HomeMy WebLinkAboutPre-app Mtg Summary - 24-000166.pdfDEPARTMENT 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
Live Life Church
(Parcel # 3340406430)
PRE24-000166
June 27, 2024
Contact Information:
Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov
Public Works Plan Reviewer: Sam Morman, 425-430-7383, smorman@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org
Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov
Please retain this packet throughout the course of your project as a reference. Consider
giving copies to engineers, architects, and contractors who will work on the project. You will
need to submit an PDF copy of this packet when you apply for land use and/or
environmental permits.
When the project application is ready for submittal, you may email the project planner to
start the prescreen process. Similarly, you may contact the assigned planner if there are any
questions regarding submittal requirements.
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).
Renton Regional Fire Authority
M E M O R A N D U M
DATE: June 11, 2024
TO: Alex Morganroth, Principal Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Live Life Church
1. The fire flow is unchanged from the existing building.
2. Fire impact fees are applicable at the rate of $0.24 per square foot of church use. This fee is paid at time
of building permit issuance. Credit is due for the area of existing building that was formerly office space
at the rate of $0.14 per square foot. A building permit would be required for the proposed change of use
from office to church.
3. Approved fire sprinkler and fire alarm systems are required throughout the building. Separate plans and
permits required by the fire department. Direct outside access is required to the fire sprinkler riser room.
Fully addressable and full detection is required for the fire alarm system. Fire sprinklers and fire alarms
are triggered from the change of use of the second floor to an assembly occupancy. One new fire hydrant
would be required if the fire sprinkler system is installed. One new hydrant would be required within 50
feet of the fire department connection.
4. Fire department apparatus access roadways are adequate as they exist.
5. An Annual Place of Assembly permit would be required from the Renton Regional Fire Authority at the
conclusion of the project.
6. An automatic external defibrillator is required for any assembly occupancy over 300 persons per city
ordinance.
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: June 27, 2024
TO: Alex Morganroth, Senior Planner
FROM: Sam Morman, Civil Engineering II
SUBJECT: Live Life Church
800 SW 16th Street
PRE24-000166
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) 3340406430. The
following comments are based on the pre-application submittal made to the City of Renton by the applicant.
WATER
1. Water service is provided by the City of Renton. The site is within the Valley service area in the 196’ hydraulic
pressure zone.
2. The site is located outside of the City’s Wellhead Protection Areas.
3. There is an existing an existing 12” cast iron water main south of the site in SW 16th Street that can deliver
5,600 gpm (See record drawing W-019104).
4. There is an existing 12” ductile iron water main east of the site in Raymond Avenue SW that can deliver
5,000 gpm (See record drawing W-056101).
5. The approximate static water pressure is 76 psi at a ground elevation of 20’.
6. There is an existing 2” domestic water meter (facility ID number MTR-016437) serving the existing site and
building.
7. There are three existing fire hydrants located within 300-feet of the proposed building:
• HYD-SW-00290, Approximately 110’ northeast of the southeast property corner.
• HYD-SW-00082, Approximately 70’ south of the southeast property corner.
• HYD-SW-00678, Approximately 140’ southeast of the southwest property corner.
8. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire
Authority has determined that the preliminary fire flow demand for the proposed development is adequate.
9. Based on the information provided with the pre-application submittal documents, the following developer’s
installed water main improvements will be required to provide domestic and fire protection service to the
development including but not limited to the items that follow.
• A 15 feet wide public water easement is required for any public water main, hydrants and water
meters located outside City right-of-way. A minimum 10-foot setback is required from the
building foundation to the new water main.
• Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) for
backflow prevention to the building. The fire sprinkler stub and related piping shall be done by a
registered fire sprinkler designer/contractor. The DDCVA shall be installed on the private
property in an outside underground vault per City standard plan no. 360.2. The DDCVA may be
installed inside the building if it meets the conditions as shown on City’s standard plan 360.5 for
the installation of a DDCVA inside a building. The location of the DDCVA inside the building must
be pre-approved by the City Plan Reviewer and Water Utility.
• Installation of a reduced pressure backflow assembly (RPBA) behind the existing meter on private
property per City Standards. The RPBA shall be installed inside an above ground heated enclosure
per City Standard Plan 350.2. The RPBA may be located inside the building if a drainage outlet for
the relief valve is provided and the location is approved by the City Plan Reviewer and City Water
Utility Department.
