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HomeMy WebLinkAboutSR_Hex_Living_Hope_Church_Expansion_070313PUBLIC HEARING City of Renton Deparlment of Planning I Building I Public Works PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: Project Name: Applicant: Contact: File Number: Project Summary: Project Location: V ~ V 18th I iRM-F RM-F 1' R-8 N March 13, 2007 Living Hope Church Expansion Living Hope Christian Fellowship; 2201 Edmonds Avenue SE; Renton, WA 98058 Durwood Smith; West Coast Church Designers; 3522 S. 1981h St.; Seatac, WA 98188 LUA-06-157, CU-H, SA-H, Project Manager: Elizabeth Higgins, Senior Planner ECF The applicant is requesting Site Plan Approval, Conditional Use Permit approval, and Environmental (SEPA) Review to allow expansion of an existing church. The project site is at the northwest corner of the intersection of Edmonds Ave SE and SE 161'1 Street. The property abuts the City of Renton -King County jurisdictional line. The 2 story, 11.865 sf expansion would provide a new sanctuary, offices, meeting rooms, multi-purpose room, and accessory use spaces. 2201 S. 1981 h St., Renton, WA. 98188 R-8 City of Renton PIBJPW Departmen. LIVING HOPE CHURCH EXPANSION Preliminary Report to the Hearing Examiner LUA-06-157, CU-H, SA-H, ECF PUBLIC HEARING DA TE: March 13, 2007 Page 2 of 11 8. HEARING EXHIBITS: Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Exhibit 2: Vicinity Map/ Zoning Map (dated 2/16/2006) Exhibit 3: Context Map (dated 1/02/2007) Exhibit 4: Site Plan (dated 11/20/2006) Exhibit 5: Main Floor Plan (dated 11/20/2006) Exhibit 6: Upper Floor Plan (dated 11/20/2006) Exhibit 7: Site topography and Tree Cutting Plan (dated 11/20/2006) Exhibit 8: Grading and Storm Drainage Plan (dated 10/13/2006) Exhibit 9: Neighborhood Detail Map (no date) Exhibit 10: Building Elevations (dated 11/20/2006) C. GENERAL INFORMATION: 1. Owners of Record: 2. Zoning Designation: 3. Comprehensive Plan Land Use Designation: 4. Existing Site Use: 5. Neighborhood Characteristics: Living Hope Christian Fellowship Residential 8 Residential Single-family Church North: Residential 8 zoning; single-family residential development East: King County; Cascade Elementary School (Renton School District) South: King County; Single-family residential development West: Residential 8 zoning; single-family residential development 6. Access: 7. Site Area: 8. Project Data: Existing Building Area: New Building Area: Total Building Area: Edmonds Avenue SE (existing) 192.313 square feet (4.41 acres) Area 10,500 sf 12,000 sf 22,500 sf D. HISTORICAL/BACKGROUND: Action Annexation Comprehensive Plan Zoning Hex Report 06-157 .doc Land Use File No. N/A N/A N/A Ordinance No. 1871 5099 5191 Comments Existing building Addition Date 03/08/61 11/01/2004 2/16/2006 City of Renton PIB!PW Oepartmen. LIVING HOPE CHURCH EXPANSION PUBLIC HEARING DA TE: March 13, 2007 Preliminary Report to the Hearing Examiner LUA-06-157, CU-H, SA-H, ECF Page 3 of 11 E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of Zoning Districts Section 4-2-070: Zoning Use Table Section 4-2-11 O: Residential Development Standards 2. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations Section 4-4-060: Grading, Excavation and Mining Regulations Section 4-4-080: Parking, Loading and Driveway Regulations Section 4-4-130: Tree Cutting and Land Clearing Regulations 4. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 6. Chapter 9 Procedures and Review Criteria 7. Chapter 11 Definitions F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element: Public Facilities (includes quasi-public use such as religious facilities) 2. Community Design Element. G. DEPARTMENT ANALYSIS: 1. PROJECT DESCRIPTION/BACKGROUND The project site is located in southeast Renton at a location, Edmonds Ave SE and SE 161'1 St, abutting unincorporated King County (Exhibit 2). Although the site is within an area developed as single-family residential, it is well-buffered from surrounding houses (Exhibit 3). More than half the property, to the west of the building and parking area, is undeveloped and heavily treed. This area is not currently proposed to be developed. Beyond the west property boundaries, land is undeveloped and owned by King County and the Soos Creek Water and Sewer District. Land to the south and east lies in unincorporated King County and is currently large lots with residential uses. Another church is located adjacent to the Fellowship property to the south. Cascade Elementary School, a Renton School District facility, is located diagonally to the southeast. The 4.41 acre project site was originally the Cascade Vista Free Methodist Church, a 4,512 sf single- story, wood frame building built in 1966. Subsequent additions in 1968 and 1975 added 3,880 and 960 sf, respectively, which were used as classrooms. Cascade Vista Free Methodist