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HomeMy WebLinkAboutPRE_StaffComments_230420_v1DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.gov PREAPPLICATION MEETING FOR LOV Church Building 17418 - 108th Ave SE PRE23-000090 April 20, 2023 Contact Information: Planner: Andrew Van Gordon, 425.430.7286, avangordon@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 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, Development Engineering Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). M E M O R A N D U M DATE: April 3, 2023 TO: Andrew Van Gordon, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Life of Victory Church 1. The preliminary fire flow is 2,000 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. Credit will be granted for the area of the buildings removed. 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. 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. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: April 20, 2023 June 20, 2011 TO: Andrew Van Gordon, Associate Planner FROM: Yong Qi, Civil Engineer III SUBJECT: LOV Church Building 17418 108th Ave SE, Renton, WA PRE23-000090 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 # 2923059072. 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 Soos Creek 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 Soos Creek 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. LOV Church Building_PRE23-000090 Page 2 of 4 April 20, 2023 2 SURFACE WATER 1. There is an existing private stormwater collection system along the north and east property lines, which shall be protected during the construction of the project. The private stormwater system is connected to a 12-inch concrete pipe (Facility ID No. 118946) within the east side of 108th Ave SE, which flows to the west crossing 108th Ave SE through an 18-inch concrete pipe (Facility ID No. 118943). 2. 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, the site falls within the City’s Flow Control Duration Standard (Matching Forested site conditions). The site falls within the Black River drainage basin and Panther Creek sub basin. 3. 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. 4. 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. 5. A geotechnical soils report for the site is required per the 2022 RSWDM Section C.1.3. Information on the water table and soil permeability (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. 6. Critical areas on site that may affect stormwater review: the north portion of the project site is within Coalmine Hazard area. 7. Erosion control measures to meet the City requirements shall be provided. 8. Storm drainage improvements along all public street frontages are required to conform to the City’s Street 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 developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 9. 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: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton. 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 General Permit from the Washington Department of Ecology is required if land disturbance of the site exceeds one acre. LOV Church Building_PRE23-000090 Page 3 of 4 April 20, 2023 3 12. 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. 13. 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=CityofRen ton. TRANSPOTATION 1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions exceed an overall valuation of $175,000, the project site(s) shall be required to meet the City’s Complete Streets Standards: a) 108th Ave SE – The existing right-of-way width in 108th Ave SE is approximately 80 feet. This street has been identified as a Residential Access Street. To meet the City’s complete street standards per RMC 4-6-060, the minimum right of way width for a residential access street is 53’, 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, a 5-foot sidewalk, street trees and storm drainage improvements. Given the existing width of the right of way, the landscape strip shall be increased to 11.5-feet resulting in the east edge of the sidewalk being directly adjacent to the right of way/property line. There shall be a minimum paved width of 26 feet to complete the half street improvements. No right of way dedications is anticipated. b) To meet the City’s complete street standards for cul-de-sac design, a minimum ROW radius of 55 feet is required. Per RMC 4-6-060.H, cul-de-sac design shall have a minimum radius of 45 feet with a landscaped center island with a radius of 20 feet delineated by curbing, a minimum 8-foot planter strip, and a 5-foot sidewalk and the cul-de-sac turnaround shall be approved by RRFA. c) The walkway connection to the south shall be maintained. 2. 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 width of any driveway shall not exceed thirty feet (30') exclusive of the radii of the returns or the taper section. d) There shall be no more than one driveway for each 165-feet of street frontage. 3. On and off-site ADA ramps, curbing, sidewalk and parking lot improvements will be reviewed in conjunction with the civil construction permit and will require a grading plan consisting of spot elevations and slopes showing that ADA and City specifications are being met. 4. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. 5. Street lighting on frontage as per City standards is required for the project. 6. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6- 090. LOV Church Building_PRE23-000090 Page 4 of 4 April 20, 2023 4 7. A traffic impact analysis is required when 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. If the number of proposed trips estimated by the applicant engineer using the current ITE Trip Generation book is more than 20 trips in either morning peak or evening peak, then level of service study is required. The applicant engineer can contact the City to determine the extent of the traffic study that will be required for the project. If the peak trips exceed 20, a traffic impact study will be required to be included with the land use application. 8. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. a) Unless otherwise noted on the fee schedule, the 2023 transportation impact fee is $8,031.94 per net new PM peak hour person vehicle trip. 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: 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 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 schedule. 7. A demo permit is required for the demolition of the existing building. The demo permit shall be acquired through the building department. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: April 20, 2023 TO: Pre-Application File No. 23-000090 FROM: Andrew Van Gordon, Associate Planner SUBJECT: LOV Church Building – 17418 – 108th Ave SE (Parcel number 2923059072) General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision- makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton/. Project Proposal: The project area is located at 17418 – 108th Ave SE (Parcel number 2923059072). The applicant proposes to construct a new 17,000 – 20,000 square foot building on the site for the Life of Victory Church. A decision about whether the structure would be one (1) story or multiple has not been made at this time. The remainder of the property would be paved for parking. The existing two (2) buildings would be demolished. The City of Renton’s (COR) mapping system indicates the roughly northern portion of the site is within an unclassified coal mine hazard area and sensitive slopes abutting the northern and eastern property lines. Current Use: The site is 90,604 square feet (2.07 acres) and contains two (2) buildings for the Life of Victory Church. Per the provided documents, one (1) building is an approximately 4,509 square foot single story fellowship/event space; the other building is an approximately 10,000 square foot, three (3) story structure with basement. The remainder of the site is a gravel surface parking lot and lawn. Both structures are proposed to be demolished as part of the project. Zoning/Land Use: The subject property is located within the Residential-14 (R-14) zoning classification. The Residential High Density Land Use designation is intended to implement the R- 14 zone. The R-14 zone 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 LOV Church Building Page 2 of 8 April 20, 2023 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 are permitted within the R-14 through a Hearing Examiner Conditional Use Permit. Based on the provided description, a Hearing Examiner Conditional Use Permit would be required because the use is intensifying. Development Standards: The project would be subject to RMC 4-2-110A, Development Standards for Residential Zoning Designations (Primary Structures) effective at the time of complete application (noted as “R-14 standards” herein). Building Standards – The R-14 standards permit a maximum lot coverage for buildings to be 65 percent (65%) and a maximum impervious surface area of 80 percent (80%). The maximum number of stories permitted is three (3). The maximum height permitted is 24 feet but an increase up to 32 feet is possible subject to administrative conditional use permit approval. A site plan showing all proposed revisions to the site was not provided. Compliance with applicable requirements would be reviewed at the time of land use application. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the R-14 zone are: minimum front yard: 15 feet (15’), except when all vehicle access is taken from an alley then 10 feet (10’); minimum side yard: four feet (4’) for detached units, four feet (4’) for unattached sides on attached units otherwise zero feet (0’) for attached sides; minimum rear yard: 10 feet (10’). The proposed approximate location of the new building appears to be meeting setbacks. Compliance with applicable requirements would be reviewed at the time of land use application. Access/Parking: Access is proposed via the three (3) existing driveway access points onto 108th Ave SE. An unknown number of stalls are proposed as part of the surface parking. The surface parking areas are proposed to be paved as part of the project. Maximum slopes for parking lots shall not exceed eight percent (8%) slope. For surface parking, a parking stall shall be a minimum of 20 feet (20') in length, except for parallel stalls, measured along both sides of the usable portion of the stall and nine feet (9’) in width (20’ x 9’). Each compact stall shall be eight and one-half feet in width and 16 feet in length (8-1/2' x 16'); compact stalls shall not exceed 30 percent (30%) of the total number of stalls. Accessible parking shall meet the minimum number of required stalls shown below: LOV Church Building Page 3 of 8 April 20, 2023 NUMBER OF ACCESSIBLE PARKING SPACES Total Parking Spaces in Lot or Garage Minimum Required Number of Accessible Spaces 1 – 25 1 26 – 50 2 51 – 75 3 76 – 100 4 101 – 150 5 151 – 200 6 201 – 300 7 301 – 400 8 401 – 500 9 501 – 1,000 2% of total spaces Over 1,000 20 spaces