HomeMy WebLinkAboutPRE_Preapplication_Meeting_Summary_190607_v1.pdfPREAPPLICATION MEETING FOR
Sunset Daycare
3123 NE Sunset Blvd
PRE18-000017
CITY OF RENTON
Department of Community & Economic Development
Planning Division
January 25, 2017
Contact Information:
Planner: Matt Herrera, 425.430.6593
Public Works Plan Reviewer: Ian Fitz-James, 425.430.7288
Fire Prevention Reviewer: Corey Thomas, 425.430.7024
Building Department Reviewer: Craig Burnell, 425.430.7290
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, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council).
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CITY OF RENTON
FIRE PREVENTION BUREAU
MEMORANDUM
_____________________________________________________________________________
DATE:January 25, 2018
TO:Matt Herrera, Senior Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:Comments for Sunset Daycare
_____________________________________________________________________________
1. The preliminary fire flow is 1,500 gpm. A minimum of two fire hydrants are required.
One within 150-feet and two within 300-feet of the building. One hydrant is required
within 50-feet of the fire department connection. It appears adequate fire flow is
available at the site. Existing hydrants may be counted towards the requirements as
long as they meet current codes and distance requirements, including 5-inch storz
fittings. A minimum of one new fire hydrant is required.
2. Fire impact fees are applicable at the rate of $0.72 per square foot of space. This fee
is paid at time of building permit issuance.
3. Approved fire sprinkler and fire alarm systems are required throughout the building.
Separate plans and permits required by the fire department. Direct outside access is
required to the fire sprinkler riser room. Fully addressable and full detection is required
for the fire alarm system.
4. Fire department apparatus access roadways are required within 150-feet of all
points on the building. Fire lane signage required for the on site roadway. Required
turning radius are 25-feet inside and 45-feet outside. Roadways shall be a minimum
of 20-feet wide. Roadways shall support a minimum of a 30-ton vehicle and 322-psi
point loading.
CT:ct
Sunsetdaycare
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:January 25, 2018
TO:Matt Herrera, Senior Planner
FROM:Ian Fitz-James, Civil Engineer III
SUBJECT:Pre-Application Comments for Daycare on Sunset
PRE18-000017
I have reviewed the pre-application submittal for the Daycare on Sunset at 3123 NE Sunset
Boulevard (KC Parcel ID: 0423059155). The applicant is proposing to remove the existing car
wash and construct an 8,000-9,000 square foot daycare.
WATER COMMENTS
1. Water service is provided by the City of Renton. The site is in the Highlands service area
in the 565’ hydraulic pressure zone. The approximate static water pressure is 83 psi at a
ground elevation of 372’. The site is located within Zone 2 of the City’s Aquifer
Protection Area.
2. Below is a summary of existing water mains located in the vicinity of the site.
a. 10” water main south of the site in the north side of NE 12
th Street that can
provide 3,600 gallons per minute (gpm). Reference COR Project File
WTR2700370 in COR Maps for record drawings.
b. 12” water main west of the site in NE Sunset Boulevard that can provide 4,000
gallons per minute (gpm). Reference COR Project File WTR2700315 in COR
Maps for record drawings.
3. Below is a summary of the existing fire hydrants in the vicinity of the site. Installation of
additional fire hydrants and/or modification of existing fire hydrants may be required by
the Renton Regional Fire Authority (RRFA) to meet development standards.
a. Across NE 12
th Street south of the site at the SE corner of the NE 12th Street and
NE Sunset Boulevard intersection (COR Facility ID HYD-NE-00300). This fire
hydrant provides insufficient water pressure for firefighting. The pressure from
this hydrant is 28 psi.
b. Across NE 12
th Street southeast of the site at the SE corner of the NE 12th Street
and Lynnwood Avenue NE intersection approximately 160’ from the site (COR
Facility ID HYD-NE-00402).
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c. Along the eastern frontage of NE Sunset Boulevard approximately 190’ north of
the site (COR Facility ID HYD-NE-00329).
4. The existing car wash is served by two 1” water meters on the NE 12
th Street frontage
connected to the existing 10” water main in NE 12 Street. These meters may be reused
for domestic or irrigation use if sizing meets the Uniform Plumbing Code sizing criteria
for the proposed building fixtures count.
5. Based on the review of the information submitted for the pre-application meeting, the
RRFA has determined that the preliminary fire flow for the development is 1,500 gpm
including the use of a fire sprinkler system.
