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HomeMy WebLinkAboutPre-app Mtg Summary - 23-000039.pdf1 PRE-APPLICATION MEETING FOR Seattle Mar Thoma Church PRE23-000039 CITY OF RENTON Department of Community & Economic Development Planning Division February 23, 2023 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Mike Sippo, 425-430-7298, msippo@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org Building Official: Rob Shuey, 425-430-7290, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before 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 Renton Regional Fire Authority M E M O R A N D U M DATE: February 14, 2023 TO: Alex Morganroth, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Mar Thoma Church 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 fire sprinkler system. Water main extensions will be required to meet the minimum water main and fire hydrant requirements. Water is provided by Soos Creek Water District. A water availability certificate is required to be provided by them. 2. Fire impact fees are applicable at the rate of $0.56 per square foot. This fee is paid at time of building permit issuance. 3. Approved fire sprinkler, fire standpipe and fire alarm systems are required throughout all the buildings. 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 required within 150-feet of all points on all buildings. Building as proposed does not meet this requirement. Fire lane signage required for the on-site roadways. Required turning radius is 25-feet inside and 45-feet outside throughout the parking lot area so that it can be used as a fire apparatus turnaround. Roadways shall be a minimum of 20-feet wide. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. Minimum vertical clearance is 13-feet, 6-inches. Maximum roadway slope is 15 percent. 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 22, 2023 TO: Alex Morganroth, Senior Planner FROM: Michael Sippo, Civil Engineer 3 SUBJECT: Seattle Mar Thoma Church 133rd Ave SE & Petrovitsky Road PRE23-000039 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) 2473360270. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. Water service will be provided by Cedar River Water and Sewer District. Please obtain a water availability certificate from Cedar River Water and Sewer District and provide it with the construction permit submittal. 2. Review of the water plans will be conducted by Cedar River Water and Sewer District and the Renton Regional Fire Authority. 3. Plans approved by Cedar River Water and Sewer District shall be routed to the City for final review prior to permit issuance. SEWER 1. Sewer service will be provided by Cedar River Water and Sewer District. Please obtain a sewer availability certificate from Cedar River Water and Sewer District and provide it with the construction permit submittal. 2. Review of the sewer plans will be conducted by Cedar River Water and Sewer District. 3. Plans approved by Cedar River Water and Sewer District shall be routed to the City for final review prior to permit issuance. SURFACE WATER 1. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual (RSWDM) will be required. Refer to Figure 1.1.2.A – Flow Chart in the 22SWDM to determine what type of drainage review is required for this site. The site falls within the City’s Flow Control Duration Standard area matching Forested Site Conditions and is within the Lower Cedar River Drainage Basin. 4 2. There is an existing 12-inch stormwater main located in SE Petrovitsky Road which drains to an existing stormwater outfall to Molasses Creek and the existing on-site wetland. This site contains wetlands, classified streams, seismic hazard areas, and erosion hazard areas. 3. Detailed plans for any proposed cut and fill operations shall be submitted. These plans shall include the angle of slope, contours, compaction and retaining walls. 4. Maximum retaining wall height is 6-ft from finished grade. Based on the site topography, terraced retaining walls may be needed for the development. Retaining walls over 4-feet in height from footing require a separate building permit. Walls cannot exceed 4-feet in height along property frontages. 5. Maintenance access is required for any proposed stormwater tract and shall be designed and installed in accordance with the City adopted SWDM. 6. 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. 7. Since 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. 8. Appropriate on-site BMPs will be required to help mitigate the new runoff created by this development. 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. 9. An offsite analysis will be required. Please ensure that the analysis report follows the guidelines outlined in section 1.2.2 of the RSWM. 10. All work proposed outside of the applicant’s property will require a permanent drainage easement to be provided to the City and a temporary construction easement prior to any permits being issued . 11. A Construction Stormwater Permit from Department of Ecology is required as clearing and grading of the site exceeds one acre. Applicant must obtain permit and provide proof prior to Civil Permit issuance. 12. 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. 13. Erosion control measures to meet the City requirements shall be provided. 14. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals are available online at the City of Renton website. 15. The 2023 Surface water system development fee is $0.92 per square foot of new impervious surface, but no less than $2,300.00 for each new lot. 