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HomeMy WebLinkAboutPRE21000055_Meeting SummaryPREAPPLICATION MEETING FOR Gurudwara Sikh Temple PRE 21-000055 CITY OF RENTON Department of Community & Economic Development Planning Division March 4, 2021 Contact Information: Planner: Jill Ding, 425.430.6598, jding@rentonwa.gov Public Works Plan Reviewer: Scott Warlick, 425-430-7216, swarlick@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 425.430.7235, 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 formal submittal. 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 1st, 2021 TO: Jill Ding, Planner FROM: Scott Warlick, Engineering Specialist III, Plan Review SUBJECT: Sikh Temple Detention Pond Conversion 5200 Talbot Rd S PRE21-000055 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 parcel(s) 3123059073. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER COMMENTS 1. The proposed project is within the City of Renton’s water service area and in the Talbot Hill 350 pressure zone. 2. There are existing water main(s) in the vicinity of the site:  12-inch water main on the east side of Talbot Rd S – refer to City water project plan no. W-232702  16-inch water main on the west side of Talbot Rd S – refer to City water project plan no. W-059904  The static water pressure is approximately 82 psi at ground elevation of 160 feet. 3. There are existing water services to property:  ¾-inch domestic water meters  1-inch landscape irrigation meter  2-inch domestic water meter  4-inch fire water meter 4. There are 4 existing fire hydrants in the vicinity of the project. Sikh Temple Detention Pond Conversion – PRE21-000055 Page 2 of 4 March 1st, 2021 5. Based on the review of project information submitted for the pre-application meeting, the applicant is not planning on adding any additional water service to the property. SEWER COMMENTS 1. Sewer service is provided by the City of Renton. 2. There is an existing 8” wastewater main in Talbot Rd S (Record Dwg: S-229704) 3. Based on the review of project information submitted for the pre-application meeting, the applicant is not planning on adding any additional sewer service to the property. STORM DRAINAGE COMMENTS 1. A drainage report complying with the current version of the City adopted Surface Water Design Manual (SWDM) will be required. Based on the City’s flow control map, the site falls within the Flow Control Duration Standard matching forested Conditions and is within the Black River drainage basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. 2. There is an 18-inch stormwater main in Talbot Rd S west of the subject property (Record DWG: R- 232703) 3. The site contains a private stormwater facility (Facility ID No. 146811) 4. Detailed plans for any proposed cut and fill operations shall be submitted. These plans shall include the angle of slope, contours, compaction and retaining walls. 5. Storm drainage improvements along all public street frontages are required to conform to the City’s street and stormwater conveyance standards. Any new storm drain installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2017 RSWDM and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 6. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. 7. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated in order of preference by feasibility as described in Section C.1.3 of the 2017 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 8. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 9. Erosion control measures to meet the City requirements shall be provided. Sikh Temple Detention Pond Conversion – PRE21-000055 Page 3 of 4 March 1st, 2021 10. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals are available online at the City of Renton website. 11. The 2021 Surface water system development fee is $0.80 per square foot of new impervious surface. This is payable prior to issuance of the construction permit. This fee is subject to change based on the calendar year the construction permit is issued. TRANSPORTATION/STREET COMMENTS 1. The project currently does not propose to construct more than $150,000 worth of improvements based on the RMC 4-6-060, therefore frontage improvements are not required. If, however, the proposal was to change, frontage improvements may be required. 2. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. GENERAL COMMENTS 1. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft 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. 2. All construction permits for utility and street improvements will require separate plan submittals. All 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/business/default.aspx?id=42473 3. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 4. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 5. Fees quoted in this document reflect the fees applicable in the year 2020 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 M E M O R A N D U M DATE: March 4, 2021 TO: Pre-Application File No. 21-000055 FROM: Jill Ding, Senior Planner SUBJECT: Gurudwara Sikh Temple 5200 Talbot Rd S Parcel No. 3123059073 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 online at https://www.codepublishing.com/WA/Renton/. Project Proposal: The applicant is proposing to convert an existing stormwater detention pond into a stormwater detention vault with 10 surface parking spaces on top of the stormwater vault. The subject property is located at 5200 Talbot Rd S (parcel no. 3123059073). The project site totals approximately 268,922 sq. ft. (6.17 acres) in area. A Sikh Temple with associated surface parking is located on the project site. Other than the addition of the 10 new surface parking spaces, no other site changes are proposed. The site has a