6. A fire sprinkler stub with a double detector check valve assembly (DDCVA) in an exterior
underground vault on private property for backflow prevention per COR Standard Plan
360.2 shall be installed for the new building. The DDCVA may be installed inside the
building if it meets the conditions as shown on COR Standard Plan 360.5 for installation
of a DDCVA inside a building.
7. A new fire hydrant is required within 50’ of the fire department connection (FDC) for the
new fire sprinkler system.
8. A double check valve assembly (DCVA) shall be installed behind the domestic water
meter and it shall be located on private property.
9. If a larger domestic water meter is needed, it shall be sized in accordance with the most
recent edition of the Uniform Plumbing Code.
10. A separate water service and meter is required for landscape irrigation. A DCVA per
COR Standard Plan 340.8 is required downstream of the meter.
11. A pressure reducing valve is required downstream of the domestic water meter as water
pressure exceeds 80 PSI.
12. Water system improvements shall be designed in accordance with Appendix J of the
City’s 2012 Water System Plan. Adequate horizontal and vertical separation between
new water mains and other existing and proposed utilities (sewer lines, storm drains,
gas lines, power and communication ducts) 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 of a steel
casing.
13. The development is subject to water system development charges (SDCs) for the new
water and fire services. 2018 SDCs for water and fire services are as follows:
a. 3/4" or 1” meter: $3,727
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b. 1 – 1/2” meter: $18,635
c. 2” meter: $29,816
d. 4” fire service: $11,922
e. 6” fire service: $23,843
A SDC credit will be issued for any water service that is abandoned. SDCs that are
current are due at the time of construction permit issuance.
New water service lines that are connected to an existing City water main that are 2” or
smaller are installed by City crews. The 2018 costs are as follows:
a. 3/4” or 1”service: $2,850. 3/4" drop in meter: $400. 1” drop in meter: $460.
b. 1 – 1/2” service: $4,580. 1 – 1/2” drop in meter: $750
c. 2” service: $4,710. 2” drop in meter: $950
A complete list of water SDC and installation fees can be found in the City’s 2018
Development Fee Schedule on the City’s website.
SEWER COMMENTS
1. Sewer service is provided by the City of Renton.
There is an existing 8” concrete sewer west of the site running north to south along the
eastern frontage of NE Sunset Boulevard. Reference COR Project File WWP2700300 in
COR Maps for record drawings.
There is also an existing 18” PVC trunk sewer west of the site running north to south
down the middle of NE Sunset Boulevard. Reference COR Project File WWP2700030 in
COR Maps for record drawings.
The City cannot locate side sewer as-built drawings for this property.
2. All new building side sewers shall be a minimum of 6” and shall run at a slope of at least
2% to the main.
3. The existing side sewer(s) may be reused provided they are relined. Relining of side
sewers will only be permitted after inspection of the side sewer by the Public Works
Inspector.
4. Drainage from all parking under cover shall be routed to the sanitary sewer system after
passing through a City approved oil/water separator.
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5. The development is subject to sewer system development charges (SDCs) for the new
sewer services. The SDC for sewer service is based on the size of the domestic water
service. The 2018 SDCs for sewer services are as follows:
a. 3/4” or 1” meter: $2,837
b. 1 – 1/2” meter: $14,185
c. 2” meter: $22,696
A SDC credit will be issued for any sewer service that is abandoned. SDCs that are
current are due at the time of construction permit issuance.
STORM DRAINAGE COMMENTS
1. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface
Water Design Manual (RSWDM) will be required.
2. The site contains an existing manual car wash and associated drive aisles. The site is
mostly impervious with some landscaping around the perimeter of the site. There is no
mapped on-site stormwater conveyance system.
There is an existing type 1 catch basin adjacent to the site at the northeast corner of NE
Sunset Boulevard and NE 12th Street. Drainage intercepted by this catch basin drains
south to an existing 12” storm drain flowing from east to west in the southern portion of
NE 12th Street. Reference COR Project File TEED4003074 in COR Maps for record
drawings.
There is also an existing 18” storm drain along the western flowline of NE Sunset
Boulevard that flows from north to south. Reference COR Project File TED4002755 in
COR Maps for record drawings.
3. Refer to Figure 1.1.2.A – Flow Chart in the 2017 RSWDM to determine what type of
drainage review is required for this site. The site falls within the City’s Peak Rate Flow
Control Standard (Existing Conditions). The site falls within the East Lake Washington
drainage basin.
4. On-site BMPs satisfying Core Requirement #9 will be required for the site to the extent
feasible. On-site BMPs shall be evaluated in order of preference by feasibility as
described in Section C.1.3 of the 2017 RSWDM.