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. The proposed development fronts SE Petrovitsky Road along the south property line(s). SE Petrovitsky Road is classified as a Principal Arterial Road. Existing right-of-way (ROW) width is approximately 92 feet. To meet the City’s complete street standards for Principal Arterial streets, minimum ROW is 125 feet for 7 lanes and 103 feet for 5 lanes. Dedication of 5.5 feet to 16.5 feet of ROW fronting the site will be required. Per City code 4-6-060, half street improvements shall include a pavement width of 88 feet (44 feet from centerline) for 7 lanes and 66 feet for 5 lanes, a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, street trees and storm drainage improvements. 5 a. However, SE Petrovitsky Road is included in the City’s Renton Trails and Bicycle Master Plan. The City’s Transportation division has recommended an alternate street section for SE Petrovitsky Road, including an 8-foot planting strip behind the existing curb, a 12-foot wide paved shared bike/pedestrian path, a 2-foot strip back of the shared path, storm drainage, and street lighting will be required. To build this street section, approximately 12.5 feet of right-of-way will be required to be dedicated to the City on the west side of 134TH Ave SE (approximately the first 135 feet) and 2 feet dedication until the southwest corner of the subject property. The applicant can submit a street modification request with the land use application to provide the transportation recommended street section and the associated ROW instead of the code required. Final determination of specific right-of-way dedication will be confirmed when the survey and preliminary engineering design is complete. The half street frontage improvements will be required to be built on the SE Petrovitsky Road frontage by the developer. 2. The proposed development fronts 134th Ave SE along the east property line(s). 134th Ave SE is classified as a Residential Access Road. Existing right-of-way (ROW) width is approximately 49 feet. To meet the City’s complete street standards for Residential Access streets, minimum ROW is 53 feet. Dedication of 2 feet of ROW fronting the site will be required. Per City code 4-6-060, half street improvements shall include a pavement width of 26 feet (13 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, street trees and storm drainage improvements. 134th Ave SE is within King County’s right-of-way. A separate ROW permit will be required to be obtained through King County for any work to be completed within their ROW. 3. The proposed development fronts SE 168th Street/135th Ave SE along the north/northeast property line(s). SE 168th Street/135th Ave SE is classified as a Residential Access Road. Existing right-of-way (ROW) width is approximately 58 feet. No ROW dedication fronting the site will be required. Per City code 4-6-060, half street improvements shall include a pavement width of 26 feet (13 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, street trees and storm drainage improvements. The half street frontage improvements will be required to be built on the 168th/135TH Ave SE frontage by the developer. SE 168th Street/135th Ave SE is within King County’s right-of-way. A separate ROW permit will be required to be obtained through King County for any work to be completed within their ROW. 4. Refer to City code 4-4-080 regarding driveway regulations. a. A minimum separation of 5 feet is required between driveway and the property line. b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. c. The maximum width of single loaded garage driveway shall not exceed nine feet (9') and double- loaded garage driveway shall not exceed sixteen feet (16') for residential driveways. d. The maximum width of the driveway for the medical facility shall not exceed thirty feet (30’). 5. Street grades shall not exceed 15 percent. 6. 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. An accessible route of travel from all ADA parking stalls and from the sidewalks in the public right-of-way will be required to the building entrance. 7. Street lighting and street trees are required to meet current city standards. Lighting plans are required to be submitted with the land use application and will be reviewed during the construction utility permit review. 8. A traffic impact analysis is required when the estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak periods. The analysis must include a discussion on traffic circulation to and from the site and onsite traffic circulation. The study shall include trip generation and trip distribution for the project for both AM and PM peak hours. Since the project peak hours differ from normal peak operation hours (Sunday’s for services, potential weeknight services and/or schooling), the traffic impact analysis will need to be tailored to account for the operating peak hours which will need to include any mitigations for disruptions to the residential streets accessing the property, pedestrian safety, traffic control to and from the property during service start and end times and impacts on nearby intersections to the northwest during the peak operations. 6 9. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 10. The transportation impact fee is based on the type of land use. 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. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of- way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. 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. 4. 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 5. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Additional Building Permit Applications will be required for the following, but not limited to: 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). 7. 