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HomeMy WebLinkAboutEx 06_Advisory Notes.pdfDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 5 LUA25-000246 ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use action. Planning: (Contact: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov) 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall be permitted on Sundays. 3. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and /or your U.S. Fish and Wildlife Service permit. Development Engineering: (Contact: Huy Huynh, 425-430-7384, hhuynh@rentonwa.gov) 1. See attached Memo dated August 22nd, 2025 Renton Regional Fire Authority: (Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org) Environmental Impact Comments: 1. Fire impact fees are applicable at the rate of $28.02 per student for day care use. Credit will be granted for the existing office at the rate of $0.14 per square foot. This fee is paid at the time the building permit is issued. Fire Code Comments: 1. The fire flow and fire hydrant requirement is unchanged for the existing building. If a new addition is proposed, the preliminary fire flow is calculated to be 1,500 gpm. A minimum of two fire hydrants are required. One within 150 feet and one within 300 feet of the proposed larger building. One new fire hydrant would be required for any new addition as only one hydrant currently exists. Applicant has not acknowledged the requirement for a new fire hydrant and/or provided any preliminary plan to show compliance. 2. For group E Occupancy, the occupant load would have to be less than 50 people and direct outside exits doors would have to be provided from every room in which day care is provided. All exits shall be continuous to a public way. If these conditions are met, no fire sprinkler or fire alarm system would have to be installed. The applicant has not shown if this exiting requirement will or can be met as detailed plans have not been provided and the comment has not been verbally stated as being able to be met. If this exiting requirement cannot be met, fire sprinklers and fire alarm systems would have to be installed throughout the building. 3. Fire department apparatus access roadways are adequate as they exist. It appears that the neighboring buildings utilize the existing driveway as a fire lane, thus this existing fire lane shall be maintained and approved fire lane signage shall be maintained. Fire lane height clearance shall be minimum of 13 feet 6 inches. ADVISORY NOTES TO APPLICANT Page 2 of 5 LUA25-000246 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 22nd , 2025 TO: Alex Morganroth, Principal Planner FROM: Huy Huynh, Civil Engineer II SUBJECT: Radiance Learning Center 3507 NE Sunset Blvd LUA25-000246 I have reviewed the application for the Radiance Learning Center and have the following comments: EXISTING CONDITIONS The site comprises of parcel 0423059204 of approximately 13,939 square feet. The site currently contains one structure. The site is fronted by private property in the south, west, east, and NE Sunset Blvd to the North. WATER: The proposed development is within the City’s water service area. There is an existing 12-inch water main located in NE Sunet Blvd that can deliver a maximum flow capacity of 4.500 GPM (record drawing W- 031506). The static water pressure is approximately 67 PSI at ground elevation of 410. There is an existing ¾” water lateral (facility ID LAT-015790) and an existing ¾” water meter serving the parcel (Facility ID MTR- 016508). SEWER: The proposed development is within the City’s sewer service area. There is an existing 24-inch concrete gravity wastewater main located in NE Sunset Blvd (record drawing S-226809). There is an existing 8-inch PVC wastewater main located in NE Sunset Blvd (record drawing S-359007). There is an existing 8-inch concrete gravity wastewater main located on the parcel (record drawing S-003002). STORM: The site is slightly sloped from the northeast to the southwest. There is an existing 12-inch stormwater main located on the parcel (no record drawing available) STREETS: The proposed development fronts NE Sunset Blvd along the North property line. NE Sunset Blvd is classified as a Principal Arterial with a varies ROW width. WATER COMMENTS 1. Civil plans for the water main improvements are required and must be prepared by a professional engineer registered in the State of Washington. Refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix K of the City’s 2019 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. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is installed inside a steel casing. • Improvement/alteration to the existing watermain on Sunset Blvd NE is not anticipated with the proposed project. ADVISORY NOTES TO APPLICANT Page 3 of 5 LUA25-000246 2. Based on the review of project information submitted, Renton Regional Fire Authority has determined that the fire flow and fire hydrant requirement is unchanged for the existing building. • If a new addition is proposed, the preliminary fire flow is calculated to be 1,500 gpm. One new fire hydrant would be required for any new addition. The new fire hydrant is required to be within 50 feet of the fire department connection if FDC is required 3. Based on the information provided with the land use application submittal documents, the following developer’s installed water main improvements will be required to provide domestic and fire protection service to the development including but not limited to the items that follow. • Installation of a “Storz” adapter on the existing hydrants within 300 feet of the development if they are not already equipped with one. • A Double Check Valve Assembly (DCVA) is required to be installed downstream of the domestic water meter on-site • Installation of a fire sprinkler stub with a doble check detector assembly (DCDA) is required for backflow prevention to the building if the occupant loads exceed 50 students. The sizing of the fire sprinkler stub and related piping shall be done by a register fire sprinkler designer/contractor. The DCDA shall be installed on private property in an outside underground vault per City Standard Plan 350.3. The DCDA ma y be installed inside the building if meets the conditions per City Standard Plan 350.3. For the installation of DCDA inside the building, the DCDA location must be pre-approved by the City Plan Reviewer and Water Utility Department. 