Church is now known as the Living Hope Christian Fellowship, a church of the national Free Methodist denomination. Approximately 60 families are served by a licensed child daycare center on the premises. The property is within the Residential 8 Zone (R-8). Religious uses, such as a church, are conditional uses in all zones within the City. Expansion of such an existing use requires a Conditional Use Permit approved by the Hearing Examiner. The proposed project would consist of a 2 story addition to the north fa9ade of the existing building, in what is currently a grass-covered yard. The addition would include a new sanctuary, offices, multi- purpose room, meeting rooms, and accessory use spaces. The 11,865 sf addition would result in a total building size of 22,500 sf (Exhibit 4 ). The new sanctuary would be on the lower level (main floor) as would a foyer, meeting rooms, and a room for chair storage (Exhibit 5). The partial second level/mezzanine would be primarily used for offices and meeting rooms (Exhibit 6). Hex Report 06-157 .doc City of Renton PIB!PW Departmen. LIVING HOPE CHURCH EXPANSION Preliminaf'/ Report to the Hearing Examiner LUA-06-157, CU-H, SA-H, ECF PUBLIC HEARING DA TE: March 13, 2007 Page 4 of 11 The existing sanctuary would be remodeled for use as a fellowship hall (social hall). Other interior renovations may occur as a part of this request. The building would continue to have access from Edmonds Avenue SE. Edmonds, between the site and Puget Drive to the north, is classified as a "minor arterial" by the City of Renton Transportation Department. Puget Drive, also a minor arterial, provides connection to Benson Road S, a principal arterial (Exhibit 7). New landscaping would be required where parking and the structure would be added and on the west side where an existing fence would be moved and existing trees removed (Exhibit 8). The addition would be set back 20 feet from the north property line. Although parking would be in the "front yard" the building would be over 90 feet from the street. There would be no change to the side yard setback on the south or the rear setback. These setbacks meet the development standards of the R-8 Zone. The addition would have a foyer, a 327-seat sanctuary, 3 meeting rooms, enclosed chair storage area, mechanical/electrical rooms, men's and women's restrooms, and custodial closet on the main floor. The second level/mezzanine would have 6 offices, an office/meeting room, a large room for undesignated use, and a copy room. Building access would be from an existing walkway on the church grounds. A 28-space parking area would be developed on the east side of the existing and new structures. This would be in addition to parking located at the northeast and south areas of the property. The total amount of parking would be 77 spaces. The existing Fellowship chapel seats 265. Renton Municipal Code requires one additional space for every 5 seats added (RMC 4-4-080F, "Number of Parking Spaces Required -Religious Institutions"). The new sanctuary would add seating for 62. Therefore, an additional 12 spaces would be required. The new 28-space parking area would meet the parking requirement. In order to provide fire access to the west portion of the new addition, a 20-foot wide paved road and turnaround would be provided. This construction would require the removal of sixteen 12 to 20-inch diameter evergreen trees. This report includes Site Plan Review and Conditional Use Permit review. Site Plan Approval or Approval with Conditions would be required in order to receive grading and building permits. The Site Plan Review ensures that the proposed addition meets required development standards. The Conditional Use Permit review provides the City with the opportunity to apply conditions on the project that may increase the compatibility of the project with the neighborhood. Each review is based on criteria delineated in the Renton Municipal Code. 2. ENVIRONMENTAL REVIEW Pursuant to the City of Ren ton's Environmental Ordinance and SEPA (RCW 43.21 C, 1971 as amended), on January 3, 2007, the Environmental Review Committee issued a Determination of Non- Significance -Mitigated (DNS-M) for the Living Hope Fellowship Addition project. The DNS-M included 4 mitigation measures. A 14-day appeal period commenced on January 8, 2007, and ended on January 22, 2007. One appeal of the threshold determination was filed, by the applicant. Hex Report 06-157.doc City of Renton PIBIPW Deparlmen1 LIVING HOPE CHURCH EXPANSION Preliminary Report to the Hean·ng Examiner LUA-06-157, CU-H, SA-H, ECF PUBLIC HEARING DA TE: March 13, 2007 Page 5 of 11 3. COMPLIANCE WITH ERG MITIGATION MEASURES Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERG) issued the following mitigation measures with the Determination of Non-Significance -Mitigated: (1) The project shall