HomeMy WebLinkAboutSR_HEX Report_I-Kuan Tao_190115.pdfDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_HEX Report_I-Kuan Tao_190115
A. REPORT TO THE HEARING EXAMINER
Hearing Date: January 15, 2019
Project File Number: PR18-000552
Project Name: I-Kuan Tao Cultural Center Addition
Land Use File Number: LUA18-000679, CU-H, MOD, MOD
Project Manager: Angelea Weihs, Associate Planner
Owner: I-Kuan Tao FYCD Cultural and Educational Association Washington; 711 Monroe
Ave NE, Renton, WA 98056
Applicant/Contact: Chaohua Chang; CHC Architects; 13301 SE 79th PL, Unit A205, Newcastle, WA
98059
Project Location: 711 Monroe Ave NE
Project Summary: The applicant is requesting a Hearing Examiner Conditional Use Permit, Parking
Modification, and Street Modification in order to operate a service and social service
organization (I-Kuan-Tao Cultural Center) within an existing single-family home. The
subject property is located within the R-8 zone and totals 13,552 square feet. The
proposal includes the reconfiguration of the first floor and the addition of a second
story to the existing residence, resulting in a total floor area of 3,486 square feet. A
drive aisle and surface parking for 11 vehicles is proposed within the front yard area
of the proposed I-Kuan-Tao Cultural Center. A shared parking agreement has been
established between the I-Kuan-Tao Cultural Center and the Community of Christ
Church to the south of the project site for the use of 33 parking stalls. The Cultural
Center would operate on Saturdays for Chinese class and religious seminar. Chinese
class would be held from 9:45 am to 12:00 pm and the religious seminar would be
held from 1:00 pm to 3:00 pm. The applicant anticipates 14 students would attend
the Chinese class and 12 people would attend the religious seminar. It is not
anticipated that more than 30 people would attend Chinese class or the religious
seminar. Two to three people would be stationed on-site from Sunday through
Friday for administrative reasons. Access to the site would be provided via a curb
cut off of Monroe Ave NE. A Street Modification was requested to retain the existing
frontage improvements along the project frontage. No critical areas are mapped on
the project site.
Site Area: 13,552 square feet (0.31 acre)
City of Renton Department of Community & Economic Development
I-Kuan Tao Cultural Center Addition
Staff Report to the Hearing Examiner
LUA18-000679, CU-H, MOD, MOD
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B. EXHIBITS:
Exhibit 1: Staff Report to the Hearing Examiner
Exhibit 2: Project Narrative
Exhibit 3: Site Plan
Exhibit 4: Landscape Plan
Exhibit 5: Site Survey
Exhibit 6: Conditional Use Permit Justification
Exhibit 7: Street Modification Request
Exhibit 8: Parking Analysis and Parking Agreement
Exhibit 9: Building Elevations and Floor Plans
Exhibit 10: Drainage Plan and Technical Information Report prepared by Consultant Engineers
(dated May 25, 2018)
Exhibit 11: Geotechnical Report (dated May 14th, 2018) prepared by Cobalt Geosciences
Exhibit 12: Advisory Notes
C. GENERAL INFORMATION:
1. Owner(s) of Record: I-Kuan Tao FYCD Cultural and Educational Association
Washington; 711 Monroe Ave NE, Renton, WA 98056
2. Zoning Classification: Residential-8 (R-8)
3. Comprehensive Plan Land Use Designation: Residential Medium Density (MD)
4. Existing Site Use: Single-Family Residential
5. Critical Areas: None
6. Neighborhood Characteristics:
a. North: Single-Family Residential; Residential-8 (R-8) zoning designation
b. East: Monroe Ave NE and Single-Family Residential; Residential-8 (R-8) zoning designation
c. South: Religious Institution and associated parking; Residential-8 (R-8) zoning designation
d. West: Single-Family Residential; Residential-8 (R-8) zoning designation
7. Site Area: 13,552 square feet (0.31 acre)
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Annexation N/A 1246 04/16/1946
City of Renton Department of Community & Economic Development
I-Kuan Tao Cultural Center Addition
Staff Report to the Hearing Examiner
LUA18-000679, CU-H, MOD, MOD
Report of January 15, 2019 Page 3 of 16
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E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service is provided by the City of Renton. There is an existing 10-inch water main in
Monroe Avenue NE, east of the site.
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 10-inch Vitrified Clay Pipe
sewer running from North to south in Monroe Avenue NE, east of the site.
c. Surface/Storm Water: Runoff along the Monroe Avenue NE frontage is collected via a Type 1 catch
basin and conveyed through a 12-inch Polythylene line to a 24-inch Polythylene line. There is no on-
site drainage system. Drainage from the site either infiltrates or sheet flows to the South.
2. Streets: The proposed development fronts Monroe Ave NE along the east property line. Monroe Ave NE
is classified as a Minor Arterial. Existing right-of-way (ROW) width is approximately 60 feet.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in the Zoning Designations
c. Section 4-2-110: Residential Development Standards
d. Section 4-2-115: Residential Design and Open Space Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 9 Permits – Specific
a. Section 4-9-030: Conditional Use Permits
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on
November 15, 2018, and determined the application complete on November 27, 2018. The project
complies with the 120-day review period.
2. The project site is located 711 Monroe Ave NE.
3. The project site is currently developed with an existing single-family residence.
City of Renton Department of Community & Economic Development
I-Kuan Tao Cultural Center Addition
Staff Report to the Hearing Examiner
LUA18-000679, CU-H, MOD, MOD
Report of January 15, 2019 Page 4 of 16
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4. Access to the site would be provided via a new (relocated) curb cut on Monroe Ave NE.
5. The property is located within the Residential Medium Density (MD) Comprehensive Plan land use
designation.
6. The site is located within the Residential-8 (R-8) zoning classification.
7. There are approximately two (2) significant trees located on-site and four (4) significant trees located off-
site. The applicant is proposing to removed both on-site significant trees and one (1) off-site significant
tree.
8. No critical areas are mapped on the project site.
9. The estimated fill and excavation for the project with be minimal and will mostly occur with the new
driveway construction.
10. The applicant is proposing to begin construction following land use, civil construction, and building permit
approval.
11. No public or agency comments were received.
12. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
13. Comprehensive Plan Compliance: The site is designated Residential Medium Density (MD) on the City’s
Comprehensive Plan Map. The purpose of the MD designation is to allow a variety of single-family and
multi-family development types, with continuity created through the application of design guidelines,
the organization of roadways, sidewalks, public spaces, and the placement of community gathering
places and civic amenities. The proposal is compliant with the following development standards if all
conditions of approval are met:
Compliance Comprehensive Plan Analysis
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
14. Zoning Development Standard Compliance: The site is classified Residential-8 (R-8) on the City’s Zoning
Map. Development in the R-8 Zone is intended to create opportunities for new single-family residential
neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing
single-family neighborhoods. It is intended to accommodate uses that are compatible with and support a
high-quality residential environment and add to a sense of community. The proposal is compliant with
the following development standards, as outlined in RMC 4-2-110.A, if all conditions of approval are met:
Compliance R-8 Zone Develop Standards and Analysis
N/A
Density: The allowed density range in the R-8 zone is a minimum of 4.0 to a maximum
of 8.0 dwelling units per net acre. Net density is calculated after the deduction of
sensitive areas, areas intended for public right-of-way, and private access easements.
Staff Comment: Not applicable, no residential uses are proposed.
City of Renton Department of Community & Economic Development
I-Kuan Tao Cultural Center Addition
Staff Report to the Hearing Examiner
LUA18-000679, CU-H, MOD, MOD
Report of January 15, 2019 Page 5 of 16
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N/A
Lot Dimensions: The minimum lot size permitted in the R-8 zone is 5,000 sq. ft. A
minimum lot width of 50 feet is required (60 feet for corner lots) and a minimum lot
depth of 80 feet is required.
Staff Comment: Not applicable, no subdivision of the property is proposed.
Setbacks: The required setbacks in the R-8 zone are as follows: front yard is 20 feet,
side yard is 5 feet, secondary front yard (applies to corner lots) is 15 feet, and the rear
yard is 20 feet.
Staff Comment: The proposed addition area would maintain a front yard setback of
approximately 120.5 feet; side yard setbacks of 14.5 feet from the north property line
and 7 feet from the south property line; and a rear yard setback of approximately 27.42
feet. The existing structure and proposed addition would meet all the minimum required
setback areas.
Building Standards: The R-8 zone has a maximum building coverage of 50% and a
maximum impervious surface coverage of 65%. In the R-8 zone, a maximum building
height of 2 stories with a wall plate height of 24 feet is permitted. 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. If the height of wall plates on a building are less than the
states maximum the roof may project higher to account for the difference, yet the
combined height of both features shall not exceed the combined maximums. Common
rooftop features, such as chimneys, may project an additional four (4) vertical feet from
the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than 4:12,
decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall
plate height if the projection is stepped back one-and-a-half (1.5) horizontal feet from
each minimum building setback line for each one (1) vertical foot above the maximum
wall plate height.
Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g.,
shed roof) may exceed the stated maximum if the average of wall plate heights is equal
or less than the maximum wall plate height allowed.
Staff Comment: Building elevations (Exhibit 9) were submitted with the project
application. The submitted elevations show that the proposal would add a second story
to the existing single-story (with basement) building, in addition to a new front porch
and new (rear and side yard) multi-level decks. The proposed addition would have a
maximum wall plate height of approximately 23.25 feet, and a maximum overall height
of 29.34 feet. The proposal would result in a building coverage of 1,599 square feet
(11.8 percent) and an impervious surface coverage of 8,312 square feet (61.3 percent).
