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HomeMy WebLinkAboutPre-app Mtg Summary - 22-000068.pdf1 PRE-APPLICATION MEETING FOR New Life Church Office Addition PRE22-000068 CITY OF RENTON Department of Community & Economic Development Planning Division March 24, 2022 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Yong Qi, 425-430-7439, yqi@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org Building Official: Rob Shuey, 425-430-7290, rshuey@rentonwa.gov 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 Renton Regional Fire Authority M E M O R A N D U M DATE: March 8, 2022 TO: Alex Morganroth, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: New Life Church Addition 1. The fire flow is unchanged from the existing building. 2. Fire impact fees are currently applicable at the rate of $0.56 per square foot of the new addition. This fee is paid at time of building permit issuance. 3. Fire sprinkler and fire alarm systems shall be updated and extended into the entire new addition. Separate plans and permits are required to be submitted to the fire department for review and permitting for all systems. 4. Fire department apparatus access roadways and existing on-site fire lanes are adequate as they exist and shall be maintained. 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 24, 2022 TO: Alex Morganroth, Senior Planner FROM: Yong Qi, Civil Engineer III, Plan Review SUBJECT: New Life Church Office Addition 15711 152nd Ave SE PRE22-000068 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) 2323059021. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER COMMENTS 1. Water service for this area is provided by Cedar River Water and Sewer District. Provide a water availability from Cedar River during the land use process. SEWER COMMENTS 2. Sewer service for this area is provided by Cedar River Water and Sewer District. Provide a sewer availability from Cedar River during the land use process. STORM DRAINAGE COMMENTS 1. The site contains a private stormwater detention pond (Facility ID No. 178009) and the Madsen Creek Sediment Basin (Facility ID No. 187995). 2. There is a private stormwater conveyance system consisting of pipes and catch basins that direct surface water to the stormwater detention pond (Record Dwg. R-348307) 3. Refer to Figure 1.1.2.A – Flow Chart in the 2017 City of Renton Surface Water Manual (2017 RSWDM) to determine what type of drainage review is required for this site. A drainage study complying with the 2017 RSWDM will be required. Based on the City’s flow control map, this site falls within Flow Control Duration Standard area (matching Forested site conditions). The project site is located in the Cedar River Basin and Madsen Creek sub basin. 4. Drainage report and drainage plans based on 2017 RSWDM are required to be provided. 5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the 2017 RSWDM. Separate structural plans 4 will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. Special inspection from the building department is required. 6. Critical areas are present onsite or adjacent to the site that may affect stormwater review. The site falls within the wellhead protection area Zone 2. Stormwater open conveyance systems within this zone, such as ditches and channels and water quality facilities, may require a liner per sections 6.2.4 and 1.2.4.3 of the 2017 RSWDM. There are regulated slopes onsite in excess of 40% with a high erosion hazard. The proposed site work is adjacent to wetlands and Madsen Creek, a classified fish bearing stream. 7. There are known drainage issues within 1-mile downstream of the project site. 8. The City of Renton’s Madsen Creek Improvement Project is planning to construct flood control improvements within the City’s easement on the west side of the property and downstream of the property. Project construction is proposed for Summer/Fall 2022. No conflict is anticipated based on the attached plan. 9. Any new storm conveyance installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2017 RSWDM and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 10. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extend feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2017 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as appliable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit construction. 11. A geotechnical report for the site is required and shall be submitted with the land use application. Information concerning the soils, geology, drainage patterns, vegetation present, water table and soil permeability, with recommendations of appropriate on-site BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. The geotechnical report should include an on-site infiltration test to clearly show if the site is suitable or unsuitable for infiltration. 12. Erosion control measures to meet the City requirements shall be provided. 13. All work proposed outside of the applicant’s property will require a permanent drainage easement to be provided to the City and a temporary construction easement prior to any permits being issued. 14. