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HomeMy WebLinkAboutPre-app Mtg Summary - 22-000193.pdf1 PRE-APPLICATION MEETING FOR Center for Spiritual Enrichment Church Building PRE22-000193 CITY OF RENTON Department of Community & Economic Development Planning Division July 7, 2022 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). 2 FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE: June 27, 2022 TO: Alex Morganroth, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Russian Center Church 1. The preliminary fire flow is 1,500 gpm. A minimum of two fire hydrants are required. One within 150-feet and one other within 300-feet of the building. A minimum of one new fire hydrant will be required. One hydrant is required within 50-feet of the fire department connection for the fire sprinkler system. Water is provided by King County Water District 90. A water availability certificate is required from them. 2. Approved fire sprinkler and alarm systems are required throughout the building. Fire alarm systems are required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. Direct outside access is required for the fire sprinkler control room. 3. Fire impact fees for church occupancies is applicable at the rate of $ 0.56 per square foot. This fee is paid at time of building permit issuance. 4. Fire department apparatus access roadways are required. Fire lanes are required to meet 20 - feet width with 25-foot inside and 45-feet outside turning radius. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. Fire Lane signage required for onsite roadways. Access is required to within 150-feet of all points on the building. 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 1, 2022 TO: Alex Morganroth, Senior Planner FROM: Jonathan Chavez, Civil Engineer III SUBJECT: Russian Centers Church PN: 0323059120 PRE22-000193 I have reviewed the Pre- Application submittal for the Russian Centers Church project at the corner of NE Sunset Boulevard and Nile Avenue NE (KC Parcel ID: 0323059120). The applicant is proposing to construct a 12,000 SF, 2- story church structure. WATER 1. Please obtain a water availability certificate from King County Water District 90 and provide it with the land use submittal. 2. Review of the water plans will be conducted by King County Water District 90 and the Renton Regional Fire Authority. 3. Plans approved by King County Water District 90 shall be routed to the City for final review prior to construction permit issuance. SEWER 1. Sewer service is provided by the City of Renton. 2. There is an existing 8” PVC sewer flowing from west to east south of the site along the southern frontage of NE Sunset Boulevard then crossing NE Sunset Boulevard and continuing to flow north in Nile Avenue NE east of the site. Reference Project File WWP2703152 in COR Maps for record drawings. 3. There is also an existing 8” PVC sewer that flows north in Mt. Baker Place NE from a cleanout located at the southern terminus of Mt. Baker Place NE along the northern property line. Reference Project File WWP2703173 in COR Maps for record drawings. 4. Service lines shall be designed and installed in accordance with City standards. The service line shall flow by gravity to the main. The minimum service line size is 6” diameter and the minimum slope is 2%. 5. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. The current sewer fee for a 1-inch meter install is $3,500.00 per meter. Each lot shall have a separate meter. a. The development is located in the Honey Creek Sewer Interceptor Special Assessment District (SAD). The development is subject to fees related to this SAD. A SAD fee of $$5,379.65 will be collected. SAD fees are due at the time of construction permit issuance. SURFACE WATER 1. A drainage report complying with the current Renton Surface Water Design Manual (RSWDM) will be required. Based on the City’s flow control map, the site falls within the City’s Flow Control Duration Standard 4 (Forested Conditions). The site falls within the May Creek Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. a. Effective June 22, 2022, the City of Renton has adopted the 2022 RSWDM, which is based on the 2021 King County SWDM. Under the new 2022 RSWDM stormwater requirements, on-site BMP sizing credits for modeling credits can no longer be used for privately maintained on-site BMPs, with the exception of full dispersion and full infiltration BMPs. 2. The existing site topography slopes moderately from the south to the north and west. There is no on-site stormwater conveyance system. Stormwater from the site either infiltrates or gradually flows off-site. There is also no stormwater conveyance system along either the NE Sunset Boulevard or Nile Avenue NE frontage. Stormwater that collects from these frontages gradually flows into the site. Greenes Creek, a Type Ns Stream is located to the west of the site. 3. Storm drainage improvements along all public street frontages are required to conform to the City’s street and stormwater conveyance standards. Any new storm drain installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2022 RSWDM and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 4. 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. a. Predeveloped condition must be fully forested. For developed condition, categorize all impervious areas including ROW improvements (i.e new sidewalks, curbs, paved streets, driveways, etc). 5. 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 2022 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. 6. A geotechnical soils report for the site is required per the 2022 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. 7. Erosion control measures to meet the City requirements shall be provided. 8. A Construction Stormwater General Permit from the Washington Department of Ecology is required as site clearing will disturb more than one acre. 9. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details is available online on the City of Renton website. 