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HomeMy WebLinkAboutSTAFF COMMENTS_PRE21-000420PREAPPLICATION MEETING FOR 900 S Grady Way Church 900 S Grady Way PRE21-000420 CITY OF RENTON Department of Community & Economic Development Planning Division December 9, 2021 Contact Information: Planner: Angelea Weihs, 425.430.7312, aweihs@rentonwa.gov Public Works Plan Reviewers: Jonathan Chavez, 425.430.7288, jchavez@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:December 7, 2021 TO:Angelea Weihs, Associate Planner FROM:Corey Thomas, Lead Plans Review Inspector SUBJECT:Grady Way Church 1. The fire flow is unchanged from the existing building. 2. Fire impact fees are applicable at the rate of $0.56 per square foot of church use. This fee is paid at time of building permit issuance. Credit is due for the area of existing building that was formerly warehouse and office space at the rate of $0.15 for warehouse space and $0.26 per square foot of office space. A building permit would be required for the proposed change of use from office/warehouse to church. 3. Approved fire sprinkler and fire alarm systems are required throughout the building. Separate plans and permits required by the fire department. Direct outside access is required to the fire sprinkler riser room. Fully addressable and full detection is required for the fire alarm system. Fire sprinklers are triggered from the change of use to an assembly occupancy with the potential occupant load of the church of over 300 persons and the fact that the change of use building area is over the Renton ordinance limit of 5,000 square feet. Fire alarm systems are triggered from the change of use to an assembly occupancy with the potential occupant load of the church of over 300 persons and the fact that the total floor area of the building is over the Renton ordinance limit of 3,000 square feet. One new fire hydrant would be required if the fire sprinkler system is installed, one new hydrant would be required within 50-feet of the fire department connection. 4. Fire department apparatus access roadways are adequate as they exist. 5. Annual Place of Assembly permit would be required from the Renton Regional Fire Authority at the conclusion of the project. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:December 1, 2021 TO:Jonathan Chavez, Development Engineering FROM:Angelea Weihs, Planning SUBJECT:Church Remodel 900 S Grady Way PRE21-000420 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) 1723059021. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. The proposed redevelopment project is within the City of Renton’s water service area and in the Valley 196-pressure zone. 2. There is an existing 3/4-inch domestic water meter, north of the building (MTR-003012). Change of use will trigger backflow requirements. a. The existing backflow prevention device for the domestic service must meet current standards as required by Washington State Department of Health (WAC 246-290-490). In accordance with Drinking Water Regulations, the building must have a 3/4-inch RPBA (Reduced Pressure Backflow Assembly). The RPBA shall be installed inside an above ground heated enclosure per City Standard Plan 350.2. The RPBA may be located inside the building if a drainage outlet for the relief valve is provided and the location is approved by the City Plan Reviewer and City Water Utility Department. 3. IF a fire sprinkler system is required by the Renton Fire Authority, the following will be required: a. Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) for backflow prevention to each building. The fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DDCVA shall be installed on the private property in an outside underground vault per City standard plan no. 360.2. The DDCVA may be installed inside the building if it meets the conditions as shown on City’s standard plan 360.5 for the installation of a DDCVA inside Church Remodel – PRE21-000420 Page 5 of 5 December 1, 2021 a building. The location of the DDCVA inside the building must be pre-approved by the City Plan Reviewer and Water Utility. b. Installation of additional fire hydrants around the building as required by the Fire Authority. c. A hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection (FDC). d. A conceptual utility plan will be required as part of the land use application for the subject development. e. Civil plans for the water main improvements will be required and must be prepared by a Professional Engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix J of the City’s 2012 Water System Plan. f. Adequate separation between utilities is required. Minimum separation between water and non-potable water utilities is 10-feet horizontal and 1.5-feet vertical. 4. Fees may be applicable if new fire service is required. Please see our website for latest fee schedule. SEWER 1. Sewer service is provided by City of Renton. 2. As the existing sewer service will be reused, no sewer system development charges are applicable. SURFACE WATER 1. No new plus replaced impervious surface area is being proposed with the project submittal. Therefore, the project will not trigger drainage requirements, 2. As no new impervious surface area is being proposed, no storm system development charges are applicable. TRANSPORTATION 1. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 2. Change of use requires updating the existing building to meet current ADA standards. Compliance with ADA standards must be shown on the building permit submittal. 3. As this project is only proposing a change of use and interior improvements, no street frontage improvements or right of way dedication are required. 