Lighthouse Baptist Church Information provide at this stage mention that the project is an internal remodel of existing building. No changes to the impervious surface area outside the existing building is proposed. No land disturbing activity is proposed. Therefore, drainage review is not triggered. TRANSPORTATION 1. Street frontage improvements are not required since the proposed project is an interior remodel project without building addition. 2. Provide information to the City of the trip changes from the existing land use to the new land use. Is a school also being considered? City standards require traffic impact study for projects that generate 20 or more new peak hour trips in the AM or the PM. 3. Transportation impact fee is applicable for project if there is increase in number of trips generated due to the change. If there is increase in trips, payment of the transportation impact fee is applicable at the time of building permit issuance. GENERAL COMMENTS 1. All plan review for the City is now paperless. Please see http://rentonwa.gov/paperless/ for more information. K:\Preapps\2017\PRE17000554_Lighthouse Baptist Church DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 28th, 2017 TO: Pre-Application File No. 17-000554 FROM: Alex Morganroth, Associate Planner SUBJECT: Lighthouse Baptist Church, PRE17-000554 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 in the multi-tenant shopping complex at 1222 Bronson Way N. The applicant has proposed a religious institution to be located in one of the tenant spaces (Suite 250). The proposed space for the new use is located across two separate parcels (APNs 7564600340 and 7564600320). The two parcels total 38,500 square feet in area and are located within the CA zoning classification and Urban Design District D. The suite totals 4,600 square feet (0.11 acres) and is located in the north-west corner of the shopping complex. According to the applicant, tenant improvements to the existing space would consist primarily of interior cosmetic changes. Access to the site is proposed to remain via the existing two driveways off of Bronson Way N and Garden Ave N. COR maps indicates the site is located in a high seismic hazard and Wellhead Protection Area zone 1. No trees or vegetation are proposed to be removed. Current Use: The subject property contains fourteen tenant spaces (suites) in an existing multi-tenant building and the associated surface parking. The proposed space for the religious institution, Suite 250, is currently vacant but was last occupied by membership-only gym. Zoning: The subject property is located in the Commercial Arterial (CA) zoning classification, Urban Design District D, and Commercial Mixed Use comprehensive plan designation. A religious institution is permitted in the CA 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. K:\Preapps\2017\PRE17000554_Lighthouse Baptist Church 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. CA Zone Development Standards: The project would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations.” Minimum Lot Size, Width and Depth – The minimum lot size in the CA zone is 5,000 square feet. The use would be located on an existing legal lot. Lot Coverage – The maximum lot coverage in the CA zone is 65% of total lot area or 75% if parking is provided within the building or within an on-site parking garage. The existing site meets the maximum lot coverage requirement. Setbacks – The applicant has not proposed any changes to the footprint of the building. Any future modifications to the exterior of the building would need to be in compliance with the setback requirements in the CA zoning district. Building Height – The height limit in the CA zone is 50 feet, except 60 feet if the ground floor of the building is in commercial use. The existing building is in compliance with the height requirement. 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. A site plan or building permit should include elevations and details for the proposed methods of screening. 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. Urban Design District Overlay District Development Standards: The project would be subject to RMC 4-3-100, “Urban Design Regulations”. Specifically, “exterior modifications such as façade changes, windows, awnings, signage, etc., shall comply with the design requirements for the new portion of the structure, sign, or site improvement”. The applicant should review the requirements in Section 4-3-100.E if exterior modifications or new signs are proposed. K:\Preapps\2017\PRE17000554_Lighthouse Baptist Church Landscaping: Changes in use may trigger the 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. According to the submitted materials, the project will not trigger the landscaping regulations in RMC 4-4-070. 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 not 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 parking requirements in RMC 4-4-080 are not applicable to the proposed projects, as changes of use are exempt if located in a shopping center. However, adequate parking appears to exist to for the proposed new use. Required Parking for Shopping Centers: Minimum of 2.5 spaces 1,000 square feet of net floor areas and a maximum of 5 spaces per 1,000 square of net floor area. Spaces Required for Subject Site: Minimum 93, Maximum 186 (based on 36,868 sq. ft. footprint) Total Number of Existing Spaces: 176 spaces 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. A connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting CA lots without the need to use a street. Access may comprise the aisle between rows of parking stalls, but is not allowed between a building and a public street. 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 or drive aisles. Fence: The fence standards for commercial, industrial, and other uses can be found in Section 4-4-040(E).  Location and Maximum Height: A maximum of eight (8’) anywhere on the lot provided the fence, retaining wall or hedge does not stand in or in front of any required landscaping or pose a traffic vision hazard.  Electric Fence: All electric fences shall be posted with permanent signs a minimum of thirty six (36) square inches in area at intervals of fifteen feet (15’) stating that the fence is electrified.  Barbed wire may only be used on top fences at least six feet (6’) high for commercial, industrial, utility and public uses. Critical Areas: The City’s mapping system (COR Maps) indicated the subject site is located in a High Seismic Hazard Area (geologic hazard) and Wellhead Protection Area Zone 1. 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 because it is a change of use in a structure over 4,000 sq. ft. Therefore an environmental checklist is a submittal requirement. An environmental determination will be made by the Renton Environmental Review Committee. This determination is subject to appeal by either the project proponent, by a citizen of the community, or another entity having standing for an appeal. K:\Preapps\2017\PRE17000554_Lighthouse Baptist Church Permit Requirements: The proposal will require a Conditional Use Permit (Hearing Examiner) and 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 2017 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 3% 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 (search land use forms in the search box). The City has implemented electronic plan review for all land use and building permit applications. In addition to the required land use permits, separate building and sign permits would 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 Matt Herrera, Senior Planner at 425-430-6593 or mherrera@rentonwa.gov to schedule the appointment. Expiration: Conditional Use Permit approval is valid for two years with a possible two-year extension.