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HomeMy WebLinkAboutPre-app Mtg Summary - 18-0001511 PRE-APPLICATION MEETING FOR IGLESIA ALIANZA CRISTIANA Y MISIONERA CASA ABERITA PRE 18-000151 CITY OF RENTON Department of Community & Economic Development Planning Division March 29th, 2018 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Scott Warlick, 425-430-7216, swarlick@rentonwa.gov Fire Prevention Reviewer: Cory Cappelletti, 425-430-7057, ccappelletti@rentonrfa.org Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). 2 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 27th, 2018 TO: Alex Morganroth , Planner FROM: Scott Warlick, Engineering Specialist II SUBJECT: Iglesia Alianza Cristiana y Misionera Casa Abierta 334 Wells Ave S PRE18-000151 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) 7231501290. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. The proposed Church is within the City of Renton’s water service area in the Valley 196 pressure zone. The property is within the one-year capture zone (Zone 1) of the City’s wellhead protection area. 2. The static water pressure is 67 psi at ground elevation of 42-feet. 3. There is an existing 12-inch water main in Wells Ave S (Record Dwg: W-2067) that can deliver a maximum flow capacity of 3,000 gallons per minute. 4. There is an existing 8-inch water main in S 4th St (Project File: W-1156) that can deliver a maximum flow capacity of 1,800 gallons per minute. 5. There is an existing 2-inch domestic water meter (Facility ID No. MTR-006242) serving the existing building on the property. 6. There is an existing ¾-inch Irrigation water meter (Facility ID No. MTR-006241) serving the existing building on the property. 7. There is an existing 6-inch fire sprinkler system with an approved backflow prevention assembly (Facility ID No. MTR-016025) serving the existing building on the property. 8. There is a Fire Hydrant (Hydrant ID No. HYD-S-00017) within 150-feet of the existing building. There is another Fire Hydrant (Hydrant ID No. HYD-S-00514) within 300-feet of the existing building. Sanitary Sewer 1. There is an 8-inch private gravity wastewater main located on the property with two 6-inch side sewers serving the existing building (Record DWG: S-206701). 3 2. There is currently an 8-inch gravity wastewater main located in Wells Ave S (Record DWG: S-27221D) Surface Water 1. There is a 12-inch stormwater main located in Wells Ave S (Record Dwg: R-206703). 2. There is a 10-inch stormwater main located in S 4th St (Record Dwg: R-178108). 3. There is a 6-inch stormwater main located in the alley to the east of the building (Record Dwg: R-206702). 4. Based on the City’s flow control map, the site falls within the Flow Control Duration Standard area matching Existing Peak Site Conditions and is within the Black River Basin. 5. There is a 2018 system Development Charge of $0.687 per sq foot of new impervious surface area. The fee shall not exceed $1,718.00. Transportation 1. Frontage improvements are not required if the following criteria are met: 1. The New construction or addition with valuation less than $150,000. 2. Interior remodels of any value not involving a building addition. 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. 3. Transportation impact fees may be assessed for the proposed change in use. The current use of the building is commercial space. The proposed use of the building after the tenant improvements is a church. Transportation impact fees are published in the City’s Development Fees document. 4. The applicant should generate a traffic impact fee by performing a Trip Cost Analysis as defined and permitted by RMC 4-1-190.H. The impact fee should account for the proposed use and a credit for the existing commercial space. If the calculated fee results in a negative number, the fee will be waived and no refund will be given. The City will evaluate the analysis and proposed fee at the time of building permit review. The calculated transportation impact fee is due at the time of building permit issuance. 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. 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-feet and shall be setback a minimum of 3-feet 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-feet minimum horizontal and 1-feet vertical separation between storm and other utilities is required with the exception of water lines which require 10-feet horizontal and 1.5-feet 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: http://rentonwa.gov/business/default.aspx?id=42473 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 2018 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. 4 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 28th, 2018 TO: Pre-Application File No. 18-000151 FROM: Alex Morganroth, Associate Planner SUBJECT: Iglesia Alianza Cristiana y Misionera Casa Abierta Conditional Use Permit 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, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov. Project Proposal: The subject site is located at 334 Wells Ave S (Parcel #7231501290). The applicant has proposed to operate a religious institution in a 2,700 square foot commercial suite located on the ground floor of an existing mixed-use building. The site totals 17,250 square feet in area and is located within the CD (Center Downtown) zoning classification. The site is also located within the City Center Sign Regulation Area, Urban Design District A, and Downtown Business District overlays. According to the applicant, the church would serve approximately 50 members during regular service on Sundays, with up to 10 members during evening meetings on weekdays. Access to the suite is provided via entrances on the north and west side of the building. A surface parking lot to the north of the structure is available for customers of the businesses located on the ground floor of the structure. COR maps indicates the presence of a high seismic hazard on the site. The applicant has not proposed the removal of any trees or vegetation on the site. Current Use: The subject property contains an existing four-story mixed-use building with three floors of residential units over ground floor commercial. Zoning: The subject property is located in the Center Downtown (CD) zoning district and Commercial Mixed Use (CMU) comprehensive plan designation. A religious institution is permitted in the Center Downtown zone with an approved hearing examiner conditional use permit. Conditional Use (Hearing Examiner): A conditional use is a land use which may be permitted within a zoning district following review by staff to establish conditions mitigating impacts of the use and to assure compatibility with other uses in the district. Staff will consider the following criteria when reviewing a request for a conditional use permit: 5 1. Consistency with Plans and Regulations: The proposed use shall be compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the zoning regulations and any other plans, programs, maps or ordinances of the City of Renton. 2. Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited for the proposed use. 3. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. 4. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. 5. Parking: Adequate parking is, or will be made, available. 6. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. 7. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. 8. Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent properties from potentially adverse effects of the proposed use. CD Development Standards: The project would be subject to RMC 4-2-120B, “Development Standards for Commercial Zoning Designations.” Minimum Lot Size, Width and Depth – There are no minimum standards for lot size, width, or depth in the CD zone. Lot Coverage and Impervious Surface – There are no maximum standards for impervious surface or lot coverage in the CD zone. Setbacks – The setbacks for the CD zone are as follows: • Front Yard and Secondary Front Yard: No minimum setback. Maximum setback is 15 feet for buildings 25 feet or less in height, and none for that portion of a building over 25 feet in height. • Rear Yard: None • Side Yard: None Any future modifications to the exterior of the building would need to be in compliance with the setback requirements for the CD zone. Building Height – The height limit in the CD zone is 95 feet with a possible increase subject to administrative conditional use approval. The applicant has not proposed any changes in height to the two structures on the property. Any future modifications to the building would need to be in compliance with the height requirement of the CD zone. Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. Any new equipment installed as part of the project must meet the screening requirements in RMC 4-4-095. Refuse and Recycling Areas –Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” For manufacturing and other nonresidential developments a minimum of 3 square feet per every 1,000 square feet of building gross floor area shall be provided for recyclable deposit areas and a minimum of 6 square feet per 1,000 square feet of building gross floor area 6 shall be provided for refuse deposit areas with a total minimum area of 100 square feet. Architectural design of the enclosure shall be consistent with the design of the primary building. Compliance with the refuse and recycling standards will be reviewed with the land use permit application. Landscaping: The landscape regulations in RMC 4-4-070 if the change in the use of a property or remodel of a structure that requires improvements equal to or greater than fifty percent (50%) of the assessed property valuation. Tree Preservation: The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. The applicant has not indicated that the proposed project would require the removal of any trees. However, if any trees are to be proposed for removal, a formal tree retention plan would be reviewed at the time of site plan review or building permit application. Parking: The parking regulations in RMC 4-4-080 are not applicable in the CD zone unless a new building, structure, or addition is proposed. However, in order to satisfy the conditional use permit parking criterion, the applicant should demonstrate compliance with the parking regulations. Religious institutions are subject to the parking requirements in RMC 4-4-080. For religious institutions, a minimum and maximum of 1 for every 5 seats in the main auditorium is required. However, in no case shall there be less than 10 spaces. The applicant will be required at the time of land use permit to provide a parking analysis of the subject site. The analysis should demonstrate compliance with the parking. Vehicle Access: Vehicular access to the associated surface parking is provided via driveways off of both Main Ave S and Wells Ave S. The existing site layout appears to meet the vehicle access requirements in RMC 4-4-080 and the applicant has not proposed any changes to the existing driveways. Fences or Retaining Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan respectively. A fence and/or wall detail should also be included on the plan if proposed. Critical Areas: The City’s mapping system (COR Maps) indicated the presence of a high seismic hazard on the site. Remodeling, replacing, or removing existing structures, facilities, and improvements are exempt activities in geologic hazard areas. Environmental Review: The project would not be subject to SEPA Environmental Review if it qualifies as a change of use in a structure/space under 4,000 sq. ft. Based on the materials submitted by the applicant, the proposed changed of use is under 4,000 sq. ft. and would therefore not be subject to SEPA review. Permit Requirements: The proposal will require a Hearing Examiner Conditional Use Permit. The Conditional Use Permit application is reviewed in an estimated time frame of 12 weeks once a complete application is accepted. The 2018 Hearing Examiner Conditional Use Permit application fee is $3,000. Any modification requests to code standards are $250.00 per modification. There is an additional 5% technology fee at the time of land use application. Detailed information regarding the land use application submittal is provided on the land use permit application form page on the City’s website (click “Permits” on the homepage, then click “All Forms (A to Z)”). The City has implemented electronic plan review for all land use and building permit applications. The City’s Electronic File Standards can also be found on the City’s website at https://edocs.rentonwa.gov/Documents/Browse.aspx?startid=867190&cr=1 In addition to the required land use permits, separate building and sign permits may be required. Public Information Sign: A Condition Use Permit application will require the applicant to install a land use action sign on the subject property per 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. 7 Impact Mitigation Fees: In addition to the applicable building and construction fees, the following impact fees would be required prior to the issuance of building permits: • A Transportation Mitigation Fee would be assessed per square foot based on the type of use defined in the ITE Manual as determined by staff. • A Fire Impact Fee may be assessed per square foot based on a determination by the Renton Fire Authority. Next Steps: Once all required submittal items have been prepared, the applicant is encouraged to contact the project manager to schedule a pre-screen meeting. Please contact Alex Morganroth, Associate Planner at 425-430- 7219 or amorganroth@rentonwa.gov to schedule the appointment. Expiration: Conditional Use Permit approval is valid for two years with a possible two-year extension.