10. The 2022 Surface water system development fee is $0.84 per square foot of new impervious surface, but no less than $2,100.00. This is payable prior to issuance of the construction permit. This fee is subject to change based on the calendar year the construction permit is issued. TRANSPORTATION 1. NE Sunset Boulevard is classified as a principal arterial. Per RMC 4-6-060, the minimum right of way width for a principal arterial with five lanes is 103’. The minimum paved roadway width is 66’ consisting of 4 – 11’ travel lanes, 1 – 12’ center lane, and a 5’ bike lane in each direction. A 0.5’ curb, 8’ planter, and 8’ sidewalk, and 2’ clear space behind the sidewalk are required along each side of the roadway. Per the King County Assessor’s Map, the existing right of way width is approximately 60’. A dedication of approximately 21.5’ along the NE Sunset Boulevard frontage would be required to provide the half right of way width of 51.5’. 5 2. Nile Avenue NE / 148th Avenue SE east of the site is located in unincorporated King County. South of the site, in the City of Renton limits, Nile Avenue NE is classified as a neighborhood collector arterial. The City requires frontage improvements in accordance with neighborhood collector arterial standards found in RMC 4-6-060 for this street frontage. Per RMC 4-6-060, the minimum right of way width for a neighborhood collector arterial with two lanes is 83’. The minimum paved roadway width is 30’ consisting of 2 – 10’ travel lanes and a 5’ bike lane in each direction. Parking lanes of 8’ are required on each side of the road. A 0.5’ curb, 8’ planter, and 8’ sidewalk, and 2’ clear space behind the sidewalk are required along each side of the roadway. Per the King County Assessor’s Map, the current right of way width for this portion of Nile Avenue NE is 60’. a. A curb line along the western frontage of Nile Avenue NE was established as part of the development to the north. City staff is requiring the continuation of this curb line south to the intersection with NE Sunset Boulevard. An 8’ planter strip and 8’ sidewalk are required behind the curb. Right of way dedication is required to 1’ past the back of sidewalk. Final right of way dedication shall be determined by survey. 3. A 35’ turning radius is required at the corner of NE Sunset Boulevard and Nile Avenue NE. Property corner dedication meeting City code is required to be provided. 4. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each intersection. Ramps shall be oriented to provide direct pedestrian crossings. 5. Refer to City code 4-4-080 regarding driveway regulations: a. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2. b. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage. c. The maximum width of a single loaded garage driveway is 9-feet and the maximum width of a double loaded garage driveway is 16-feet. If a garage is not present, the maximum driveway width is 16-feet. d. Driveways shall not be closer than 5-feet to any property line. 6. Street lighting is required along NE Sunset Boulevard frontage and Nile Avenue NE frontage. Required streetlights shall be per City standards. A street lighting analysis and plan shall be submitted with the construction permit. 7. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 8. The transportation impact fee is based on the type of land use. For a church, the 2022 transportation impact fee is $5.36 per square foot. Transportation impact fees are subject to change based on the year the building permit is applied for. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. 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 civil construction 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 and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Additional Building Permit Applications will be required for the following: 6 a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040. b. Detention vaults for storm water flow control. c. Demo of any existing structures on the project site(s). 6. Fees quoted in this document reflect the fees applicable in the year 2022 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. 7 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 7, 2022 TO: Pre-Application File No. 22-000193 FROM: Alex Morganroth, Senior Planner SUBJECT: Center for Spiritual Enrichment Church Building SE Renton Issaquah Rd and 148th Ave SE Parcel # 0323059120 General: We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton/. Project Proposal: The subject property (parcel number 0323059120) is located at the northwest corner of the intersection of SE Renton Issaquah Rd and 148th Ave SE and is currently vacant. The project site is 107,593 sq. ft. (2.46 acres) in size and is located within the Residential-4 (R-4) zoning classification. The site has a Comprehensive Plan land use designation of Residential Low Density (LD). The applicant proposes to construct a 12,000 sq. ft. church (classified as a ‘Religious Institution per RMC 4-2-060) and an associated surface parking lot with 140 spaces. According to the applicant, the two-story building would include a 4,000 sq. ft. sanctuary, a 2,000 sq. ft. classroom/office area, a 2,000 sq. ft. classroom/kitchen area, and a 4,000 sq. ft. multipurpose room. Access to the site is proposed via a new 30-foot driveway off of 148th Ave SE. According to the applicant, four (4) out of seven (7) total trees on the site are proposed for removal. The City’s COR mapping system indicates the presence of a Type Ns stream is located offsite to the west. In addition, a wetland is mapped on the northwest corner of the site. Current Use: The subject property is currently vacant. Zoning/Density: The subject property is located within the Residential -4 (R-4) zoning classification. There is no minimum density requirement. The maximum density permitted in the R-4 zone is 4.0 dwelling units per net acre (du/ac). Net density is calculated after the deduction of areas required for public right-of-way dedication, private access easements, and critical areas from the gross site area. For purposes of calculating net density: All fractions shall be truncated at two numbers past the decimal. Should a calculation result in a fraction of a dwelling unit that is 0.50 or greater, the fraction shall be rounded up to the nearest whole number, for example, 4.56 dwelling units becomes 5.0. Should a calculation result in a fraction that is less than 0.50, the fraction shall be rounded down to the nearest whole number, for example, 4.49 