Loading...
HomeMy WebLinkAbout15-000518 (R-8 Amitabul Zen Center CUP) PREAPPLICATION MEETING FOR Amitabul Zen Center 18011 112th Avenue SE PRE 15-000518 CITY OF RENTON Department of Community & Economic Development Planning Division July 23, 2015 Contact Information: Planner: Jill Ding, 425.430.6598 Public Works Plan Reviewer: Rohini Nair, 425.430.7298 Fire Prevention Reviewer: Corey Thomas, 425.430.7024 Building Department Reviewer: Craig Burnell, 425.430.7290 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). h:\ced\planning\current planning\preapps\2015 preapps\15-000518.jill\15-000518 (r-8 amitabul zen center cup).doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 23, 2015 TO: Pre-Application File No. 15-000518 FROM: Jill Ding, Senior Planner SUBJECT: Amitabul Zen Center, 18011 112th Avenue 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, 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 project site is located on the west side of 112th Avenue SE between SE 180th Street and SE 181st Street and is addressed as 18011 112th Avenue SE. The total area of the subject site is 8,797 square feet (0.21 acres) and zoning is Residential – 8 dwelling units per acre (R-8). The applicant is proposing to convert the existing single family residence to a place of Buddhist worship. Access to the site is off of 112th Avenue SE. There are no critical areas mapped on the project site. Current Use: The site is currently occupied with an existing single family residence to be converted to a Buddhist Temple. Zoning/Density Requirements: The subject property is zoned Residential-8 dwelling units per acre (R-8). Religious organizations are permitted within the R-8 zone as a Hearing Examiner Conditional Use. Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Single Family Zoning Designations” effective at the time of complete application (noted as “R-8 standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-8 zone, is 5,000 square feet for parcels being subdivided. Minimum lot width is 50 feet for interior lots and 60 feet for corner lots; minimum lot depth is 80 feet. No subdivision is proposed at this time; the existing lot complies with the minimum lot size, width, and depth requirements of the R-8 zone. Amitabul Zen Center, PRE15-000518 Page 2 of 4 July 23, 2015 h:\ced\planning\current planning\preapps\2015 preapps\15-000518.jill\15-000518 (r-8 amitabul zen center cup).doc Building Standards – The R-8 standards allow a maximum building coverage of 50% of the lot area. The maximum impervious coverage in the R-8 zone is 65%. Building height is restricted to 30 feet. Detached accessory structures must remain below a height of 15 feet and one-story. Accessory structures are also included in building lot coverage calculations. Any changes to the existing building footprint would be required to comply with these standards, review would occur at the time of building permit review. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the R-8 zone are: Front yard: 20 feet for the primary structure. Rear yard: 20 feet. Side yards: 5 feet. Side yards along streets: 15 feet Any changes to the existing building footprint would be required to comply with these standards, review would occur at the time of building permit review. Building Design Standards – Additions and/or expansions to detached or attached dwellings that are valued at fifty thousand dollars ($50,000.00) or more, or at fifty percent (50%) or greater of the most recent assessment or appraisal shall require that the entire dwelling or structure comply with the standards of the Residential Design subsection. The proposal’s compliance with the residential design standards would be verified at the time of building permit review. Fences and Retaining Walls – If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A fence taller than six feet (6') requires a building permit. New or existing fencing would need to comply with 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 site development. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information. Access/Parking: Access to the lots is proposed to remain via the existing driveway off of 112th Avenue SE. The following parking ratios would be applicable to the project site based on the use proposed: Use Number of Seats Provided Ratio Required Spaces Religious Organization Unknown Min/Max: A minimum and maximum of 1 for every 5 seats in the main auditorium; however, in no case shall there be less than 10 spaces. Unable to determine Information regarding the number of seats to be provided for worship services was not included with the pre-application materials, however staff would like to emphasize that no fewer than 10 parking spaces shall be provided on-site. Amitabul Zen Center, PRE15-000518 Page 3 of 4 July 23, 2015 h:\ced\planning\current planning\preapps\2015 preapps\15-000518.jill\15-000518 (r-8 amitabul zen center cup).doc It should be noted that the parking regulations specify standard stall dimensions. Surface parking stalls must be a minimum of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet; compact surface parking spaces shall not account for more than 30 percent of the spaces in the surface parking lots. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. Bicycle parking is required for non-residential developments exceeding 4,000 square feet in area. The existing single family residence totals 1,470 square feet in area and would not be subject to the bicycle parking requirements. Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards”. 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. Landscaping – Because the project is a conversion of a residential use to a non-residential use, compliance with landscaping regulations is required. 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. The minimum on-site landscape width required along street frontages is 10 feet. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. A conceptual landscape plan shall be submitted at the time of Short Plat application. Significant Tree Retention: A Tree Retention/ Land Clearing (Tree Inventory) Plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least 30 percent (30 %) of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. In addition to retaining 30 percent of existing significant trees, each new lot would be required to provide a minimum tree density of 2 trees per 5,000 square feet of lot area onsite. Protected trees that do not contribute to a lot's required minimum tree density shall be held in perpetuity within a tree protection tract. 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. Amitabul Zen Center, PRE15-000518 Page 4 of 4 July 23, 2015 h:\ced\planning\current planning\preapps\2015 preapps\15-000518.jill\15-000518 (r-8 amitabul zen center cup).doc 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. Critical Areas: No critical areas are mapped on the project site. Environmental Review: The proposal is exempt from Environmental (SEPA) Review in accordance with WAC 197-11. Permit Requirements: The proposal would require a Hearing Examiner Conditional Use Permit. The application would be reviewed in an estimated time frame of 10-12 weeks once a complete application is accepted. The Hearing Examiner Conditional Use Permit fee is $2,500. There is an additional 3% technology fee at the time of land use application resulting in a total fee of $2,575. Detailed information regarding the land use application submittal is provided in the attached handouts. In addition to the required land use permits, separate construction, building and sign permits would be required. The review of these permits may occur concurrently with the review of the land use permits, but cannot be issued prior to the completion of any appeal periods. Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees would apply to all projects and would be calculated at the time of building permit application and payable prior to building permit issuance. The fees are as follows and may change year to year:  Transportation Impact Fee - $1.37 per square foot;  Fire Impact Fee - $0.25 per square foot. A handout listing all of the City’s Development related fees in attached for your review. Note: When the formal application materials are complete, the applicant is strongly encouraged to have one copy of the application materials pre-screened at the 6th floor front counter prior to submitting the complete application package. Please call or email Jill Ding, Senior Planner at 425-430-6598 or jding@rentonwa.gov for an appointment. Expiration: Upon approval, the Conditional Use Permit is valid for two years with a possible two year extension.