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals. The current City of Renton Standard details are available online at the City of Renton website: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton. 15. The development is subject to a surface water system development charge (SDC) fee. Fees will be charged based on the rate at the time of construction permit issuance. a. The 2022 Surface water system development fee is $0.84 per square foot of new impervious surface, but no less than $2,100.00. b. The full schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRent on TRANSPORTATION/STREET COMMENTS 1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions exceed an overall valuation is greater than $150,000, the project site(s) shall be required to meet the City’s Complete Streets Standards. a) The proposed project fronts 152nd Ave SE to the east with existing right of way (ROW) width of approximately 56 feet. To meet the City’s complete street standards for commercial-mixed use and industrial Access streets, a minimum ROW width of 69 feet is required. Per RMC 4-6-060 half of street 5 improvements as taken from the ROW centerline shall be required and include a 20-foot paved road (10 feet each side), an 8-foot parking lane, a 0.5-foot curb, an 8-foot planting strip, and a 6-foot sidewalk, 2-ft minimum clearance between sidewalk and property line, street trees and storm drainage improvements. Approximately 6.5-foot ROW dedication would be required depending on final survey. b) The proposed project fronts Maple Valley Hwy to the north. Maple Valley Highway (State Route 169) is classified as a principal arterial. Maple Valley Highway is owned and maintained by WSDOT. The existing ROW width for Maple Valley Highway adjacent to the site varies from approximately 150’ to approximately 165’ per the King County Assessor’s Map. The paved roadway width adjacent to the site is approximately 84’ consisting of two travel lanes in each direction, a center turn lane, a right turn lane on the south side, and a bus stop lane on the north side. There is a concrete curb and sidewalk directly behind the curb along each side of the roadway. The sidewalk along the project frontage is approximately 5’ in width. c) Per RMC 4-6-060, the minimum right of way width for a principal arterial with seven lanes is 125’. The paved roadway width is 88’ consisting of 6 – 11’ travel lanes, 1 – 12’ left turn lane, and 2 – 5’ bike lanes. A 0.5’ curb, 8’ planter, 8’ sidewalk, and 2’ clear behind sidewalk are required along each side of the pavement. Maple Valley Highway is owned and maintained by WSDOT. WSDOT will be reviewing street frontage improvements along the Maple Valley frontage. Pending the findings of the Traffic Impact Analysis (TIA), WSDOT may require further roadway improvements than what is mentioned above. The proposed access to Maple Valley Highway from the site is subject to WSDOT review and approval. 2. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each intersection. Ramps shall be oriented to provide direct pedestrian crossings. 3. Undergrounding of all exiting utilities is required on all frontages per RMC 4-6-090. 4. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 5. A traffic study meeting City of Renton traffic study guidelines is required at the land-use submittal. If the result of the study is more than 20 new trips in the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak hours, a traffic impact analysis will be required. Since there have been increasing traffic concerns during events, additional traffic mitigation measures may be required during land-use review. 6. The development is subject to transportation impact fees. Fees will be assessed based on the net new PM Peak trips or more specifically the impact fee accounts for the proposed use and a credit for the existing tenant space is given. If the calculated fee results in a negative number, the fee will be waived and no refund will be given. The calculated transportation impact fee is due at the time of building permit issuance. a. The proposed addition of general office space has a traffic impact fee of $14.58 per sqft based on the City’s current fee schedule. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e., electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements: a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 3. All civil construction permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: 6 http://rentonwa.gov/business/default.aspx?id=42473 4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Additional Building Permit Applications will be required for the following: a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040. b. Detention vaults for storm water flow control. c. Demo of any existing structures on the project site(s). 6. Fees quoted in this document reflect the fees applicable in the year 2022 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current fee schedule. 