HomeMy WebLinkAboutPRE_Amazing_Grace_Christian_School_140501_v1 .pdfPREAPPLICATION MEETING FOR
Amazing Grace Christian School
200 Mill Avenue South
PRE 14-000524
CITY OF RENTON
Department of Community & Economic Development
Planning Division
May 1, 2014
Contact Information:
Planner: Kris Sorensen, 425.430.6593
Public Works Plan Reviewer: Jan Illian, 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).
DEPARTMENT OF
COMMUNITY AND ECONOMIC
DEVELOPMENT
M E M O R A N D U M
DATE:April 30, 2014
TO:Pre-Application File No. 14-000524
FROM:Kris Sorensen, Associate Planner
SUBJECT:Amazing Grace Christian School at 200 Mill Ave S
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 property is located on the south side of the Cedar River at the
address 200 Mill Avenue South. The eight-story building’s footprint is located on two parcels in
addition to the S 2nd St right-of-way. The two parcels are 007200050 and 768500010. The
proposal would use the first and second floors as a school which would result in a change of use
from office to school. The building on-site is approximately 56,848 sf. The pre-application packet
indicates the proposal is to use 8,650 sf on the first floor with future expansion to the second
floor. The pre-application packet indicates that the proposal is not to change the existing
exterior of the structure or add square footage. The improvements would be internal. Access to
the site would be maintained as it exists today, off of Mill Avenue South and Houser Way S.
There are critical areas associated with the site -- the Cedar River is a shoreline of the State, the
building is located within the 100 year flood plain, aquifer protection zone 1, and there are
geological hazards (steep slopes and seismic hazards).
Current Use: The property currently contains the old City of Renton City Hall, an eight-story
building, that has provided office space for both private and public institutions historically and
currently has tenants renting the office space.
Zoning: The subject site is zoned Center Downtown (CD). New development or the addition of
new building area would trigger design regulations but these regulations would not be triggered.
The project is also located in the City Center Sign Regulation Area.
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May 1, 2014
Development Standards: The project would be subject to RMC 4-2-120A, “Development
Standards for Commercial Zoning Designations” effective at the time of complete application
(noted as “CD standards” herein).
The school would be considered a private “K-12 educational institution” in the City’s use table
and therefore would be subject to a Hearing Examiner’s Conditional Use Permit. Additionally,
the school would be subject to Site Plan Review as all K-12 educational institutions in any zone
must have site plan review. Site Plan Review would be part of the Hearing Examiner process.
Minimum Lot Size, Width and Depth – There are no minimum requirements for lot size, width or
depth within the CD zone. Lot size, width and depth standards would not be applicable to the
proposal unless the applicant is proposing to subdivide the property.
Lot Coverage – There is no maximum building requirement in the CD zoning classification.
Setbacks – Setbacks are the distance between the building and the property line or any private
access easement. Setback requirements in the CD zone are as follows: 0-foot minimum for the
front yard setback and a 15 foot maximum front yard setback for buildings 25 ft. or less in height
and none for portions of the building over 25 ft. in height; 0-foot minimum side yard and rear
yard setbacks.
The existing building would be considered a non-conforming structure and therefore would be
subject to RMC 4-10-050 Nonconforming Structures. Therefore, the cost of the alterations of a
legal nonconforming structure shall not exceed an aggregate cost of fifty percent (50%) of the
value of the structure, based upon its most recent assessment or appraisal, unless the
alterations make the structure more conforming, or is used to restore to a safe condition any
portion of a structure declared unsafe by a proper authority. Alterations shall not result in or
increase any nonconforming condition. It appears the proposed remodel would not increase the
nonconformity of the existing condition and therefore would be acceptable pursuant to RMC 4-
10-050.
Gross Floor Area – There is no minimum requirements for gross floor area within the CD zone.
Building Height – The maximum building height allowed in the CD zone is 95 feet, however such
height is restricted by the Airport Part 77 Surface Area overlay.
Screening – Screening must be provided for all surface-mounted and roof top utility and
mechanical equipment. The site plan application will need to include elevations and details for
the proposed methods of screening if surface-mounted or roof top equipment is proposed.
Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC
4-4-090, “Refuse and Recyclables Standards” (enclosed). For office, educational, and
institutional developments a minimum of 2 square feet per every 1,000 square feet of building
gross floor area shall be provided for recyclable deposit areas and a minimum of 4 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.
Based on the proposal for a total of 8,650 square feet space; a minimum area of 100 square feet
of refuse and recycle area would be required. The refuse and recycling area requirement does
not apply, as the applicability of the code section is for all new non-residential developments,
where this building is existing. It is anticipated that the existing facilities would meet the need
of the proposed school space.
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Landscaping – The requirements of this section shall apply to the entire site and parking areas if
the remodel of a structure requires improvements equal to or greater than fifty percent (50%)
of the assessed property valuation.
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 development standards require that all pervious areas within
the property boundaries be landscaped. The minimum on-site landscape width required along
street frontages is 10 feet, except where reduced through the site plan development review
process.
Please refer to landscape regulations (RMC 4-4-070) for additional general and specific
landscape requirements (enclosed). There is existing mature landscaping on site. No new
landscaping is proposed. Pursuant to RMC 4-4-070.C2, alterations or small additions as
determined by the administrator, that do not warrant improvements to the entire site, may be
exempt from the landscape regulations and this would be reviewed as a part of the site plan.
Tree Preservation – A tree inventory and a tree retention 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 5 percent of significant trees. If the trees cannot be retained, they
may be replaced with minimum 2 inch caliper trees at a rate of six to one.