5. Any new storm drain installed on or off-site shall be designed and sized in accordance
with standards found in Chapter 4 of the 2017 RSWDM.
6. A geotechnical soils report for the site is required per the standards found in Section
C.1.3 of the 2017 Renton Surface Water Design Manual. Information on the water table
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and soil permeability (infiltration rates), with recommendations of appropriate on-site
BMPs per Core Requirement #9 and Appendix C shall be included in the report.
7. The development is subject to stormwater system development charges (SDCs). The
2018 stormwater SDC is $0.687 per square foot of new impervious surface but not less
than $1,718.00. SDCs that are current are due at the time of construction permit
issuance.
TRANSPORTATION/STREET COMMENTS
1. The 2018 transportation impact fees for a daycare is $48.88 per square foot of building.
A credit will be issued for the existing car wash use that is being removed. The City does
not have a transportation impact fee for a car wash use. The fee credit will be
calculated based upon the traffic data for a car wash from the latest edition of the ITE
Trip Generation Manual.
RMC 4-1-190.H allows for the applicant to prepare an independent fee calculation for
the traffic impact fee. Please see this section of code for more information on the
independent fee calculation requirements.
Transportation impact fees that are current are payable at the time of building permit
issuance.
2. NE Sunset Boulevard is classified as a principal arterial street. Per RMC 4-6-060, the
minimum right of way width for a principal arterial street with 5 lanes is 103’. The
minimum paved roadway width for a principal arterial with 5 lanes is 66’. The paved
roadway section consists of 4 – 11’ travel lanes, 1 – 12’ center turn lane, and 2 – 5’ bike
lanes. A 0.5’ curb, 8’ planter, and 8’ sidewalk are required along both sides of the
pavement. 2’ of clear space behind the sidewalk is required along both sides of the
roadway.
Per the King County Assessor’s Map, the existing right of way width for NE Sunset
Boulevard varies from 82’ to 92’ along the project frontage. There is a 0.5’ curb, a 6’-8’
planter, and 6’ sidewalk along the NE Sunset Boulevard frontage.
The City’s Transportation Department has a capital improvement project along this
portion of NE Sunset Boulevard. The City’s 30% preliminary design plans have
delineated additional right of way that is needed to construct the improvements. Right
of way on this site that has been preliminarily determined as needed varies from
approximately 26’ at the corner of NE Sunset Boulevard and NE 12th Street and from 11’
to 20’ along the NE Sunset Boulevard frontage. The City plans to start construction on
this capital improvement project in approximately 3 to 4 years.
The City will require that dedication in accordance with the latest version of the capital
improvement project plans is provided along the NE Sunset Boulevard frontage and at
the NE Sunset Boulevard and NE 12th Street corner. The City will grant a waiver of
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installation of new frontage improvements along the NE Sunset Boulevard frontage and
at the corner of NE Sunset Boulevard and NE 12th Street. The City will improve this
frontage and corner as part of the capital improvement project.
3. NE 12
th Street is classified as a collector arterial street. Per RMC 4-6-060, the minimum
right of way width for a collector arterial street with 3 lanes is 94’. The minimum paved
roadway width for a collector arterial with 3 lanes is 57’ including 2 – 10’ travel lanes, 1
– 11’ center turn lane, 2 – 5’ bike lanes, and an 8’ parking lane on each side of the
pavement. A 0.5’ curb, 8’ planter, and 8’ sidewalk are required along both sides of the
pavement. 2’ of clear space behind the sidewalk is required along both sides of the
roadway.
Per the King County Assessor’s Map, the existing right of way width for NE 12th Street is
60’. A right of way dedication of 17’ would be required to provide the full right of way
width per City standards. There is a 0.5’ curb and 8’ sidewalk directly behind the curb
along the NE 12th Street frontage.
The NE 12th Street frontage is not part of the NE Sunset Boulevard capital improvement
project mentioned above. The City’s Transportation Department and CED have looked
at this portion of NE 12th Street and recommend keeping the curb line in the existing
location. An 8’ planter, 8’ sidewalk, and 2’ clear space at back of sidewalk will be
required behind the existing curb line. Right of way dedication is required to the back of
the 2’ clear space. Approximate right of way dedication along the NE 12th Street
frontage is 10’. A street modification will be required with the land use submittal to
conform to this modified collector arterial street standard.
4. New curb will be required in the location of the existing curb line along the NE 12
th
Street frontage.
