HomeMy WebLinkAboutPRE22-000057_Meeting SummaryPREAPPLICATION MEETING FOR
Temple Tam Nguyen
PRE 22-000057
CITY OF RENTON
Department of Community & Economic Development
Planning Division
March 17, 2022
Contact Information:
Planner: Jill Ding, 425.430.6598, jding@rentonwa.gov
Public Works Plan Reviewer: Nathan Janders, 425-430-7382, njanders@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org
Building Department Reviewer: Rob Shuey, 425.430.7235
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).
M E M O R A N D U M
DATE: March 2, 2022
TO: Jill Ding, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Tam Nguyen Temple
1. The preliminary fire flow is 1,500 gpm. A minimum of two fire hydrants
are required. One within 150-feet and one within 300-feet of the
building. One hydrant is required within 50-feet of all fire department
connections for the sprinkler system. There appears to be no existing
hydrants within 300-feet of the building. Water service is provided by
Soos Creek Water District. A water availability certificate is required to
prove that a minimum of 1,500 gpm fire flow can be provided at this
location.
2. Fire impact fees are applicable at the rate of $964.53 per multifamily
unit and $0.15 per square foot for the temple space. This fee is paid at
time of building permit issuance. Credit is due for the removal of one
existing home.
3. Approved fire sprinkler and fire alarm systems are required throughout
the building. Direct outside access is required to the fire sprinkler riser
room. Fire alarm system is required to be fully addressable and full
detection is required. Separate plans and permits required by the fire
department.
4. Fire department apparatus access roadways are adequately served
from the existing public street.
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: March 17, 2020
TO: Jill Ding, Senior Planner
FROM: Nathan Janders, Civil Engineer
SUBJECT: 108th Temple
18814 108th Ave SE
PRE22-000057
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)
6623400041. The following comments are based on the pre-application submittal made to the City of
Renton by the applicant.
Water
1. The project is within Soos Creek Water and Sewer District.
2. Obtain a water availability certificate from Soos Creek and provide it with the construction permit
submittal.
3. Review of the water plans will be conducted by Soos Creek Water and Sewer District and the Renton
Regional Fire Authority.
4. Plans approved by Soos Creek shall be routed to the City for final review prior to construction permit
issuance.
Sanitary Sewer
1. The project is within Soos Creek Water and Sewer District.
2. Obtain a water availability certificate from Soos Creek and provide it with the construction permit
submittal.
3. Review of the water plans will be conducted by Soos Creek Water and Sewer District and the Renton
Regional Fire Authority.
4. Plans approved by Soos Creek shall be routed to the City for final review prior to construction permit
issuance.
Surface Water
1. There is an existing 12-inch public stormwater main to the southwest of the parcel conveying runoff
east-to-west before continuing conveying south along the west side of 108th.
2. There is no existing on site conveyance system or stormwater features.
3. 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 site. The site falls
within the City’s Flow Control Duration Standard Matching Forested Site Conditions. The site falls
within the Black River drainage basin.
4. 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
5. On site critical areas that effect stormwater review include an onsite wetland. Applicant shall provide
reports as outlined in section 1.2.2.1.1 of the RSWDM for potential impacts to wetland hydrology.
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 falls within the R-14 zone which has a maximum impervious surface area of 80%
per lot.
11. 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 $0.84 per square foot of new impervious surface but not less than
$2,100.
• The current property contains one single family home, the developer will receive a credit for
the existing home if it is demoed.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-
2018%20Fee%20Schedule.pdf
Transportation
1. Per City code 4-6-060 frontage improvements are required for new construction in excess of
$150,000. The proposed project fronts 108th Ave SE to the west.
• 108th Ave SE is classified as a Principal Arterial street, with an existing right-of-way (ROW)
width of approximately 80 feet with an existing paved width of approximately 58 feet. To
meet the City’s complete street standards for 5 lane Principal Arterial streets, a minimum
ROW width of 103 feet is required. Per RMC 4-6-060 half of street improvements as taken
from the ROW centerline shall be required and include a minimum 66 foot paved road (33
feet each side consisting of 11-foot travel lanes, 12-foot center turn lane and 5-foot bike
lanes), a 0.5 foot curb, an 8 foot planting strip, a 8 foot sidewalk, 2 foot clear space at back of
walk, street trees and storm drainage improvements. Approximately 11.5 feet of dedication
will be required pending final survey.
2. Refer to City code 4-4-080 regarding driveway regulations.
• A minimum separation of 5 feet is required between driveway and the property line.
• Maximum driveway slopes shall not exceed 8%.
