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HomeMy WebLinkAboutPre-app Mtg Summary - 23-000029.pdf1 PRE-APPLICATION MEETING FOR New Life Church Office Building PRE23-000029 CITY OF RENTON Department of Community & Economic Development Planning Division March 2, 2023 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Yong Qi, 425-430-7439, yqi@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 7, 2023 TO: Alex Morganroth, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: New Life Church Office Building 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 Cedar River Water District. A water availability certificate is required to be provided by them. 2. Fire impact fees are applicable at the rate of $0.26 per square foot of office space. This fee is paid at time of building permit issuance. 3. Approved fire sprinkler 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. 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. The existing parking lot may be able to meet the minimum requirements with some minor modifications. The parking lot shall be modified to meet the minimum turning radius, which it does not now. Additional fire lane markings will have to be also added to the existing parking lot. The existing roadway on the north side of the proposed building does not meet the minimum width requirements of 20-feet fyi. 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 02, 2023 TO: Alex Morganroth, Senior Planner FROM: Yong Qi, Civil Engineer III, Plan Review SUBJECT: New Life Church Office Addition 15711 152nd Ave SE PRE23-000029 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-binding and may be subject to modification and/or concurrence by official City decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal located at parcel(s) 2323059021. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER COMMENTS 1. Water service for this area is provided by Cedar River Water and Sewer District. A copy of the approved Soos Creek Water and Sewer District plans shall be provided to the City prior to civil construction permit approval. 2. Adequate horizontal and vertical separation between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the City mains. 3. A conceptual utility plan will be required as part of the land use application for the subject development. SEWER COMMENTS 1. Sewer service for this area is provided by Cedar River Water and Sewer District. A copy of the approved Soos Creek Water and Sewer District plans shall be provided to the City prior to civil construction permit approval. 2. A conceptual utility plan will be required as part of the land use application for the subject development. 4 STORM DRAINAGE COMMENTS 1. The site contains a private stormwater detention pond (Facility ID No. 178009) and the Madsen Creek Sediment Basin (Facility ID No. 187995). 2. There is a private stormwater conveyance system consisting of pipes and catch basins that direct surface water to the stormwater detention pond (Record Dwg. R-348307). 3. Refer to Figure 1.1.2.A – Flow Chart in the 2022 City of Renton Surface Water Manual (2022 RSWDM) to determine what type of drainage review is required for this site. A drainage study complying with the 2022 RSWDM will be required. Based on the City’s flow control map, this site falls within Flow Control Duration Standard area (matching Forested site conditions). The project site is located in the Lower Cedar River Basin and Madsen Creek sub basin. 4. Drainage report and drainage plans based on 2022 RSWDM are required to be provided. 5. 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 2022 RSWDM. 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. Special inspection from the building department is required. 6. Critical areas are present onsite or adjacent to the site that may affect stormwater review. The site falls within the wellhead protection area Zone 2. Stormwater open conveyance systems within this zone, such as ditches and channels and water quality facilities, may require a liner per sections 6.2.4 and 1.2.4.3 of the 2022 RSWDM. There are regulated slopes onsite in excess of 40% with a high erosion hazard. The proposed site work is adjacent to wetlands and Madsen Creek, a classified fish bearing stream. 7. There are known drainage issues within 1-mile downstream of the project site. 8. The City of Renton’s Madsen Creek Improvement Project is planning to construct flood control improvements within the City’s easement on the west side of the property and downstream of the property. No conflict is anticipated based on the attached plan. 9. Any new storm conveyance 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. 10. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extend 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 appliable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit construction. 11. A geotechnical report for the site is required and shall be submitted with the land use application. Information concerning the soils, geology, drainage patterns, vegetation present, water table and soil permeability, with recommendations of appropriate on-site BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. The geotechnical report should include an on-site infiltration test to clearly show if the site is suitable or unsuitable for infiltration. 12. Erosion control measures to meet the City requirements shall be provided. 13. 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. 14. A Construction Stormwater General Permit from the Washington Department of Ecology is required as land disturbing will exceed one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. 15. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals. The current City of Renton Standard details are available online at the City of Renton website: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton. 16. Effective June 22, 2022, the City of Renton has adopted the 2022 RSWDM, which is based on the 2021 King County Surface Water Design Manual. All projects vested on or after June 22, 2022 will be subject to these new stormwater requirements. Please refer to RMC 4-1-045 for information regarding project vesting. 5 17. The development is subject to a surface water system development charge (SDC) fee. Fees will be charged based on the rate at the time of construction permit issuance. a) The 2023 Surface water system development fee is $0.92 per square foot of new impervious surface, but no less than $2,300.00. b) The full schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&repo=CityofRenton TRANSPORTATION/STREET COMMENTS 1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions exceed an overall valuation is greater than $175,000, the project site(s) shall be required to meet the City’s Complete Streets Standards. a) The proposed project fronts 152nd Ave SE to the east with existing right of way (ROW) width of approximately 56 feet. To meet the City’s complete street standards for commercial-mixed use and industrial Access streets, a minimum ROW width of 69 feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required and include a 20-foot paved road (10 feet each side), an 8-foot parking lane, a 0.5-foot curb, an 8-foot planting strip, and a 6-foot sidewalk, 2-ft minimum clearance between sidewalk and property line, street trees and storm drainage improvements. However, after coordination with our transportation department, the existing curb- curb width is sufficient. A modification to keep the existing pavement, sidewalk and landscape need to be submitted and will be further reviewed. b) The proposed project fronts Maple Valley Hwy to the north. Maple Valley Highway (State Route 169) is classified as a principal arterial. Maple Valley Highway is owned and maintained by WSDOT. The existing ROW width for Maple Valley Highway adjacent to the site varies from approximately 150’ to approximately 165’ per the King County Assessor’s Map. The paved roadway width adjacent to the site is approximately 84’ consisting of two travel lanes in each direction, a center turn lane, a right turn lane on the south side, and a bus stop lane on the north side. There is a concrete curb and sidewalk directly behind the curb along each side of the roadway. The sidewalk along the project frontage is approximately 5’ in width. c) Per RMC 4-6-060, the minimum right of way width for a principal arterial with seven lanes is 125’. The paved roadway width is 88’ consisting of 6 – 11’ travel lanes, 1 – 12’ left turn lane, and 2 – 5’ bike lanes. A 0.5’ curb, 8’ planter, 8’ sidewalk, and 2’ clear behind sidewalk are required along each side of the pavement. Maple Valley Highway is owned and maintained by WSDOT. WSDOT will be reviewing street frontage improvements along the Maple Valley frontage. Pending the findings of the Traffic Impact Analysis (TIA), WSDOT may require further roadway improvements than what is mentioned above. The proposed access to Maple Valley Highway from the site is subject to WSDOT review and approval. 2. 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. 3. Undergrounding of all exiting utilities is required on all frontages per RMC 4-6-090. 4. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 5. A traffic study meeting City of Renton traffic study guidelines is required at the land-use submittal. If the result of the study is more than 20 new trips in the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak hours, a traffic impact analysis will be required. 6. The development is subject to transportation impact fees. The calculated transportation impact fee is due at the time of building permit issuance. a) The proposed addition of general office space has a traffic impact fee of $16.39 per sqft based on the City’s 2023 fee schedule. 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. 6 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: 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). Fees quoted in this document reflect the fees applicable in the year 2023 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 fee sch 7 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 28, 2023 TO: Pre-Application File No. 23-000029 FROM: Alex Morganroth, Senior Planner SUBJECT: New Life Church Office Building – 15711 152nd Ave SE (APN 2323059021) General: We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at www.rentonwa.gov. Project Proposal: The subject site is approximately 55.1 acres (2,401,898 sf) and is located at 15711 152nd Ave SE (Parcel no. 2323059021). The project site is currently developed with a 54,320 square foot religious institution (New Life Church), a 36,000 square foot church auditorium, and a 38,680 square foot private school serving children from K-8th grade. The site is also developed with a parking lot with approximately 796 parking stalls, a storm water system, outdoor play areas, and a multi-purpose playfield. The applicant proposes to construct a new 6,400 sq. ft. two-story building on the northern-most portion of the existing surface parking lot. According to the applicant, construction of the building would eliminate approximately 30 surface parking stalls and require rerouting of some storm detention pipes. The building would be oriented south towards the existing parking lot. A secondary fire exit is