The proposed expansion would comply with the maximum building and impervious
surface coverage requirements for the R-8 zone. The proposed addition also complies
with the maximum number of permitted stories and the maximum wall plate height
permitted for the R-8 zone.
Compliant if
condition of
approval is
met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover,
are to be located in this area when present. Spacing standards shall be as stipulated by
the Department of Community and Economic Development. Any additional
City of Renton Department of Community & Economic Development
I-Kuan Tao Cultural Center Addition
Staff Report to the Hearing Examiner
LUA18-000679, CU-H, MOD, MOD
Report of January 15, 2019 Page 6 of 16
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undeveloped right-of-way areas shall be landscaped unless otherwise determined by
the Administrator.
Additional landscaping requirements are applicable to non-residential development in
residential zones. A 15-foot wide partially sight-obscuring landscaped visual barrier, or
10-foot wide fully sight-obscuring landscaped visual barrier, is required along common
property lines.
Stormwater detention ponds are required to provide 15 feet of landscaping around the
pond perimeter. Such landscaping shall be located outside of any required fencing.
Surface parking lots with between 51 and 99 parking spaces are required to provide 25
square feet of landscaping per parking space. Any interior parking lot landscaping area
shall be a minimum of 5 feet in width. Landscaping shall be dispersed throughout the
parking area and shall include a mixture of trees, shrubs, and groundcover as follows:
a. Trees shall be 2 inches in diameter at breast height (dbh) for multi-family,
commercial, and industrial uses. At least one tree for every six parking spaces within
the lot interior shall be planted.
b. Shrubs at the minimum rate of one per 20 square feet of landscaped area shall be
planted. Up to 50 percent of shrubs may be deciduous.
c. Ground cover shall be planted in sufficient quantities to provide at least 90 percent
coverage of the landscaped area within three (3) years of installation.
d. There shall be no more than 50 feet between parking stalls and an interior parking
lot landscape area.
Staff Comment: A Landscape Plan (Exhibit 4) was submitted with the project
application. The landscape plan included a 15-foot landscape strip along the site’s
Monroe Ave NE street frontage. The proposed 15-foot street frontage landscape strip
includes a mixture of trees, shrubs, and groundcover, including: Flowering dogwood
(trees), David’s viburnum and Ascot rainbow spurge (shrubs), and Blue spruce stonecrop
(groundcover).
In addition to the proposed ROW street frontage landscaping, the applicant is also
proposing perimeter parking landscaping that also serves as a 10-foot wide fully sight-
obscuring landscaped visual barrier, which is required along common property lines.
The perimeter landscaping/visual barrier includes Mexican orange blossom (shrub),
arborvitae, David’s viburnum and Ascot rainbow spurge, Bearberry (groundcover), and
existing mature trees. The applicant also proposes a 6-foot cedar fence along the side
and rear property lines (starting approximately 90 feet back from the front property
line) in order to further screen the proposed use. It is anticipated that the proposed 10-
foot vegetated buffer around the project perimeter would adequately screen the
proposed use from the surrounding single-family residential uses, provided conditions
of approval are met.
The proposal does not account for the approximate 5.7 feet of ROW dedication required
along the street frontage. The applicant would need to demonstrate compliance with
the required 10-foot street frontage landscape strip following the required ROW
deduction. In addition, the proposed perimeter landscaping does not include shrubs
planted at a rate of one per 20 square feet of landscaped area, as required by code, nor
are all the shrubs a minimum size of 2 gallons. Perimeter landscaping is also missing on
the west side of the parking lot.
City of Renton Department of Community & Economic Development
I-Kuan Tao Cultural Center Addition
Staff Report to the Hearing Examiner
LUA18-000679, CU-H, MOD, MOD
Report of January 15, 2019 Page 7 of 16
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To ensure that the proposed development complies with required 10-foot street
frontage landscaping, as well perimeter landscaping requirements, staff recommends,
as a condition of approval, that the applicant submit a final detailed landscape plan at
the time of Utility Construction Permit application, for review and approval by the
Current Planning Project Manager. The final detail landscape plan shall include, but is
not limited to, 10-foot on-site street frontage landscaping along Monroe Ave NE
(following the deduction of public ROW), perimeter landscaping along the west side of
the proposed parking lot, and shall demonstrate compliance with minimum shrub
planting rate and size for perimeter landscaping. All landscaping shall be installed prior
to issuance of a Certificate of Occupancy for the proposed cultural center change of use
and expansion.
Compliant if
condition of
approval is
met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-
130) require the retention of 30 percent of trees in a residential development.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees adjacent
to critical areas and their associated buffers; and significant trees over sixty feet (60')
in height or greater than eighteen inches ( 18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non- native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
A minimum tree density shall be maintained on each residentially zoned lot. For
detached single-family development, the minimum tree density is two (2) significant
trees for every five thousand (5,000) square feet. The tree density may consist of
existing trees, replacement trees, trees required pursuant to RMC 4-4-070F1, Street
Frontage Landscaping Required, or a combination.
Staff Comment: The Landscape Plan (Exhibit 4) provided with the project application,
as well as the site survey (Exhibit 5), identify a total of two (2) existing significant (6
caliper inches or greater) trees located on-site and a total of four (4) off-site significant
trees. The provided project narrative states that no significant tree removal is proposed;
however, the landscape plan identifies that both on-site significant trees (6 caliper
inches each) and one off-site tree (13 caliper inches) are proposed for removal. Renton
Municipal Code, Section 4-4-130H.1.a.i., requires the retention of at least thirty percent
(30%) of the significant trees in a residential or institutional development. Therefore,
based on the provided landscape plan, the proposal does not comply with thirty percent
(30%) tree retention requirements. In addition, per RMC 4-4-130H.9., off-site trees
containing drip lines that encroach onto the site under construction shall be considered
protected trees unless it is determined the abutting property owner is in compliance
with RMC 4-4-130C, Allowed Tree Removal Activities.
Based on the existing location of the three trees, staff anticipates that these trees are
an adequate distance from the proposed new improvements based on a distance of one
and one-quarter feet (1-1/4') for every one inch (1") of trunk caliper, and can therefore
be retained. Therefore, staff recommends as a condition of approval that the applicant
City of Renton Department of Community & Economic Development
I-Kuan Tao Cultural Center Addition
Staff Report to the Hearing Examiner
LUA18-000679, CU-H, MOD, MOD
Report of January 15, 2019 Page 8 of 16
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either submit a revised landscape/tree retention plan that shows these trees as
retained, with required tree protection fencing, or the applicant shall submit an arborist
report that demonstrates that retention of these trees is not feasible. The revised
landscape/tree retention plan or arborist report shall be submitted at the time of Utility
Construction Permit Review for review and approval by the Current Planning Project
Manager.
In addition to complying with the minimum tree retention requirements, the applicant
is required to retain or plant two (2) significant trees, or gross equivalent caliper inches,
per 5,000 square feet of lot area. With a lot size of 13,552 square feet, a minimum of
five (5) trees are required to comply with tree density requirements. The provided
Landscape Plan shows a total of three (3) new (1.5 caliper inch) trees to be planted on-
site. Provided conditions of approval are met and the existing on-site significant trees
are retained, the proposal would comply with minimum tree density requirements.
On-site landscaping shall be installed prior to final occupancy for the cultural center.
Compliant
provided
Parking
Modification
is approved
Parking: Parking for cultural facilities requires a minimum and maximum of 40 parking
spaces per 1,000 square feet of building area.
Staff Comment: Based on a net building area of 3,486 square feet, the proposed I-Kuan-
Tao Cultural Center would be required to provide a minimum and a maximum of 139
parking spaces. The applicant has submitted a parking modification request (Exhibit 8)
in order to allow for the construction of 11 on-site parking spaces, in addition to an off-
site parking agreement with the abutting church to the south for the use of an
additional 33 existing parking stalls, rather than the required 139 parking spaces. Of
the 11 proposed on-site parking spaces, 1 space would be ADA accessible and 3 spaces
would be compact. The proposed spaces comply with the minimum dimensional
requirements, provided the requested parking modification is approved. See further
discussion below under FOF 17.
15. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-8
zone to new residential dwelling units. The proposal does not include any residential dwelling units;
therefore the residential design and open space standards are not applicable.
16. Conditional Use Analysis: The applicant is requesting a Hearing Examiner Conditional Use Permit for a
proposed change of use to an existing single family residence to a proposed social service organization (I-
Kuan-Tao Cultural Center). The proposal is compliant with the following conditional use criteria, pursuant
to RMC 4-9-030.D. Therefore, staff recommends approval of the requested Conditional Use Permit, with
conditions.
Compliance Conditional Use Criteria and Analysis
a. 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.
Staff Comment: See FOF 13 and 14 for Comprehensive Plan and zoning regulation
compliance.
b. 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.
City of Renton Department of Community & Economic Development
I-Kuan Tao Cultural Center Addition
Staff Report to the Hearing Examiner
LUA18-000679, CU-H, MOD, MOD
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Staff Comment: The applicant contends that the proposal would not result in a
detrimental overconcentration of the use. The proposed cultural center would be
located within an existing single-family residence in an existing residential
neighborhood. The proposed use includes Chinese classes, culture studies, and religious
seminar. The proposed I-Kuan Tao Cultural Center would be the only Chinese cultural
center in the immediate area.
