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HomeMy WebLinkAboutPRE_Pre-App Summary_260526_v2DEPARTMENT 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 The Hive & Hub Daycare Center 3300 Maple Valley Hwy, Renton, WA 98058 PRE26-000153 May 28, 2026 Contact Information: Planner: Valerie Porter, 425-430-7288, vporter@rentonwa.gov 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 to engineers, architects, and contractors who will work on the project. You will need to submit a PDF copy of this packet when you apply for land use and/or environmental permits. When the project application is ready for submittal, you may email the project planner to start the prescreen process. Similarly, you may contact the assigned planner if there are any questions regarding submittal requirements. 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: May 12, 2026 TO: Valerie Porter, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Hive and Hub Day Care 1. The fire flow is adequate and unchanged from the previous occupancy. No additional fire hydrants are required. 2. The proposed change of use will require modifications to the existing fire sprinkler and fire alarm systems. These modifications shall include adding full smoke detection coverage throughout the proposed day care area along with the normal horn and strobe requirements. Separate plans and permits are required to be submitted to and obtained from the Renton Regional Fire Authority. 2. Fire impact fees will be charged for the change of use. Current rates for day cares are $63.96 per student/occupant. Credit for the previous use as an office is allowed at the current office rate of $0.28 per square foot. This fee is paid at the time of building permit issuance. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 26th, 2026 TO: Valerie Porter, Senior Planner FROM: Huy Huynh, Civil Engineer II SUBJECT: Hive & Hub Child Care 3300 Maple Valley Hwy PRE26-000153 I have reviewed the application for the Hive and Hub Child Care and have the following comments: EXISTING CONDITIONS The site comprises of parcel 212305-9118 of approximately 58,950 square feet. The site currently contains multiple structures. The site is fronted by private property in North and East, Maple Valley Hwy to the South and Monroe Ave SE to the West. WATER: The proposed development is within the Valley 196 Pressure Zone within the City of Renton’s service area. There is an existing 12-inch water main located in Monroe Ave SE that can deliver a maximum flow capacity of 2,800 GPM (record drawing W-097602). The static water pressure is approximately 56 PSI at ground elevation of 66. There is an existing 1-inch water lateral and meter serving the parcel (facility ID LAT-014920 & MTR-015295). There is an existing 6-inch fire service and double detector check assembly (DCDA) along Monroe Ave SE (facility ID LAT- 015359 & MTR-016314) serving the parcel. There is an existing 1-inch water lateral and meter for the irrigation system serving the parcel with a 1” double check valve assembly (DCVA) (Facility ID LAT-014919 & MTR-015296). There is an existing 6-inch lateral serving the existing hydrant along Maple Valley Hwy (facility ID LAT-021495 & HYD-SE-00188) which connects to the existing 12” water main along Maple Valley Highway. SEWER: The proposed development is within the City’s sewer service area. There is an existing 8-inch concrete gravity wastewater main located in Monroe Ave SE (record drawing S-007110). There is an existing 6-inch concrete stub located in Monroe Ave SE (record drawing S-007110). There is an existing 42-inch concrete King County wastewater main located in Maple Valley Highway (no record drawing). STORM: The site is relatively flat. There is an existing 12-inch stormwater main located in Monroe Ave SE (see record drawing R-139822). There is an existing 15-inch stormwater main located in Maple Valley Hwy (see record drawing R-139822). STREETS: The proposed development fronts Monroe Ave SE along the Western property line. Monroe Ave SE is classified Residential Access Street with varies ROW width. Maple Valley Hwy is classified as Principle Arterial with 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 in Monroe Ave SE is not anticipated. 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. 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. • Approved fire sprinkler and fire alarms systems are required throughout the entire proposed space • Installation of a “Storz” adapter on the existing hydrants within 300 feet of the development if they are not already equipped with one. • Existing 1-inch water service and meter may be reused if sized appropriately per the most recent Uniform Plumbing Code (UPC). If existing service and meter is not adequately sized, a new service and meter is require for installation for commercial buildings. City has no records of an existing backflow prevention assembly. Installation of a Reduced Pressure Backflow Assembly (RPBA) is required downstream of the existing water meter in an above ground heated enclosure meter per COR Std Plan 360.1. The RPBA may be located inside the building if a drainage outlet for the relief valve is provided, and the location is 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 2026 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=CityofRenton SEWER COMMENTS 1. Sewer system improvement/alteration is not anticipated with the proposed change of use. • The existing sewer stub may be reused provided that a CCTV is submitted and approved by the Wastewater Utility Department. • If a commercial kitchen is proposed then a grease interceptor is required 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 2026 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. 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. Surface water improvements are not anticipated based on the materials submitted with the pre- application. The proposed project is a tenant improvement and does not include any new or replaced impervious surface. TRANSPORTATION/STREET COMMENTS 1. Per RMC 4-8-080.D, the proposed project is considered an interior tenant improvement; therefore frontage improvement is not required for Monroe Ave SE or Maple Valley Hwy. 2. An accessible route of travel meeting American’s 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. 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 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 charged based o the rate at the time of building permit issuance. a. The 2026 transportation impact fee for net new pm peak hour person vehicle trip is $8,031.94 GENERAL COMMENTS 1. The fees listed are for 2026. 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. 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. