HomeMy WebLinkAboutPRE24-000383 Meeting SummaryDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200
|www.rentonwa.gov
PREAPPLICATION MEETING FOR
Day Care Center Conversion
100 2nd St, Renton WA 98057 (APN 1823059236)
PRE24-000383
January 2, 2025
Contact Information:
Planner: Nichole Perry, 425.430.7286
Public Works Plan Reviewer: Yong Qi, 425.430.7439, yqi@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org
Building Department Reviewer: Rob Shuey, 206.550.8523, 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, Development Engineering Director, Department of
Community & Economic Development Administrator, Public Works Administrator and
City Council).
M E M O R A N D U M
DATE: December 30, 2024
TO: Nicole Perry, Assistant Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Unico Child Care
1. Fire impact fees apply to this change of use and will be calculated at a later date.
2. No fire flow or fire hydrant requirement changes for this proposed change of use. A
separate dedicated fire sprinkler supply main shall be provided for the required fire
sprinkler system. The fire department connection shall be within 50 feet of an approved
fire hydrant.
3. Per Fire Code section 102.3 and International Existing Building Code section 1002.1 and
local city ordinances, the proposed change of use would trigger the installation of an
approved fire sprinkler system as the change of use exceeds the city threshold of 5,000
square feet. The proposed change of use would also trigger the installation of an
approved fire alarm system as it exceeds the city threshold of 3,000 square feet.
Separate plans and permits are required for the installation of fire alarm, fire sprinkler
systems and any commercial kitchen cooking hood fire suppression systems. Plan
review and permitting through the Renton Regional Fire Authority.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: January 02, 2025
June 20, 2011
TO: Nichole D. Perry, Associate Planner
FROM: Yong Qi, Civil Engineer III
SUBJECT: Yo Soy Unico TI
100 S 2nd St, Renton, WA
PRE24-000383
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 #
1823059236. The following comments are based on the pre-application submittal made to the City of
Renton by the applicant.
WATER COMMENTS
1. The project is within the City of Renton’s water service area in the Valley 196 hydraulic zone.
2. There is an existing 8-inch water main located in an easement along the south side of the
adjacent property to the north that can deliver a maximum flow rate of 2,400 GPM (Record
Dwg: W-057701).
3. There is an existing 8-inch water main on the east side of Lake Ave S that can deliver a maximum
flow rate of 2,300 gpm (Record Dwg: W-033001).
4. There is an existing 12-inch water main in S 2nd St that can deliver a maximum flow rate of 5,000
gpm (Record Dwg: W-394901).
5. There is an existing 1-inch water service and meter serving the building that is connected to the
8-inch main north of the property (Facility ID No. MTR-001783). There is no backflow prevention
provided on the existing service.
6. The static water pressure is about 69 psi at elevation 36 feet.
7. The project site falls within Zone 2 of the Aquifer Protection Area (APA).
8. Below is a summary of the existing fire hydrants in the vicinity of the site.
a. One approximately 170 LF northwest of the project site on the adjacent north property
(Parcel ID: 1823059171) (Hydrant ID No. HYD-S-00271).
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b. One approximately 190 LF southwest of the project site at the intersection of S 2nd St and
Rainier Ave S (Hydrant ID No. HYD-S-00832).
c. One approximately 70 LF northeast of the project site at the landscaping on the north
adjacent property (Parcel ID: 7229500061) (Hydrant ID No. HYD-S-00283).
d. One approximately 100 LF northeast of the building the eastern landscaping area on Lake
Ave S (Hydrant ID No. HYD-S-00833).
9. Based on the review of project information submitted for the pre-application meeting, Renton
Regional Fire Authority (RRFA) has determined that no fire flow or fire hydrant requirement
changes for the proposed change of use, but an approved fire sprinkler system is required since
the change of use exceeds the City threshold of 5,000 SF. Separate plans and permits are
required for the installation of fire alarm and fire sprinkler systems. The following developer’s
installed water improvements will be required to provide domestic and fire protection service to
the development including but not limited to:
a. If no upsizing of domestic water meter is proposed, a new 1-inch reduced pressure
backflow assembly (RPBA) is required behind the meter, and it needs to be installed in
an above ground heated enclosure per COR Std. Plan 360.1 or in a suitable location
interior to the building with a drain. If upsizing of domestic water meter is proposed, a
reduced pressure backflow assembly (RPBA) of the same size as the new meter is
required behind the meter, and it needs to be installed in an above ground heated
enclosure per COR Std. Plan 360.1 (2-inch or less) or in a suitable location interior to the
building with a drain. Locations interior to the building need to be approved by the
Water Utility
b. Installation of a fire sprinkler stub with a double check detector assembly (DCDA) is
required for backflow prevention to the building. The sizing of the fire sprinkler stub and
related piping shall be done by a registered fire sprinkler designer/contractor. The DCDA
shall be installed on the private property in an outside underground vault per City
Standard Plan 350.3. The DCDA may be installed inside the building if it meets the
conditions per City Standard Plan 360.5 for the installation of a DCDA inside a building.