• Driveway width shall not exceed thirty feet exclusive of the radii or the returns of the taper
section.
3. Undergrounding of all existing utilities is required on all frontages per RMC 4-6-090.
4. Street lighting is required for a project that consists of more than 5,000 square feet of commercial
building. See RMC 4-6-060 for street lighting requirements.
5. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench
Restoration and Street Overlay Requirements.
6. The development is subject to transportation impact fees. Fees will be charged based on the rate at
the time of building permit issuance.
• The 2022 transportation impact fee for a Church is $5.36 per square foot.
• The current property contains one single family home, the developer will receive a credit for
the existing home if it is demoed.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-
2018%20Fee%20Schedule.pdf
General Comments
1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone, and
cable services, etc.) along property frontage or within the site must be underground as outlined in
RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. The construction of these franchise
utilities must be inspected and approved by a City of Renton inspector.
2. 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.
3. All construction utility permits for utility and street improvements will require separate plan
submittals. All utility 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
4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets.
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 17, 2022
TO: Pre-application File No. PRE22-000057
(formerly PRE20-000073)
FROM: Jill Ding, Senior Planner
SUBJECT: Temple Tam Nguyen
18814 108th Ave SE
(Parcel No. 6623400041)
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, 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 a pplicant. 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 project site is located at 18814 108th Ave SE (Parcel #6623400041). The project site totals
38,280 square feet (0.87 acres) in area and is zoned Residential-14 (R-14). The applicant proposes to demolish the
existing single family residence and rebuild a preposed Buddhist Temple within the existing building footprint. Per
code case number CODE19-000544, the site was previously being used as a temple without the required building
or land use permits and fill was illegally placed within the onsite wetland. A pre-application meeting was
previously held for the proposed use under PRE20-000073 on the project site to utilize the existing residence as a
Buddhist Temple, however no further land use permit applications were submitted. The applicant proposes create
a surface parking lot with 10 parking spaces on the southwest corner of the project site. The proposed temple use
would include a meditation hall, living, kitchen, and restrooms. The proposed structure would have a maximum
wall plate height of 24 feet and would total 4,315 sq. ft. in area. Access to the site is currently provided by an
existing curb cut off of 108th Ave SE. Wetlands are mapped on the project site.
Current Use: The property has an existing single-family structure which is proposed to be removed to its
foundation.
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.
Temple Tam Nguyen
Preapplication Meeting
March 17, 2022
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.
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
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. The existing residence has a front setback of approximately 26 feet, a rear setback
of approximately 200 feet, and side setbacks of approximately 30 feet and 60 feet, which would exceed the
setback requirements of the R-14 zone. Any setbacks for any building expansion would be verified at the time of
land use and building permit application.
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. The proposal would include a Buddhist Temple with a wall plate height of 24 feet, which
Temple Tam Nguyen
Preapplication Meeting
March 17, 2022
would comply with the maximum wall plate height of the R-14 zone. Any building expansions would be verified
for compliance with building height regulations at the time of land use and building permit application.
Building Coverage – The R-14 zone allows a maximum building coverage of 65% of the lot area. The proposal
would maintain the existing 1,971 sq. ft. building footprint, which results in a lot coverage of 5% of the lot area.
Building coverage requirements would be verified at the time of land use and building permit application.
Impervious Surface Area – The maximum impervious surface would be limited to 80%. The proposal would result
in a total impervious area of 9,987 sq. ft., which would result in an impervious surface coverage of 26%, which is
less than the 80% maximum impervious surface coverage permitted in the R-14 zoned. Impervious surface
requirements would be verified at the time of land use and building permit application.
Residential Design and Open Space Standards: The proposal would not be subject to the Residential Design
Standards outlined in RMC 4-2-115 as the proposal is not a single family residential use.
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. Street tree
species from the City Approved Street Tree List shall be provided along the project site’s ROW frontage between
the curb and sidewalk as referenced in RMC 4-4-070F.2.
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 along the street frontage. 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
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 s ignificant trees that
would be retained (RMC 4-4-130H1.a). When the required number of protected trees cannot be retained,
Temple Tam Nguyen
Preapplication Meeting
March 17, 2022
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. Please note
that the City is currently working on updating its tree retention regulations, under the proposed regulations the
retention rate would increase from 20% to 30%.
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 retentio n
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.
Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment.
The site plan application will need to include elevations and details for the proposed methods of screening if
surface-mounted or roof top equipment is proposed. See RMC 4-4-095 for more details.