Staff has reviewed the request and concurs that the proposed location is suitable for
the proposed use. Staff found no other Chinese cultural centers within the City of
Renton. Therefore, permitting a new Chinese cultural center at the subject site would
not result in an overconcentration of this particular use in the area. Based on the sites
central location and easy access staff concurs that the proposed site is suited for the
proposed use.
c. Effect on Adjacent Properties: The proposed use at the proposed location shall not
result in substantial or undue adverse effects on adjacent property.
Staff Comment: The abutting residential uses to the subject property include single-
family residential to the north, west, and east (across Monroe Ave E). An existing 8,952
square foot church, with accessory parking, is located immediately to the south of the
proposed development. The applicant contends that the large lot size (13,552 square
feet) as well as the existing and proposed building setbacks, which are greater than
code requirements (see analysis in FOF 14 under “Setbacks”), will help mitigate any
adverse effect on adjacent residential property. In addition, the applicant states that
proposed new use and the existing church to the south with have a shared parking
agreement together, and will therefore be functionally beneficial to each other. It is not
anticipated that the proposed Chinese cultural center would create traffic, noise, or
other negative impacts at a greater rate than the existing church use to the south. In
addition, provided conditions of approval regarding landscaping are met, it is
anticipated that the new use will have adequate vegetated buffers to reduce visual
impacts of the proposed use and accessory parking. Therefore, the proposed use would
not result in significant adverse effects on the surrounding uses.
d. Compatibility: The proposed use shall be compatible with the scale and character
of the neighborhood.
Staff Comment: The applicant contends that the existing structure, with proposed
additions/modifications, will still be comparable in size (3,486 square feet) to a single-
family home, and would therefore be compatible with the scale and character of the
residential neighborhood.
Staff has reviewed the request and concurs that the proposed structure modifications
are architecturally compatible with the scale and character of the neighborhood.
Building elevations (See Exhibit 9) were provided with the project application. The
proposed structure includes two stories with a basement. The basement level is not
visible from the public street. In addition, while the proposal is exempt from residential
design standards (See FOF 15), the proposed structure complies, if not exceeds, all
design requirements that would apply to single-family residences, including window
trim, belly band, glazing, garage, and front porch design standards. Therefore, the
proposed structure would not be out of place in a residential neighborhood and is,
therefore, anticipated to have little to no effect on compatibility with the existing
character of the neighborhood.
City of Renton Department of Community & Economic Development
I-Kuan Tao Cultural Center Addition
Staff Report to the Hearing Examiner
LUA18-000679, CU-H, MOD, MOD
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Compliant if
condition of
approval is
met.
e. Parking: Adequate parking is, or will be made, available.
Staff Comment: See FOF 17 for further discussion on parking compliance for the
development. As recommended in the parking modification below (FOF 17), the
proposed 11 on-site and 33 off-site parking spaces would be adequate to provide
parking for the proposed cultural center based on the scale and scope of the cultural
center. However, if the center expands its use beyond Saturday operation, there may
not be sufficient parking provided on- or off-site due to the parking agreement
limitations (See Exhibit 8), which would change the impacts on the neighboring
community. Therefore, staff recommends as a condition of approval that the cultural
center limit the operation of Chinese classes, culture studies, and religious seminars, to
Saturdays only. Expansion of the centers operating hours beyond Saturdays, other than
for administrative activities only, would require a new conditional use permit
application.
f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall
mitigate potential effects on the surrounding area.
Staff Comment: The applicant states that the cultural center would operate for both
Chinese class and religious seminar on Saturdays. The proposed hours for the Chinese
class and culture studies would be from 9:45am to noon, and the proposed hours for
religious seminar would be from 1pm to 3pm. There are currently a total of 14 students
attending Chinese class, and approximately 8-12 people attending religious seminars.
Sunday through Friday, the facility would be open for administration only, with a
maximum of 2-3 attendees. As stated in FOF 16 under “Parking”, provided conditions of
approval are met and operation hours are limited to Saturdays only for class and
seminar activities, adequate parking should be available on and off-site for the
proposed use.
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. Neither the Chinese class activities nor religious seminars
will be active during the AM or PM peak periods, and weekday administrative activities
are not anticipated to exceed 20 vehicle trips per hour; therefore, a traffic impact
analysis was not required. Pedestrians can continue to take access via an existing
sidewalk on Monroe Ave NE. It is not anticipated that the proposed use will have any
negative impacts on vehicle or pedestrian movement or any negative effects on the
surrounding area.
Compliant if
condition of
approval is
met.
g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed
use shall be evaluated and mitigated.
Staff Comment: The applicant contends the proposed use will not contribute any new
noise, light, or glare to the property or surrounding neighborhood.
Staff concurs that the proposed use would not generate additional noise impacts to the
existing development. Activities and assemblies would be held indoors. Exterior noise
impacts would be limited to vehicles arriving and departing the site. The applicant has
indicated that new outdoor lighting will not be directed towards neighboring uses.
Details of the lighting plan were not provided with the project application, therefore,
staff recommends, as a condition of approval, that a lighting plan be provided with the
building permit application demonstrating compliance with RMC 4-4-075. The lighting
City of Renton Department of Community & Economic Development
I-Kuan Tao Cultural Center Addition
Staff Report to the Hearing Examiner
LUA18-000679, CU-H, MOD, MOD
Report of January 15, 2019 Page 11 of 16
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plan shall be reviewed and approved by the current planning project manager prior to
building permit issuance.
Staff has reviewed the proposal and concurs that, if all conditions of approval are
complied with, the proposal would not result in adverse noise, light, and glare impacts
to the surrounding neighborhood.
Compliant if
condition of
approval is
met.
h. 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.
Staff Comment: See FOF 14 under “Landscaping”. Provided conditions of approval are
met, it is anticipated that the proposal will have adequate landscaping to screen any
adverse effects of the proposed use.
17. Parking Modification Analysis: The applicant is requesting a modification (Exhibit 8) from RMC 4-4-080
in order to allow for the construction of 11 on-site parking spaces, in addition to the use of 33 off-site
parking stalls, rather than the 139 parking spaces required by code. The proposal is compliant with the
following modification criteria, pursuant to RMC 4-9-250, if all conditions of approval are met.
Therefore, staff is recommending approval of the requested modification, subject to conditions as noted
below:
Compliance Modification Criteria and Analysis
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and
the proposed modification is the minimum adjustment necessary to implement
these policies and objectives.
Staff Comment: See FOF 13, Comprehensive Plan Analysis.
Compliant
provided
conditions of
approval are
met.
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The proposed use includes Chinese class, culture studies, and religious
seminar. The applicant states that both Chinese class and religious seminar activities
will occur on Saturdays. The proposed hours for the Chinese class would be from 9:45am
to noon, and the proposed hours for religious seminar would be from 1pm to 3pm. There
are currently a total of 14 students attending Chinese class, and approximately 8-12
people attending religious seminar. Sunday through Friday, the facility would be open
for administration only, with a maximum of 2-3 attendees. While the applicant does
anticipate an increase in seminar attendees, the applicant states that is not anticipated
that attendance would exceed 30 people; therefore, 11 on-site parking spaces and 33
off-site parking spaces would be more than enough to satisfy the needs of the proposed
use.
Per RMC 4-4-080E.2, off-site parking is permitted provided the applicant can
demonstrate that sufficient parking is not available on the premises of the use and a
parking agreement ensuring that off-site parking is available for the duration of the use
is approved by the Community and Economic Development Administrator. Staff concurs
that, due to the limited size of the lot (13,552 square feet), satisfying the requirement
for 139 parking spaces is not feasible on-site. The existing church to the south operates
on Sundays. As a result, the church parking spaces would be available for cultural center
City of Renton Department of Community & Economic Development
I-Kuan Tao Cultural Center Addition
Staff Report to the Hearing Examiner
LUA18-000679, CU-H, MOD, MOD
Report of January 15, 2019 Page 12 of 16
SR_HEX Report_I-Kuan Tao_190115
usage on Saturdays for Chinese classes and religious seminars, and no conflicts of hours
for the two businesses are anticipated. Therefore, the shared parking agreement will
not conflict with the minimum parking requirements for the abutting site to the south.
Staff recommends approval of the proposed off-site parking agreement with a condition
of approval that the parking agreement (Exhibit 8) be maintained for the duration that
the proposed use is located on the site or until a new agreement is obtained and
approved by the City.
Staff agrees that the requirement for 139 parking spaces is not practical or appropriate
for smaller scale nature of the proposed use. In addition, if the proposed use were
considered a religious institution, rather than a cultural facility, the proposal would
require a minimum and maximum 10 parking spaces, rather than the required 139
parking spaces. Based on the proposed use and hours of operation, the proposal for 11
on-site parking spaces and 33 off-site parking spaces should be adequate to support the
parking needs of the proposed use, and therefore, should meet the objectives of
function and maintainability intended by the code requirements. In addition, the
proposal for 11 on-site parking spaces is significantly more compatible with the
surrounding residential neighborhood in comparison with the code requirement of 139
parking spaces; therefore, the proposal also meets the aesthetic objections intended by
code requirements.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The applicant contends that the reduced parking spaces would not be
injurious to surrounding property owners as adequate parking would be available on-
site and off-site (on the abutting parcel to the south) for the scope of the project.