The location of the DCDA inside the building must be pre-approved by the City Plan
Reviewer and Water Utility.
c. The fire department connection (FDC) must be installed within 50 feet of the existing
fire hydrant (Hydrant ID No. HYD-S-00627).
d. A 15-foot-wide public water easement is required for any public water main, fire
hydrants and water meters located outside City Right of Way.
e. Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped
with one.
f. Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA)
if applicable.
2. A conceptual utility plan will be required as part of the land use application for the subject
development.
3. Civil plans for the water main improvements will be required and must be prepared by a
Professional Engineer registered in the State of Washington. Please refer to City of Renton
General Design and Construction Standards for water main extensions as shown in Appendix K of
the City’s 2021 Water System Plan. Adequate horizontal and vertical separations between the
new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas,
electrical) shall be provided for the operation and maintenance of the water main. Minimum
separation between water and all other utilities is 10-feet horizontal and 1.5-feet vertical.
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4. The development is subject to applicable water system development charges (SDC’s) fee and
meter installation fees based on the number and size of the meters for domestic use (if upsizing
is proposed) and for fire sprinkler use. Current fees can be found in the 2025 Development Fees
Document on the City’s website. Fees will be charged based on the rate at the time of construction
permit issuance.
a. The SDC fee for water is based on the size of the new domestic water, if applicable, to
serve the project. The current water fee for a single 1-inch meter is $5,025.00 per meter.
b. Water Service installation fee is $2,875.00 per 1-inch service line.
c. Drop-in meter fee is $460.00 per meter for a 1-inch meter.
d. Credit of the SDC in the amount equal to the SDC fee for the size of the existing water
meter will be applied, if abandoned.
e. Final determination of applicable fees will be made after the water meter size has been
determined. SDC fees are assessed and payable at construction permit issuance. The full
fee schedule can be found at RES 4542
SEWER COMMENTS
1. The project is within the City of Renton’s sanitary sewer service area.
2. There is an existing 8-inch wastewater main located on the south side of S 2nd St (Record Dwg: S-
394906).
3. There is an existing 8-inch wastewater main located on the west property line (Record Dwg: S-
394906).
4. There is an existing 6-inch PVC sewer stub and 4- & 6-inch concrete side sewer serving the
property from the sewer main on S 2nd St. The detailed side sewer information (e.g., location,
material, depth) needs to be surveyed by the applicant.
5. The existing sewer stub can be CCTV’d and if found acceptable of the condition and location to
the applicant and sewer department, can be re-used to serve the proposed use of the building.
Otherwise, a new sewer stub shall be installed in accordance with City standard plans and RMC
4-6-040.
6. A grease interceptor is required since there is a commercial kitchen proposed.
7. Construction activities taking place near the existing sewer line shall take care to ensure it is not
damaged. A protection plan may be required.
8. A conceptual utility plan will be required as part of the land use application for the subject
development.
9. If the existing water service will be reused, no sewer system development charges are
applicable. If the domestic water meter size is required to be upsized or additional meters are
required as a result of the project, applicable sewer SDC fees would be required. Credit would
be provided per the existing meter size.
SURFACE WATER
1. There is an existing 24-inch public stormwater main within Lake Ave S (Record Dwg: D-217208).
2. There is an existing private stormwater conveyance system and detention facility on the
adjacent properties to the west and north (Record Dwg: R-130202).
3. There appears to be drainage structures on the property that are unmapped, and no record
drawing exists. The applicant will need to verify the structure, and presumably, conveyance
system reaches along with prior design considerations.
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4. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water
Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart in the 2022 City of Renton
Surface Water Manual (2022 RSWDM) to determine what type of drainage review is required for
this site. A drainage study complying with the 2022 RSWDM will be required. Based on the City’s
flow control map, the entire site falls within the City’s Peak Rate Flow Control Standard (Existing
Site Conditions). The site falls within the Black River drainage basin.