comply with the Washington State Department of Ecology's Erosion and Sediment Control Requirements, outlined in Volume II of the most recent Stormwater Management Manual. (2) The project shall comply with the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control -a.k.a. Level 2) and water quality improvements. (3) The applicant shall pay the applicable Transportation Mitigation Fee at the rate of $75.00 for each new average weekday trip attributable to the project. The Transportation Mitigation Fee is due prior to the issuance of a building permit. (4) The applicant shall pay the Fire Mitigation Fee equal to $0.52 per gross square foot of the expansion area. The Fire Mitigation Fee shall be paid prior to issuance of a building permit. 4. STAFF REVIEW COMMENTS Representatives from various City departments have reviewed the application materials to identify and address site plan issues from 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 the report. 5. CONSISTENCY WITH CONDITIONAL USE CRITERIA: A Conditional Use Permit is required in order to permit the expansion of an existing conditional use. Section 4-9-030.G lists 11 criteria that the Hearing Examiner is asked to consider, along with all other relevant information, in making a decision on a Conditional Use application. These include the following: (1) CONSISTENCY WITH THE COMPREHENSIVE PLAN, ZONING CODE & OTHER ORDINANCES: The proposed use shall be compatible with the general purpose, goals, objectives and standard of the Comprehensive Plan, the Zoning Ordinance and any other plan, program, map or ordinance of the City of Renton. (a) Comprehensive Plan Land Use Element The applicable section of the Land Use Element is "VI. Public Facilities." For the purposes of meeting objectives and policies of the Comprehensive Plan, "Public Facilities" includes quasi-public uses such as religious organizations. The following objectives and policies are applicable to the project being reviewed: Objective LU-X: Site religious and ancillary facilities in a manner that provides convenient transportation access and minimizes their adverse impacts on adjacent land uses. The existing church is sited appropriately within the context of a residential neighborhood that has other non-residential uses, such as a school and another church. Existing streets appear to be adequate to serve the existing facility and as expanded, without jeopardizing public safety. Hex Report 06M157.doc City of Renton P!BIPW Deparlmen. LIVING HOPE CHURCH EXPANSION PUBLIC HEARING DA TE: March 13, 2007 Preliminary Report to the Hearing Examiner LUA-06-157, CU-H, SA-H, ECF Page6of11 Policy LU-104: When locating in predominantly residential areas, religious facilities should be on the periphery of the residential area rather than the interior. The project site is at the southern edge of the Rolling Hills residential area (Exhibit 9). It forms one corner at a node of similar uses, with the Cascade Congregation of Jehovah's Witnesses located on the adjacent corner to the south, the Renton Church of God within one block south, and Cascade Elementary School to the east. Policy LU-105: Parking should be provided on-site and buffered from adjacent uses. Sufficient parking would be provided on site. Parking is primarily located on the east and south sides of the building. Landscaping would provide screening of the east parking area from the arterial and adjacent residential uses. The south parking area would be landscaped, but primarily faces the parking area of the adjacent church. Policy LU-106: Large scale facilities should be encouraged to locate contiguous to an existing or planned transit route. Metro Transit Route 101 provides service to the site, along Edmonds Ave between Puget Drive and SE 1681h Street, with potential connections at Fairwood (to the east) and Renton (to the west). Policy LU-107: Religious facilities should be located on and have direct access to either an arterial or collector street. The facility fronts on Edmonds Avenue SE, a minor arterial that intersects to the north with Puget Drive, also a minor arterial. (b) Zoning Code The site of the proposed project is located within the Residential 8 (R-8) zoning designation. The proposed addition would increase the use of the church within a residential zone. Although churches are conditional uses within all zones, they are generally compatible with residential neighborhoods, if higher traffic volumes generated by church activities can be accommodated on local roads safely. The designation of Edmonds Ave SE as a minor arterial indicates that the street meets standards to handle the traffic expected from this use. ( c) Development Standards The proposed church addition meets the development standards of the R-8 zone, which primarily consist of required minimum building setbacks. (2) COMMUNITY NEED: There shall be a community need for the proposed use at the proposed location. In the determination of community need. the Hearing Examiner shall consider the following factors, among all other relevant information: (a) The proposed location shall not result in either the detrimental over concentration of a particular use within the City or within the immediate area of the proposed use. The proposed project would result in the increased capacity of a religious facility. The Living Hope Christian Fellowship has recognized the need for additional space. Although there are 3 religious facilities within one block of each other, the Living Hope Christian Fellowship is the only church of its particular denomination in the South King County area. It serves the worship needs of people not only in Renton, but also Auburn, Des Moines, and Kent. Therefore, there is not an over-concentration of such uses. (b) That the proposed location is suited for the proposed use. Hex Report 06-157 .doc City of Renton P!BIPW Deparlmen_ LIVING HOPE CHURCH EXPANSION PUBLIC HEARING DA TE: March 13, 2007 Preliminary Report to the Hearing Examiner LUA-06-157, CU-H, SA-H, E.CF Page?o/11 The subject site is abutting residential uses on the north, west, and south. Close proximity of churches to residential areas is a situation that is Jong-standing in urban areas and in some suburban neighborhoods. If church-related activities do not create negative impacts, such as high degrees of light or elevated noise levels, they can be considered compatible uses. Staff did not receive negative comments from neighbors following posting of the proposed church expansion. (3)EFFECT ON ADJACENT PROPERTIES: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. The following site requirements shall be required: (a) Lot Coverage: Lot coverage shall conform to the requirements of zone in which the proposed use is to be located. The existing church, with the proposed addition, would have lot coverage of approximately 12 percent, and therefore would be below the allowable maximum for site coverage by buildings of 35 percent. (b) Yards: Yards shall conform to the requirements of the zone in which the proposed use is to be located. Additions to the structure shall not be allowed in any required yard. The addition would be set back 20 feet from the north property line, which is outside the building setback area. Although parking would be in the "front yard" the building would be over 90 feet from the street. There would be no change to the side yard setback on the south or the rear setback. These setbacks meet the development standards of the R-8 Zone. (c) Height: Building and structure heights shall conform to the requirements of the zone in which the proposed use is to be located. Spires, bell towers, public utility antennas or similar structure may exceed the height requirement upon approval of a variance. Building heights should be related to surrounding used in order to allow optimal sunlight and ventilation, and minimal obstruction of views from adjacent structures. The church would have a maximum height of 28 feet 6 inches and would, therefore, be below the maximum allowable height of 30 feet (Exhibit 9). (4) COMPATIBILITY: The proposed use shall be compatible with the residential scale and character of the neighborhood. The church abuts another church to the south. Landscaping and a 90 foot setback are between the church and residential uses adjacent across Edmonds. Landscaping and a utility easement buffer the church from residential uses on the north. (5) PARKING: Parking under the building structure should be encouraged. Lot coverage may be increased to as much as seventy-five percent (75%) of the Jot coverage requirement of the zone, in which the proposed use is located, if all parking is provided underground or within the structure. All parking would be in surface parking areas. (6) TRAFFIC: Traffic and circulation patterns of vehicles and pedestrians relating to the proposed use and surrounding area shall be reviewed for potential effects on, and to ensure safe movement in the surrounding area. Hex Report 06-157.doc City of Renton PIB!PW Depaitmen, LIVING HOPE CHURCH EXPANSION PUBLIC HEARING DA TE: March 13, 2007 Preliminary Reporl to the Headng Examiner LUA-06-157, CU-H, SA-H, ECF Page 8 of 11 Staff has reviewed the circulation patterns of potential vehicles and pedestrians. A new 20 foot wide, paved internal road would be constructed as would some additional pedestrian pathways to improve on-site circulation and provide emergency access that meets City of Renton standards. Additional traffic would burden local streets on Sundays and throughout the week from commute activities associated with a school within the church. The impacts of increased traffic would be mitigated by a condition of approval imposed as part of the