Comprehensive Plan Land Use of Designation of Residential High Density (RHD) and a zoning designation of Residential-14 (R-14) dwelling units per net acre (du/ac). There is a high landslide hazard, moderate landslide hazard, sensitive slopes, protected slopes, and a wetland mapped on the project site. Current Use: The site is currently developed with a Gurudwara Sikh Temple and associated surface parking and landscaping. Zoning: The surrounding area, including this property, has a Comprehensive Plan land use designation of Residential High Density (RHD) and is zoned Residential 14 (R-14) dwelling units per acre. The R-14 Zone was established to encourage development, and redevelopment, of residential neighborhoods that provide a mix of detached and attached dwelling structures organized and designed to combine characteristics of both typical single family and small-scale multi-family developments. In addition, the R-14 Zone may allow for civic and limited commercial uses when they support the purpose of the designation. A religious institution is permitted in the R-14 zone with an approved hearing examiner conditional use permit. Gurudwara Sikh Temple, PRE21-000055 Page 2 of 6 March 4, 2021 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. Minor revisions may be permitted by an administrative determination if the revision does not: a. Involve more than a ten percent (10%) increase in area or intensity of the use; or b. Result in any significant environmental impact not adequately reviewed or mitigated by previous documents; or c. Expand onto property not included in original proposal. If the applicant can demonstrate that the proposed site changes qualify as a minor revision, the proposal may be reviewed and approved administratively. If the proposed changes do not qualify as a minor revision, a new Hearing Examiner Conditional Use Permit would be required. Development Standards: The project is subject to RMC 4-2-110A, “Development Standards for Residential Zoning Designations” effective at the time of complete application (noted as “R-14 standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size in the R-14 zone is 3,000 square feet. The minimum lot depth is 60 feet. The minimum lot width is 30 feet for interior lots and 40 feet for corner lots. However, no subdivision is proposed; therefore, the size, width, and depth standards are not applicable. Building Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the R-14 zone are 15 feet for the front yard, 10 Gurudwara Sikh Temple, PRE21-000055 Page 3 of 6 March 4, 2021 feet for the rear yard, 4 feet for interior side yards, and 15 feet for secondary front yards. The application materials indicated the proposal for a basement demolition; however, no building expansion was proposed with the pre- application submittal. Not applicable, no new building expansions are proposed. Building Height – The maximum wall plate height is 24 feet with 3 stories. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non -exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one-and-a-half (1.5) horizontal feet from each façade for each one (1) vertical foot above the maximum wall plate height. The pre-application materials did not indicate a proposal for building height expansion. Not applicable, no new building expansions are proposed. Building Coverage – The R-14 zone allows a maximum building coverage of 65% of the lot area. Not applicable, no new building expansions are proposed. Impervious Surface Area – The maximum impervious surface would be limited to 80%. Impervious surface requirements would be verified at the time of land use and building permit application. Landscaping: The proposal would be subject to the landscaping regulations in RMC 4-4-070. The landscape standards require that all pervious areas within the property boundaries be landscaped. Therefore, all areas of the site not covered by structures, required parking, access, circulation or patios, must be landscaped with native, drought-resistant vegetative cover. Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. Due to the proximity to adjacent residential uses, a fifteen-foot (15’) wide partially sight-obscuring landscaped visual barrier, or ten-foot (10;) wide fully sight-obscuring landscaped visual barrier, will be required along the common property lines. A minimum of one tree shall be planted in the ROW, provided spacing standards can be met. If the Administrator determines that spacing standards cannot be met in the ROW, two trees are required in the front yard setback, as referenced in the landscape regulations (RMC 4-4-070F). In addition, the vehicle parking lot shall meet the minimum standards set forth in the landscape regulations, including both perimeter landscaping and interior landscaping. All parking lots shall have perimeter landscaping with a minimum depth of 10 feet. Within this perimeter screen trees shall be planted at a minimum of 2-inch caliper at an average rate of 30 lineal feet of street frontage, shrubs at the minimum rate of one per 20 square feet, and groundcover in quantities that will provide at least 90 percent (90%) coverage within 3 years. Parking lots with more than 14 must be include interior planters sized at least 9’ x 13’ in order to accommodate trees as they mature. Minimum interior parking lot landscaping shall be provided 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 *Please note that perimeter landscaping cannot be used as a substitute for interior landscaping. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. A detailed landscape plan would be required at the time of formal land use application. Significant Tree Retention: If 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 Gurudwara Sikh Temple, PRE21-000055 Page 4 of 6 March 4, 2021 defined in RMC 4-8-120. The tree retention plan must show preservation of at least 20% of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained (RMC 4-4-130H1.a). When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper inches of new trees to replace each protected tree removed. 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 20 percent of existing significant trees, the development would be required to provide a minimum tree density of 2 trees per 5,000 square feet of lot area 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: 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- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention 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 require independent review of any land use application that involves tree removal and land clearing at the City's discretion. A formal tree retention plan would be required at the time of formal land use application. Fences/Retaining Walls: If the applicant intends to install any fences or walls as part of this project, the location must be designated on the landscape plan. A wall taller than four feet (4') requires a building permit. Fences up to six feet (6’) in height are permitted in the rear yard, side yard; fences up to four feet (4’) are permitted in the front yard. Any part of a yard that is within a clear vision area has a limited fence height of 42-inches. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. New or existing fencing would need to comply with the fence requirements of the code (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 about fences and retaining walls. Access: Access to the site is currently provided by an existing curbs cut off of Talbot Rd S. No changes to the existing access were proposed. Driveway widths are limited by the driveway standards, in RMC 4-4-080I. Parking: Parking standards found in RMC 4-4-080 apply. A minimum and maximum of 1 for every 5 seats in the main auditorium is required for the proposed use; however, in no case shall there be less than 10 spaces. Religious institutions seating capacity outside of the auditorium would also be subject to the parking requirements for “outdoor and indoor sports arenas, auditoriums, stadiums, movie theaters, and entertainment clubs” uses, which would require a minimum and maximum of 1 for every 4 fixed seats or 10 per 1,000 square feet of floor area of main auditorium or of principal place of assembly not containing fixed seats, whichever is greater. It is unclear what the fixed or unfixed seating capacity of the main auditorium. Therefore, the applicant will be required, at Gurudwara Sikh Temple, PRE21-000055 Page 5 of 6 March 4, 2021 the time of formal land use permit application, to provide detailed parking analysis and calculations of the subject site to determine the minimum and maximum number of parking stalls allowed by the use. It should be noted that the parking regulations specify standard stall dimensions (RMC 4-4-080). 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. See RMC 4-4-080F.8 and RMC 4-4-080F.11 for further general and specific parking requirements. Critical Areas: There is a high landslide hazard, moderate landslide hazard, sensitive slopes, protected slopes, and a wetland mapped on the project site. Based on the location of the proposed work, it does not appear that any critical areas or buffers would be impacted. Environmental Review: The proposal would trigger Environmental (SEPA) Review as the proposal includes the creation of additional parking spaces within a surface parking lot containing 20 or more parking spaces. Permit Requirements: Unless the proposal qualifies as a minor amendment to an existing Conditional Use Permit, Hearing Examiner Conditional Use Permit (CUP) would be required. Administrative Site Plan and Environmental (SEPA) Review would be required. The permits would be reviewed concurrently within an estimated timeframe of 12 weeks for Hearing Examiner review and 6-8 weeks for an Administrative review once a complete application is accepted. The 2021 Hearing Examiner Conditional Use Permit application fee is $3,300, the Administrative Site Plan application fee is $2,700 and the Environmental (SEPA) Review fee is $1,600. Any modification requests to code standards are $260.00 per modification. 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 new website by clicking “Land Use Applications” on the Community & Economic Development page, then “All Forms (A to Z).” The City now requires electronic plan submittal for all applications. The City’s Electronic File Standards can also be found on the City’s website at https://www.rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=9672962 under Design & Construction Standards. In addition to the required land use permits, separate construction, building and sign permits would be required (if applicable). Public Information Sign: Public Information Signs are required for all Type III Land Use Permits (Conditional Use Permit, Hearing Examiner), 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 (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, 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. Note: When the formal application materials are complete, the applicant is strongly encouraged to have one copy of the application materials pre-screened at the 6th floor front counter prior to submitting the complete application package. Please contact Jill Ding, Senior Planner at 425-430-6598 or jding@rentonwa.gov Gurudwara Sikh Temple, PRE21-000055 Page 6 of 6 March 4, 2021 Expiration: Upon Conditional Use Permit approval, the decisions are valid for two (2) years with a possible two (2) year extension (RMC 4-9-070F).