4. Transportation Impact fees may be applicable depending on the proposed use versus the existing use. Please see our website for latest fee schedule. From: Robert Shuey <RShuey@Rentonwa.gov> Sent: Wednesday, November 24, 2021 8:41 AM To: Jonathan Chavez <JChavez@Rentonwa.gov> Subject: PRE21-000420 Jonathan, The change of use from a group B occupancy, marshal arts studio, to a group A-3 for places of religious worship will require a change of occupancy as part of the building permit for the interior alterations. It is highly recommended that the applicant works with a designer who is experienced in changes of occupancy for A-3 occupancies and understands the requirements of bringing the building up to current code in regards to ADA accessibility into and inside the building. Thank you, Rob Shuey, Buildng Official, CBO City of Renton | CED | Building Division 1055 S Grady Way | 6th Floor | Renton, WA 98057 Virtual Permit Center | Online Applications and Inspections D: (425) 430-7290 | M: (206) 550-8523 | rshuey@rentonwa.gov CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000420 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:December 9, 2021 TO:Pre-Application File No. 21-000420 FROM:Angelea Weihs, Associate Planner SUBJECT:900 S Grady Way Church 900 S Grady Way Parcel # 1723059021 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 https://www.codepublishing.com/WA/Renton/. Project Proposal: The applicant is proposing a change of use to convert an existing commercial building into Religious Institution use. The subject property is located at 900 S Grady Way (APN 1723059021). The parcel totals approximately 38,180 sq. ft. (0.88 acres) in area and is currently developed with a 6,000 sq. ft. prefabricated steel commercial building previously occupied by a indoor recreation use (fitness studio) and associated surface parking (approximately 13 stalls). The site has a zoning designation of Center Downtown (CD) and is located in the Urban Design District A. The applicant did not indicate any exterior changes to the structure; however, an interior remodel is proposed, which would include a main auditorium with approximately 216 seats. Access to the proposed project would be remain via the two existing driveways off of S Grady Way and two existing driveways off of Williams Ave S. COR Maps indicates the presence of a High Seismic Hazard Area and Wellhead Protection Area Zone 2 (Downtown Wellfield) on the project site. Current Use: The site is currently developed with a 6,000 square foot commercial building and associated surface parking lot with approximately 13 stalls. Zoning Requirements: The subject property is located within the Commercial & Mixed Use (CMU) land use designation and CD zoning designation. In addition, the proposal is within the Urban Design District ‘A’ overlay. Religious institutions require a Hearing Examiner Conditional Use Permit in all zones, including the CD zone. 900 S Grady Way Church, PRE21-000420 Page 2 of 9 December 9, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000420 Conditional Use (Hearing): 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. Development Standards: The project would be subject to RMC 4-2-120B, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CD standards” herein). The table below notes the current standards for the CD zone. Type of Standard Minimum Standards Lot Standards Lot Size None Lot Width None Lot Depth None Setbacks* Min Front Yard and Secondary Front Yard None Max Front Yard and Secondary Front Yard 15 ft. – for buildings 25 ft. or less in height. None – for that portion of a building over 25 ft. in height Side/Rear Yard None. If the CD lot abuts a lot zoned residential, then there shall be a 15 ft. landscaped strip or a 5 ft. wide sight-obscuring landscaped strip and a solid 6 ft. high barrier along the common boundary with an additional 5 ft. setback from the barrier. Clear Vision Area n/a Building Standards Building Coverage Ratio None 900 S Grady Way Church, PRE21-000420 Page 3 of 9 December 9, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000420 Maximum Gross Floor Area None Maximum Building Height 95 ft – Heights may exceed the zone’s maximum height with a Conditional Use Permit. In no case shall building height exceed the maximum allowed by the Airport Compatible Land Use Restrictions, for uses located within the Federal Aviation Administration Airport Zones. PARKING AND LOADING Required Location for Parking All parking shall be provided in the rear portion of the site, with access taken from an alley, where available. Surface parking shall not be located between a building and a street. Parking may be located off-site subject to a joint parking requirement. Loading Docks Location Service and loading areas shall be off-street and screened from view of abutting public streets. It appears that the existing building does not comply with the setback requirements of the zone, specifically the maximum front yard setback requirement. Please see the non-conforming structure regulations in RMC 4-10-050 for additional information. Compliance with the setback requirements may be required depending on the length of time the structure has been vacant and value of improvements proposed as part of the project. In addition, if a CD lot abuts a lot zoned residential, a 15 ft. landscaped strip or a 5 ft. wide sight-obscuring landscaped strip and a solid 6 ft. high barrier along the common boundary with an additional 5 ft. setback from the barrier is required. It appears that the subject lot abuts a residential zone to the north and therefore a landscape strip or sight-obscuring landscape strip and barrier would be required. Compliance with building setback standards will be reviewed at the time of Conditional Use Permit application. Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The project proposal does not provide information on utility or mechanical equipment. Compliance with the screening requirements would be reviewed at the time of formal building permit application review. See RMC 4-4-095 for specific code requirements. Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards”. In manufacturing and other nonresidential developments, a minimum of three (3) 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 six (6) 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. The submitted materials propose no additional square feet of building gross floor area and do not provide information on the refuse or recycling areas on site. Compliance with the refuse and recycling requirements would be reviewed at the time of Conditional Use Permit application review. Access: Access to the site would be provided via two existing driveways off S Grady Way and two existing driveways off of Williams Ave S. There shall be no more than one driveway for each one hundred sixty- five feet (165') of street frontage serving any one property or among properties under unified ownership or control; for each one hundred sixty-five feet (165') of additional street frontage another driveway may be permitted. The number of driveways and curb cuts shall be minimized for vehicular access purposes, so that pedestrian circulation along the sidewalk is minimally impeded. No changes to the existing 900 S Grady Way Church, PRE21-000420 Page 4 of 9 December 9, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000420 driveway location are proposed, but a reduction in number of driveways may be required in order to ensure compliance with the driveway standards in RMC 4-4-080. Pedestrian Access: A pedestrian connection shall be provided from all public entrances to the street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building entries and internally from buildings to abutting properties. A clear and separate existing pedestrian walkway is established onsite leading from the public access along the Williams Ave S right of way to the building entrance. Parking: Parking for religious institutions require a minimum and maximum of 1 space for every 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, 1 additional parking space shall be provided for every 5 additional seats provided by the new construction. The application materials indicate a total of 216 seats within the main auditorium; therefore, a total of 43 parking stall are required. Based on aerial photos, only 13 stalls approximately exist on site. The applicant would be required to demonstrate that the minimum and maximum number of off-street parking stalls is satisfied for the duration of the use through the Conditional Use Permit application. 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. The applicant will be required to provide a detailed parking plan with the Conditional Use Permit application. The proposal would be required to provide bicycle parking based on 10 percent (10%) of the required number of off-street vehicle parking spaces for the religious institution. 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. Fence: The fence standards for commercial, industrial, and other uses can be found in Section 4-4-040(E). Location and Maximum Height: The maximum height of any fence, hedge or retaining wall is eight feet (8'), provided the fences, hedges, or retaining walls do not exceed forty-eight inches (48") in height within fifteen feet (15’) of the front or secondary front yard property line. In no case shall a fence, hedge, or retaining wall exceed forty-two inches (42") in height in any part of the clear vision area. Material Limitations in Commercial Zones: Chain-link fencing is prohibited within the Center Downtown Zone. Landscaping: Fences, hedges, and retaining walls shall not stand in or in front of any required landscaping. If a new or replaced fence is proposed within fifteen feet (15’) of a public street on a site that is nonconforming with regard to street frontage landscaping requirements per RMC 4-4- 070F.1., the site shall be brought into compliance with street frontage landscaping requirements prior to fence installation. Electric and barbed wire fences may be permitted by special administrative fence permit in all commercial zones. 900 S Grady Way Church, PRE21-000420 Page 5 of 9 December 9, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000420 The existing fencing appears to be noncompliant with current fence regulations. In addition, the existing fence appears to encroachment over the northern property line. Compliance with current fence regulations will need to be demonstrate at the time of Conditional Use Permit application. Landscaping: New and existing development in the CD zone is exempt from all landscape regulations in RMC 4-4-070 except for subsection F2, Street Trees and Landscaping Required Within the Right-of-Way on Public Streets, subsection F6, Parking Lots, and subsection P, Maintenance. Street trees and, at a minimum, groundcover shall be planted within planting strips based on the provisions of RMC 4-4-070F.2. Any additional undeveloped right-of-way areas shall be landscaped unless otherwise determined by the Administrator. Refer to the City’s Approved Tree List and spacing standards available through the Department of Community and Economic Development and on the City’s website. All surface parking lots shall have perimeter landscaping and interior parking lot landscaping meeting the standards of RMC 4-4-070. Internal Lot Landscaping - Surface parking lots with 15 to 50 stalls shall provide 15 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 (CI-120). 