plus 1 space for every 100 spaces, or fraction thereof, over 1,000 For one row and two (2) rows of 90-degree (90°) parking using the same aisle in a one (1) way or two (2) way circulation pattern, the minimum width of the aisle shall be 24 feet (24'). For one row (1) and two (2) rows of 60-degree (60°) parking using a one (1) way circulation pattern, the minimum width of the aisle shall be 17 feet (17'). The religious institutions use requires a minimum and maximum of one (1) parking stall for every five (5) seats in the main auditorium is required. In no case shall there be less than 10 spaces. A twenty five percent (25%) reduction or increase from the minimum or maximum number of parking spaces may be granted for nonresidential uses through site plan review if the applicant can justify the modification to the satisfaction of the Administrator. Justification might include, LOV Church Building Page 4 of 8 April 20, 2023 but is not limited to, quantitative information such as sales receipts, documentation of customer frequency, and parking standards of nearby cities. In order for the reduction or increase to occur the Administrator must find that satisfactory evidence has been provided by the applicant. Modifications beyond twenty five percent (25%) may be granted per the criteria and process of RMC 4-9-250D.2. The number of bicycle parking spaces shall be equal to 10 percent (10%) of the number of required off-street vehicle parking spaces. Bicycle parking shall meet the requirements found in RMC 4-4-080F.11. All off-street parking areas shall be paved asphaltic concrete, cement or equivalent alternative material of a permanent nature as approved by the Public Works Department. Surfacing treatments that provide increased infiltration opportunities, such as permeable pavements, shall be used where feasible and to the extent required by the Surface Water Design Manual. Driveway width shall not exceed an aggregate of 40 percent (40%) of the street frontage. There shall be a minimum of 18 feet (18’) between driveway curb returns where there is more than one (1) driveway on property under single ownership or control and used as one premises. The width of any driveway shall not exceed 30 feet (30’). There shall be no more than one (1) driveway for each 165 feet (165’) of street frontage serving any one property. For each 165 feet (165’) of additional street frontage another driveway may be permitted. Maximum driveway slope shall not exceed eight percent (8%). The Administrator may allow a driveway to exceed eight percent (8%) slope but not more than fifteen percent (15%) slope, upon proper application in writing and for good cause shown, which shall include, but not be limited to, the absence of any reasonable alternative. To exceed fifteen percent (15%), a variance from the Administrator is required. Bicycle Parking – The number of bicycle parking spaces shall be equal to 10 percent (10%) of the number of required off-street vehicle parking spaces for all uses except attached dwellings. The number of seats was not provided, so the minimum number of vehicle and bicycle stalls is unknown. A revised parking layout was not provided so the number of proposed stalls is unknown. The property has approximately 300 feet (300’) of street frontage; only one (1) driveway is permitted. Please review RMC 4-4-080, Parking, Loading and Driveway Regulations for the full requirements. Compliance with applicable requirements would be reviewed at the time of land use application. Landscaping: With the exception of 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. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060, Street Standards. Street trees and, at a minimum, groundcover are to be located in this area when present. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right-of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small- LOV Church Building Page 5 of 8 April 20, 2023 sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center. New buildings trigger landscaping requirements. On-site street frontage landscaping is required along 108th Ave SE minus driveways and pedestrian connections. Frontage improvements to include street trees and a landscaping strip will be required along 108th Ave SE. Interior and exterior parking lot landscaping would be required. Nonresidential development is a residential zone requires a fifteen-foot (15') wide partially sight-obscuring landscaped visual barrier, or ten- foot (10') wide fully sight-obscuring landscaped visual barrier, is required along common property lines. A conceptual landscape plan shall be provided with the land use application as prepared by a licensed Landscape Architect, a certified nurseryman or other certified professional. All landscaping shall meet the requirements of RMC 4-4-070, Landscaping. Significant Tree Retention: A review of COR Maps shows that there appear to be 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, properties subject to an active land development permit shall comply with minimum tree credit retention requirements of a minimum of 30 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 LOV Church Building Page 6 of 8 April 20, 2023 TREE SIZE TREE CREDITS 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 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. 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. 