5. The site falls within Zone 2 of the City’s Aquifer Protection Area (APA). In this zone, stormwater
open conveyance systems, 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 2022 RSWDM.
6. 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 2022 RSWDM. Separate
structural plans 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.
7. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the
new runoff created by this development to the maximum extent feasible. On-site BMPs shall be
evaluated as described in Section C.1.3 of the 2022 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.
8. A geotechnical soils report for the site is required per the 2022 RSWDM Section C.1.3. Information
on the water table and soil permeability, with recommendations of appropriate on-site BMPs per
Core Requirement #9 and Appendix C shall be included in the report. The report should also
include information concerning the soils, geology, drainage patterns and vegetation present shall
be presented in order to evaluate the drainage, erosion control and slope stability for site
development of the proposed plat. The applicant must demonstrate the development will not
result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff.
9. 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.
10. Public utility easements are required for any new and existing public storm mains and structures
that are not located within the public right of way.
11. Erosion control measures to meet the City requirements shall be provided.
12. The current City of Renton Surface Water Standard Plans that shall be used in all onsite 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.
13. 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.
• The 2025 Surface water system development fee is $0.94 per square foot of new
impervious surface, but no less than $2,350.00.
• The full schedule can be found at: RES 4542.
TRANSPOTATION
1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions
exceed an overall valuation is greater than $175,000, the project site(s) shall be required to meet
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the City’s Complete Streets Standards.
2. Since the overall exterior remodel and construction valuation is estimated to be less than
$175,000, in accordance with RMC 4-6-060, no street frontage improvements or right of way
dedication are required. However, if during Land-Use review it is determined that the exterior
additions exceed an overall valuation of $175,000, the project may become subject to further
transportation review.
3. Refer to City code 4-4-080 regarding driveway regulations.
a. Driveways shall not be closer than 5 feet to any property line.
b. Driveway width shall not exceed 30 feet exclusive of the radii of returns or tapers.
c. There shall be no more than one driveway for each 165 feet of frontage, an additional
driveway is allowed for each additional 165 feet of frontage. The existing driveway access
to S 2nd St shall be closed.
4. An accessible route of travel meeting American’s With Disabilities Act’s requirements (ADA) from
the public right of way to the building is required and will be reviewed in conjunction with the
building permit submittal. The existing onsite ADA parking and landings will also be reviewed.
5. Since the project is proposing a change in use that may result in additional traffic, 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 or PM peak hours, a traffic impact analysis will
be required.
6. The development is subject to transportation impact fees. Fees will be assessed at the time of a
complete building permit application. The 2025 transportation impact fee for net new pm peak
hour person vehicle trips is $8,031.94 per trip.
GENERAL COMMENTS
1. Fees quoted in this document reflect the fees applicable in the year 2025 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.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2025\PRE24-000383
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: January 2, 2025
TO: Pre-Application File No. PRE24-000383
FROM: Nichole D. Perry, Associate Planner
SUBJECT: Day Care Center Conversion - 100 2nd St, Renton, WA 98057 (APN
1823059236)
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, Development
Engineering 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 https://www.codepublishing.com/WA/Renton.
Project Proposal: The applicant is proposing to convert an existing two-story office building (5,445
square feet) into a childcare facility named "Yo Soy Unico" at 100 S 2nd Street, Renton, WA 98057
(APN 1823059236). The subject property covers 14,040 square feet (0.32 acres) and is situated
within the Commercial Arterial (CA) zoning district. The Comprehensive Plan designation for the
site is Commercial Mixed Use (CMU), and it is located within the City Center Community Planning
Area and Urban Design District D overlay. According to City of Renton (COR) maps, the site is in a
high seismic hazard area and is within Zone 2 of the Downtown Wellhead Protection Area.
Additionally, the property is subject to the provisions of Part 77 – Airport Height Restrictions.
Current Use: The project site is currently developed and was most recently operated as Warren
Barber and Fontes, a legal services office.
Zoning/Land Use Designation, and Overlays: The property is located within the Commercial
Mixed Use (CMU) land use designation, the Commercial Arterial (CA) zoning designation, and
Urban Design District - D. The property is also subject to (FAR) Part 77 – Airport Height
Restrictions. The proposed use is to operate as a day care center.