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) and Downtown Streetscape Standards for additional general and specific landscape requirements. A conceptual landscape plan shall be submitted at the time of Conditional Use Permit application. 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. According to the proposed regulations, the tree retention plan must show preservation of at least 10 percent (10 %) of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. 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. 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. 900 S Grady Way Church, PRE21-000420 Page 6 of 9 December 9, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000420 The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City’s discretion. A tree retention plan is required at the time of Conditional Use Permit application. Signage: Signs are required to meet the minimum standards of RMC 4-4-100 “Sign Regulations” and require sign permit review. No signage was shown or proposed on the submitted materials. Urban Design Regulations: The subject property is within the Urban Design District ‘A’ and compliance with District ‘A’ Urban Design Regulations would be required if the proposal includes either of the following: Alterations, enlargements, and/or restorations of nonconforming structures pursuant to RMC 4-10- 050 Nonconforming Structures; Exterior modifications such as facade changes, windows, awnings, signage, etc., shall comply with the design requirements for the new portion of the structure, sign, or site improvement. In general, the regulations encourage building design that is unique and urban in character, comfortable on a human scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate and to discourage franchise retail architecture. If an applicant is unable to meet the prescriptive standards of the code, the applicant would be required to demonstrate compliance with the intent and guidelines of the respective section that includes the standard. The following bullets provide some of the design elements needed with your proposal. The design regulations should be referred to in their entirety prior to refining your proposal. Depending on the final scope of the project, the building permit application shall include a narrative of how the project meets each of design standards. The building shall be oriented to the street with clear connections to the sidewalk. The front entry shall be oriented to the street. Building entries from a parking lot shall be subordinate to those related to the street. Office buildings shall have pedestrian-oriented facades. In limited circumstances the Administrator may allow facades that do not feature a pedestrian orientation; if so, substantial landscaping between the sidewalk and building shall be provided. Such landscaping shall be at least thirty feet (30') in width as measured from the sidewalk. The building’s primary entry shall be on a façade facing the street, prominent, connected to the public sidewalk, and include human-scaled elements. Visibly prominent features include facade overhang, trellis, large entry doors, and/or ornamental lighting. Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least four and one-half feet (4- 1/2') wide. Buildings that are taller than thirty feet (30') in height shall also ensure that the weather protection is proportional to the distance above ground level. Features such as entries, lobbies, and display windows shall be oriented to a street or pedestrian- oriented space; otherwise, screening or decorative features should be incorporated. Garbage, recycling collection, and utility areas shall be enclosed on all sides, include a roof and be screened around their perimeter by a wall or fence and have self-closing doors. Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three. If the service area is adjacent to a street, pathway, or pedestrian-oriented space, a landscaped planting strip, minimum three feet (3') wide, shall be located on three (3) sides of such facility. 900 S Grady Way Church, PRE21-000420 Page 7 of 9 December 9, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000420 Parking shall be located so that no surface parking is located between a building and front property line and a building and the side property line on a corner lot. Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. Parking structures shall provide space for ground floor commercial uses along street frontages at a minimum of seventy five percent (75%) of the building frontage width. The entire public facing façade shall be pedestrian-oriented. Access to parking lots and garages shall be from alleys, when available. If not available, access shall occur at side streets. All building façades shall include modulation or articulation at intervals of no more than forty feet (40'). Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. Buildings greater than one hundred sixty feet (160') in length shall provide a variety of modulations and articulations to reduce the apparent bulk and scale of the facade; or provide an additional special feature such as a clock tower, courtyard, fountain, or public gathering area. Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the façade’s ground floor. Any façade visible to the public shall be comprised of at least fifty percent (50%) transparent windows and/or doors for at least the portion of the ground floor facade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation). Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are not permitted. Building roof lines must be varied along the entire roof. The building must contain at least one of the following: (1) Extended parapets, (2) feature elements projecting above parapets, (3) project cornices, or (4) pitched/sloped roofs. Buildings containing predominantly residential uses shall have pitched roofs with a minimum slope of one to four (1:4) and shall have dormers or interesting roof forms that break up the massiveness of an uninterrupted sloping roof. All sides of buildings visible from a street, pathway, parking area, or open space shall be finished with the same building materials, detailing, and color scheme. A different treatment may be used if the materials are of the same quality. All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. Materials, individually or in combination, shall have texture, pattern, and be detailed on all visible façades. Materials shall be durable, high quality, and consistent with more traditional urban development, such as brick, integrally colored concrete masonry, pre-finished metal, stone, steel, glass and cast-in-place concrete. Non-Conforming Site Development Standards: Per RMC 4-10-020 Nonconforming Site Development Standards, for remodels or other alterations of an existing structure made within any three (3) year period which together exceed one hundred percent (100%) of the assessed or appraised value of the existing structure, the site shall be brought into compliance with this Title. For remodels or other alterations within any three (3) year period which exceed thirty percent (30%) of the assessed or appraised value, but do not exceed one hundred percent (100%), proportional compliance shall be required, as provided in subsection E of this Section. Remodels or other alterations within any three (3) year period that do not exceed thirty percent (30%) of the assessed or appraised value shall not be required to comply with the requirements of the subsection. Mandatory improvements for fire, life safety or accessibility, as well as replacement of mechanical equipment, do not count towards the cited monetary thresholds. Proportional Compliance: The required physical site improvements to reduce or eliminate the nonconformity of the site shall be established by the following formula: 900 S Grady Way Church, PRE21-000420 Page 8 of 9 December 9, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000420 1. Divide the dollar value of the proposed structure improvements, excluding mechanical equipment and mandatory improvements for life, safety, or accessibility, by the assessed or appraised value of the existing structure(s). 2. The monetary value of that percentage is then multiplied by ten percent (10%). 3. The dollar value of this equation is then applied toward reducing the nonconformities. Example: 4. The Department shall determine the type, location and phasing sequence of the proposed site improvements. Critical Areas: According to COR Maps, a High Seismic Hazards and Wellhead Protection Area Zone 2 (Downtown Wellfield) are present on the site. A geotechnical report for the site may be required to be submitted with the land use application depending on the final scope of the project. The analysis should assess soil conditions and detail construction measures to assure building stability. Due to the location of the project site in a Wellhead Protection Area Zone 2, a fill source statement would be required if any offsite fill is brought into the site. It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental concerns are present on the site during site development or building construction. Environmental Review: The proposal includes a change of use in a building over four thousand (4,000) square feet gross floor area and therefore is subject to Environmental (SEPA) per WAC 197-11-800. Therefore, an Environmental Checklist is required to be submitted with the land use application. An environmental threshold determination would be issued by the Renton Environmental Review Committee prior to the public hearing on the proposal. Permit Requirements: Permit Requirements: The proposal is required to obtain Hearing Examiner Conditional Use Permit approval and Environmental (SEPA) Review. Site Plan Review will be required depending on the exterior improvements required. All applications would be reviewed concurrently in an estimated time frame of 12 weeks following acceptance of a complete application. The 2022 Hearing Examiner Conditional Use Permit application fee is $3,300.00 and the SEPA review application fee is $1,600.00. The 2022 Hearing Examiner Site Plan Review fee is $3,800.00. Any modification requests to code standards are $260.00 per modification. There is an additional 5% technology fee 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)” at https://edocs.rentonwa.gov/ Documents/Browse.aspx?startid=867190&cr=1. 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=9666400. In addition to the required land use permits, separate construction and building permits will be required. Public Information Sign: The applicant is required to install a proposed land use action sign on the subject property per the specifications provided in the accompanied public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees would apply to all projects and payable prior to building permit issuance. The 2022 impact fees are as follows: 900 S Grady Way Church, PRE21-000420 Page 9 of 9 December 9, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000420 A Transportation Impact Fee would be assessed at a rate of $5.36 per square foot for the church use. A Fire Impact fee would be assessed at a rate of $0.56 per square foot for the church use. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Next Steps: When the formal application materials are complete, 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).