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 & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 23, 2023 TO: Pre-Application File No. 23-000039 FROM: Alex Morganroth, Senior Planner SUBJECT: Seattle Mar Thoma Church Parcel # 2473360270 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 linked here and are available online at https://www.codepublishing.com/WA/Renton/. Project Proposal: The subject property is bordered by SE Petrovitsky Road on the south, SE 168th St on the north, 135th Ave SE on the northeast, and Renton Park to the west. The project site (APN 2473360270) totals 33.03 acres in area and is located within the Residential – 1 (R-1) zoning classification. The site has a Comprehensive Plan land use designation of Residential Low Density (RLD) and is currently undeveloped. The applicant is proposing an approximately 15,000 sq. ft. church on the site with 100 associated surface parking stalls. The building would have an auditorium capacity of approximately 500 and would be no more than three (3) stories tall , according to the applicant. Access to the site is proposed via a 24-foot wide driveway off of 135th Ave SE. COR maps indicates that Molasses Creek, a Type F stream, flows north/south through the middle of the site. Other critical areas mapped on the site include a spur of Molasses Creek designated Type Np, uncategorized wetlands, a high seismic hazard areas, and high erosion hazards. A public trail in Renton Park runs along the west property line. Tree and vegetation removal is not proposed, but is anticipated as a result of the project due to the heavily forested nature of the site. Current Use: The subject property is vacant and densely vegetated with associated stream and wetland riparian areas. A public trail runs along the west property line associated with Renton Park (a King Co. Park). Zoning: The property is located within the Residential Low Density (RLD) land use designation. The parcel is zoned with a Residential – 1 (R-1) zoning designation. The purpose and intent of the R-1 zoning district per RMC 4-2-020C is to provide and protect suitable environments for residential development of lands characterized by pervasive critical areas where limited residential development will not compromise critical areas. It is intended to implement the Low Density Residential Comprehensive Plan designation. The zone provides for suburban estate single family and clustered single family residential dwellings, at a maximum density of one dwelling unit per net acre, and allows for small scale farming associated with residential use. It is further intended to protect critical areas, provide separation between neighboring jurisdictions through designation of urban separators as adopted by the Countywide Policies, and prohibit the development of incompatible uses that may be detrimental to the residential 8 or natural environment. The proposed church is classified as a ‘Religious Institution’ per RMC 4-11-180. Religious institutions require a Hearing Examiner Conditional Use Permit in the R-1 zone. 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 (RMC 4-9-030). 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-1 standards” herein). Density – There is no minimum net residential density for within the R-1 zone. A maximum net residential density of one dwelling unit per net acre is permitted in the R-1 zone. Net density is calculated after the deduction of areas required for public right-of-way dedication, shared driveway tract(s), and critical areas from the gross site area. No residential units are proposed. Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-1 zone is 1 acre. A minimum lot width of 100 feet is required for interior lots and 110 feet for corner lots. A lot depth of 200 feet is required. Staff could not determine compliance with the minimum lot size, width and depth standards based on the site plan provided. No changes to the existing lot dimensions are proposed. Building Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The minimum required setbacks in the R-1 zone are 30 feet for the front yard, 30 feet for the rear yards, secondary front yard for corner lots would be required to have a 30 foot setback, and interior side yards are required to have a 15-foot setback. The setbacks for the new building would be reviewed at the time of land use permit review and applied at the time of building permit application. Building 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 building permit review. 9 Building Coverage – R-1 zone allows a maximum building coverage of 20% of the lot area. The applicant has proposed a 15,000 sq. ft. building. Compliance with the building coverage standards would be reviewed with the land use application. Impervious Surface Area – The maximum impervious surface would be limited to 25%. The applicant has proposed a variety of impervious surfaces including a building, surface parking area, and driveway. Compliance with the impervious surface coverage 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. Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” Onsite refuse and recyclables deposit areas and collection points for collection of refuse and recyclables are required for all new development for multi-family residences, commercial, industrial and other nonresidential uses. In office, educational and institutional developments, a minimum of two (2) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of four (4) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. Garbage dumpsters, refuse compactor areas, and recycling collection areas must be fenced or screened. Architectural design of any structure enclosing an outdoor refuse or recyclables deposit area or any building primarily used to contain a refuse or recyclables deposit area shall be consistent with the design of the primary structure(s) on the site as determined by the Administrator. Based on the proposed 15,000 sq. ft. building, a total of 30 sq. ft. (2 x 15) recyclables area and 60 sq. ft. (4 x 15) refuse area for a total of 90 sq. ft. The submitted materials did not identify a refuse and recycling enclosure area. Compliance with the refuse and recycling standards would be reviewed with the land use application. Landscaping: 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. The minimum on-site landscape width required along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees in the ROW planter will also be required. The following sections shall apply: a. RMC 4-4-070F1, Street Frontage Landscaping Required; b. RMC 4-4-070F2, Street Trees and Landscaping Required Within the Right-of-Way on Public Streets; and c. RMC 4-4-070F3, Front Yard Trees Required When Street Trees Are Not Located Within the Right-of-Way Abutting a Front Yard. Surface parking lots shall contain a perimeter landscaping screen at least 10 feet in width measured from the 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 three (3) years. Surface parking lots containing 100 or more stalls shall provide a minimum of 35 square feet of interior parking lot landscaping per stall. Any interior parking lot landscaping area shall be sized to dimensions of at least eight feet (8') by twelve feet (12'). Landscaping shall be dispersed throughout the parking area and shall include a mixture of trees, shrubs, and groundcover. Stormwater Facility Perimeter Landscaping - A landscaping strip with a minimum fifteen feet (15') of width shall be located on the outside of the perimeter 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 demonstrating compliance with the landscape standards shall be submitted at the time of land use application. Significant Tree Retention: Application materials identify that there are mature trees on the site. When 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 10 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 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition to retaining a minimum of 30% of existing significant trees, each new lot would be required to provide a minimum tree density of 30 tree credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 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; significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. 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 retent ion and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4-130H1e can be met. 11 Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a property. A formal tree retention plan and tree retention worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application. Fences/Retaining Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan. A fence and/or retaining wall detail should also be included on the plan. A retaining wall that is four feet (4’) or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. 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. For more information about fences and retaining walls refer to RMC 4-4-040. Retaining wall heights for residential development are limited to six feet (6’) in height for interior side yards and rear yards and four feet (4’) in height front yards and side or rear yards along a street. Terrace widths must be equal to the wall height and landscaped. Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. Parking: Parking for religious institutions require a minimum and maximum of 1 paved parking 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. Refer to RMC 4-4-080F for standard stall and aisle dimensions. Standard surface parking spaces are 9 feet by 20 feet. Compact spaces are 8.5 feet by 16 feet and limited to 30 percent (30%) of total spaces. The minimum aisle width for 90 degree spaces is 24 feet. Accessible parking shall be provided per the requirements of the Washington State Barrier Free Standards as adopted by the City of Renton. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. Bicycle parking shall be provided for all non-residential developments that exceed four thousand (4,000) gross square feet in size. The number of bicycle parking spaces shall be equal to ten percent (10%) of the number of required off-street vehicle parking spaces. Each bicycle parking space shall be at least two feet (2') by six feet (6'), with no less than an overhead clearance of seven feet (7'). Bicycle parking shall be conveniently located with respect to the street right-of-way and must be within fifty feet (50') of at least one main building entrance, as measured along the most direct pedestrian access route. Please review RMC 4-4-080F.11.b-c for further general and specific bicycle parking standards. Access – Access to the new religious institution is proposed via a 24-foot wide driveway off of 135th Ave SE. Driveway widths and quantity are limited by the driveway standards, in RMC 4-4-080I. Driveways shall not be closer than 5 feet (5’) to any property line and not exceed 40 percent (40%) of the street frontage. The width of any driveway shall not exceed 30 feet. The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. Driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the building or crossing any public sidewalks. 