According to RMC 4-2-060, Zoning District Uses and Standards, daycare centers are a permitted
use within the CA zone. As defined in RMC 4-11-040, Section E, a Day Care Center is a daycare
operation licensed by the State of Washington (WAC 388-73-014) that serves thirteen (13) or
more children within any 24-hour period or any number of children in a nonresidential structure.
This definition does not include adult daycare or health services.
Day Care Center
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1. Development Standards:
Minimum Lot Size, Width and Depth – The submitted plans should show compliance with the
minimum lot size requirement of 5,000 square feet in the CA zone. There are no specified
minimum width or depth standards.
The combined site area of approximately 0.32 acres (14,040 square feet) exceeds the
minimum lot size requirement. If any site modifications or lot boundary adjustments are
proposed, they must meet dimensional standards prior to building permit issuance.
Submitted plans would need to show compliance with the required lot size and dimensional
standard with the land use application.
Setbacks – The CA zone requires a 15-foot minimum front/secondary front yard setback and
a 20-foot maximum front/secondary front yard setback, with no rear or side setbacks unless
the site abuts a residential zone, in which case a 15-foot setback is required.
Since the proposal involves retaining the existing building, the applicant should verify that
any changes to the site layout or additions comply with these setback requirements.
Submitted plans would need to show the existing structures and any future structures or
additions to the existing building must comply with the required setbacks at the time of
formal land use application.
Building Height and Impervious Surface Coverage – The maximum permitted building height
in the CA zone is 50 feet. The existing structure is below this maximum, and any future
changes must stay within the allowable height. The maximum impervious surface coverage is
65% of the lot area, or 75% if parking is provided within a building or an on-site parking garage.
The formal land use review will verify compliance with these standards. The property is also
subject to (FAR) Part 77 – Airport Height Restrictions. The building height and coverage
requirements would be verified at the time of formal application if choosing to make
building modifications.
If the existing building does not comply with the required setbacks for the CA zone. Any
changes to the building footprint would be required to meet all development standards in
the CA zone. See below for non-conforming requirements.
Nonconforming Structures: The cost of alterations, remodels, or renovations of a legal
nonconforming structure, except single family dwellings, shall not exceed an aggregate cost
of forty percent (40%) in twelve (12) months or sixty percent (60%) in forty-eight (48) months
of the value of the structure, based upon its most recent assessment or appraisal, unless the
changes make the structure more conforming, or are used to restore to a safe condition any
portion of a structure declared unsafe by the Building Official. Mandatory improvements for
fire, life safety or accessibility, as well as replacement of mechanical equipment, do not count
towards the cited monetary thresholds. Alterations, remodels, or restoration work shall not
result in or increase any nonconforming condition unless permitted by RMC 4-10-050A.4,
Limits on Enlargement.
Nonconforming Site Development Standards: For remodels or other alterations of an existing
structure made within any three (3) year period which together exceed one hundred percent
(100%) of the assessed or appraised value of the existing structure, the site shall be brought
into compliance with the current development regulations. For remodels or other alterations
within any three (3) year period which exceed thirty percent (30%) of the assessed or
Day Care Center
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appraised value, but do not exceed one hundred percent (100%), proportional compliance
shall be required, as provided below. Remodels or other alterations within any three (3) year
period that do not exceed thirty percent (30%) of the assessed or appraised value shall not be
required to comply with the nonconforming site development requirements. Mandatory
improvements for fire, life safety or accessibility, as well as replacement of mechanical
equipment, do not count towards the cited monetary thresholds.
Proportional Compliance: The required physical site improvements to reduce or eliminate
the nonconformity of the site shall be established by the following formula:
1. Divide the dollar value of the proposed structure improvements, excluding mechanical
equipment and mandatory improvements for life, safety, or accessibility, by the assessed or
appraised value of the existing structure(s).
2. The monetary value of that percentage is then multiplied by ten percent (10%).
3. The dollar value of this equation is then applied toward reducing the nonconformities.
Example:
• Value of existing structure(s) equals $100,000;
• Value of proposed improvements equals $20,000;
• 10% multiplied by $20,000 equals $2,000;
• $2,000 would be applied toward reducing the nonconformities.
4. The Department shall determine the type, location and phasing sequence of the proposed
site improvements.