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. Interior remodels not involving any building addition, removal of trees, or alteration of impervious surface are exempt from tree credit requirements. Fences/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 and grading plan with top of wall and bottom of wall elevations. A fence and/or wall detail should also be included on the plan. A retaining wall that is 4 feet 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. The maximum height of any fence or retaining wall is 72-inches subject to further height limitations in setbacks and clear vision areas noted in RMC 4-4-040D. 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. Refuse and Recyclables: In nonresidential developments, a minimum of three (3) square feet per every 1,000 square feet of building gross floor area shall be provided for recyclable and a LOV Church Building Page 7 of 8 April 20, 2023 minimum of six (6) square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area 100 square feet shall be provided for recycling and refuse deposit areas. Refuse and recyclables deposit areas and collections points may be allocated to a centralized area, or dispersed through the site, in easily accessible areas for both users and hauling trucks. 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. A six-foot (6') wall or fence shall enclose any outdoor refuse or recyclables deposit area. The refuse and recycling area shall meet all applicable requirements in RMC 4-4-090, “Refuse and Recyclables Standards”. A refuse and recyclable collection area is not shown on the drawings. Based on the provided square footage, a 20,000 square foot building would require a minimum of 60 square feet for recyclables and 120 square feet for refuse for a total refuse and recycling area of 180 square feet. Full compliance will be determined at the time of Land Use Application. Critical Areas: According to COR Maps, the property is partially within an unclassified coal mine hazard area. A geotechnical report will be required addressing the coal mine hazard. It is the applicant’s responsibility to ascertain whether any critical areas or environmental concerns are present on the subject property prior to development and/or construction. Environmental Review: The proposal would require environmental review pursuant to the State Environmental Policy Act (SEPA). The project is an intensification of a use greater than 4,000 square feet and therefore WAC 197-11-800(3) does not apply. An Environmental Checklist must be submitted with the proposal and the City’s Environmental Review Committee is required to issue a Threshold Determination prior to any issuance for permits on the site. An environmental checklist will be required at the time of land use application submittal. Site Plan Review: The purpose of the site plan review process is to analyze the detailed arrangement of project elements to mitigate negative impacts where necessary to ensure project compatibility with the physical characteristics of a site and with the surrounding area. Site plan review ensures quality development consistent with City goals and policies. Site plan review analyzes elements including, but not limited to, site layout, building orientation and design, pedestrian and vehicular environment, landscaping, natural features of the site, screening and buffering, parking and loading facilities, and illumination to ensure compatibility with potential future development. Site plan review is required for all development in the UC-2 zone and requires a public hearing. Site plan review is required for all development in the R-14 zone. Please review RMC 4-9-200, Master Plan and Site Plan Review for full site plan review requirements. Permit Requirements: The proposal would require a Hearing Examiner Conditional Use Permit, Hearing Examiner Site Plan Review and Environmental (SEPA) Review. The 2023 fees would total $10,758.00 ($3,710.00 Hearing Examiner Conditional Use + $4,270.00 Hearing Examiner Site Plan Review + $1,800.00 Environmental Review + $489.00 Technology Fee (5%) = $10.758.00). Each modification request is $290.00. A 5% technology fee added to the total cost of the reviews would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use permit application submittal requirements can be found on LOV Church Building Page 8 of 8 April 20, 2023 the Conditional Use Permit Submittal Requirements and Master Site Plan Review Submittal Requirements checklists. 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 Notice Requirements 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. The fee in effect at the time of building permit issuance will apply. For informational purposes, the 2023 impact fees are as follows: • A Transportation Impact Fee assessed at $6.02 per net new square foot of church. • A Fire Impact Fee assessed at $0.56 per net new square foot of church. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Next Steps: When the formal land use application materials are complete, the applicant shall have the application materials pre-screened prior to submitting the complete application package. Please contact Andrew Van Gordon, Associate Planner at avangordon@rentonwa.gov or (425) 430-7286 for an appointment. Expiration: Upon approval, the conditional use permit shall expire within two (2) years, unless other time limits are prescribed elsewhere in the Renton Municipal Code or state law. The Hearing Examiner may grant one extension of time for a maximum of one (1) year for good cause. The burden of justification shall rest with the applicant. It is the responsibility of the owner to monitor the expiration date.