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HomeMy WebLinkAboutSTAFF COMMENTS_PRE21-000307PREAPPLICATION MEETING FOR New Life Church 15711 152nd Ave SE PRE21-000307 CITY OF RENTON Department of Community & Economic Development Planning Division September 16, 2021 Contact Information: Planner: Angelea Weihs, 425.430.7312, aweihs@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 assigned planner to have the documents pre- screened. 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, Community & Economic Development Administrator, Public Works Administrator, and City Council). M E M O R A N D U M DATE:September 9, 2021 TO:Angelea Weihs, Associate Planner FROM:Corey Thomas, Lead Plans Review Inspector SUBJECT:New Life Church Addition 1. The fire flow is unchanged from the existing building. 2. Fire impact fees are currently applicable at the rate of $0.56 per square foot of the new addition. This fee is paid at time of building permit issuance. 3. Fire sprinkler and fire alarm systems shall be updated and extended into the entire new addition. Separate plans and permits are required to be submitted to the fire department for review and permitting for all systems. The existing underground private fire sprinkler supply main is under the proposed footprint of the new addition. The underground fire sprinkler supply main shall be relocated out from under the proposed new building. This supplies the entire water supply to the existing church and cannot be out of service while the building is occupied. Construction installation, inspection and building usage shall be coordinated to make sure that the fire sprinkler system is always in service while the building is occupied and for as short as time is possible. 4. Fire department apparatus access roadways and existing on-site fire lanes are adequate as they exist and shall be maintained. 5. It appears part of the required exit pathway from the existing building will be impacted by the new addition construction. Coordination shall ensure that all required exits, exit doors and exit width are maintained during the construction period. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:September 15th, 2021 TO:Angelea Weihs, Planner FROM:Scott Warlick, Engineering Specialist III, Plan Review SUBJECT:New Life Church 15711 152nd Ave SE PRE21-000307 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) 2323059021. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER COMMENTS 1. Water service for this area is provided by Cedar River Water and Sewer District. Provide a water availability from Cedar River during the land use process. SEWER COMMENTS 2. Sewer service for this area is provided by Cedar River Water and Sewer District. Provide a sewer availability from Cedar River during the land use process. STORM DRAINAGE COMMENTS 1. The site contains 2 private stormwater detention ponds (facility ID No. 178009 and 187995) 2. There is a private stormwater conveyance system consisting of pipes and catch basins that direct surface water to the stormwater detention ponds (Record Dwg. R-348307) 3. This site contains critical areas. The site falls within the wellhead protection area zone 2. There are regulated slopes onsite in excess of 40% with a high erosion hazard and an unclassified landslide hazard. 4. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2017 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this 15711 152nd Ave SE – PRE21-000307 Page 2 of 4 September 15th, 2021 site. The site falls within the City’s Flow Control Duration Standard (matching forested site conditions). The site falls within the Lower Cedar River drainage basin. 5. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details are available online in the City of Renton website https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton 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 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. 10. The development is subject to a surface water system development charge (SDC) fees. Fees will be charged based on the rate at the time of construction permit issuance. The current SDC fee is $0.80 per square foot of new impervious surface but not less than $2,000. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=8371984&dbid=0&repo=CityofRenton TRANSPORTATION/STREET COMMENTS 1. Per City code 4-6-060 frontage improvements are required for new construction or addition in excess of $150,000. a. The proposed project fronts 152 nd Ave SE to the east. To meet the City’s complete street standards for commercial-mixed use and industrial Access streets, a minimum ROW width of 69 feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required and include a 20 foot paved road (10 feet each side), an 8 foot parking lane, a 0.5 foot curb, an 8 foot planting strip, and a 6 foot sidewalk. b. The proposed project fronts Maple Valley Hwy to the north. Existing frontage improvements consist of 0.5 foot curb, 8 foot planting strip, and a 5’ sidewalk. 2. 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. 