• Installation of additional fire hydrants as required by the Fire Authority. One hydrant is required to
be within 50 feet of the building’s fire sprinkler system fire department connection (FDC).
• Installation of a “Storz” adapter on the existing hydrants within 300 feet of the development, if they
are not already equipped with one.
• Civil plans for the water main improvements will be required and must be prepared by a registered
professional engineer in the State of Washington. A civil plan showing the preliminary water main
extension shall be submitted with the land use application if applicable.
10. The development is subject to applicable water system development charges (SDC’s) and meter installation
fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The
development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can
be found in the 2024 Development Fees Document on the City’s website. Fees that are current will be
charged at the time of construction permit issuance.
• The SDC fee for fire service is based on the size of the fire service lines to serve the project.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=CityofRento
n
SEWER
1. Based on the information provided, this proposal does not appear to impact the on-site sewer.
SURFACE WATER
1. Based on the information provided, this proposal does not appear to impact surface water.
TRANSPORTATION
1. As this project is proposing only interior improvements and no new construction or additions valued at
over $175,000, no street frontage improvements or right of way dedication are required. However, if
during the project review, exterior improvements are proposed, the project will likely be subject to
frontage improvements and ROW dedication.
2. 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.
3. If the proposal constitutes a change of use then the existing building will need to be updated to meet
current ADA standards. Compliance with ADA standards must be shown on the building permit submittal.
An accessible route of travel from the public right of way to the building entrance is required to be reviewed
in conjunction with the permit approval for the project.
4. The development is subject to transportation impact fees. Fees will be assessed at the time of a complete
building permit application. The 2024 transportation impact fee for net new pm peak hour vehicle trips is
$8,034.94 per trip.
GENERAL COMMENTS
1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone, and cable
services, etc.) along property frontage or within the site must be underground as outlined in RMC 4-6-090 –
UTILITY LINES - UNDERGROUND INSTALLATION. The construction of these franchise utilities must be
inspected and approved by a City of Renton inspector.
2. 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 construction utility permits for utility and street improvements will require separate plan submittals. All
utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans.
Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements:
https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=968701
5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets.
6. Fees quoted in this document reflect the fees applicable in the year 2024 only and will be assessed based on
the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please
visit www.rentonwa.gov for the current development fee schedule.
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: June 27, 2024
TO: Pre-Application File No. 24-000166
FROM: Alex Morganroth, Principal Planner
SUBJECT: Live Life Church – 800 SW 16th St (APN 3340406430)
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 property is located at 800 SW 16th St (APN 3340406430) in the Valley Community
Planning Area. The 3.25-acre parcel has a Comprehensive Plan Land Use Designation of Employment Area and is
zoned Commercial Office (CO). The applicant is proposing to use the second floor of the existing building (Shuttle
Express) to have church services on Sunday mornings. Per the project description, the space is already used by the
applicant to host between 75 and 100 members on Wednesdays and Sundays. No interior or exterior work is
proposed. According to City of Renton (COR) Maps, the parcel contains high seismic hazards and special flood
hazards (FEMA Zone – AE). No other critical areas were identified on City of Renton (COR) Maps.
Current Use: The property was developed as a 25,300 square foot office building, a 4,824 square foot storage
warehouse, and an 880 square foot car wash. According to King County Assessor’s Office the office was built in
1965.
1. Zoning and Overlay Districts: The subject property is zoned Commercial Office. A religious institution is
permitted with a Hearing Examiner Conditional Use Permit in the CO zone.3
Development Standards: The project is subject to RMC 4-2-130A, “Development Standards for Industrial
Zoning Designations” effective at the time of complete application (noted as “CO standards” herein).
Density – N/A. No dwelling units are proposed to the existing lot.
Minimum Lot Size, Width and Depth – The minimum lot size in the CO zone is 25,000 square feet for lots
created after July 11, 1993. There are no minimum requirements for lot width or depth within the CO zone.
The existing lot size exceeds 25,000 sq. ft.
Building Coverage – Building Coverage – The CO zone allows a maximum building coverage of 65 percent,
or 75 percent if parking is provided within a building or within a parking garage. The applicant is proposing
to utilize both existing surface and new structured parking.