Staff concurs that the proposal for 11 on-site parking spaces and 33 off-site parking
spaces would not be injurious to other property owners in the vicinity. As stated above,
the proposed parking would be more than adequate to support the small scale nature
of the proposed use. In addition, the existing pedestrian sidewalks provide for safe
vehicular and pedestrian travel between the project site and the off-site parking to the
south.
d. Conforms to the intent and purpose of the Code.
Staff Comment: See comments under criterion ‘b’.
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: See comments under criterion ‘b’. The proposed 11 on-site and 33 off-
site parking spaces would be adequate to provide parking for the proposed cultural
center, based on the scale and scope of the proposed use. However, as stated in FOF 16
under “Parking”, if the center expands its use beyond Saturday operation, there may
not be sufficient parking provided on or off-site due to the parking agreement
limitations (See Exhibit 8). Provided conditions of approval are met and operation hours
are limited to Saturdays only for class and seminar activities, adequate parking should
be available on and off-site for the proposed use.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: See comments under criterion ‘c’.
City of Renton Department of Community & Economic Development
I-Kuan Tao Cultural Center Addition
Staff Report to the Hearing Examiner
LUA18-000679, CU-H, MOD, MOD
Report of January 15, 2019 Page 13 of 16
SR_HEX Report_I-Kuan Tao_190115
18. Street Modification Analysis: Pursuant to Renton Municipal Code (RMC) 4-9-250D, the applicant is
requesting a Modification from RMC 4-6-060F.2, Minimum Design Standards for Public Streets and
Alleys, to modify the required street improvements on Monroe Ave NE (Exhibit 7). Monroe Avenue NE is
a minor arterial street with an existing right-of-way (ROW) width of 60 feet. Per RMC 4-6-060, the
minimum ROW width required on a minor arterial street is 91 feet, with a minimum paved roadway
width of 54 feet. A dedication of approximately 15.5 feet along the Monroe Avenue NE frontage would
be required in order to provide a half-street ROW width of 45.5 feet to comply with code. Code required
street improvements include an 8-foot sidewalk, 0.5-foot curb, and an 8-foot planter strip. However, the
applicant is proposing to maintain the existing street section, which includes a paved roadway width of
44-feet, a 0.5-foot curb and gutter, and a 5-foot sidewalk. Staff recommends approval of a modified
minor arterial street section, which would require a ROW width of 71 feet and a ROW dedication 13 feet
from the existing back of curb, with conditions.
Compliance Modification Criteria and Analysis
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and
the proposed modification is the minimum adjustment necessary to implement
these policies and objectives.
Staff Comment: The Community Design Element has applicable policies listed under a
separate section labeled, Promoting a Safe, Healthy, and Attractive Community. These
policies address walkable neighborhoods, safety, and shared uses. The intent of the
policies are to promote new development with walkable places that support grid and
flexible grid street and pathway patterns, and are visually attractive, safe, and healthy
environments. The requested street modification is consistent with these policy
guidelines.
Compliant if
condition of
approval is
met.
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The City’s Public Works Transportation Department and Community
and Economic Development have reviewed Monroe Avenue NE and the surrounding
area and agree that a modified minor arterial street section is more suitable for the
portion of Monroe Ave NE adjacent to the site. The modified minor arterial street
standard has a ROW width of 71 feet, rather than the 91 feet required by RMC 4-6-
060F.2. The required right-of-way dedication for this modified minor arterial street
section would be measured 13 feet from the existing back of curb. The existing paved
roadway width is 44 feet, with a 0.5-foot wide curb on both sides. The street
improvements required by code include an 8-foot wide planter and a 5-foot wide
sidewalk along the west side of the existing curb line. In addition to keeping the existing
paved roadway width of 44 feet, the applicant is also requesting to keep the existing
frontage improvements, without the required 8-foot landscape strip between the curb
and sidewalk. Due to the proposed driveway width (20 feet), existing lot width (68 feet),
required turning radius (35 feet), and sidewalk realignment, the required landscape
strip between the curb and sidewalk would only be approximately 10 feet. A fee in lieu
of street improvements only applies to infill single family residential building permits
per RMC 4-9-060C.9; however, staff concurs that the minimal landscaping obtained by
the installation of street improvements would require substantial off-site roadway
modifications and would not justify the removal of the existing street improvements.
Staff believes that a fee in lieu is a more appropriate alternative to the installation of
City of Renton Department of Community & Economic Development
I-Kuan Tao Cultural Center Addition
Staff Report to the Hearing Examiner
LUA18-000679, CU-H, MOD, MOD
Report of January 15, 2019 Page 14 of 16
SR_HEX Report_I-Kuan Tao_190115
frontage improvement for this particular project; therefore, staff recommends as a
condition of approval that the applicant pay a fee in lieu of street improvements prior
to Utility Construction Permit issuance.
City staff agree that the existing roadway width will meet the transportation needs of
the surrounding area while providing the required separation between the vehicular
and pedestrian travel ways as required by code.
In order to ensure compliance with the modified minor arterial street standards, staff
recommends, as a condition of approval, that the applicant submit a draft Deed of
Dedication for review and approval by Development Engineering, prior to Utility
Construction Permit issuance.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The existing pavement width and existing pedestrian sidewalks provide
for safe vehicular and pedestrian travel. There are no identified adverse impacts to
other properties from the requested modification.
d. Conforms to the intent and purpose of the Code.
Staff Comment: See comments under criterion ‘b’.
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: See comments under criterion ‘b’.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: The modification would not create adverse impacts to other properties
in the vicinity. See also comments above under criterion ‘c’.
19. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist
to furnish services to the proposed development; subject to the condition that the
applicant provides Code required improvements and fees. The current rate of fire
impact fee is $0.56 per square foot of additional commercial space. The fire impact fee
that is current at the time of building permit application would be levied.
Storm Water: An adequate drainage system shall be provided for the proper drainage
of all surface water.
Staff Comment: A preliminary Drainage Plan and Technical Information Report (TIR)
prepared by Consultant Engineers (Exhibit 10), dated May 25th, 2018, was submitted
with the Land Use Application. Based on the City of Renton’s flow control map, the site
falls within the City’s Flow Control Duration Standards (Existing Site Conditions) and is
within the East Lake Washington Drainage Basin. The development is subject to
Simplified Drainage Review in accordance with the 2017 Renton Surface Water Design
Manual. All nine core requirements have been discussed in the Technical Information
Report.
A geotechnical report (Exhibit 11) prepared by Cobalt Geoscience, dated May 14, 2018,
was submitted with the project application. The report discusses the soil and
groundwater characteristics of the site including infiltration potential and provides
City of Renton Department of Community & Economic Development
I-Kuan Tao Cultural Center Addition
Staff Report to the Hearing Examiner
LUA18-000679, CU-H, MOD, MOD
Report of January 15, 2019 Page 15 of 16
SR_HEX Report_I-Kuan Tao_190115
recommendations for project design and construction. The report states that infiltration
is not feasible due to the underlying soil and groundwater conditions. The report
identifies a number of Best Management Practices (BMPs) that could be utilized for
stormwater management, including: dispersion trenches with limited flowpaths, sheet
flow, detention systems, and permeable pavements for flow control. The applicant is
proposing to install 2,736 square feet of new permeable pavement to satisfy Core
Requirement #9 of the 2017 Renton Surface Water Design Manual. See Exhibit 12 for
additional advisory comments.
Water: Water service is provided by the City of Renton. There is an existing 10-inch
water main in Monroe Avenue NE, east of the site. The new driveway curb cut will
require the water meter to be relocated for the proposed project. See Exhibit 12 for
additional advisory comments.
Sanitary Sewer: Sewer service is provided by the City of Renton. There is an existing
10-inch Vitrified Clay Pipe sewer running from North to south in Monroe Avenue NE,
east of the site. A new 6-inch PVC sewer stub will be required to be installed from the
main in Monroe Ave NE to the property line for the proposed project. See Exhibit 12
for additional advisory comments.
I. CONCLUSIONS:
1. The subject site is located in the Residential Medium Density (MD) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 13.
2. The subject site is located in the Residential-8 (R-8) zoning designation and complies with the zoning and
development standards established with this designation provided the applicant complies with City Code
and conditions of approval, see FOF 14.
3. The project proposal is exempt from the Residential Design and Open Space Standards, see FOF 15.
4. There are no Critical Areas located on the project site, see FOF 8.
5. The proposed Conditional Use complies with the Conditional Use Permit criteria as established by City
Code provided the applicant complies with all advisory notes, City Code, and conditions of approval, see
FOF 16.
6. The parking modification complies with all the modification criteria as established by City Code provided
the applicant complies with City code and conditions of approval, see FOF 17.
7. The street modifications complies with all the modification criteria as established by City Code provided
the applicant complies with City code and conditions of approval, see FOF 18.
8. There are adequate public services and facilities to accommodate the proposed Conditional Use, see FOF
19.
9. As a key feature of this proposed project, the proposed structure complies, if not exceeds, all design
requirements that would apply to single family residences, including window trim, belly band, glazing,
garage, and front porch design standards.