15711 152nd Ave SE – PRE21-000307 Page 3 of 4 September 15th, 2021 3. Transportation impact fees are assessed based on the net new PM Peak trips or more specifically the impact fee accounts for the proposed use and a credit for the existing tenant space is given. If the calculated fee results in a negative number, the fee will be waived and no refund will be given. The calculated transportation impact fee is due at the time of building permit issuance. a. The proposed addition of general office space has a traffic impact fee of $14.58 per sqft based on the City’s current fee schedule. 4. 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. PRE21-000307 Building Review - Pre App/Pre Sub QUESTIONS FOR CITY Can the second floor Breakout Room be designed with a 3-hour fire wall to be considered a separate "building" to avoid elevator threshold? The elevator requirement comes from IBC 1104.4. If the proposal fits into the exceptions than an accessible rout is not required. All building access except emergency egress will be from the auditorium building. Please comment. Typically, as long as emergency egress requirements are satisfied access to the area is not an issue as long as accessibility requirements are met. Please confirm 2018 International Codes are in effect. Yes, 2018 I Codes are in effect. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000307\Working Files DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:September 16, 2021 TO:Pre-Application File No. 21-000307 FROM:Angelea Weihs, Associate Planner SUBJECT:New Life Church Office Addition – 15711 – 152nd Ave SE 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, 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 www.rentonwa.gov. Project Proposal: The subject site is approximately 55.1 acres (2,401,898 sf) and is located at 15711 – 152nd Ave SE (Parcel no. 2323059021). The project site is currently developed with a 54,320 square foot church (New Life Church), a 36,000 square foot church auditorium, and a 38,680 square foot private school serving children from K-8th grade. The site is also developed with a parking lot with approximately 855 parking stalls, a storm water system, children outdoor play areas, and a multi-purpose playfield. New Life Church proposes to add approximately 6,780 square feet of new office space for the church, occupying the southwest corner of the auditorium Building. The new addition includes a 2,280 SF first floor, a 2908 SF second floor for the main addition and another 1,592 SF addition on the second floor separated by a 3-hour fire wall. Main entrance for the proposed expansion will be accessed through the existing atrium from the main building. The applicant proposes a net loss of approximately five (5) parking stalls, which is 0.6 percent of the existing parking. Site access is proposed to be obtained via two existing curb cuts off of 152nd Avenue SE. Wetlands, a Type F stream, sensitive and protected slopes, high erosion hazards, and seismic hazard areas are mapped on the site. Current Use: The project site is currently developed with a 54,320 square foot church, a 36,000 square foot church auditorium (total 90,320 square feet of church use), and a 38,680 square foot private school serving children from kindergarten to 8th grade. The site is also developed with a parking lot with approximately 855 parking stalls, a storm water system, children outdoor play areas, and a multi-purpose playfield. All improvements are proposed to be retained. The New Life Church property was annexed into the City in 2008. The subject site underwent Environmental (SEPA) Review and Administrative Site Plan Review for the construction of the New Life Church Office Addition, PRE21-000307 Page 2 of 7 September 16, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000307\Working Files 36,000 square foot church auditorium addition and 299 additional parking stalls under City file number LUA08-081. Comprehensive Plan/Zoning Requirements: The subject property is split-zoned with the Residential-14 (R-14) zone located on the northern portion of the property and the Resource Conservation (RC) zone on the southern portion of the property. The applicant would be required to comply with the development standards and density requirements/limits assigned for each zone in their respective locations. Based on the project proposal, the location of the proposed expansion is located within the R-14 zone and would be subject to R-14 development standards and density requirements. This portion of the property is also located within the Residential High Density (HD) land use designation. The purpose of the Residential-14 Zone (R- 14) is 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. Densities range from seven (7) to fourteen (14) units per net acre with opportunities for bonuses up to eighteen (18) dwelling units per net acre. Structure size is intended to be limited in terms of bulk and scale so that the various unit types allowed in the zone are compatible with one another and can be integrated together into a quality neighborhood. Project features are encouraged, such as yards for private use, common open spaces, and landscaped areas that enhance a neighborhood and foster a sense of community. Civic and limited commercial uses may be allowed when they support the purpose of the designation. Religious