HomeMy WebLinkAboutPN_Fairyland_v1Tenant Improvement for Fairyland Learning
17630 108th Ave SE, Renton WA 98055
PROJECT NARRATIVE: TENANT IMPROVEMENT - FAIRYLAND EARLY LEARNING
Zoning: Change of occupancy
This project represents a TENANT IMPROVEMENT within existing shell, interior only.
The area to be improved is 4,500 sq. ft. used as a daycare facility.
Water Availability and Sewer Availability Certificated are enclosed.
Project Proposal:
This project proposes to establish a childcare center for 58 children. There are 4 rooms
for children 2 1/2 - 5 years old and one room for children 18 months - 2 1/2 years old.
T.I. includes Entrance, 5 classrooms, playroom, kitchenette, restrooms, and storage.
No exterior work is proposed.
Occupancy change:
The proposed T.I. is within an existing building. At this time the space is vacant.
The other tenant is a Veterinary care.
The building was fully updated in 2022. Occupancy certificate issued on 12/8/2022 by
the City of Renton based on Building Permit B16001848.
Last use was food related, Occupancy A-2
Applicant is asking for Occupancy E and I.
Childcare (Daycare) is allowed within Commercial Arterial, Zoning (CA)
Non-conforming Structures:
There is no exterior work, or site work proposed in this application.
Current valuation - appraisal of the building is $2,302,400.00
The entire building is 7,475 sq. ft. Childcare will be 4,500 sq. ft.
This tenant is 60% of the building, valued at $1,381,440.00
Cost of alterations shall not exceed 40% in 12 months. which is monetary threshold
less than $550,000.
Therefore, the structure can remain nonconforming.
Refuse and Recycling:
During construction:
The shell is practically empty, therefore very little demolition (refuse) is expected.
A dumpster will be placed temporarily in the rear parking lot.
Refuse and Recycling after occupancy:
On site refuse and recyclables shall be located:
Landscaping: No exterior work or site work is proposed.
There are no mature trees on the property.
Total value of improvements shall not exceed 40%. Therefore no landscaping is
triggered.
page 2 of 2
Parking:
Parking analysis and calculations:
All parking is established and striped as follows:
DAYCARE AREA (SQ. FT.): 4,500 SQ.FT.
ENTIRE BUILDING TOTAL: 7,475 SQ.FT.
TOTAL PARKING STALLS ON LOT: 38
PARKING DESIGNATION NUMBER OF PARKING
CHILDREN TOTAL 58 6
STAFF 7 7
REQUIRED PARKING 13
REQUIRED DISABLED PARKING 1
TOTAL PROVIDED: 15
DISABLED PROVIDED SHARED 2
VETERINARIAN ANIMAL CARE 1/200 S.F. 15
TOTAL PROVIDED 15
PARKING REQUIRED TOTAL 30
DISABLED PARKING TOTAL 2
EXISTING PARKING ON LOT 38
Bicycle parking is proposed on south side of building for a total of 4 bicycles.
It is > 10% of the vehicle parking count.
Urban Design Regulations:
This T.I. project includes only Interior Remodeling, with no changes to the facade.
Therefore it is exempt from RMC 4-3-100
Environmental Review:
SEPA Determination for this T.I. is of the NON SIGNIFICANCE (DNS).
The site contains no critical areas.
Site Plan Approval: Site plan submitted. There is no site work or exterior work
proposed.
Impact Fees:
The structure was issued the CERTIFICATE OF OCCUPANCY on 12/8/2022.
This space was vacant for only 1 year and 4 months. Therefore no impact fees should
be imposed. Occupancy certificate enclosed.