The applicant is not proposing any building additions to the existing structures.
Building Setbacks – Setbacks are the distance between the building and the property line or any private
access easement or tract. Setback requirements in the CO zone are as follows: 0-30 feet minimum front
yard (depending on the building height), and 0-30 feet minimum secondary front yard (depending on
building height). There is no maximum front yard setback requirement for non-residential buildings; and no
rear or side yard setbacks unless the property abuts a residential zoned property, where the setback along
residentially zoned properties is 15 feet. The applicant is not proposing any building additions to the
existing structures.
Building Height – Maximum building height in the CO zone is 250 feet. In no case shall building height exceed
the maximum allowed by the Airport Compatible Land Use Restrictions, for uses located within the Federal
Aviation Administration Airport Zones designated under RMC 4-3-020. The applicant is not proposing any
building additions to the existing structures.
2. Screening: Screening must be provided for all surface and roof-mounted mechanical equipment. The land
use application will need to include elevations and details for the proposed methods of screening.
No mechanical or utility equipment was identified in the submitted materials. See RMC 4-4-095, Screening
and Storage Height/Location Limitations for specific requirements. Conformance with these requirements
would be determined at the time of land use application review.
3. Refuse and Recycling Areas: All new developments for commercial uses shall provide on-site refuse and
recyclable deposit areas and collection points for collection in compliance with RMC 4-4-090, Refuse and
Recyclables Standards. These areas shall not be located within required setbacks or landscaped areas and
shall not be located in a manner that hauling trucks obstruct pedestrian or vehicle traffic on-site or project
into public right-of-way. The size of these areas shall be dependent on the size and number of the proposed
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.
A refuse and recyclable collection area is not shown. Full compliance will be determined at the time of
permit review.
4. Landscaping: Except for critical areas, all portions of the development area not covered by structures,
required parking, access, circulation or service areas, must be landscaped with native, drought-resistant
vegetative cover.
Street Frontage Landscaping – Ten feet (10') of on-site landscaping is required along all public street
frontages, with the exception of areas for required walkways and driveways. Street trees, selected from the
City’s Approved Street Tree List, 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-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.
The subject property is a commercial zoned lot abutting a residential zone (south and west property lines),
therefore 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 the common property line.
The proposal does not appear to trigger compliance with the landscape requirements. If the project scope
changes and exceeds the thresholds provided in RMC 4-4-070.B, all landscaping shall meet the associated
requirements.
5. Tree Retention: 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, 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 retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions
D, of a property.
6. Fences/Retaining Walls: Within commercial and industrial zones the maximum height of any fence, hedge,
or retaining wall within the front yard and secondary front yard shall not exceed 48 inches (48”) in height
within 15 feet (15’) of the front yard property line or within any part of the clear vision area. Chain link
fencing shall be coated with black, brown, gray or green bonded vinyl. Fences, hedges and retaining walls
shall not stand in or in front of any required landscaping. If a new or replacement fence is proposed within
15 feet (15’) of a public street on a site that is nonconforming to street frontage landscape requirements
per RMC 4-4-070F1, the site shall be brought into conformance.
Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product
that complements the proposed building and site development. There shall be a minimum three-foot (3')
landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining
wall standards (RMC 4-4-040) for additional information about fences and retaining walls.
7. Parking: Parking for religious institutions require a minimum and maximum of 1 space for every 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, 1 additional parking space shall be provided for every 5
additional seats provided by the new construction. The applicant noted the utilization of approximately
45 parking spaces on Sunday and 20 spaces on Wednesday. The applicant would be required to
demonstrate that the minimum and maximum number of off-street parking stalls is satisfied for the
duration of the use through the conditional use permit application.
Parking Space Dimensions – The parking regulations specify standard stall dimensions of 9 feet x 20 feet,
compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet. ADA accessible
stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in
width for van accessible spaces. Up to 40 percent of stalls may be compact spaces designated for employee
parking, and up to 30 percent of stalls may be compact spaces if designated for all users. The appropriate
amount of ADA accessible stalls is based on the total number of spaces provided.