City of Renton Department of Community & Economic Development
I-Kuan Tao Cultural Center Addition
Staff Report to the Hearing Examiner
LUA18-000679, CU-H, MOD, MOD
Report of January 15, 2019 Page 16 of 16
SR_HEX Report_I-Kuan Tao_190115
J. RECOMMENDATION:
Staff recommends approval of the I-Kuan Tao Cultural Center Addition Conditional Use Permit, Parking
Modification, and Street Modification, File No. LUA18-000679, CU-H, MOD, MOD, as depicted in the Site Plan
(Exhibit 3), subject to the following conditions:
1. The applicant shall submit a final detailed landscape plan at the time of Utility Construction Permit
application, for review and approval by the Current Planning Project Manager. The final detail landscape
plan shall include, but is not limited to, 10-foot on-site street frontage landscaping along Monroe Ave NE
(following the deduction of public ROW), perimeter landscaping along the west side of the proposed
parking lot, and shall demonstrate compliance with minimum shrub planting rate and size for perimeter
landscaping. All landscaping shall be installed prior to issuance of a Certificate of Occupancy for the
proposed cultural center change of use and expansion.
2. The applicant shall either submit a revised landscape/tree retention plan that shows the two on-site (6
caliper inch) maple trees and one off-site (13 caliper inch) deciduous tree as retained, with required tree
protection fencing, or the applicant shall submit an arborist report that demonstrates that retention of
these trees is not feasible. The revised landscape/tree retention plan or arborist report shall be submitted
at the time of Utility Construction Permit Review for review and approval by the Current Planning Project
Manager.
3. A lighting plan shall be provided with the building permit application demonstrating compliance with
RMC 4-4-075. The lighting plan shall be reviewed and approved by the current planning project
manager prior to building permit issuance.
4. The parking agreement (Exhibit 8) shall be maintained for the duration that the proposed use is located
on the site or until a new agreement is obtained and approved by the City.
5. The applicant shall pay a fee in lieu of street improvements prior to Utility Construction Permit
issuance.
6. The applicant shall submit a draft Deed of Dedication for review and approval by Development
Engineering, prior to Utility Construction Permit issuance.
7. The I-Kuan Tao Cultural Center shall limit the operation of Chinese classes, culture studies, and religious
seminars, to Saturdays only. Expansion of the centers operating hours beyond Saturdays, other than for
administrative activities only, would require a new conditional use permit application.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
I-Kuan Tao Cultural Center Addition
Land Use File Number:
LUA18-000679, CU-H, MOD, MOD
Date of Hearing
January 15, 2019
Staff Contact
Angelea Weihs
Associate Planner
Project Contact/Applicant
Chaohua Chang;
CHC Architects;
13301 SE 79th PL, Unit A205,
Newcastle, WA 98059
Project Location
711 Monroe Ave NE
The following exhibits are included with the Staff Report to the Hearing Examiner:
Exhibit 1: Staff Report to the Hearing Examiner
Exhibit 2: Project Narrative
Exhibit 3: Site Plan
Exhibit 4: Landscape Plan
Exhibit 5: Site Survey
Exhibit 6: Conditional Use Permit Justification
Exhibit 7: Street Modification Request
Exhibit 8: Parking Analysis
Exhibit 9: Building Elevations
Exhibit 10: Drainage Plan and Technical Information Report prepared by Consultant Engineers
(dated May 25, 2018)
Exhibit 11: Geotechnical Report (dated May 14th, 2018) prepared by Cobalt Geosciences
Exhibit 12: Advisory Notes
Project Narrative
I-Kuan-Tao Cultural Center Addition
711 Monroe Ave NE Renton
10-25-2018
Description of the Project
The main goal of the project is to change existing use of single family to cultural center with addition of
upper floor.
All walls of existing main floor and roof will be demolished, while the main floor framing and lower floor
structure will stay. New main floor and upper floor will be added on top of existing building footprint. The
total floor area will be 3,486 sf.
The facility operates on every Saturdays for Chinese class and religious seminar. Chinese class is in the
morning from 9:45 to noon. Religious seminar is in the afternoon from 1:00 to 3:00.
Currently, there are 14 students from 9 family attending Chinese class. After class is dismissed, it's shortly
followed by adults’ religious seminar. The seminar regularly has approximately 8-12 people attending. It's
anticipated to slightly increase, but should be not exceeding 30 people.
Sunday through Friday, the facility is rarely visited due to members' work or school. 2-3 people are
stationed here for administrative reason.
11 parking stalls will be provided on site, and there is an agreement for shared parking on the adjacent
church lot. New curb cut is proposed and existing curb cut will be restored.
Total estimated construction cost will be $300,000.
This is an upper floor addition project, so estimated fill and excavation is very minimum, which mostly
occurs at new driveway construction.
No significant trees will be removed.
No environmental critical area on and near the site.
5' SIDEYARD SETBACK20' FRONTYARD SETBACK 5' SIDEYARD SETBACK20' REARYARD SETBACKPROPOSED UPPERFLOOR ADDITION FORCULTURAL CENTER(11) PARKING STALLS± 10'-0"20'-0"24'-0"LANDSCAPINGLANDSCAPINGLANDSCAPING34'-42732"30'-4"11'-1"123'-6"10'-52332"43'-0"14'-6 716"PORCHLANDSCAPINGRESTORE EXIST. CURB CUTNEW CURB CUT
9' X 20'
9' X 20'
9' X 20'
9' X 20'
9' X 20'
9' X 20'
9' X 20'
8.5' X 16'
8' X 20'
8.5' X 16'
8.5' X 16'NEW CONC. DRIVEWAYEXIST. CONC. PAVING UNDERPROPSOED PARKING TO BE REMAINEDEXIST. CONC. PAVING TO BE REMAINED36" EAVE, TYP. U.N.O.12" EAVEEXIST. CONC. PAVING TO BE REMAINED20'-0"15'-0"14'-13
4"A1 (388.8')B1 (388.2')C1 (383.8')D1 (386.0')6'-0"(GRADE PLANE)6'-0"
GRADE PLANE)6'-0"(GRADE PLANE)6'-0"6'-0"
(GRADE PLANE)D2 (385.0')A2 (389.0')B2 (388.4')C2 (383.4')6'-0" R-O-WDEDICATIONA0SITE PLANSITE PLANBLK'GCCLRCONTCSDBLDSELEQEXISTFTGFXHDRHDWDHORIZMAXMFRMINo/O.C.SDSGSFSIMSLDTYPUNOw/ABBREVIATIONSBLOCKINGCENTER LINECLEARCONTINUOUSCASEMENT WINDOWDOUBLEDOWNSPOUTELEVATIONEQUALEXISTINGFOOTINGFIXED WINDOWHEADERHARDWOODHORIZONTALMAXIMUMMANUFACTURERMINIMUMOVERON CENTERSMOKE DETECTORSAFETY GLASSSQUARE FEETSIMILARSLIDING WINDOWTYPICALUNLESS NOTED OTHERWISEWITHLHGRHANGER02-10-2018PRE-APPLICATION MEETINGSHEET NUMBERJOB NUMBERSHEET TITLEDESCRIPTION OF REVISIONSDATENUMBERI-KUAN-TAO
CULTURAL CENTER
711 MONROE AV E NE RENTON WA 98056 13301 SE 79th PLACE, UNIT A205NEWCASTLE WA 98059(M) 425.785.3992(O) 425.988.3618chcarch@gmail.comCHANGE OF USE AND BUILDING ADDITIONexisting conditionITEMADOPTED BUILDING CODE2015 IBCOCCUPANCY CLASSIFICATIONLOWER FLOORGROUP 'B'980 S.F. (EXIST.)1,283 S.F.MAIN FLOORBUILDING CONSTRUCTION TYPEV-B1,223 S.F.UPPER FLOOR2# OF EXITS PROVIDEDEXISTING USESINGLE FAMILYPROPOSED USECULTURAL CENTERSITE AREA13,552 S.F.BUILDING FLOOR AREA3,486 S.F.PARCEL NUMBER780920-0075PROPERTY OWNERI-KUAN-TAO FYCD CULTURAL & EDUCATION ASSOCIATIONLEGAL DESCRIPTIONLOT 15 OF SKYLAND HEIGHTS NO 2, AS PER PLATRECORDED IN VOLUME 60 OF PLATS, PAGE 2, RECORDS OFKING COUNTY AUDITOR, SITUATE IN THE CITY OF RENTON,COUNTY OF KING, STATE OF WASHINGTON.vicinity mapBUILDING COVERAGEIMPERVIOUS SURFACE AREATOTAL IMPERVIOUS AREA8,312 S.F. (61.3 % --> OK!)CONC. DRIVEWAY & PARKING AREA4,704 S.F.BUILDING AREAEAVES OVER PERVIOUS AREA1,599 S.F.180 S.F.BUILDING FOOTPRINT1,355 S.F.FRONT PORCH119 S.F.MAX. BUILDING COVERAGE50 %1,599 S.F. (11.8 % --> OK!)TOTAL BUILDING AREAMAX. IMPERVIOUS SURFACE AREA65 %EXIST. CONC. PAVING (N & W OF THE BUILDING)1,471 S.F.GRADE PLANEEAST WALL: (389.0 + 388.2) / 2 = 388.6SOUTH WALL: (388.2 + 383.8) / 2 = 386.0WEST WALL: (383.8 + 383.4) / 2 = 383.6NORTH WALL: (386.8 + 386.0) / 2 = 386.41544.6 / 4 = 386.2 (GRADE PLANE)PROJECT DATAEXTERIOR STAIR OVER 30"h125 S.F.EXIST. WALKWAY (S OF THE BUILDING)358 S.F.SEE CIVIL PLANS FOR STORM DRAINAGE DESIGNSEE LANDSCAPING PLANS FOR LANDSCAPE DESIGN10-25-2018CONDITIONAL USE PERMITOCCUPANT LOAD35 (SEE PROJECT NARRATIVE FOR INFORMATION OF USE)
P-2SECTION VIEW2'-0"1/2" = 1'-0"P-13/4" = 1'-0"SECTION VIEWDATE:
E R I N L A U D E S I G N 4 6 3 1 S. A U S T I N S T. S E A T T L E , W A 9 8 1 1 8 P H. 2 0 6 . 4 7 3 . 2 3 3 2 E M A I L : e r i n @ e r i n l a u d e s i g n . c o m E R I N L A U D E S I G N . C O M04'8'16'N
TOPOGRAPHIC & BOUNDARY SURVEY TOPOGRAPHIC & BOUNDARY SURVEYBASIS OF BEARINGSLEGAL DESCRIPTIONVERTICAL DATUMSURVEYOR'S NOTESLEGENDVICINITY MAPN.T.S.REFERENCESI-KUAN TAO FYCD CULTURAL & EDU. ASSO.N.T.S.CONTROL MAP
Conditional Use Permit Justification
I-Kuan-Tao Cultural Center Addition
711 Monroe Ave NE Renton
08-25-2018
Consistency with Plans and Regulations
The proposed use as a cultural center is allowed under zone R-8 as a hearing examiner conditional use.