7 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 24, 2022 TO: Pre-Application File No. 22-000068 FROM: Alex Morganroth, Senior Planner SUBJECT: New Life Church Office Addition – 15711 – 152nd Ave SE General: We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at www.rentonwa.gov. Project Proposal: The subject site is approximately 55.1 acres (2,401,898 sf) and is located at 15711 – 152nd Ave SE (Parcel no. 2323059021). The project site is currently developed with a 54,320 square foot church (New Life Church), a 36,000 square foot church auditorium, and a 38,680 square foot private school serving children from K-8th grade. The site is also developed with a parking lot with approximately 855 parking stalls, a storm water system, outdoor play areas, and a multi-purpose playfield. New Life Church proposes to add approximately 6,900 square feet of new office space for the church, to be constructed vertically (i.e. a second story) over the chapel and existing restrooms. The main entrance for the proposed expansion will be accessed through the existing atrium from the main building. A secondary fire exit is proposed via an exterior stairway off of the west side of the building. According to the applicant, the addition would represent a 5.3% increase of floor space for church related activities. No parking would be removed as a result of the project. Site access is proposed to to remain via two existing curb cuts off of 152nd Avenue SE. Wetlands, a Type F stream, sensitive and protected slopes, a high erosion hazard, and a high seismic hazard areas are mapped on the site. Current Use: The project site is currently developed with a 54,320 square foot church, a 36,000 square foot church auditorium (total 90,320 square feet of church use), and a 38,680 square foot private school serving children from kindergarten to 8th grade. The site is also developed with a parking lot with approximately 855 parking stalls, a storm water system, children outdoor play areas, and a multi-purpose playfield. All improvements are proposed to be retained. The New Life Church property was annexed into the City in 2008. The subject site underwent Environmental (SEPA) Review and Administrative Site Plan Review for the construction of the 36,000 square foot church auditorium addition and 299 additional parking stalls under City file number LUA08-081. Comprehensive Plan/Zoning Requirements: The subject property is split-zoned with the Residential-14 (R-14) zone located on the northern portion of the property and the Resource Conservation (RC) zone on the southern portion of the property. The applicant would be required to comply with the development standards and density 8 requirements/limits assigned for each zone in their respective locations. Based on the project proposal, the location of the proposed expansion is located within the R-14 zone and would be subject to R-14 development standards and density requirements. This portion of the property is also located within the Residential High Density (HD) land use designation. The purpose of the Residential-14 Zone (R-14) is to encourage development, and redevelopment, of residential neighborhoods that provide a mix of detached and attached dwelling structures organized and designed to combine characteristics of both typical single family and small-scale multi-family developments. Densities range from seven (7) to fourteen (14) units per net acre with opportunities for bonuses up to eighteen (18) dwelling units per net acre. Structure size is intended to be limited in terms of bulk and scale so that the various unit types allowed in the zone are compatible with one another and can be integrated together into a quality neighborhood. Project features are encouraged, such as yards for private use, common open spaces, and landscaped areas that enhance a neighborhood and foster a sense of community. Civic and limited commercial uses may be allowed when they support the purpose of the designation. Religious institutions require a Hearing Examiner Conditional Use Permit in the R-14 zone. The existing church development does not have Hearing Examiner Conditional Use Permit approval on file with the City of Renton and is therefore a legal, nonconforming use. A nonconforming use is defined as a lawfully established use of land that does not comply with the current use regulations (primary, secondary, conditional, etc.) for its zone, but which complied with applicable regulations at the time the use was established. Per RMC 4-9-030, Conditional Use Permits, 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 the (RMC 4-9-030) Section. Therefore, the proposed expansion requires Hearing Examiner Conditional Use Permit approval. 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: 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. Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Residential Zoning Designations” effective at the time of complete application (noted as “R-14 standards” herein). These standards are available on the City’s website. Density – The density range allowed in the R-14 zone is a minimum of 7.0 to a maximum of 14.0 dwelling units per net acre. No dwelling units are proposed to the existing lot. 9 Minimum Lot Size, Width and Depth – The minimum lot size in the R-14 zone is 3,000 square feet. The minimum lot depth is 60 feet. The minimum lot width is 30 feet for interior lots and 40 feet for corner lots. No subdivision is proposed; therefore, the size, width, and depth standards are not applicable. Building and Impervious Surface Coverage – The maximum building coverage in the R-14 zone is 65 percent. The maximum impervious surface coverage is 80 percent of total lot area. The coverage requirements would be verified at the time of land use permit application. Building Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the R-14 zone are 15 feet for the front yard (except when all vehicle access is taken from an alley, then 10 feet), 10 feet for the rear yards, secondary front yards (applies to corner lots) would be required to have a 15-foot setback, and interior side yards are required to have a 4-foot setback. Setback dimensions for the proposed new addition appear to comply with setback requirements. Setbacks for the new addition would be verified for compliance at the time of land use permit review. Building Height – The maximum wall plate height is 24 feet, with the possibility to increase up to 32 feet with an administrative conditional use permit. The maximum story limit is 3 stories. 