Bicycle Parking - Bicycle parking shall be provided for all non-residential development that exceeds 4,000
gross square feet in size would also be required to comply with the bicycle parking requirements of RMC 4-
4-080F.11. The number of bicycle parking spaces required would be based on 10% of the required number
of off-street vehicle parking stalls. For example, any required bicycle parking racks should be located close
to the sidewalks leading directly off NE Sunset Blvd to make bicyclists feel that they are easily accessible
and a real part of the entire site. Please review RMC 4-4-080F.11 for further general and specific bicycle
parking requirements.
The applicant will be required at the time of land use application to provide a parking analysis of the
subject site (analysis should include parking requirements for all uses on the site) with calculations based
on the requirements noted above. The analysis would include dimensions of stalls and drive aisles.
8. Access/Driveways: Access is current taken via one driveway off of SW 16th St and two (2) driveways off of
Raymond Ave SW. Driveway widths and quantity are limited by the driveway standards, in RMC 4-4-080I.
Driveways shall not be closer than 5 feet to any property line and not exceed 40 percent of the street
frontage. The width of any driveway shall not exceed 30 feet. 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. No changes to access are proposed.
9. Critical Areas: According to City of Renton (COR) Maps, the parcel contains high seismic hazards and special
flood hazards (FEMA Zone – AE). It is the applicant’s responsibility to ascertain if any other critical areas
or environmental concerns are present on the site during site development or building construction.
10. Environmental Review: Changes of use of four thousand (4,000) square feet or less when located in an
existing office, commercial, or service building of four thousand (4,000) square feet or larger are exempt
from Environmental (SEPA) Review per WAC 197-11-800 and RMC 4-9-070.G.1.
Based on the applicant’s submittal, the size of the space to be utilized is unclear. Therefore, Environmental
Review may be required if the size of the space exceeds 4,000 square feet.
11. Permit Requirements: Hearing Examiner Conditional Use Permit is required for religious institutions in the
CO zone. A Conditional Use Permit (CUP) application can be completed in an estimated time frame of 12
weeks once a complete application is accepted. The 2024 Hearing Examiner Conditional Use Permit
application fee is $3,710. The application fee for SEPA Review (Environmental Checklist) is $1,800. Any
modification requests to code standards are $290.00 per modification. A 5% technology fee would also be
assessed at the time of land use application. All fees are subject to change prior to submittal.
Detailed information regarding the land use application submittal can be found on the Conditional Use
Permit Submittal Requirements checklist and other informational applications and handouts can be found
on the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please
refer to the City’s Electronic File Standards.
In addition to the required land use permits, separate construction and building permits would be required.
Prior to any occupancy of the building by the church, a change of occupancy building permit must be
obtained. All work required by the permit shall be completed and approval by the building department for
occupancy shall be granted prior to occupancy.
12. Waivers of Submittal Requirements: The submittal checklist is not an exhaustive list of submittal
requirements and may be modified in cases where additional information is required to complete the
review of an application. In addition, non-applicable submittal requirements may be waived. The applicant
should contact the assigned Project Manager if there are any questions regarding submittal
requirements.
13. Public Information Sign: Public Information Signs are required for all Type III Land Use Permits, Conditional
Use Permit (Hearing Examiner), as classified by RMC 4-8-080. Public Information Signs are intended to
inform the public of potential land development, specific permits/actions being considered by the City, and
to facilitate timely and effective public participation in the review process. The applicant must follow the
specifications provided in the public information sign handout (see land use forms on City website). The
applicant is solely responsible for the construction, installation, maintenance, removal, and any costs
associated with the sign.
14. Impact Mitigation Fees (2024): In addition to the applicable building and construction fees, impact
mitigation fees are required for the construction of new building areas or changes of use to a more intensive
use. If any building expansions or new buildings are proposed or a change in use to a more intense use, fire
and transportation impact fees may be assessed.
• A fire impact fee applicable of $0.24 per square foot of church space.
• A transportation impact fee of $4.79 per square foot of church space.
15. Expiration: Once the Conditional Use Permit application has been approved, the applicant has two (2) years
to comply with all conditions of approval and to apply for any necessary permits before the approval
becomes null and void. A single two-year extension may be granted for good cause by the Administrator. It
is the responsibility of the applicant to monitor the expiration date(s).
16. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-
screened prior to submitting the complete application package. Please contact Alex Morganroth, Principal
Planner, at 425-430-7219 or amorganoth@rentonwa.gov to schedule a virtual prescreen appointment.
Building Official Comments