dwelling units becomes 4.0 dwelling units. No dwelling unit are proposed. Religious institutions require a Hearing Examiner Conditional Use Permit in the R-4 zone. 8 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 would be subject to RMC 4-2-110A, “Development Standards for Residential Zoning Designations” effective at the time of complete application (noted as “R-4 standards” herein). These standards are available on the City’s website. Minimum Lot Size, Width and Depth – The minimum lot size is 9,000 sq. ft. The minimum lot width is 70 feet for interior lots, or 80 feet for corners. The minimum lot depth is 100 feet. No changes to the existing lot are proposed. The existing lot appears to meet the lot dimensional requirements for the R-4 zone. Lot and Impervious Surface Coverage – The maximum lot coverage for buildings is 35% of total lot area. The maximum impervious surface would be limited to 50%. Compliance with the lot and impervious surface coverage requirements would be verified at the time of land use permit and building permit review. 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-4 zone are 30 feet for the front yard, 25 feet for the rear yards, side yards along-a-street would be required to have a 30 foot setback, and interior side yards are required to have a combined 20-foot setback with not less than 7.5 feet on either side. Compliance with the setbacks would be verified at the time of land use permit and building permit review. Height – The maximum wall plate height is 32 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. Building height would be verified at the time of land use permit and building permit review. 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 9 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. 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. Landscaping: 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. 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. Storm drainage facilities are required to comply with the minimum 15-foot perimeter landscaping strip on the outside of the fence unless otherwise determined through the site plan review or subdivision review process. 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. Access: Driveway widths are limited by the driveway standards, in RMC 4-4-080I. Vehicle access to the site is proposed via a 30-foot wide two-way access from 148th Ave SE. Parking: 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 10 along the most direct pedestrian access route. Please review RMC 4-4-080F.11.b-c for further general and specific bicycle parking standards. 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 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 mason ry 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. Significant Tree Retention: If significant trees are proposed to be removed, a tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least thirty-percent (30%) 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. Trees located within protected critical areas on the site do not count towards the required tree retention rate. *The tree retention requirements will be changing in approximately two months pending council approval Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; Other significant native evergreen or deciduous trees; and Other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch caliper or an evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new trees to replace each protected tree removed. A formal tree retention plan prepared by an arborist or landscape architect would be reviewed at the time of the formal land use application if any trees are proposed for removal. Multiple Landmark trees are located on the site according to recent aerial imagery – retention of Landmark trees shall be a high priority. Critical Areas: Greene’s Creek, a Type Ns stream has been identified off-site to the west. Type Ns streams require a 50-foot buffer with a 15-foot building setback. A stream study would be required with the formal land use application, if impacts are proposed to the stream or buffer area a preliminary mitigation plan and a supplemental stream study would also be required. 11 A wetland is mapped on the northwest corner of the project site, wetlands have the following buffer requirements: Wetlands: High Habitat Function (8-9 points) Moderate Habitat Function (5-7 points) Low Habitat Function (3-4 points) All Other Scores 15 ft.1 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 wetland delineation and report would be required with the formal land use application. If impacts are proposed to the wetland or buffer area a preliminary wetland mitigation plan would also be required. Streams, wetlands, and associated buffer areas located on site are required to be protected within a Native Growth Protection Easement (NGPE), which shall be recorded over the site prior to building permit approval. Environmental Review: The proposal would be subject to Environmental (SEPA) Review as the proposal includes the construction of a building in excess of 4,000 square feet with parking for more than 20 vehicles, in addition to the presence of critical areas on or near the site. Permit Requirements: The project would require a Hearing Examiner Conditional Use Permit and Environmental (SEPA) Review. All applications can be reviewed concurrently in an estimated time frame of 12 weeks once a complete application is accepted. The Hearing Examiner Condition Use Permit review application fee is $3,300. 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. 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: • A Transportation Impact Fee based on $5.36 per square foot. • A Fire Impact fee of $0.56 per square foot. 12 A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Note: When the formal application materials are complete, the applicant shall have the application materials virtually pre-screened prior to submitting the complete application package. Please contact Alex Morganroth, Senior Planner at amorganroth@rentonwa.gov or 425-430-7219 before sending any documents associated with the project. 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. It is the responsibility of the applicant to monitor the expiration date(s).