2. Refuse and Recycling Areas: Per RMC 4-4-090.E.3 for commercial, industrial and other
nonresidential developments, the property development standards require a minimum of
two (2) square feet per 1,000 square feet of building gross floor area for recyclables deposit
areas and a minimum of four (4) square feet per 1,000 square feet for refuse deposit areas. A
total minimum area of one hundred (100) square feet shall be provided for recycling and
refuse deposit areas. The exact total area required will depend on the square footage of the
existing buildings retained for the new use(s). The applicant should provide a calculation of
the refuse and recycling space requirements based on the gross floor area of the existing
structures, ensuring the designated areas meet the minimum standards.
Refuse and recyclables deposit areas can be centralized or dispersed throughout the site, but
they must be easily accessible for users and collection trucks. The proposal should also include
details on the location and design of these areas to ensure compliance with accessibility
requirements. Verification of compliance would occur during the formal land use review
process.
3. Landscaping: Changes 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 requires landscaping. If the proposal requires landscaping, the plans will need to
comply with the landscaping requirements for all pervious areas within the property
boundaries Areas not covered by structures, parking, access, circulation, or patios must be
landscaped with native, drought-resistant vegetation. The project will also need to provide
Day Care Center
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ten feet (10') of on-site landscaping along all public street frontages, with exceptions for
walkways and driveways.
A detailed landscape plan will need to be submitted as part of the formal land use
application, demonstrating compliance with these standards and any additional
requirements for buffering, screening, and critical area protection.
4. Significant Tree Retention: Application materials do not identify that there are mature trees
on the site. When significant trees (greater than 6-inch caliper or 8-caliper inches for alders
and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan
along with an arborist report, tree retention plan 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 30% of significant trees. Please refer to RMC 4-4-130,
Tree Retention and Land Clearing Regulations for further general and specific tree retention
and land clearing requirements.
In addition to retaining a minimum of 30% of existing significant trees, each new lot would be
required to provide a minimum tree density of 30 tree credits per net acre. Tree credits
encourage retention of existing significant trees with larger trees being worth more tree
credits.
TREE SIZE TREE CREDITS
New small species tree 0.25
New medium species tree 1
New large species tree 2
Preserved tree 6 – 9 caliper inches 4
Preserved tree 10 – 12 caliper inches 5
Preserved tree 12 – 15 caliper inches 6
Preserved tree 16 – 18 caliper inches 7
Preserved tree 19 – 21 caliper inches 8
Preserved tree 22 – 24 caliper inches 9
Preserved tree 25 – 28 caliper inches 10
Preserved tree 29 – 32 caliper inches 11
Preserved tree 33 – 36 caliper inches 12
Preserved tree 37 caliper inches and greater 13
Significant trees shall be retained in the following priority order:
Day Care Center
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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; significant trees over sixty feet (60') in height or greater than
eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting
properties from strong winds, which could otherwise allow such sheltered trees to be blown
down if removed.
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 Administrator may authorize the planting of replacement trees on the site if it can be
demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-
4-130H.1.e can be met.
Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-
040, Definitions D, of a property. A formal tree retention plan and tree credit worksheet
prepared by an arborist or landscape architect would be required if the proposal includes any
expansion or addition of the existing building.
5. Screening: Screening is required for all surface-mounted and rooftop utility and mechanical
equipment as per RMC 4-4-095, Screening and Storage Height/Location Limitations. The
proposal should include elevations and details of the methods used for screening any
equipment if applicable. Screening measures should address visual impact reduction for areas
where vehicles or contractor equipment may be stored. Compliance will be verified during
the formal land use review process.
6. Fences/Retaining Walls: If the project includes fencing or retaining walls, their locations must
be clearly shown on the landscape plan and grading plan, including top of wall and bottom of
wall elevations. Any retaining wall that is four feet (4’) or taller (measured from the footing
to the top of the wall) will require a building permit. The maximum allowable height for fences
and retaining walls is 72 inches, subject to additional height restrictions in setbacks and clear
vision areas, as noted in RMC 4-4-040D.
If the proposal includes a fence on top of a retaining wall, ensure that the total combined
height does not exceed the height limit for a standalone fence. The plans should also consider
screening requirements for any fenced yard areas and ensure an adequate visual buffer.
7. Parking: For daycare centers, the requirement is a minimum and maximum of 1.0 parking
space per employee, and 2.0 drop-off/pick-up spaces within 100 feet of the main entrance for
every 25 clients of the program.