proposed via an exterior stairway off of the south side of the building. Site access is proposed to remain via two existing curb cuts off of 152nd Avenue SE. Wetlands, a Type F stream, sensitive and protected slopes, a high erosion hazard, a Special Flood Hazard area, and a high seismic hazard areas are mapped on the site. Current Use: The project site is currently developed with a 54,320 square foot church, a 36,000 square foot church auditorium (total 90,320 square feet of church use), and a 38,680 square foot private school serving children from kindergarten to 8th grade. The site is also developed with a parking lot with approximately 855 parking stalls, a storm water system, children outdoor play areas, and a multi-purpose playfield. All improvements are proposed to be retained. The New Life Church property was annexed into the City in 2008. The subject site underwent Environmental (SEPA) Review and Administrative Site Plan Review for the construction of the 36,000 square foot church auditorium addition and 299 additional parking stalls under City file number LUA08-081. Comprehensive Plan/Zoning Requirements: The subject property is split-zoned with the Residential-14 (R-14) zone located on the northern portion of the property and the Resource Conservation (RC) zone on the southern portion of the property. The applicant would be required to comply with the development standards and density requirements/limits assigned for each zone in their respective locations. Based on the project proposal, the location of the proposed expansion is located within the R-14 zone and would be subject to R-14 development standards 8 and density requirements. This portion of the property is also located within the Residential High Density (HD) land use designation. The purpose of the Residential-14 Zone (R-14) is to encourage development, and redevelopment, of residential neighborhoods that provide a mix of detached and attached dwelling structures organized and designed to combine characteristics of both typical single family and small-scale multi-family developments. Densities range from seven (7) to fourteen (14) units per net acre with opportunities for bonuses up to eighteen (18) dwelling units per net acre. Structure size is intended to be limited in terms of bulk and scale so that the various unit types allowed in the zone are compatible with one another and can be integrated together into a quality neighborhood. Project features are encouraged, such as yards for private use, common open spaces, and landscaped areas that enhance a neighborhood and foster a sense of community. Civic and limited commercial uses may be allowed when they support the purpose of the designation. Religious institutions require a Hearing Examiner Conditional Use Permit in the R-14 zone. The existing church development does not have Hearing Examiner Conditional Use Permit approval on file with the City of Renton and is therefore a legal, nonconforming use. A nonconforming use is defined as a lawfully established use of land that does not comply with the current use regulations (primary, secondary, conditional, etc.) for its zone, but which complied with applicable regulations at the time the use was established. Per RMC 4-9-030, Conditional Use Permits, no existing building or structure shall be converted to a conditional use unless such building or structure complies, or is brought into compliance, with the provisions of the (RMC 4-9-030) Section. Therefore, the proposed new building, which would support existing church activities, requires Hearing Examiner Conditional Use Permit approval. 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-14 standards” herein). These standards are available on the City’s website. Density – The density range allowed in the R-14 zone is a minimum of 7.0 to a maximum of 14.0 dwelling units per net acre. No dwelling units are proposed to the existing lot. 9 Minimum Lot Size, Width and Depth – The minimum lot size in the R-14 zone is 3,000 square feet. The minimum lot depth is 60 feet. The minimum lot width is 30 feet for interior lots and 40 feet for corner lots. No subdivision is proposed; therefore, the size, width, and depth standards are not applicable. Building and Impervious Surface Coverage – The maximum building coverage in the R-14 zone is 65 percent. The maximum impervious surface coverage is 80 percent of total lot area. The coverage requirements would be verified at the time of land use permit application. Building Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the R-14 zone are 15 feet for the front yard (except when all vehicle access is taken from an alley, then 10 feet), 10 feet for the rear yards, secondary front yards (applies to corner lots) would be required to have a 15-foot setback, and interior side yards are required to have a 4-foot setback. Setback dimensions for the proposed new building appear to comply with setback requirements. Setbacks for the new building would be verified at the time of land use permit review. Building Height – The maximum wall plate height is 24 feet, with the possibility to increase up to 32 feet with an administrative conditional use permit. The maximum story limit is 3 stories. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one-and-a-half (1.5) horizontal feet from each façade for each one (1) vertical foot above the maximum wall plate height. The pre-application materials indicate that the proposed project would include a new two story building with a wall-plate height of 22 feet and a total building height of 26.5 feet. As proposed, the project would appears to comply with the building height standard for the R-14 zone. Compliance with the height requirement would be verified at the time of building permit review. Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. If applicable, the application would need to include elevations and details for the proposed methods of screening. Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” Onsite refuse and recyclables deposit areas and collection points for collection of refuse and recyclables are required for all new development for multi-family residences, commercial, industrial and other nonresidential uses. In office, educational and institutional developments, a minimum of two (2) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of four (4) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. Garbage dumpsters, refuse compactor areas, and recycling collection areas must be fenced or screened. Architectural design of any structure enclosing an outdoor refuse or recyclables deposit area or any building primarily used to contain a refuse or recyclables deposit area shall be consistent with the design of the primary structure(s) on the site as determined by the Administrator. The submitted material did not identify a refuse and recycling enclosure area. Compliance with the refuse and recycling standards would be reviewed with the land use application. Landscaping: The requirements of the landscaping section (RMC 4-4-070) shall apply to the entire site, all parking areas, and street frontages when projects contain new buildings. 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. 10 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: COR Maps indicates that 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 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, the site would be required to provide or ensure there is 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 11 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. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a property. If any trees are proposed for removal, 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. The application shall also include an inventory of existing trees ensuring the minimum tree credits are provided on the subject property or a landscaping plan that provides new plantings to comply with tree credit 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 masonry product that complements the proposed building and s2ite development. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information about fences and retaining walls. No fences or retaining walls were shown on the submitted materials. Parking: 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. 12 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. The applicant would be required to provide a detailed parking study with the land use permit application that demonstrates that the proposal, which eliminates parking stalls, complies with the parking regulations. The applicant would also be required to demonstrate that the minimum and maximum number of ADA accessible parking stalls are provided for on site. Access – Driveway widths are limited by the driveway standards, in RMC 4-4080I. Access to the site is proposed via existing driveway curbs cut off of 152nd Ave SE. Critical Areas: Sensitive slopes and protected slopes, high erosion hazards, a seismic hazard, and a Special Flood Hazard area are mapped on the site. Whenever a proposed development requires a development permit and a geologic hazard is present on the site of the proposed development or on abutting or adjacent sites within fifty feet (50') of the subject site, geotechnical studies by licensed professionals, such as a geotechnical engineer and/or engineering geologist, shall be required. A geotechnical report will be required for your proposal. Wetlands are mapped on the south side of the project site approximately 800 feet away from the proposed new building. Any proposed expansion would need to comply with the current critical area buffers, including wetland buffers. The following wetlands buffer would be applicable to the project, from https://www.codepublishing.com/WA/Renton/#!/Renton04/Renton0403/Renton0403050.html#4-3-050G. A Type F stream has been identified on-site to the west of the proposed new building a distance of approximately 250 feet. Type F streams require a 115-foot buffer with a 15-foot building setback. Based on the distances between the proposed new building and the hydrological critical areas on the site (wetlands, stream, and flood hazard area), no specific critical areas studies would be required. However, due to proximity to the building, the Type F stream buffer and building setback should be shown on the site plan. 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 Environmental Review: Environmental (SEPA) Review would be required as the proposal involves the construction of a structure larger than 4,000 square feet and for non-residential projects with 20 or more vehicle parking stalls, in accordance with local modification set forth in RMC 4-9-070G.1b. 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. - 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. Public Information Sign: Public Information Signs are required for all Type II and Type III Land Use Permits as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Impact Fees: The following are 2023 impact fees for informational purposes. The fee in effect at the time of building permit issuance would be applicable: • A Transportation Impact Fee based on $6.02 per square foot. • A Fire Impact fee of $0.56 per square foot. 14 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).