4. The development is subject to applicable water system development charges and meter installation fees based on the size of the water meters. 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 Civil Construction Permit issuance. • The SDC fee for water is based on the size of the new domestic water to serve the project. The 2025 water fee is $4,850.00 per 1-inch meter. • Water service installation charges for each proposed domestic water service is applicable. Water Service Installation is $2,875 per 1-in meter. • Drop-in meter fee is $460.00 per 1-inch meter. • Fire sprinkler service fee is $648.00 per 10inch service line, $3,238.00 per 1-1/2 inch service line, and $5,181.00 per 2-inch service line. • Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at civil construction permit issuance. • A credit will be applied to the existing service if abandoned. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityo fRenton SEWER COMMENTS 1. Sewer system improvement/alteration is not anticipated with the proposed change of use. • The applicant is required to provide a recorded easement for the sewer main located on the parcel. In the absence of an existing easement, a new easement must be granted to the City. 2. The development will be subject to a wastewater system development charge (SDC) fee if upgrading or addition domestic water meters are proposed. SDC fee for sewer is based on the size of the new domestic water to serve the project. 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 current sewer fee for a 1-inch meter is $4,025.00 per meter, 1-1/2-inch meter is $20,125.00 and a 2-inch meter is $32,200.00. b. SDC fees are payable at construction permit issuance. ADVISORY NOTES TO APPLICANT Page 4 of 5 LUA25-000246 c. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRenton.” STORM DRAINAGE COMMENTS 1. A geotechnical report and a Preliminary Technical Information Report (TIR) were not submitted with the Land Use Application, as the total new and replaced impervious surface area is less than 2,000 square feet • This project falls under Simplified Drainage Review and a Written Drainage Assessment will be required at the time of Civil Construction Permit. 2. There is a 2024 System Development Charge of $0.92 per sqft. SDC fees are payable at construction permit issuance. TRANSPORTATION/STREET COMMENTS 1. Frontage improvements are required for all new construction with valuation in excess of $175,000. The proposed development fronts NE Sunset Blvd to the North Property line i. Pursuant to Exemption D.2 under RMC 4-6-060, this project qualifies as an interior remodel and is therefore exempt from frontage improvement requirements. 2. Street lighting is required along all public street frontages for projects with more than 5,000 SF of commercial space. See RMC 4-6-060 for street lighting requirements. i. Streetlighting plan is not included as part of this submittal as the project consists of less than 5,000 SF of commercial space improvements. 3. All existing and proposed utility lines along the property frontage must be relocated underground per RMC 4-6-090. 4. Refer to City code 4-4-080 regarding driveway regulations. a. A minimum separation of 5 feet is required between driveway and the property line. b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. c. The maximum width of a driveway is 30 feet exclusive of the radii of the returns and taper section. d. There shall be no more than one driveway for each 165’ of street frontage serving any one property or among properties i. The submitted plan indicates two existing driveways located on the west and east sides of the property. The applicant shall revise the plan to reflect the removal of one driveway at the time of civil construction permit. 5. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. 6. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM peak) are required to do a traffic impact analysis. The trips should be calculated based on the guidelines of the current ITE Trip Generation Manual. Refer to the attached policy guidelines for traffic impact analysis for guidelines. If the site generates 20 or more new peak hour trips in either AM peak or PM peak, then applicant should contact the City to get information of the locations where traffic analysis is required. A preliminary traffic study was submitted with the land use application stating that the site does not generate 20 or more peak hour trip in either the AM or PM peak periods a. Staff concurs with this conclusion and has determined that a traffic impact analysis is not required. GENERAL COMMENTS 1. The fees listed are for 2025. The fees that are current at the time of the respective permit issuance will be levied. Please see the City of Renton website for the current fee schedule. ADVISORY NOTES TO APPLICANT Page 5 of 5 LUA25-000246 2. All civil plans shall conform to the current City of Renton survey and drafting standards. Current drafting standards can be found on the City of Renton website. 3. A separate plan submittal will be required for a construction permit for utility work and street improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington. Please see the City of Renton website for the Construction Permit Application and Construction Permit Process and Submittal Requirements. Please contact the City to schedule a construction permit intake meeting. 4. A demo permit is required for the demolition of the existing building(s). The demo permit shall be acquired through the building department. 5. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development must be underground in accordance with RMC 4-6-090. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 6. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults will require a separate building permit. Structural calculations and plans prepared by a licensed engineer will be required as part of the building permit review. 7. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 8. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-feet minimum horizontal and 1-foot vertical separation between storm and other utilities is required with the exception of water lines which require 10-feet horizontal and 1.5-feet 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.