The main activities include Chinese classes and culture related educational activities, which will provide
internationally cultural learning opportunities for community.
Appropriate Location
The project is located in a typical residential neighborhood on a not-busy street. The nearby bus stops
provide some opportunities for reducing self-driving traffic. Chinese language and cultural learning
activities will not be detrimental overconcentration of a particular use.
Effect on Adjacent Properties
The lot size is over 13,000 s.f., and the building setbacks are more than code requirements. The southern
property is a church which is functionally beneficial to each other. The other adjacent neighbors are single
families with significant distance away without adverse effects.
Compatibility
The project is an addition to the existing structure with a new upper floor. Yet the scale is still relatively
small (3,486 s.f.) as the size of a single family. The exterior look will be blended into the neighborhood.
Parking
11 parking stalls are proposed. Additional parkings are available at the church on the adjacent lot per the
mutual agreement.
Traffic
The peak traffic time is on Saturdays which has the less impact than weekdays. Nearby bus stops provide
alternative ways for transportation.
Noise, Light and Glare
The noise level of the proposed use is low. Most of activities happen during the daytime with minimum
lighting during the evening. All outdoor lightings will be installed without direct lights to neighbors.
Landscaping
Landscaping is well designed by the professional with considerations of code requirements and the
surrounding conditions.
Engineer:
Ali Amirzehni P.E.
Consultant Engineer
3952 112th Ave NE
Bellevue, Washington, 98004
(2060‐288‐3122
Date: November 6, 2018
Development: I Kuan Tao Cultural Center
Subject: Land Use Permit Modification Narrative, 711 Monroe Ave NE, Renton
(Parcel: 7809200075)
The purpose of memo is to request a modification to code RMC4‐6‐060 (frontage improvement) for
above listed address.
The site is located at 711 Monroe Avenue NE in Renton. The site consists of one rectangular shaped
parcel with a total area of about 13,552 square feet. The parcel is 68’ wide and 199’ deep.
The western portion of the site is currently developed with a single‐family residence (1,400 ft2) and
utilized as a cultural center. A driveway extends through the north portion of the property from the east
and Monroe Avenue NE. The remainder of the property is vegetated with grasses, shrubs, and evergreen
trees. The property is bordered to the north and west by single‐family residences, to the south by a
commercial development, and to the east by Monroe Avenue NE.
This project proposes to construction a second story to the existing structure as well as expanded
parking area in the area between the building and Monroe Avenue NE. The facility will continue to be
utilized as a cultural center.
Reason for Justification
This segment of Monroe Avenue consists of existing 60’ right‐of‐way (30’ either side of road center line),
22’ pavement (west bond), curb & gutter, and 5’ concrete sidewalk.
The code requirement is to provide additional 2’ pavement, new curb & gutter, 8’ landscape planter, 5’
new sidewalk, and 7.5’ right‐of‐way dedication.
The code required frontage improvement will stablish the back of new sidewalk 10’ from the back of
existing sidewalk due to adding a 2’ of new pavement and 8’ of planter. The lot frontage width is only
68’ and there is no enough lateral space to adequately taper out from the existing sidewalk and connect
to a new 25’ driveway and then taper back and connect to the existing sidewalk.
The proposed cultural center will have very little impact in terms of function, safety, and access. Most
of the frontage improvement will be in the tapered sections which would be a temporary improvement,
therefore the frontage improvement cost/benefit ratio would be low and would cause substantial
financial burden to the owner.
The requested modification will meet all 6 issues listed in the modification required submittal.
A. The Modification substantially meets the policy directives and objectives of the
current City's Comprehensive Plan. It is the minimum adjustment necessary to meet projected
future use requirements.
B. A new 25’ driveway will be constructed in accordance with fire access requirement. The existing
sidewalk will be will be re‐constructed to connect to the new driveway all in accordance with
the City design standards and specifications. See the attached Grading, Drainage, and frontage
improvement Plan.
C. The existing sidewalk will be maintained, and this will not be injurious to adjacent properties.
D. The 7.5 right‐of‐way dedication will allow all projected critical improvements for future
roadway design, construction, and thus conforms to the intent of the applicable roadway design
code and specifications.
E. As described above, the required frontage improve will not properly fit in the parcel frontage
width of 68’. A new 25’ driveway for fire access will be constructed, and the existing sidewalk
will be will be re‐constructed to connect to the new driveway.
F. Maintaining and utilizing the current roadway section will have no adverse effects on other
properties in the vicinity. The property will be continued to be utilized as a cultural center in
similar capacity.
Parking Analysis
I-Kuan-Tao Cultural Center Addition
711 Monroe Ave NE Renton
10-25-2018
The facility operates on every Saturdays for Chinese class and religious seminar. Chinese class is in the
morning from 9:45 to noon. Religious seminar is in the afternoon from 1:00 to 3:00.
Currently, there are 14 students from 9 family attending Chinese class. After class is dismissed, it's shortly
followed by adults’ religious seminar. The seminar regularly has approximately 8-12 people attending. It's
anticipated to slightly increase, but should be not exceeding 30 people.
Sunday through Friday, the facility is rarely visited due to members' work or school. 2-3 people are
stationed here for administrative reason.
Based on the activities above, the estimated required parking stalls are 3 from Sunday through Friday. For
Saturdays, considering 30% of typical carpooling, 20 parking stalls should be sufficient.
In the proposed project, 11 parking stalls will be provided on site, and there is an agreement for shared
parking on the adjacent church lot, which have 33 parking stalls. Therefore, total 44 parking stalls will be
available.
STUCCOCLEAR CEDAR SIDINGFIBER-CEMENT LAP SIDINGMAIN PLATE 8'-6"UPPER FLOORUPPER PLATE 9'-6"MAIN FLOOR EL. ± 391.0'GRADE PLANE EL. 386.2'30'-0"RIDGE HT. LIMIT EL. 416.2'WALL PLATE HT. LIMIT EL. 410.2'24'-0"± 7'-3"LOWER FLOOR EL. ± 382.8'ADDITIONEXISTINGLOWER PLATECLEAR CEDAR SIDINGFIBER-CEMENT LAP SIDINGSTUCCOMAIN PLATE 8'-6"UPPER FLOORUPPER PLATE 9'-6"MAIN FLOOR EL. ± 391.0'GRADE PLANE EL. 386.2'30'-0"RIDGE HT. LIMIT EL. 416.2'WALL PLATE HT. LIMIT EL. 410.2'24'-0"
± 7'-3"LOWER FLOOR EL. ± 382.8'LOWER PLATEADDITIONEXISTING
CLEAR CEDAR SIDINGFIBER-CEMENT LAP SIDINGMAIN PLATE 8'-6"UPPER FLOORUPPER PLATE 9'-6"MAIN FLOOR EL. ± 391.0'GRADE PLANE EL. 386.2'30'-0"RIDGE HT. LIMIT EL. 416.2'WALL PLATE HT. LIMIT EL. 410.2'24'-0"
± 7'-3"LOWER FLOOR EL. ± 382.8'LOWER PLATEADDITIONEXISTING
MAIN PLATE 8'-6"UPPER FLOORUPPER PLATE 9'-6"MAIN FLOOR EL. ± 391.0'COMPOSITION TILE ROOFINGSTUCCOSTUCCOGRADE PLANE EL. 386.2'30'-0"RIDGE HT. LIMIT EL. 416.2'WALL PLATE HT. LIMIT EL. 410.2'24'-0"124A3.1ELEVATIONS02-10-2018PRE-APPLICATION MEETINGSHEET NUMBERJOB NUMBERSHEET TITLEDESCRIPTION OF REVISIONSDATENUMBERI-KUAN-TAO
CULTURAL CENTER
711 MONROE AV E NE RENTON WA 98056 13301 SE 79th PLACE, UNIT A205NEWCASTLE WA 98059(M) 425.785.3992(O) 425.988.3618chcarch@gmail.comCHANGE OF USE AND BUILDING ADDITION EAST ELEVATIONWEST ELEVATIONNORTH ELEVATIONSOUTH ELEVATION10-25-2018CONDITIONAL USE PERMIT
UPSTORAGESLAB ON GRADE ABOVECLASSROOMSTUDYLAUNDRYMECH35'-4"43'-0"EXITNO PROPOSED CHANGE AT THIS FLOORUPBR 1BR 2SITTINGLOBBYKITCHENOFFICECLASSROOM35'-4"7'-3"8'-6"7'-7"12'-0"13'-0"14'-0"16'-0"1'-0"6'-0"PORCHDNUPEXIT12'-3"13'-0"
43'-0"
8'-9"
24" D.W.R3/02/62/6W / D2/63/030'-4"12'-6"7'-4"10'-6"2/62/613'-1"UP4'-8"DN2/62/62/6LOWER FLOOR PLANA1FLOOR PLANS02-10-2018PRE-APPLICATION MEETINGSHEET NUMBERJOB NUMBERSHEET TITLEDESCRIPTION OF REVISIONSDATENUMBERI-KUAN-TAO
CULTURAL CENTER
711 MONROE AV E NE RENTON WA 98056 13301 SE 79th PLACE, UNIT A205NEWCASTLE WA 98059(M) 425.785.3992(O) 425.988.3618chcarch@gmail.comCHANGE OF USE AND BUILDING ADDITIONMAIN FLOOR PLAN10-25-2018CONDITIONAL USE PERMIT
13'-0"14'-0"16'-0"GREAT ROOMROOF30'-4"43'-0"
30'-0"6'-8"7'-3"8'-6"30'-4"DN5'-0"SBREAK2/4
5'-7"9'-0"6'-4"
2/63/0DN2/6A2FLOOR PLANS02-10-2018PRE-APPLICATION MEETINGSHEET NUMBERJOB NUMBERSHEET TITLEDESCRIPTION OF REVISIONSDATENUMBERI-KUAN-TAO
CULTURAL CENTER
711 MONROE AV E NE RENTON WA 98056 13301 SE 79th PLACE, UNIT A205NEWCASTLE WA 98059(M) 425.785.3992(O) 425.988.3618chcarch@gmail.comCHANGE OF USE AND BUILDING ADDITIONUPPER FLOOR PLANROOF PLAN10-25-2018CONDITIONAL USE PERMIT
Technical Information Report
1
I-Kuan Tao Cultural Center 711 Monroe Ave NE Renton, Washington
Storm Water Drainage Assessment Report
Project Name: FYCD Cultural & Education Associates
Project Address: 711 Monroe Ave N.E.