environmental review 9see "Mitigation Measures," above). (7) NOISE, GLARE: Potential noise, light and glare impacts shall be evaluated based on the location of the proposed use on the lot and the location of on-site parking areas, outdoor recreational areas, and refuse storage areas. It is anticipated that the most significant noise impacts would occur during the construction phase of the project. The applicant has submitted a Construction Mitigation Plan that provides measures to reduce construction impacts such as noise, control of dust, traffic controls, etc. In addition, the project would be required to comply with the City's noise ordinance regarding construction hours. There would be periodic noise impacts from traffic and activities that are normally associated with a church. These noise impacts, however, would be comparable to noises from the existing school and church to the east and south. (8)LANDSCAPING: Landscaping shall be provided in all areas not occupied by building or paving. The Hearing Examiner may require additional landscaping to buffer adjacent properties from potentially adverse effects of the proposed use. The project would be required to meet City of Renton landscaping requirements. All pervious areas of the site must be landscaped. Existing vegetation may be used to meet this requirement. (9) ACCESSORY USES: Accessory uses to conditional uses such as day schools, auditoriums used for social and sport activities, health centers, convents, preschool facilities, convalescent homes and others of a similar nature shall be considered to be separate uses and shall be subject to the provisions of the use district in which they are located. There are no new, additional accessory uses proposed. (10) CONVERSION: No existing building or structure shall be converted to a conditional use unless such building or structure complies, or is brought into compliance, with the provisions of this Chapter. No building conversion from the existing use is proposed. (11) PUBLIC IMPROVEMENTS: The proposed use and location shall be adequately served by and not impose an undue burden on any public improvements, facilities, utilities, and services. Approval of a conditional use permit may be conditional upon the provision and/or guarantee by the applicant of necessary public improvements, facilities, utilities, and/or services. Hex Report 06-157 .doc City of Renton PIBIPW Departmen. LIVING HOPE CHURCH EXPANSION Preliminary Report to the Hean·ng Examiner LUA-06-157, CU-H, SA-H, ECF PUBLIC HEARING DA TE: March 13, 2007 Page 9 of 11 The proposed project would be required to install utilities and construct road improvements as mandated by the City's regulations. Previous stated requirements to provide street improvements to SE 161st Street have been revised. No such improvements are now required. A "non-residential sewer use certification" would be required by the King County Wastewater Treatment Division for the proposed building remodel, due to the increase in plumbing fixtures. 6. CONSISTENCY WITH SITE PLAN REVIEW CRITERIA: In reviewing the proposal with respect to the Site Plan Approval Criteria set forth in Section 4-9-200.E of the Site Plan Ordinance and Development Standards from RMC 4-3-040F, the following issues have been identified by City Departmental Reviewers: 1. Conformance with the Comprehensive Plan, its Elements and Policies; See discussion above. 2. Conformance with existing land use regulations; See discussion above. 3. Mitigation of impacts to surrounding properties and uses; The proposed addition to an existing church is not anticipated to result in any adverse impacts to surrounding properties and uses. There are potential short-term impacts to adjacent properties (e.g., noise), which would result from the construction of the project. These impacts will be mitigated by the applicant's construction mitigation plan, which limits work and haul hours to those permitted by City Code. Long term impacts included increased traffic associated with a church (see Mitigation Measures, above). 4. Mitigation of impacts of the proposed site plan to the site; The proposed addition would be located on the north side of the building in an area that is currently mown lawn. Landscaping would be provided in disturbed areas, open space, and along the perimeter property lines. 5. Conservation of area-wide property values; Property values would be preserved or possibly increased. 6. Safety and efficiency of Vehicle and Pedestrian Circulation; The proposed project would be accessed by Edmonds Avenue SE. Pedestrian sidewalks would be available in the public right-of-way and on the site. 7. Provision of adequate light and air; The proposed addition would be designed appropriately to allow adequate light and air circulation to the building and the site. The design of the building addition would not result in excessive shading of the property. In addition, there is ample area surrounding the building to provide for normal airflow. 