Fences – If the applicant intends to install any fences as part of this project, the location must be
designated on the landscape plan. A fence detail should also be included on the plan as well.
Parking – Within the Center Downtown Zone, parking loading and driveway regulations are
applicable only to the area exceeding the area of the original structure, in terms of calculating
the required parking. Based on a proposal to not expand the square footage of the structure,
staff would not require any new parking as a part of the application. However, the area
designated for the users of the proposed space would need to be identified as part of a land
use application submittal. For your information, if changes are proposed to the parking lot the
following standards would be applicable:
Parking regulations specify standard stall dimensions. Surface parking stalls must be a minimum
of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9
feet x 23 feet; compact surface parking spaces shall not account for more than 30 percent of the
spaces in the surface parking lots.
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.
Access – Driveway widths are limited by the driveway standards, in RMC 4-4080I. If any new
access points are proposed as a part of the project they shall comply with these standards.
Building Design Standards – Compliance with Urban Design Regulations, District ‘A’, is not
required.
Critical Areas
Geological Hazards: Steep slopes and seismic hazards have been identified on or near the
subject site. Portions of the Cedar River bank and areas surrounding the building appear to be
identified as “sensitive” with slopes up to 40 percent. No geotechnical studies would be
required.
Amazing Grace Christian School at 200 Mill Ave S, PRE14-00524
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Aquifer Protection Zone 1: The City of Renton’s Critical Areas maps indicate the subject site is
located within the Aquifer Protection Area, Zone 1. The overall purpose of the aquifer
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. If fill is used, then a fill
source statement is needed.
Floodplain: If the development is located in the floodplain and/or the floodway, the applicant
would be required to address the issues raised in the Final Biological Opinion And Magnuson-
Stevens Fishery Conservation and Management Act Essential Fish Habitat Consultation and
propose mitigation for any anticipated impacts as it would relate to the referenced publication,
in the SEPA review for the project. The proposal would not trigger this requirement for
floodplain.
Shoreline: The project site is within the Shoreline area of Reach B of the Cedar River and would
therefore be subject the regulations within the City’s Shoreline Master Program. The site is
designated as Shoreline High Intensity, pursuant to the Shoreline Environment Overlay. As
proposed, the project would not meet the definition of development as applicable in the
Shoreline Master Program, so the related regulations would not be triggered.
Environmental Review
The proposed project would be subject to Washington State Environmental Policy Act (SEPA)
review due to the projects being a change of use from the previous use (ie office to school).
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.
Permit Requirements
The proposal would require Hearing Examiner Conditional Use Permit review, Administrative
Site Plan review, and Environmental (SEPA) Review. For a Conditional Use Permit, “no existing
building or structure shall be converted to a conditional use unless such building or structure
complies, or is brought into compliance” with RMC 4-9-030. The purpose of the Site Plan process
is the detailed arrangement of project elements so as to be compatible with the physical
characteristics of a site and with the surrounding area. An additional purpose of both the
Conditional Use Permit and Site Plan reviews are to ensure quality development consistent with
City goals and policies. General review criteria include the following:
Compliance and Consistency. Conformance with plans, policies, regulations and
approvals, including:
Off-Site Impacts. Mitigation of impacts to surrounding properties and uses.
On-Site Impacts. Mitigation of impacts to the site.
Appropriate Location. Not to result in overconcentration of a particular use.
Access and Circulation. Safe and efficient access and circulation for all users.
Open Space. Incorporation of public and private open spaces to serve as distinctive
project focal points and to provide adequate areas for passive and active recreation by
the occupants/users of the site;
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May 1, 2014
Views and Public Access. Provision of view corridors to shorelines and Mt. Rainier,
incorporates public access to shorelines, and arranges project elements to protect
existing natural systems where applicable.
Services and Infrastructure. Availability of public services and facilities to accommodate
the proposed use;
Signage. Use of signs primarily for the purpose of identification and management of
sign elements – such as the number, size, brightness, lighting intensity, and location – to
complement the visual character of the surrounding area, avoid visual clutter and
distraction, and appear in proportion to the building and site to which they pertain; and
Phasing. Inclusion of a detailed sequencing plan with development phases and
estimated time frames, if applicable.
Specific review criteria can be found in RMC 4-9-030 for Conditional Use Permits and RMC 4-9-
200 for Site Plan Review.
All applications can be reviewed concurrently in an estimated time frame of 12 weeks once a
complete application is accepted. The Conditional Use Permit review application fee is $2,000.
The Site Plan Review application fee is $1,000. The application fee for SEPA Review
(Environmental Checklist) is $1,000. There is an additional 3% technology fee charged at the
time of land use application. 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.
Impact Fees: In addition to the applicable building and construction fees, impact fees would be
required prior to the issuance of building permits. Please refer to the attached handout for
applicable impact fees.
Expiration: Upon site plan approval and conditional use approval, the conditional use permit
and site plan approvals are each valid for two years with a possible two-year extension.
3,791316WGS_1984_Web_Mercator_Auxiliary_SpherePRE APP: Amazing Grace Christian School 14-000524This map is a user generated static output from an Internet mapping site andis for reference only. Data layers that appear on this map may or may not beaccurate, current, or otherwise reliable.THIS MAP IS NOT TO BE USED FOR NAVIGATIONNotesNoneLegend215 0 107 215FeetInformation Technology - GISRentonMapSupport@Rentonwa.gov04/29/2014City and County BoundaryOtherCity of RentonAddressesParcels