Renton, Washington
Parcel Numbers: 7809200075
Developer:
Engineer: Ali Amirzehni P.E.
Company: Consultant Engineer
Address: 3952 112th Ave N.E., Bellevue, WA 98004
Phone Number: (206) 288-3122
Revised Report Date: May 25, 2018
_______________________________
Engineer Stamp:
Ali Amirzehni P.E., Consultant Engineer
Zce.engineering@gmail.com, 206-288-3122
PRELIMINARY SUBMITTAL
Cobalt Geosciences, LLC
P.O. Box 82243
Kenmore, Washington 98028
www.cobaltgeo.com (206) 331-1097
May 14, 2018
Ms. Julie Chen
greenhousetex@comcast.net
RE: Stormwater Feasibility Evaluation
Proposed Development Expansion
711 Monroe Avenue NE
Renton, Washington
Dear Ms. Chen,
In accordance with your authorization, Cobalt Geosciences, LLC has prepared this letter to
discuss the results of our stormwater feasibility evaluation at the referenced site. The purpose of
our evaluation was to evaluate the shallow subsurface soil conditions and provide options for
stormwater management.
Site and Project Description
The site is located at 711 Monroe Avenue NE in Renton, Washington. The site consists of one
rectangular shaped parcel with a total area of about 13.552 square feet.
The western portion of the site is currently developed with a single-family residence used as a
business. A driveway extends through the north portion of the property from the east and
Monroe Avenue NE. The remainder of the property is vegetated with grasses, bushes, shrubs, and
sparse deciduous and evergreen trees. The site slopes gently downward toward the southwest and
west with topographic relief of less than 8 feet. There is a moderately steep slope extending
downward to the west in the area just west of the property. This area is well vegetated with low-
lying brush and variable diameter trees. The slope is up to 15 feet in height and has magnitudes of
30 percent.
The property is bordered to the north and west by single-family residences, to the south by a
commercial development, and to the east by Monroe Avenue NE.
The project includes construction of a second story to the existing residence as well as expanded
parking areas in the area between the building and Monroe Avenue NE. Stormwater
management may include permeable pavements, infiltration systems, rain gardens, or other
shallow best management practices (BMPs) from the King County Surface Water Design Manual.
Area Geology
The Geologic Map of King County indicates that the site is underlain by Vashon Glacial Till.
Vashon Glacial Till is typically characterized by an unsorted, non-stratified mixture of clay, silt,
sand, gravel, cobbles and boulders in variable quantities. These materials are typically dense and
relatively impermeable. The poor sorting reflects the mixing of the materials as these sediments
were overridden and incorporated by the glacial ice.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2
LUA18-000679
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative land use
action. Because these notes are provided as information only, they are not subject to the appeal process for
the land use action.
Planning:
(Contact: Angelea Weihs, 425-430-7312, aweihs@rentonwa.gov)
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division.
2. Commercial, multi-family, new single family and other nonresidential construction activities shall be
restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through
Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight
o’clock (8:00) p.m. No work shall be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an
appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where
no further construction work will occur within ninety (90) days. Alternative measures such as mulch,
sodding, or plastic covering as specified in the current King County Surface Water Management Design
Manual as adopted by the City of Renton may be proposed between the dates of November 1st and
March 31st of each year. The Development Services Division’s approval of this work is required prior to
final inspection and approval of the permit.
4. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or
fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the
area defined by the drip line of any tree to be retained.
5. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around
the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be
placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on
each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups
of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the
applicant shall provide supervision whenever equipment or trucks are moving near trees.
6. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible
for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and
/or your U.S. Fish and Wildlife Service permit.
Development Engineering:
(Contact: Scott Warlick, 425-430-7216, swarlick@rentonwa.gov)
1. See Attached Development Engineering Memo dated December 19, 2018.
Fire Authority:
(Contact: Corey Thomas, 425-430-7024, cthomas@RentonRFA.org)
1. See attached Fire comments dated December 13, 2018.
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
1. No comments.
ADVISORY NOTES TO APPLICANT
Page 2 of 2
LUA18-000679
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. No comments.
Police:
(Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov)
1. See attached Police comments dated December 6, 2018.
Building:
(Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov)
1. No comments.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:December 19, 2018
TO:Angelea Weihs , Planner
FROM:Scott Warlick, Engineering Specialist II, Plan Reviewer
SUBJECT:I-Kuan Tao Cultural Center
711 Monroe Ave NE
LUA18-000679
I have completed a preliminary review of the application of the above-referenced proposal located at
parcel 7809200075 and have the following comments: The applicant is proposing a change of use to the
existing SFR to a Cultural Center. The existing structure on site will stay and will be remodeled with a
second story. An expanded parking area is also proposed on site.
EXISTING CONDITIONS
The Site is 13532 square feet in size and is rectangular in shape. The existing site is developed with an
existing single family residence with some trees, a driveway and sidewalk.
Water Water service is provided by the City of Renton. The site is in the Highlands service area
in the 565’ hydraulic pressure zone. The approximate static water pressure in Monroe
Avenue NE is 77 psi at an elevation of 388’. There is an existing 10” water main east of
the site in Monroe Avenue NE that can deliver a maximum flowrate of 4,000 gallons per
minute (gpm). Reference Facility ID No WM-04069 in COR Maps for record drawings.
Sewer Sewer service is provided by the City of Renton. There is an existing 10” Vitrified Clay
Pipe sewer running from North to south in Monroe Avenue NE east of the site.
Reference Project File WWP2700026 in COR Maps for record drawings. There is an
existing 6” gravity wastewater main located behind the current residence on the west
side of the property. Reference Project File WWP2700008 in COR Maps for record
drawings.
Storm Runoff along the Monroe Avenue NE frontage is collected by a type 1 catch basin and
conveyed through a 12” Polythylene line to a 24” Polythylene line. Reference Project
File SWP2702884 in COR Maps for record drawings. There is no on-site drainage
system. Drainage from the site either infiltrates or sheet flows to the South.
I-Kuan Tao Cultural Center – LUA18-000679
Page 2 of 6
December 19, 2018
Streets The proposed development frons Monroe Ave NE along the east property line. Union
Ave NE is classified as a Minor Arterial. Existing right-of-way (ROW) width is
approximately 60 feet.
CODE REQUIREMENTS
WATER
1. Because of the new driveway cut, the water meter will need to be moved. This work will be
done by The City of Renton and the Meter will be installed at the property line. A new Water
Meter Permit will be needed for this work.
SEWER COMMENTS
1. The City of Renton will not allow you to reuse the 4” vitrified clay pipe sewer stub. A new 6” PVC
sewer stub will be required to be installed from the main in Monroe Ave NE to the property line.
The service line shall be designed and installed in accordance with the City standards. The
service line shall flow by gravity to the main where possible. Applicant will need to show how
they propose to serve the building with a sanitary sewer service.
STORM DRAINAGE COMMENTS
1. The development is subject to stormwater system development charges (SDCs). The 2019
stormwater SDC fee is $0.72 per sqft of new impervious surface. SDCs are due at the time of
construction permit issuance.
2. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water
Design Manual will be required.