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; common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one-and-a-half (1.5) horizontal feet from each façade for each one (1) vertical foot above the maximum wall plate height. The pre-application materials indicate that the proposed addition would result in a two story building, with a total building height of 38 feet (38’). The wall plate height was not indicted on the project plans submitted with the preapplication request. However, as proposed, the project would require either request a conditional use permit if the height as a result of the addition is between 24 feet and 32 feet, or a variance if the proposed height exceeds 32 feet. Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. If applicable, the application would need to include elevations and details for the proposed methods of screening. Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” Onsite refuse and recyclables deposit areas and collection points for collection of refuse and recyclables are required for all new development for multi-family residences, commercial, industrial and other nonresidential uses. In office, educational and institutional developments, a minimum of two (2) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of four (4) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. Garbage dumpsters, refuse compactor areas, and recycling collection areas must be fenced or screened. Architectural design of any structure enclosing an outdoor refuse or recyclables deposit area or any building primarily used to contain a refuse or recyclables deposit area shall be consistent with the design of the primary structure(s) on the site as determined by the Administrator. The submitted material did not identify a refuse and recycling enclosure area. Compliance with the refuse and recycling standards would be reviewed with the land use application. Landscaping: Compliance with the landscape standards would be required if the addition to the existing building increases the gross square footage of the building by greater than one third or a remodel requires improvements equal to or greater than 50% of the assessed property valuation. Conversion of vacant land to parking triggers compliance with landscaping regulations. Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought- resistant vegetative cover. Street Frontage Landscaping - The minimum onsite landscape width required along street frontages is 10 feet, with the exception of areas for required walkways and driveways, and shall contain trees, shrubs, and landscaping. 10 Internal Lot Landscaping - Surface parking lots with 100 stalls or more shall provide 35 square feet of internal lot landscaping for each parking stall. There shall also be no more than 50 feet between parking stalls and an interior parking lot landscape area and the interior parking lot landscaping dimensions must be at least eight feet (8’) by twelve feet (12’) not including the curb. Perimeter landscaping may not substitute for interior landscaping. Perimeter Parking Lot Landscaping - Surface parking lots shall contain a perimeter landscaping screen at least 10 feet in width measured from the right-of-way (ROW). Within this perimeter screen trees shall be planted at a minimum of 2-inch caliper at an average rate of 30 lineal feet of street frontage, shrubs at the minimum rate of one per 20 square feet, and groundcover in quantities that will provide at least 90 percent (90%) coverage within 3 years. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements. A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4 -8-120D.12, shall be submitted at the time of Land Use Permit application submittal. Significant Tree Retention: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory, tree retention plan, arborist report, and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 20% of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained (RMC 4-4-130H1.a). When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper inches of new trees to replace each protected tree removed. 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 20%; significant trees adjacent to critical areas and their associated buffers; and significant trees over 60’ in height or greater than 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. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. The pre-application materials indicate that no tree removal is proposed.. If tree removal is proposed, a formal tree retention plan prepared by an arborist or landscape architect and arborist report would be reviewed at the time of land use permit application to verify compliance with tree retention regulations. Fences/Retaining Walls: In any residential district, the maximum height of any fence, hedge or retaining wall shall be seventy-two inches (72"). Fences, retaining walls or hedges shall not exceed forty-eight inches (48") in height within the front yard setback. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. However, fences that provide at least fifty percent (50%) transparency, as viewed perpendicularly to the face of the fence, may be allowed directly on top of a retaining wall. However, chain link fencing shall not be installed. This exception shall not be applied to front yard setbacks, or clear vision areas. New fencing would need to comply with the fence requirements of the code (RMC 4-4-040). Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and s2ite development. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 11 4-4-040) for additional information about fences and retaining walls. No fences or retaining walls were shown on the submitted materials. Parking: The enlargement or remodeling of an existing building/structure by more than one-third (1/3) of the area of the building/structure will trigger compliance with all parking regulations (RMC 4-4-080). All changes to parking lots, loading areas, or driveways shall comply with the current parking regulations of RMC 4 -4-080, “Parking, Loading, and Driveway Regulations.” Parking for religious institutions require a minimum and maximum of 1 space for every five (5) seats in the main auditorium; however, in no case shall there be less than 10 spaces. In stadiums, sports arenas, churches and other places of assembly in which patrons or spectators occupy benches, pews or other similar seating facilities, each eighteen inches (18") of length of such seating facilities shall be counted as one seat for the purpose of determining requirements for off-street parking facilities. For all existing institutions enlarging the seating capacity of their auditoriums, one (1) additional parking space shall be provided for every five (5) additional seats provided by the new construction. Refer to RMC 4-4-080F for standard stall and aisle dimensions. Standard surface parking spaces are 9 feet by 20 feet. Compact spaces are 8.5 feet by 16 feet and limited to 30 percent (30%) of total spaces. The minimum aisle width for 90 degree spaces is 24 feet. Accessible parking shall be provided per the requirements of the Washington State Barrier Free Standards as adopted by the City of Renton. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. Bicycle parking shall be provided for all non-residential developments that exceed four thousand (4,000) gross square feet in size. The number of bicycle parking spaces shall be equal to ten percent (10%) of the number of required off-street vehicle parking spaces. Each bicycle parking space shall be at least two feet (2') by six feet (6'), with no less than an overhead clearance of seven feet (7'). Bicycle parking shall be conveniently located with respect to the street right-of-way and must be within fifty feet (50') of at least one main building entrance, as measured along the most direct pedestrian access route. Please review RMC 4-4-080F.11.b-c for further general and specific bicycle parking standards. According to the pre-application submittal, the size of the proposed addition does not exceed more than one- third (1/3) of the total area of the existing building. The applicant would be required to provide a detailed parking plan with the land use permit application that demonstrates that the proposal does not increase nonconformity with parking regulations. The applicant would be required to demonstrate that the minimum and maximum number of ADA accessible parking stalls are provided for on site. Access – Driveway widths are limited by the driveway standards, in RMC 4-4080I. Access to the site is proposed via existing driveway curbs cut off of 152nd Ave SE. Critical Areas: Sensitive slopes and protected slopes, high erosion hazards, and seismic hazard areas are mapped on the site. Whenever a proposed development requires a development permit and a geologic hazard is present on the site of the proposed development or on abutting or adjacent sites within fifty feet (50') of the subject site, geotechnical studies by licensed professionals, such as a geotechnical engineer and/or engineering geologist, shall be required. A geotechnical report will be required for your proposal. In addition, wetlands are mapped within 70 feet of the proposed addition. Any proposed expansion would need to comply with the current critical area buffers, including wetland buffers. The wetlands buffer would be based on category of the wetland as well as wildlife function per the following table: Low Impact Land Uses – Unpaved trails and low intensity open space All Other Land Uses Wetland Category Buffer Buffer 12 A wetland delineation and report would be required with the land use permit application to verify the category of wetland and determine wetland buffer and project compliance. If temporary impacts are proposed to the wetland or buffer area a preliminary wetland mitigation plan would also be requi red. A Type F stream has been identified on-site to the west. Type F streams