Access: Access to the site is currently provided by an existing curb cut off of 108th Ave SE. 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
Temple Tam Nguyen
Preapplication Meeting
March 17, 2022
feet of floor area of main auditorium or of principal place of as sembly not containing fixed seats, whichever is
greater. It is unclear what the fixed or unfixed seating capacity of the main auditorium. There fore, the applicant
will be required, at 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.
Bicycle parking is required for non-residential development that exceeds four thousand (4,000) gross square feet
in size. The number of required bicycle parking spaces would be equivalent to ten percent of the number of
required off-street parking spaces. Spaces shall meet the requirements of RMC 4-4-080F.11.b.
Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of RMC 4 -4-090, “Refuse
and Recyclables Standards”. There are general requirements for all uses for location, signage, screening, and
setbacks for collection areas and specific requirements. The proposed use would be considered an ‘other
nonresidential development’ which requires a minimum of 3 sf per every 1,000 sf of building gross floor area shall
be provided for recyclable deposit areas and a minimum of 6 sf per 1,000 sf of building gross floor area shall be
provided for refuse deposit areas with a total minimum area of 100 sf.
Critical Areas: Based on the City’s Critical Areas Maps, wetlands are mapped on the project site. A wetland
assessment and delineation would be required with the application. The wetlands buffer would be based on
category of the wetland as well as wildlife function per the following table:
All Other Land Uses
Wetland Category Buffer
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
200 ft
Category I - All others 200 ft 150 ft 115 ft 115 ft
Category II 175 ft 150 ft 100 ft n/a
Category III 125 ft 100 ft 75 ft n/a
Category IV 50 ft n/a
A 15-foot setback is required between buildings and critical area
buffers
Temple Tam Nguyen
Preapplication Meeting
March 17, 2022
The wetland and wetland buffer are required to be placed in a Native Growth Protection easement. A 15 foot
setback is required between buildings and critical area buffers. The proposal to rebuild the Buddhist Temple on
the existing building footprint does not appear to comply with required wetland buffer and building setback
requirements. Per RMC 4-10-090: if a nonconforming use or activity or structure is destroyed by human
activities or an act of God, it shall not be resumed or reconstructed except in conformity with the provisions of
RMC 4-3-050. The proposal shall be revised to relocate all proposed improvements outside of the wetland buffer
and building setback areas. In addition, fill has been illegally placed within the onsite wetland and buffer area.
The City does not have permit records authorizing the installation of fill within the eastern portion of the
property. Fill placed within the wetland or wetland buffer, without required permits, site restoration consistent
with RMC 4-3-050L, Mitigation, Maintenance, and Monitoring, would be required. A wetland report would be
required to be submitted at the time of formal land use application. They City may required secondary review at
the expense of the applicant.
Environmental Review: Environmental (SEPA) Review would be required as the proposal includes the
development of a site that contains a wetland, in accordance with the State Environmental Policy Act WAC 197-
11-800.
Permit Requirements: Hearing Examiner Conditional Use Permit (CUP), Site Plan Review, and Environmental
(SEPA) Review would be required for the project proposal. The applications would be reviewed concurrently
within an estimated time frame of 12 weeks. The 2022 application fees would total $9,135 ($3,300 Hearing
Examiner Conditional Use Permit + $3,800 Site Plan + $1,600 SEPA fee + $435 Technology Fee = $9,135). Any
modification requests to code standards are $250.00 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, the following impact fees
would be required prior to the issuance of building permits:
• A Fire Impact Fee is applicable at the rate of $964.53 per multifamily unit and $0.15 per square foot for
the temple space. The fee in effect at time of building permit issuance would be collected. Credit is due
for the removal of one existing home.
• A Transportation Impact Fee based on a rate of is $5.36 per sq. ft. of church area would be assessed. The
fee in effect at the time of building permit issuance would be collected.
Note: When the formal application materials are complete, the applicant is strongly encouraged to have one
copy of the application materials pre-screened prior to submitting the complete application package. Please
contact Jill Ding, Senior Planner at jding@rentonwa.gov for pre-screening instructions.
Temple Tam Nguyen
Preapplication Meeting
March 17, 2022
Expiration: Upon both Conditional Use Permit and Site Plan Review approval, the decisions are valid for two (2)
years with a possible two (2) year extension (RMC 4-9-070F).
From: Robert Shuey
Sent: Friday, February 25, 2022 11:00 AM
To: Jill Ding
Subject: PRE22-000057 Building Review - Pre App/Pre Sub
Hi Jill,
Here is my comment on this project.
The foundation/slab shall also be removed as part of the existing building demolition. The infill shall be
made with structural fill as recommended by a licensed geotechnical engineer.
Have a great day,
Rob Shuey, Building 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