The applicant must provide detailed parking information with the formal land use application,
including stall dimensions, drive aisle measurements, and total parking calculations based on
the actual square footage used for daycare operations. In addition, the applicant shall submit
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a pedestrian pick-up/drop-off plan for parents and children in order to ensure safe passage
between vehicles and the building. The plans should ensure that:
• Surface parking stalls have minimum dimensions of 9 feet x 20 feet, with compact stalls
measuring 8½ feet x 16 feet and parallel stalls measuring 9 feet x 23 feet.
• Compact spaces do not exceed 30% of the total spaces in surface parking areas.
• ADA-accessible stalls meet the required dimensions of 8 feet in width by 20 feet in length,
with an adjacent 8-foot-wide access aisle for van-accessible spaces. The number of ADA stalls
must align with the total parking provided.
• Bicycle Parking: Bicycle parking must be provided at a rate of 10% of the number of
required parking spaces. Depending on the scenario chosen and the total number of spaces,
the applicant must ensure compliance with RMC 4-4-080F.11 for bicycle parking standards.
8. Access/Driveways: Within the CA zone, parking, loading, and driveway regulations specified
in RMC 4-4-080 will apply, particularly if the project involves modifications to the existing
buildings or new construction. The maximum driveway slope shall not exceed eight percent
(8%). The Administrator may allow a driveway to exceed eight percent (8%) slope but not
more than fifteen percent (15%) slope, upon proper application in writing and for good cause
shown, which shall include, but not be limited to, the absence of any reasonable alternative.
To exceed fifteen percent (15%), a variance from the Administrator is required.
The primary access and exits for the site appear to be off Lake Avenue to the east, with 2nd
Street to the south and Rainier Avenue S to the west providing surrounding connectivity.
The formal land use review will verify compliance with access standards, including the
adequacy of the driveways for fire access, loading areas, and general circulation. The
applicant will ensure that the proposed driveway design accommodates safe access for both
vehicle circulation and pedestrian safety, particularly for drop-off/pick-up traffic associated
with the daycare center.
9. Urban Design Regulations: The proposal requires compliance with the Urban Design
Regulations for District D in RMC 4-3-100. Design District D standards likely apply to the
exterior design of the business only. This could include facade treatments (materials, colors,
windows), landscaping and buffering requirements, parking lot standards. These standards
ensure compatibility with the commercial character of the area and address the visual impact
of the use. Per RMC 4-3-100.B.1 -
1. Applicability:
a. The following development activities shall be required to comply with the provisions
of this Section:
Re-use of a nonconforming structure, for any purpose, that has been vacant for more
than one year;
Exterior modifications such as facade changes, windows, awnings, signage, etc., shall
comply with the design requirements for the new portion of the structure, sign, or site
improvement.
The building appears to have been vacant for more than a year based on site photos,
which requires the project to meet all UD standards.
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The land use application must include a written narrative detailing how the project meets
each applicable urban design regulation. The applicant should refer to the full Urban Design
Regulations in RMC 4-3-100 and ensure all relevant guidelines and standards are addressed
in the land use application.
10. Street Pattern: The proposal will maintain the existing street pattern with the site plan,
keeping two access points for vehicles. One from Lake Ave S and the other from 2nd St. No
new streets or changes to the existing street layout are proposed. The site layout and
driveway configurations will support safe and efficient access for the daycare facility’s
intended uses, including drop-off and pick-up zones, staff parking, and general circulation.
Further assessment may be needed to confirm that the driveway locations and widths meet
city standards and accommodate the anticipated traffic flow, particularly during peak hours
of operation. Compliance with RMC standards will be verified during the formal review
process.
11. Critical Areas: The project site is mapped within a high seismic hazard area and wellhead zone
2 area. It is the applicant's responsibility to verify the presence of any additional critical areas
on the site before submitting the formal land use application, and to include mitigation
strategies for any identified impacts.
Due to the presence of geological hazards, a geotechnical study may be required at the time
of building permit application, to be determined by the Building Official. The study shall
specifically document that the proposal will not increase the threat of the geological hazard
to adjacent or abutting properties beyond pre-development conditions; and the proposal
will not adversely impact other critical areas; and the development can be safely
accommodated on the site. It is the applicant’s responsibility to determine whether any
other critical areas are present on the site prior to formal land use application.
12. Environmental Review: The proposal would require environmental review under the State
Environmental Policy Act (SEPA) due to the building being over 4,000 square feet on site and
change of use.