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 15, 2026 TO: Valerie Porter, Senior Planner FROM: Scott Mitchell, Lead Building Inspector SUBJECT: The Hive & Hub, LLC 3300 Maple Valley Hwy, Renton, WA 98058 Parcel No.: 5126900211 1. This project will require a change of occupancy classification from a Group B occupancy to a Group I4 occupancy. A new Certificate of Occupancy is required prior to the proposed use. A building permit is required for a change of occupancy classification. This will require building plans prepared by a professional architect showing the existing floorplan of the building 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. 2. Additional permits shall be required as necessary for any mechanical, electrical, or plumbing modifications/alterations/additions. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000153 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 28, 2026May 27, 2026 TO: Pre-Application File No. PRE26-000153 FROM: Valerie Porter, 425-430-7288, vporter@rentonwa.gov SUBJECT: The Hive & Hub Daycare Center 3300 Maple Valley Hwy, Renton, WA 98058 Parcel No.: 5126900211 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 subject property is located at the northeast corner of the intersection of Maple Valley Highway and Monroe Ave SE. The site is approximately 58,950 square feet (1.35 acre) in size and is currently developed with a two-story office building approximately 9,440 square feet, a single-story storage building approximately 2,183 square feet, and a one-story office building attached to the storage building approximately 1,920 square feet. The applicant proposes to change the use for a suite on the first floor in the primary building that is approximately 4,791 square feet. According to City of Renton (COR) Maps, the subject parcel is located within a high seismic hazard area and the northeastern portion of the is within the Maplewood Zone 2 Wellhead Protection Area. Current Use: The site is currently developed with three office buildings on a site approximately 13,200 square feet in size and an associated paved surface parking lot with approximately 57 stalls. 1. Zoning /Land Use Designation, and Overlays: The Comprehensive Plan designation for the site is Residential High Density (RHD), and it is located within the Commercial Neighborhood (CN) zoning designation. The property is also located within the Urban Design District ‘D’ overlay. Therefore, the project is required to comply with the design standards outlined in RMC 4-3-100, Urban Design Regulations. According to RMC 4-2-060, Uses Allowed in Zoning Designations, day care centers is permitted use within the CN zone. 2. Development Standards: The proposal is subject to RMC 4-2-120A, Development Standards for Commercial Zoning Designations (CN, CV, CA, & UC), effective at the time of complete application. The Hive & Hub Daycare Center Page 2 of 7 May 28, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000153 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 CN zone. There are no specified minimum width or depth standards. The site area of approximately 58,950 square feet (1.35 acres) and exceeds the minimum lot size requirement. The proposal is not proposing to change the lot lines and is compliance with the lot size requirement. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the CN zones are as follows: DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS SETBACKS Minimum Front Yard 15 ft. Maximum Front Yard 20 ft. Minimum Secondary Front Yard 15 ft. Maximum Secondary Front Yard 20 ft. Minimum Rear Yard None, except 15 ft. if lot abuts a lot zoned residential. Minimum Side Yard None, except 15 ft. if lot abuts a lot zoned residential. Clear Vision Area In no case shall a structure over 42 in. in height intrude into the 20 ft. clear vision area defined in RMC 4-11-030. Building Height and Impervious Surface Coverage – The maximum permitted building height in the CN zone is 35. 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 proposal is to retain the existing building. If the applicant proposes any changes to the building footprint, the site is required to meet all development standards in the CN zone to the greatest extent possible and feasible. 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 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: The Hive & Hub Daycare Center Page 3 of 7 May 28, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000153 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. 3. Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. If applicable, the application would need to include elevations and details for the proposed methods of screening. For outdoor loading areas, screening is not required except when the subject commercial or industrial lot abuts or is adjacent to a residentially zoned lot and the regulated activity is proposed on the side of the property abutting or adjacent to the listed zones. In such cases, a fence, or landscaping, or a landscaped berm, or any combination of the same is required to achieve adequate visual or acoustical screening. These provisions may be modified through the site plan development review process, or the modification process for site plan exempt proposals, where the applicant can show that the same or better result will occur because of creative design solutions, unique aspects or use, etc. Please see RMC 4-4-095, Screening and Storage Height/Location Limitations, for additional information. No mechanical or utility equipment was identified in the submitted material. Compliance will be determined at the time of a formal application. 4. Refuse and Recycling Areas: All new developments must provide on-site refuse, recyclables, and compostables deposit areas and collection points in compliance with RMC 4-4-090, Refuse and Recyclables Standards. Office, educational and institutional development projects are required to provide 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 recyclables and refuse deposit areas. Collection points shall be located in a manner so that hauling trucks do not obstruct pedestrian or vehicle traffic on-site, or project into any public right-of-way. Additional details related to container size and screening were not provided. 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. Compliance with the refuse and recyclable standards must be demonstrated at the time of a formal application. 5. Landscaping: The proposal would be subject to the Landscaping Regulations in RMC 4-4-070, Landscaping. Please refer to the landscaping regulations (RMC 4-4-070) in their entirety for additional general and specific requirements. A conceptual landscape plan is required for an addition to an existing building that increase the gross square footage of the building by greater than one-third (1/3) or changes in the use of a property or remodel of a structure that requires improvements equal The Hive & Hub Daycare Center Page 4 of 7 May 28, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000153 to or greater than fifty percent (50%) of the assessed property valuation. The plan must be provided with a formal application as prepared by a registered Landscape Architect or other certified professional. 