institutions require a Hearing Examiner Conditional Use Permit in the R-14 zone. The existing church development does not have Hearing Examiner Conditional Use Permit approval on file with the City of Renton and is therefore a legal, nonconforming use. A nonconforming use is defined as a lawfully established use of land that does not comply with the current use regulations (primary, secondary, conditional, etc.) for its zone, but which complied with applicable regulations at the time the use was established. Per RMC 4-9-030, Conditional Use Permits, no existing building or structure shall be converted to a conditional use unless such building or structure complies, or is brought into compliance, with the provisions of the (RMC 4-9-030) Section. Therefore, the proposed expansion requires Hearing Examiner Conditional Use Permit approval. Development Standards: The project would be 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). These standards are available on the City’s website. Density – The density range allowed in the R-14 zone is a minimum of 7.0 to a maximum of 14.0 dwelling units per net acre. No dwelling units are proposed to the existing lot. 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. No subdivision is proposed; therefore, the size, width, and depth standards are not applicable. Building and Impervious Surface Coverage – The maximum building coverage in the R-14 zone is 65 percent. The maximum impervious surface coverage is 80 percent of total lot area. The coverage requirements would be verified at the time of land use permit application. 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 (except when all vehicle access is taken from an alley, then 10 feet), 10 feet for the rear yards, secondary front yards (applies to corner lots) would be required New Life Church Office Addition, PRE21-000307 Page 3 of 7 September 16, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000307\Working Files to have a 15-foot setback, and interior side yards are required to have a 4-foot setback. Setback dimensions for the proposed new addition appear to comply with setback requirements. Setbacks for the new addition would be verified for compliance at the time of land use permit review. Building Height – The maximum wall plate height is 24 feet, with the possibility to increase up to 32 feet with an administrative conditional use permit. The maximum story limit is 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 indicate that the proposed addition is 3 stories, with a building height of 34 feet and 4 inches (34’4”). The project as proposed would require a variance, unless the proposed height was reduced to 32 feet, in which case the applicant could request a conditional use permit for additional height over 24 feet. Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. If applicable, the application would need to 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.” Onsite refuse and recyclables deposit areas and collection points for collection of refuse and recyclables are required for all new development for multi-family residences, commercial, industrial and other nonresidential uses. In office, educational and institutional 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. Garbage dumpsters, refuse compactor areas, and recycling collection areas must be fenced or screened. Architectural design of any structure enclosing an outdoor refuse or recyclables deposit area or any building primarily used to contain a refuse or recyclables deposit area shall be consistent with the design of the primary structure(s) on the site as determined by the Administrator. The submitted material did not identify a refuse and recycling enclosure area. Compliance with the refuse and recycling standards would be reviewed with the land use application. Landscaping: Compliance with the landscape standards would be required if the addition to the existing building increases the gross square footage of the building by greater than one third or a remodel requires improvements equal to or greater than 50% of the assessed property valuation. Conversion of vacant land to parking triggers compliance with landscaping regulations. 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. Street Frontage Landscaping - The minimum onsite landscape width required along street frontages is 10 feet, with the exception of areas for required walkways and driveways, and shall contain trees, shrubs, and landscaping. New Life Church Office Addition, PRE21-000307 Page 4 of 7 September 16, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000307\Working Files Internal Lot Landscaping - Surface parking lots with 100 stalls or more shall provide 35 square feet of internal lot landscaping for each parking stall. There shall also be no more than 50 feet between parking stalls and an interior parking lot landscape area and the interior parking lot landscaping dimensions must be at least eight feet (8’) by twelve feet (12’) not including the curb. Perimeter landscaping may not substitute for interior landscaping. Perimeter Parking Lot Landscaping - Surface parking lots shall contain a perimeter landscaping screen at least 10 feet in width measured from the right-of-way (ROW). 