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. Critical Areas: The project site contains geological hazards (seismic and high erosion hazards), streams, and wetlands. Due to the presence of geological hazards, a geotechnical study would be required at the time of land use application. The study shall specifically address if the proposal will not increase the threat of the geological hazard to adjacent or abutting properties beyond pre-development conditions; and the proposal will not adversely impact other critical areas; and the development can be safely accommodated on the site. 12 Based on the City’s COR maps, the site contains a Type F stream (Molasses Creek), and a Type Np stream. Due to the presence of a stream on the site a stream study would be required at the land use application. Type F streams require a 115-foot buffer and a Type Np streams requires a 75-foot buffer. Buffers are measured from the Ordinary High Watermark (OHWM) of the stream. A 15-foot building setback is required from the edge of the buffer. Wetlands are also present on the project site according to COR Maps, therefore a report documenting the wetland delineation and categorization would be required at the time of land use application. The report shall be prepared by a professional biologist and may be subject to secondary review at the applicant’s expense. The following wetlands buffer would be applicable to the project, from https://www.codepublishing.com/WA/Renton/#!/Renton04/Renton0403/Renton0403050.html#4-3-050G. Wetlands, streams and their associated buffers are required to be placed within a Native Growth Protection Tract to protect the critical area from any proposed development for a non-exempt activity. If impacts are proposed to either the wetland and/or stream a wetland mitigation plan and/or supplemental stream study would be required to be submitted with the land use application. It is the applicant responsibility to ascertain whether or not there are additional critical areas located on site. Environmental Review: The proposal exceeds the City’s adopted categorical exemption thresholds (RMC 4-9-070G) and is subject to State Environmental Policy Act (SEPA) Review in accordance with WAC 197-11-800. In addition, the presence of critical areas on the site necessitates SEPA review. An environmental checklist must be submitted with the land use application. Site Plan Review: The purpose of the Site Plan process is the detailed arrangement of project elements so as to be compatible with the physical characteristics of a site and with the surrounding area. An additional purpose of the Site Plan is to ensure quality development consistent with City goals and policies. General review criteria includes the following: ▪ Compliance and Consistency. Conformance with plans, policies, regulations and approvals, including: - Off-Site Impacts. Mitigation of impacts to surrounding properties and uses. - On-Site Impacts. Mitigation of impacts to the site. - Appropriate Location. Not to result in overconcentration of a particular use. - Access and Circulation. Safe and efficient access and circulation for all users. Low Impact Land Uses – Unpaved trails and low intensity open space All Other Land Uses Wetland Category Buffer Buffer High wildlife functio n (8-9 points) Moderat e wildlife function (5-7 points) Low wildlife function (3-4 points) All Other Scores High wildlife function (8-9 points) Moderat e wildlife function (5-7 points) Low wildlife function (3-4 points) All Other Scores Category I – Bogs & Natural Heritage Wetlands 175 ft 200 ft Category I - All others 175 ft 125 ft 75 ft 75 ft 200 ft 150 ft 115 ft 115 ft Category II 150 ft 100 ft 75 ft n/a 175 ft 150 ft 100 ft n/a Category III 100 ft 75 ft 50 ft n/a 125 ft 100 ft 75 ft n/a Category IV 40 ft n/a 50 ft n/a A 15-foot setback is required between buildings and critical area buffers 13 - Open Space. Incorporation of public and private open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site. - Views and Public Access. Provision of view corridors to shorelines and Mt. Rainier, incorporates public access to shorelines, and arranges project elements to protect existing natural systems where applicable. - Services and Infrastructure. Availability of public services and facilities to accommodate the proposed use. - Phasing. Inclusion of a detailed sequencing plan with development phases and estimated time frames, if applicable. Permit Requirements: The proposal would require a Hearing Examiner Conditional Use Permit, Hearing Examiner Site Plan Review, and Environmental (SEPA) Review. The applications would be reviewed concurrently within an estimated time frame of twelve (12) weeks once a complete application is accepted. The 2023 land use application fees would total $9,780.00 ($3,710.00 CUP fee + $1,800.00 SEPA fee + $4,270.00 Site Plan Review fee = $9,780.00). A 5% Technology Surcharge Fee would also be applicable. Each modification request is $290.00 plus a 5% Technology Surcharge Fee. All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s permitting webpage 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. In addition to the required land use permits, separate construction, building and sign permits would be required. Impact Fees: The following 2023 impact fees would be payable prior to the issuance of building permits: • A Transportation Impact Fee based on $6.02 per square foot. • A Fire Impact fee of $0.56 per square foot. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. 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. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre- screened virtually prior to submitting the complete application package. Please contact Alex Morganroth, Senior Planner, at 425-430-7219 or amorganroth@rentonwa.gov to schedule a virtual prescreen 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 Hearing Examiner. 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).