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HomeMy WebLinkAboutMeeting 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 Renton Children’s Center 17050 116th Ave SE Unit E, Renton WA 98058 (APN 2823059009) PRE24-000012 February 13, 2025 Contact Information: Planner: Nichole Perry, 425.430.7286 Public Works Plan Reviewer: Huy Huynh, 425.430.7384, hhuynh@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: January 27, 2025 TO: Nicole Perry, Assistant Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Cascade 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. 3. The existing building already has an approved fire sprinkler and fire alarm system. Updates are required to meet the current code and any and all new tenant walls and partitions. 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: February 11, 2025 June 20, 2011 TO: Nichole Perry, Planning FROM: Huy Huynh, Development Engineering SUBJECT: 17050 116th Ave SE PRE24-000216 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 2823059009. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. The subject development is within the water service area of Soos Creek Water and Sewer District. A water availability certificate from Soos Creek Water and Sewer District is required as part of the Land use Application. 2. A copy of the water main improvements plans shall be submitted to the City of Renton as a part of the City’s Civil Construction permit. 3. The number and locations of fire hydrants shall be determined by the City of Renton Fire Department as part of the review of the project plans. SEWER 1. The subject development is within the water service area of Soos Creek Water and Sewer District. A sewer availability certificate from Soos Creek Water and Sewer District is required as a part of the Land use Application. 2. A copy of the sewer main improvement plans shall be submitted to the City of Renton as a part of the City’s Civil Construction permit. Page 2 of 2 3. If the existing homes on the sites are served by private on-site septic systems, the septic systems shall be abandoned in accordance with King County Department of Health regulations and Renton Municipal Code. Surface Water 1. A drainage review complying with the current 2022 Renton Surface Water Design Manual (RSWDM) will be required if construction is proposed to the exterior of the existing building. No drainage review shall be required if there is no construction proposed to the exterior of the building. TRANSPORTATION 1. An accessible route of travel meeting American’s With Disabilities Act’s requirements (ADA) from the public right of way to the working facilities is required and will be reviewed in conjunction with the building permit submittal. The existing onsite ADA parking and landings will also be reviewed. Additional parking spaces, restriping and ramps may be required. 2. As this project is proposing an majorly interior remodel and no new construction or additions valued at over $175,000, no street frontage improvements or right of way dedication are required, however, if during Land-Use and/or other agency reviews it is determined that outside site and parking/lot improvements are required, the project may become subject to further transportation review. 3. 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. 4. 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 Daycare center is $19.81 per square foot. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000012 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 13, 2025 TO: Pre-Application File No. PRE25-000012 FROM: Nichole D. Perry, Associate Planner SUBJECT: Renton Children’s Center - 17050 116th Ave SE, Unit E, Renton WA 98058 (APN 2823059009) 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 one-story commercial building unit (approximately 2,435 square feet) into a childcare facility named "Renton Children’s Center” at 17050 116th Ave SE, Unit E, Renton, WA 98058 (APN 2823059009). The subject property covers 593,723 square feet (13.63 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 Benson Community Planning Area and Urban Design District D overlay. According to City of Renton (COR) maps, the site does not contain critical areas. Current Use: The project site is currently developed with a commercial building and parking lot. The unit within the commercial building was most recently operated as “The Dollar Tree.” 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 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 Renton Children’s Center Page 2 of 7 February 13, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000012 children in a nonresidential structure. This definition does not include adult daycare or health services. 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 site area of approximately 593,723 square feet (13.63 acres) 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 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. 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 Renton Children’s Center Page 3 of 7 February 13, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000012 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 ten feet (10') of on-site landscaping along all public street frontages, with exceptions for walkways and driveways. If the property requires landscaping improvements, 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 and screening. 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 Renton Children’s Center Page 4 of 7 February 13, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000012 TREE SIZE TREE CREDITS 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: 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. 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 Renton Children’s Center Page 5 of 7 February 13, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000012 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 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 116th Ave SE to the west, with SE 172nd Pl via 119th Ave SE to the west providing surrounding connectivity. The access off 119th Ave SE is blocked with bollards. This access is only for non-motor vehicles. 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. Renton Children’s Center Page 6 of 7 February 13, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000012 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 would apply to any exterior modifications such as façade changes, windows, awnings, signage, etc. for the new portion of the structure, sign, or site improvement. 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 - If the urban design regulations are applicable, the land use application would include a written narrative detailing how the project meets each applicable urban design requirement. 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. The primary access from 116th Ave SE and the second access from SE 172nd Pl. No new streets or changes to the existing street layout are proposed. The site layout and driveway configurations must 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 would 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 would be verified during the formal review process. 11. Critical Areas: The project site does not have any critical areas per the City of Renton (COR) Maps; however, it is the applicant’s responsibility to determine whether any critical areas are present on the site prior to formal land use application. 12. Environmental Review: The proposal would be exempt from environmental review under the State Environmental Policy Act (SEPA) due to the portion of the tenant space to be utilized is under 4,000 square feet. 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. Permit Requirements: The proposed redevelopment will require permits and approvals. The primary permits would include: • 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 sign permit, grading permits for significant site work, or right-of- way permits if street improvements are needed. Renton Children’s Center Page 7 of 7 February 13, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000012 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. 14. 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. Fire impact fees apply to this change of use and be calculated at a later date. Please refer to the Fire Department Comments for more information. • Transportation Impact Fee: Charged based on net new PM peak hour person vehicle trips generated by the development. (input eng fees once recieved) 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. 15. 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 the building department to apply for the required building permits at PermitTech@rentonwa.gov or 425-430-7215. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000012 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 13, 2025 TO: Pre-Application File No. PRE25-000012 FROM: Robert Shuey, CBO, Director of Dev. Services/Building Official SUBJECT: Renton Children’s Center - 17050 116th Ave SE, Unit E, Renton WA 98058 (APN 2823059009) This space will require a change of occupancy classification from a Group B to a Group E, day care facility. A building permit is required for a change of occupancy classification. This will require building plans prepared by a professional designer or architect showing the existing floorplan of the building & space, and additionally showing the proposed floorplan and how the building will conform with the Washington State Existing Building Code sections 306.5 and 1001.2.2 for the change of occupancy.