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. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements. A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-120D.12, shall be submitted at the time of Land Use Permit application submittal. 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, tree retention plan, arborist report, and tree retention worksheet shall be provided with the formal land use application as 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. 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 20%; significant trees adjacent to critical areas and their associated buffers; and significant trees over 60’ in height or greater than 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. The pre-application materials indicate that no tree removal is proposed. COR Maps indicates that existing vegetation is located in the proposed location of the addition. The applicant will need to verify and demonstrate that no tree removal is proposed prior to land use application. If tree removal is proposed, a formal tree retention plan prepared by an arborist or landscape architect and arborist report would be reviewed at the time of land use permit application to verify compliance with tree retention regulations. Fences/Retaining Walls: In any residential district, the maximum height of any fence, hedge or retaining wall shall be seventy-two inches (72"). Fences, retaining walls or hedges shall not exceed forty-eight inches (48") in height within the front yard setback. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and New Life Church Office Addition, PRE21-000307 Page 5 of 7 September 16, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000307\Working Files the fence does not exceed the allowed height of a standalone fence. However, fences that provide at least fifty percent (50%) transparency, as viewed perpendicularly to the face of the fence, may be allowed directly on top of a retaining wall. However, chain link fencing shall not be installed. This exception shall not be applied to front yard setbacks, or clear vision areas. New 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. No fences or retaining walls were shown on the submitted materials. Parking: The enlargement or remodeling of an existing building/structure by more than one- third (1/3) of the area of the building/structure will trigger compliance with all parking regulations (RMC 4-4-080). All changes to parking lots, loading areas, or driveways shall comply with the current parking regulations of RMC 4-4-080, “Parking, Loading, and Driveway Regulations.” Parking for religious institutions require a minimum and maximum of 1 space for every five (5) seats in the main auditorium; however, in no case shall there be less than 10 spaces. In stadiums, sports arenas, churches and other places of assembly in which patrons or spectators occupy benches, pews or other similar seating facilities, each eighteen inches (18") of length of such seating facilities shall be counted as one seat for the purpose of determining requirements for off-street parking facilities. For all existing institutions enlarging the seating capacity of their auditoriums, one (1) additional parking space shall be provided for every five (5) additional seats provided by the new construction. Refer to RMC 4-4-080F for standard stall and aisle dimensions. Standard surface parking spaces are 9 feet by 20 feet. Compact spaces are 8.5 feet by 16 feet and limited to 30 percent (30%) of total spaces. The minimum aisle width for 90 degree spaces is 24 feet. Accessible parking shall be provided per the requirements of the Washington State Barrier Free Standards as adopted by the City of Renton. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. Bicycle parking shall be provided for all non-residential developments that exceed four thousand (4,000) gross square feet in size. The number of bicycle parking spaces shall be equal to ten percent (10%) of the number of required off-street vehicle parking spaces. Each bicycle parking space shall be at least two feet (2') by six feet (6'), with no less than an overhead clearance of seven feet (7'). Bicycle parking shall be conveniently located with respect to the street right-of- way and must be within fifty feet (50') of at least one main building entrance, as measured along the most direct pedestrian access route. Please review RMC 4-4-080F.11.b-c for further general and specific bicycle parking standards. According to the pre-application submittal, the proposal does not exceed more than one-third (1/3) of the area of the existing building. The applicant would be required to provide a detailed parking plan with the land use permit application that demonstrates that the proposal does not increase nonconformity with parking regulations. The applicant would be required to demonstrate that the minimum and maximum number of ADA accessible parking stalls are provided for on site. New Life Church Office Addition, PRE21-000307 Page 6 of 7 September 16, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000307\Working Files Access – Driveway widths are limited by the driveway standards, in RMC 