6. Significant Tree Retention: 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 must be provided with the formal land use application as defined in RMC 4-8-120, Submittal Requirements – Specific to Application Type. 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, active land development permits would be required to provide a minimum tree credit retention requirement 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 13 – 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: 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") The Hive & Hub Daycare Center Page 5 of 7 May 28, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000153 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 of a property, as defined in RMC 4-11-040, Definitions D, of a property. A formal tree retention/planting plan and Tree Retention and Tree Credit Worksheet prepared by an arborist or landscape architect would be reviewed at the time of land use application. 7. 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 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, please ensure 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. Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry products 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. No fences or retaining walls were shown on the submitted materials. For additional information about fences and retaining walls, please refer to retaining wall standards outlined under RMC 4-4-040. 8. Parking: The number of required parking spaces is based on the proposed land use per RMC 4-4-080, Parking, Loading, and Driveway Regulations. Day care centers are required to provide a minimum and maximum of one (1) parking stall for each employee and two (2) parking stall drop-off/pick-up spaces within 100 feet of the main entrance for every 25 clients of the program. Currently, the site has approximately 57 parking stalls. The applicant will be required at the time of land use application to provide a parking analysis of the subject site (analysis should include parking requirements for all uses on the site with calculations based on the requirements noted above). 9. Access/Driveways: Access to the site will continue to be gained from an existing driveway off of Monroe Ave SE and off Maple Valley Hwy via an adjacent parcel. Driveway widths and quantity are limited by the driveway standards, in RMC 4-4-080I. Driveways shall not be closer than 5 feet (5’) to any property line and not exceed 40% of the street frontage. The width of any driveway shall not exceed 30 feet. There shall be no more than one driveway for each one hundred sixty-five feet (165') of street frontage serving any one property or among properties under unified ownership or control; for each one hundred sixty five feet (165') of additional street frontage another driveway may be permitted. The Hive & Hub Daycare Center Page 6 of 7 May 28, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000153 10. Urban Design Regulations: Compliance with Urban Design Regulations, District ‘D’, is required. Please refer the standards in their entirety at RMC 4-3-100. Interior remodels of existing buildings or structures are exempt from the urban design regulations. Changes to the entry way or any portion of the façade would be required to comply with the relevant standards in the urban design regulations. 11. Critical Areas: According to City of Renton (COR) Maps, high seismic hazard areas are mapped on the property. Due to the presence of geological hazards, a geotechnical study may be required at the time of building permit application. The study shall specifically address if 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 is to convert approximately 4,791 square feet within an existing multi-tenant commercial building. Per RMC 4-9-070G.1, Local Modifications, the proposal requires a SEPA review due to the tenant space exceeding 4,000 square feet requirement. Compliance with RMC 4-9-070 and WAC 197-11-800 will be reviewed at the time of formal land use application. 13. Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the CN 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 area. Site plan review ensures quality development consistent with 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 potential future development. Decisional criteria for site plan approval are itemized in RMC 4-9-200E.3. 14. Permit Requirements: The proposal will require an Environmental (SEPA) Review and an administrative Site Plan Review. All land use applications will be reviewed concurrently. The land use review would include public notice and a two-week public comment period. Once a complete application is submitted and all fees are paid, a decision can be issued in approximately 6-8 weeks. The 2026 application fees are as follows: SEPA Review is $1,914, Administrative Site Plan is $3,221, and 5% technology fee. Any modifications requested would require an additional $308 fee. 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. 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: Public Information Signs are required for all Type II and Type III Land Use Permits as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the The Hive & Hub Daycare Center Page 7 of 7 May 28, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000153 specifications provided in the public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. 17. Impact Fees: In addition to the applicable building and construction fees, impact fees would be required. Fees change periodically and the fees in effect at the time of building permit issuance would apply. For informational purposes, the 2026 impact fees are as follows: • A fire impact fee is assessed at $63.96 per student; and • A transportation impact fee is assessed at $19.81 per square foot (+5% administrative fee) unless an exemption can be made under RMC 4-1-190I.1.a. A handout listing all of the City’s Development related fees is available for your review at https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=CityofRenton 18. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-screened prior to submitting the complete application package. Please contact Planner: Valerie Porter, Senior Planner, 425-430-7288, vporter@rentonwa.gov to submit prescreen materials and subsequent land use application. 19. Expiration: Once the Site Plan application has been approved, the applicant has two years to comply with all conditions of approval and to apply for any necessary permits before the approval becomes null and void. The approval body that approved the original application may grant a single two-year extension. The approval body may require a public hearing for such extension. It is the applicant’s responsibility to monitor the expiration dates.