3. A preliminary Drainage Plan and Technical Information Report (TIR), dated May 25th, 2018, was
submitted by Consultant Engineers with the Land Use Application. Based on the City of Renton’s
flow control map, the site falls under Flow Control Duration Standards (Existing peak) and is
located within the East Lake Washington drainage basin. The development is subject to
Simplified Drainage Review in accordance with the 2017 Renton Surface Water Design Manual
(RSWDM). All nine core requirements have been discussed in the Technical Information Report.
a. The development proposes to install 2,736 sqft of new permeable pavement.
Installation of the permeable pavement shall follow the minimum design requirements
in section C.2.7.1 in the 2017 RSWDM
b. The development proposes to install a perforated pipe connection. The Perforated pipe
shall be installed per the minimum design requirements in section C.2.11.1 of the 2017
RSWDM
c. On-site BMPs satisfying Core Requirement #9 will be required for the site. On-site
BMPs shall be evaluated in order of preference by feasibility as described in Section
C.1.3 of the 2017 RSWDM. Applicant proposes to use Permeable Pavement.
I-Kuan Tao Cultural Center – LUA18-000679
Page 3 of 6
December 19, 2018
Perforated pipe will be installed and will be tight lined to the existing stormwater
conveyance system in Monroe Ave NE.
i.Basic dispersion may be feasible. If feasible, basic dispersion should be
implemented to the maximum extent feasible which may be more than 10% of
the total lot area. Feasibility of on-site BMPs for each lot will be reviewed at
the time of single family building permit. The restricted footprint BMP can still
be used in addition to receive the 10% lot area modeling credit when sizing
the detention vault. Final TIR should clearly explain how target surfaces
(Parking lot and sidewalk) are mitigated by on-site BMPs or how BMPs are
infeasible for these surfaces.
4. A Geotechnical Report, dated May 14
th, 2018, completed by Cobalt Geosciences, for the site has
been provided. The submitted report describes the soil characteristics. The soil logs contained
silty-fine to medium grained sand. The Geotechnical report includes multiple preventative
measure that should be followed during construction. Major concerns can be prevented by
limiting site clearing and grading activities to dry months and limiting the area of disturbance.
The Geotechnical report mentions that infiltration is not feasible due to the types of soils that
are located onsite.
5. Storm drainage improvements along all public street are required to conform to the City’s street
standards. New storm drain shall be designed and sized in accordance with the standards found
in Chapter 4 of the 2017 Renton Surface Water Design Manual.
6. Any adjustment to existing catch basin, contractor shall not use any shims when adjusting catch
basin to grade.
TRANSPORTATION/STREET COMMENTS
1. Transportation impact fees may be assessed for the proposed change in use. The current use of
the building is a single family residence. The proposed use of the building after the tenant
improvements is a Cultural Center. Because the amount of trips is not expected to increase
during the week day peak hours of 4pm-6pm, transportation impact fees are waived for this
project.
2. Monroe Avenue NE is classified as a minor arterial. Per RMC 4-6-060, the minimum right of way
width for a minor arterial with four lanes is 91’. The existing right of way width is approximately
60’. The minimum paved roadway width is 54’ consisting of 4 – 11’ travel lanes and 2 – 5’ bike
lanes. A 0.5’ curb, 8’ planter, 8’ sidewalk, and 2’ clear at back of sidewalk are required along
each side of the roadway. A dedication of approximately 15.5’ along the Monroe Avenue NE
frontage will be required to provide a half street right of way width of 45.5’
However, the City’s Transportation Department has determined a modified minor arterial
standard is more appropriate for this portion of Monroe Avenue NE. The modified minor
arterial standard would require a right of way width of 71’. The City established standard street
section for Monroe Ave NE, which shall be installed by the developer, will allow a pavement
width of 22-feet, 8 foot planting strips, 5-foot sidewalks, and 0.5-foot curb. This
I-Kuan Tao Cultural Center – LUA18-000679
Page 4 of 6
December 19, 2018
recommendation results in 5.7-feet of ROW dedication. The ROW dedication will be measured
13’ from the existing back of curb.
3.Applicant has submitted an application to the City requesting a modification of the street
frontage improvements to match this alternate street standard.
4.Applicant has submitted a fee-in-lieu request for frontage improvements. The request has been
denied, a fee-in-lieu is only applicable on single family residences. Since this is a commercial site
the fee-in-lieu will not be granted. However, since the applicant is dedicating the frontage
improvements along Monroe Ave NE, the City will accept a waiver for the construction of the
improvements.
5. Paving and trench restoration within the City of Renton right of way shall comply with the City’s
Restoration and Overlay requirements.
GENERAL COMMENTS
1. The fees listed are for 2018. The fees that are current at the time of the respective permit issuance
will be levied. Please see the City of Renton website for the current development fee schedule.
2. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults will
require a separate building permit. Structural calculations and plans prepared by a licensed
engineer will be required as part of the building permit review.
3. All civil plans shall conform to the current City of Renton survey and drafting standards. Current
drafting standards can be found on the City of Renton website.
4. A separate plan submittal will be required for a construction permit for utility work and street
improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington.
5. Please see the City of Renton Development Engineering website for the Construction Permit
Application and Construction Permit Process and Submittal Requirements. Please contact the City
to schedule a construction permit intake meeting.
6. All plan review for the City is now paperless. Please see http://rentonwa.gov/paperless/ for more
information.
FIRE PREVENTION BUREAU
MEMORANDUM
_____________________________________________________________________________
DATE:December 13, 2018
TO:Angelea Weihs, Associate Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:Comments for I Kuan Tao Cultural Center
_____________________________________________________________________________
Environmental Impact Comments:
1. Fire impact fees are applicable at the rate of $0.56 per square foot of additional
commercial space. This fee is paid at time of building permit issuance.
Fire Code Comments:
1. The preliminare fire flow is 2,000 gpm. A minimum of one fire hydrant is required
within 150-feet of the structure and one additional hydrant is required within 300-feet
of the structure. There appears to be adequate existing hydrants.
2. Approved fire alarm system is required throughout the building. Separate plans and
permits required by the fire department. Fully addressable and full detection is
required for the fire alarm system.
3. Fire department apparatus access roadways are required within 150-feet of all
points on the building. Fire lane signage may be required for the on-site roadway.
Required turning radius are 25-feet inside and 45-feet outside. Roadways shall be a
minimum of 20-feet wide. Roadways shall be fully paved and support a minimum of
a 30-ton vehicle and 75-psi point loading.
Security Survey Page 1 of 2 LUA18-000679
December 6, 2018
PROJECT LUA18-000679
I-Kuan Tao Cultural Center
City of Renton Department of Planning / Building / Public Works
ENVIRONMENTAL & DEVELOPMENTAL APPLICATION REVIEW SHEET
POLICE RELATED COMMENTS
2 Police Calls for Service Estimated Annually
CONSTRUCTION PHASE
Theft from construction sites is one of the most commonly reported crimes in the City. To
protect materials and equipment it is recommended that all materials and tools be locked up
when not in use. The site should have security lighting, and any construction trailer or
storage area should be completely fenced-in with portable chain-link fencing. The fence will
provide both a physical and psychological barrier to any prospective criminal and will
demonstrate that the area is private property. Construction trailers should be kept locked
when not in use, and should be fitted with heavy-duty deadbolts with a minimum 1-1/2” throw
when bolted. Any construction material that contains copper should be removed from the
construction site at the end of each working day. Glass windows in construction trailers
should be shatter-resistant. Toolboxes and storage containers should be secured with
heavy-duty padlocks and kept locked when not in use.
“No Trespassing” signs should be posted on the property during the construction phase.
These signs will allow officers, upon contact, to provide a verbal warning to trespassers that
should they be contacted on the property again, they could be cited and/or arrested.
COMPLETED FACILITY
All exterior doors should be made of solid metal or metal over wood, with heavy-duty
deadbolt locks, latch guards or pry-resistant cylinders around the locks, and peepholes. All
strikeplates should have 2-1/2 to 3” wood screws. If glass doors are used, they should be
fitted with the hardware described above and additionally be fitted with a layer of security film.
Security film can increase the strength of the glass by up to 300%, greatly reducing the
likelihood of breaking glass to gain entry. Access to the back of the buildings should be
limited, preferably with security fencing or gates, as these areas could be vulnerable to crime
due to the lack of natural surveillance by vehicle and/or pedestrian traffic.
It is important to direct all foot traffic into the main entrance of the building. Any alternative
employee entrances should have coded access to prevent trespassing.
All areas of this project need to have adequate lighting. This will assist in the deterrent of
theft of and from motor vehicle as well as provide safe pedestrian travel for
customers/members utilizing the business.
Security Survey Page 2 of 2 LUA18-000679
December 6, 2018
The structure should have a building number clearly posted with numbers at least 6” in height
and of a color contrasting with the building. This will assist emergency personnel in locating
the correct location for response.
Landscaping should be installed with the objective of allowing visibility – not too dense and
not too high. Too much landscaping will make customers and employees feel isolated and
will provide criminals with concealment to commit crimes such as burglary and malicious
mischief (property destruction).
It is important for safety and security reasons to have appropriate lighting and signage. Use
plenty of lights throughout your property, not just in the areas you think are most vulnerable.
“No Trespassing” signs should be posted in conspicuous locations throughout the property,
including entrances to the property and parking areas.
I highly recommend that the developer have a Renton Police Crime Prevention
Representative conduct a security survey of the premises once construction is complete.