4-4080I. Access to the site is proposed via existing driveway curbs cut off of 152nd Ave SE. Critical Areas: Sensitive slopes and protected slopes, high erosion hazards, and seismic hazard areas are mapped on the site. Whenever a proposed development requires a development permit and a geologic hazard is present on the site of the proposed development or on abutting or adjacent sites within fifty feet (50') of the subject site, geotechnical studies by licensed professionals, such as a geotechnical engineer and/or engineering geologist, shall be required. A geotechnical report will be required for your proposal. In addition, wetlands are mapped within 70 feet of the proposed addition. Any proposed expansion would need to comply with the current critical area buffers, including wetland buffers. The wetlands buffer would be based on category of the wetland as well as wildlife function per the following table: A wetland delineation and report would be required with the land use permit application to verify the category of wetland and determine wetland buffer and project compliance. If temporary impacts are proposed to the wetland or buffer area a preliminary wetland mitigation plan would also be required. A Type F stream has been identified on-site to the west. Type F streams require a 115-foot buffer with a 15-foot building setback. A stream study would be required with the building permit application to demonstrate compliance with buffer requirements. If impacts are proposed to the stream or buffer area a preliminary mitigation plan and a supplemental stream study would also be required. The stream buffer and building setback should be shown on the site plan. Environmental Review: Environmental (SEPA) Review would be required as the proposal involves the construction/addition of a structure larger than 4,000 square feet and for non- residential projects with 20 or more vehicle parking stalls, in accordance with local modification set forth in RMC 4-9-070G.1b. Low Impact Land Uses – Unpaved trails and low intensity open space All Other Land Uses Wetland Category Buffer Buffer High wildlife functio n (8-9 points) Moderat e wildlife function (5-7 points) Low wildlife function (3-4 points) All Other Scores High wildlife function (8-9 points) Moderat e wildlife function (5-7 points) Low wildlife function (3-4 points) All Other Scores Category I – Bogs & Natural Heritage Wetlands 175 ft 200 ft Category I - All others 175 ft 125 ft 75 ft 75 ft 200 ft 150 ft 115 ft 115 ft Category II 150 ft 100 ft 75 ft n/a 175 ft 150 ft 100 ft n/a Category III 100 ft 75 ft 50 ft n/a 125 ft 100 ft 75 ft n/a Category IV 40 ft n/a 50 ft n/a A 15-foot setback is required between buildings and critical area buffers New Life Church Office Addition, PRE21-000307 Page 7 of 7 September 16, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000307\Working Files Permit Requirements: The project would require a Hearing Examiner Conditional Use Permit. A Hearing Examiner Variance would be required for the proposed building height, unless the proposed height was reduced to 32 feet, in which case the project would require another Hearing Examiner Conditional Use Permit approval for additional height over 24 feet. The project would require Environmental (SEPA) Review and Hearing Examiner Site Plan Review. All applications can be reviewed concurrently in an estimated time frame of 12 weeks once a complete application is accepted. Each Hearing Examiner Condition Use Permit review application fee is $3,300. The Hearing Examiner Site Plan Review application fee is $3,800. The application fee for SEPA Review (Environmental Checklist) is $1,600. There is an additional 5% technology fee at the time of land use application. In addition to the required land use permits, separate construction, building and sign permits would be required. Detailed information regarding the land use application submittal can be found on the Conditional Use Permit submittal checklist and other informational applications and handouts can be found on the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. Public Information Sign: Public Information Signs are required for all Type II and Type III Land Use Permits 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. 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. The City of Renton Fee Schedule is available on the City of Renton website for your review. Next Steps: When the formal application materials are complete, should a land use application be needed, the applicant shall have the application materials pre-screened prior to submitting the complete application package. Please contact Angelea Weihs, Associate Planner at aweihs@rentonwa.gov or 425-430-7312 for an appointment. Expiration: Once the Conditional Use Permit application has been approved, the applicant has two (2) years to comply with all conditions of approval and to apply for any necessary permits before the approval becomes null and void. A single two-year extension may be granted for good cause by the Administrator. Site Plan Review approval is valid for two years with a possible two-year extension. It is the responsibility of the applicant to monitor the expiration date(s).