If you choose to have the City as the lead agency for SEPA, the City’s Environmental Review
Committee will review the checklist and issue a Threshold Determination prior to any permit
approvals. The review process will evaluate whether the proposed activities, including any
modifications to the site or changes in land use, will have significant environmental impacts
and, if necessary, will identify required mitigation measures to address those impacts.
13. Site Plan Approval: Per RMC 4-9-200, site plan review is required all development regardless
of zone. The purpose of the site plan review process is to analyze the detailed arrangement
of project elements to mitigate negative impacts where necessary to ensure project
compatibility with the physical characteristics of a site and with the surrounding are. Site plan
review ensures quality development consistent with the City goals and policies. Site Plan
review analyzes elements including, but not limited to, site layout, building orientation and
design, pedestrian and vehicular environment, landscaping, natural features of the site,
screening and buffering, parking and loading facilities, and illumination to ensure
compatibility with the potential future development. Decision criteria approval are itemized
in RMC 4-9-200E.3.
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14. Permit Requirements: The proposed redevelopment will require permits and approvals. The
primary permits likely needed include:
• Environmental Review (SEPA): A SEPA review will be required due to the building being
over 4,000 square feet and a change of use. An Environmental Checklist must be submitted
as part of the application.
• Site Plan Review: As required by RMC 4-9-200, site plan review will be necessary for the
development in the CA zone to ensure the proposed uses comply with City goals and
standards.
• Building Permits: Any modifications to existing structures or new construction will require
building permits. If the project includes retaining walls, fences, or outdoor storage areas,
separate permits may also be needed.
• Other Permits/Approvals: Additional permits may be required based on specific site
improvements, such as grading permits for significant site work, or right-of-way permits if
street improvements are needed.
The applicant should ensure that all application materials and required plans are submitted
according to the City’s submittal requirements, and compliance with permit conditions and
mitigation measures will be verified during the formal review process. The proposed project
would require an Administrative Conditional Use Permit. The applications would be
processed concurrently within an estimated time frame of 8 weeks under the 2025
application fees. A 5% technology fee would also be assessed at the time of land use
application. All fees are subject to change. Detailed information regarding the land use
application submittal can be found on the City’s Permit Center website. The City now requires
electronic plan submittal for all applications. Please refer to the City’s Electronic File
Standards.
Detailed information regarding the land use permit application submittal requirements can
be found on online under the Submittal Requirements for site plan review documents. 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.
15. Waivers of Submittal Requirements: The submittal checklist is not an exhaustive list of
submittal requirements and may be modified in cases where additional information is
required to complete the review of an application. In addition, non-applicable submittal
requirements may be waived. The applicant should contact the assigned Project Manager if
there are any questions regarding submittal requirements.
16. Public Information Sign: A Public Information Sign is required for Site Plan Review. As
stipulated for all Type II Land Use Permits under RMC 4-8-080. The sign serves to inform the
public of potential land development activities, the specific permits or actions being
considered by the City, and to encourage public participation in the review process.
Per RMC 4-8-090, the applicant must adhere to the specifications provided in the Public
Information Sign handout, which details requirements for the sign’s construction, installation,
location, and size. The applicant is solely responsible for the installation, maintenance,
removal, and associated costs of the sign throughout the project’s review period. Compliance
with these requirements will be verified during the land use application process.
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17. Impact Fees: In addition to standard building and construction fees, impact fees will be
required for the proposed redevelopment. These fees are subject to change, and the rates in
effect at the time of building permit issuance will apply. For informational purposes, the 2025
impact fees are as follows:
• Fire Impact Fee: The current rate is assessed per square foot of new development. Please
refer to the Fire Department Comments.
• Transportation Impact Fee: Charged based on net new PM peak hour person vehicle trips
generated by the development.
The applicant should refer to the most up-to-date City of Renton Development Fee Schedule
for accurate impact fee rates and other development-related fees. It is advisable to verify
current rates during the building permit application process to ensure accurate fee
calculations.
18. Next Steps: When the formal application materials are complete, the applicant must have the
materials pre-screened prior to submitting the complete application package. This step
ensures that all required documents are in order and meet the City's submission standards.
Please contact Nichole Perry, Associate Planner, at 425-430-7286 or nperry@rentonwa.gov
to submit the pre-screen materials and for assistance with the subsequent land use
application.