require a 115-foot buffer with a 15-foot building setback. A stream study would be required with the building permit application to demonstrate compliance with buffer requirements. If impacts are proposed to the stream or buffer area a preliminary mitigation plan and a supplemental stream study would also be required. The stream buffer and building setback should be shown on the site plan. Environmental Review: Environmental (SEPA) Review would be required as the proposal involves the construction/addition of a structure larger than 4,000 square feet and for non-residential projects with 20 or more vehicle parking stalls, in accordance with local modification set forth in RMC 4-9-070G.1b. Site Plan Review: The purpose of the Site Plan process is the detailed arrangement of project elements so as to be compatible with the physical characteristics of a site and with the surrounding area. An additional purpose of the Site Plan is to ensure quality development consistent with City goals and policies. General review criteria includes the following: ▪ Compliance and Consistency. Conformance with plans, policies, regulations and approvals, including: - Off-Site Impacts. Mitigation of impacts to surrounding properties and uses. - On-Site Impacts. Mitigation of impacts to the site. - Appropriate Location. Not to result in overconcentration of a particular use. - Access and Circulation. Safe and efficient access and circulation for all users. - Open Space. Incorporation of public and private open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site. - Views and Public Access. Provision of view corridors to shorelines and Mt. Rainier, incorporates public access to shorelines, and arranges project elements to protect existing natural systems where applicable. - Services and Infrastructure. Availability of public services and facilities to accommodate the proposed use. High wildlife functio n (8-9 points) Moderat e wildlife function (5-7 points) Low wildlife function (3-4 points) All Other Scores High wildlife function (8-9 points) Moderat e wildlife function (5-7 points) Low wildlife function (3-4 points) All Other Scores Category I – Bogs & Natural Heritage Wetlands 175 ft 200 ft Category I - All others 175 ft 125 ft 75 ft 75 ft 200 ft 150 ft 115 ft 115 ft Category II 150 ft 100 ft 75 ft n/a 175 ft 150 ft 100 ft n/a Category III 100 ft 75 ft 50 ft n/a 125 ft 100 ft 75 ft n/a Category IV 40 ft n/a 50 ft n/a A 15-foot setback is required between buildings and critical area buffers 13 - Phasing. Inclusion of a detailed sequencing plan with development phases and estimated time frames, if applicable. Permit Requirements: The project would require a Hearing Examiner Conditional Use Permit. A Hearing Examiner Variance would be required for the proposed building height, unless the proposed height was reduced to 32 feet, in which case the project would require another Hearing Examiner Conditional Use Permit approval for additional height over 24 feet. The project would require Environmental (SEPA) Review and Hearing Examiner Site Plan Review. All applications can be reviewed concurrently in an estimated time frame of 12 weeks once a complete application is accepted. Each Hearing Examiner Condition Use Permit review application fee is $3,300. The Hearing Examiner Site Plan Review application fee is $3,800. The application fee for SEPA Review (Environmental Checklist) is $1,600. There is an additional 5% technology fee at the time of land use application. All fees quoted are for 2022. In addition to the required land use permits, separate construction, building and sign permits would be required. Detailed information regarding the land use application submittal can be found on the Conditional Use Permit submittal checklist and other informational applications and handouts can be found on the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. Public Information Sign: Public Information Signs are required for all Type II and Type III Land Use Permits as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Impact Mitigation Fees: In addition to the applicable building and construction fees, impact mitigation fees are required for the construction of new building areas or changes of use to a more intensive use. If any building expansions or new buildings are proposed or a change in use to a more intense use, fire and transportation impact fees may be assessed. The City of Renton Fee Schedule is available on the City of Renton website for your review. Next Steps: When the formal application materials are complete, should a land use application be needed, the applicant shall have the application materials pre-screened prior to submitting the complete application package. Please contact Angelea Weihs, Associate Planner at aweihs@rentonwa.gov or 425-430-7312 for an appointment. Expiration: Once the Conditional Use Permit application has been approved, the applicant has two (2) years to comply with all conditions of approval and to apply for any necessary permits before the approval becomes null and void. A single two-year extension may be granted for good cause by the Administrator. Site Plan Review approval is valid for two years with a possible two-year extension. It is the responsibility of the applicant to monitor the expiration date(s).