8. Mitigation of noise, odors and other harmful or unhealthy conditions; The proposal is not expected to create any harmful or unhealthy conditions. Noise, dust, and odors, which may result from the temporary construction on the site, would be mitigated by the applicant's construction mitigation plan and code requirements for the use of Best Management Practices. Hex Report 06· 157 .doc City of Renton P/8/PW Departmen. LIVING HOPE CHURCH EXPANSION PUBLIC HEARING DATE: March 13, 2007 Preliminary Report to the Hearing Examiner LUA-06-157, CU-H, SA-H, ECF Page 10 of 11 9. Availability of public services and facilities to accommodate the proposed use; Public services would be available to the site. See "Advisory Notes to Applicant," below) 10. Prevention of neighborhood deterioration and blight. No deterioration or blight is expected to occur as a result of the proposal. H. RECOMMENDATION: Staff recommends APPROVAL of the Living Hope Christian Fellowship Addition, Conditional Use Permit and Site Plan, Project File No. LUA-06-157, SA-A, CU-A, ECF, subject to the following conditions: 1. The applicant shall comply with all requirements of the Determination of Non-Significance - Mitigated that was issued by the Environmental Review Committee on January 3, 2007. 2. A landscape plan shall be submitted, meeting the standards of RMC 4-4-070, "Landscaping." Submittal of a final landscape plan shall be required prior to issuance of building permit. EXPIRATION PERIODS: Site Plan Approval (SA-H): Two (2) years from final approval (signature) date. Conditional Use Permit (CU-H): Two (2) years from final approval (signature) date. Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. Construction 1. The architectural design shall be by a licensed architect. 2. The structural design shall be by a licensed engineer. Plan Review 1. All construction utility permits for utilities, drainage, and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Civil Engineer. 2. When the utility plans are complete, submit three (3) copies of the drawings, two (2) copies of the drainage report; permit application and an itemized cost of construction estimate and application fee at the counter on the sixth floor of Renton City Hall. Prior to preparing a check, it is recommended to call 425-430-7266 for a fee estimate as generated by the permit system. 3. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. Half the fee must be paid upon application. 4. A Water Availability Certificate from Soos Creek Water and Sewer is required to be submitted with the building permit application. 5. A Sewer Availability Certificate from Soos Creek Water and Sewer is required to be submitted with the building permit application. 6. Surface Water System Development Charges will be required prior to issuance of building permits. Hex Report 06-15 7. doc City of Renton P/8/PW Department LIVING HOPE CHURCH EXPANSION Preliminary Report to the Hearing Examiner LUA-06-157, CU-H, SA-H, ECF PUBLIC HEARING DATE: March 13, 2007 Page11of11 7. Half street improvements including, but not limited to paving, sidewalks, curb and gutter, and storm drainage will be required in Edmonds Ave SE and SE 160th. The site plan shows improvements in Edmonds only. 8. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. 9. A Transportation Mitigation Fee of $8,100.00 will be required prior to obtaining building permits. This is based on a fee of $75.00 per new average weekday trip generated by the project. Fire Prevention 1. The preliminary fire flow is 2250 gpm, one hydrant is required within 150 feet of the structure and two additional hydrants are required within 300 feet of the structure. 2. Separate plans and permits are required for the installation of fire alarm and sprinkler systems. 3. Fire Department access roadways are required to within 150 feet of all portions of the building exterior. Roadways are a minimum 20 feet in width with a turning radius of 45 feet outside and 25 feet inside. 4. Dead end fire access roadways over 150 feet in length are required to have an approved turnaround. 5. A list of flammable, combustible liquids or hazardous chemicals that are used or stored on the site must be provided to the City of Renton Fire Prevention Bureau prior to occupancy. 6. A plan for Pre-Fire planning is required to be submitted for the project, in an approved format, prior to occupancy. 7. A Fire Mitigation Fee based on $0.52 per square foot of the building addition is required prior to obtaining building permits. Hex Report 06-157.doc S 18th RM-F R-8 ~ ZONING ~-F-'-4-· 17 T23N R5E E 1/2 ~. ~ R-8·c-1------~ R-8 R-8 R-8 RM-F H4 • 29 T23N RSE E 1/2 0 2 00 :'?° 1,'600 ~ = TBCIINICAL SBaVlCES 20 T23N R5E EXHIBIT 2