5. A Traffic Impact Analysis (TIA) per City standards will be required if the new
development will generate new vehicular traffic exceeding 20 vehicles per hour in both
the AM and PM peak periods. Intersections that the traffic impact analysis should
analyze include:
a. The southern driveway and NE 12
th Street
i. Provide a level of service analysis for this intersection.
b. The western driveway and NE Sunset Boulevard
i. Provide a level of service analysis for this intersection.
c. NE 12
th Street and Ne Sunset Boulevard
i. Provide a level of service analysis for this intersection.
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Analysis of additional intersections may be required pending the findings of the analysis
of the listed intersections. If the development does not generate more than 20
vehicular trips per hour in either the AM or PM peak periods, a trip generation memo
using data from the latest edition of the ITE Trip Generation Manual shall be provided
with the site plan submittal.
6. Street lighting in accordance with City Standards is required along all public street
frontages for commercial sites with commercial structures larger than 5,000 square feet.
A street lighting plan and photometric analysis shall be submitted as part of the
construction permit submittal.
7. Paving and trench restoration within the City of Renton right of way shall comply with
the City’s Restoration and Overlay requirements.
GENERAL COMMENTS
1. The fees listed are for 2018. 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
development fee schedule.
2. All new utility lines (i.e. electrical, phone, and cable services, etc.) within the site must
be underground. The construction of these franchise utilities must be inspected and
approved by a City of Renton inspector.
3. 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.
4. 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.
5. 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.
6. Please see the City of Renton Development Engineering website for the Construction
Permit Application and Construction Permit Process and Submittal Requirements.
Please contact the City to schedule a construction permit intake meeting.
7.All plan review for the City is now paperless. Please see http://rentonwa.gov/paperless/
for more information.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:January 25, 2018
TO:Pre-Application File No. 18-000017
FROM:Matt Herrera, Senior Planner
SUBJECT:Sunset Daycare
3123 NE Sunset BLVD
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, 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 for purchase for $50.00 plus tax from the Finance Division on the first floor of City Hall
or online at www.rentonwa.gov.
Project Proposal: The subject property is located on the northwest corner of NE Sunset Blvd and
NE 12th St. The project site is a single parcel approximately 0.66 acres and is located within the
Center Village (CV) zoning classification. The applicant proposes to remove the site’s existing
car wash and redevelop the site with a two-story 8,000sf child daycare building with parking to
accommodate 26 vehicles. Access is proposed along NE Sunset Blvd and NE 12th St. The site is
located in a Wellhead Protection Area Zone 2.
Current Use: The subject property is contains a self-service car wash.
Zoning and Comprehensive Plan Designation: The subject property is located within the Center
Village (CV) zoning classification and Commercial Mixed Use (CMU) land use designation.
Daycare centers are permitted in the CV zone.
Development Standards: The project would be subject to RMC 4-2-120A, “Development
Standards for Commercial Zoning Designations” effective at the time of complete application
(noted as “CV standards” herein) and any special requirements/limitations of the Sunset Area
Community Planned Action Ordinance.
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Preapplication Meeting
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The property is also located within Urban Design District ‘D’, and therefore subject to additional
design elements. Proposals should have unique, identifiable design treatment in terms of
landscaping, building design, signage and street furniture.
Lot Coverage – The maximum lot coverage for buildings is 65% of total lot area or 75% if parking
is provided within the building or within an on-site parking garage. Lot coverage is calculated
using the horizontal area measured within the outside of the exterior walls of all principal and
accessory buildings on a lot including all covered decks and porches. The maximum for the
proposal would be 65-percent as surface parking is proposed.
Setbacks – Setbacks are the minimum required distance between the building footprint and the
property line and any private access easement or tract.
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
Minimum Side Yard None
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.
It appears the building does not meet the minimum front and secondary front yard setbacks.
Building Orientation - Commercial uses shall provide entry features on all sides of a building
facing a public right-of-way or parking lot.
Height – Maximum building is 50 ft., except 60 ft. if the ground floor of the building is in
commercial use.
Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC
4-4-090, “Refuse and Recyclables Standards” please refer to these standards in their entirety.
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
recycling and refuse deposit areas. Compliance with these standards will need to be shown in
the land use application. The Urban Design Regulations contain additional standards for
refuse and recycling areas.
Required Location for Parking –For commercial uses, parking may not be located between the
building and the public street unless located within a structured parking garage.
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Landscaping: Except for critical areas, all portions of the development area not covered by
structures, required parking, access, circulation or service areas, must be landscaped with
native, drought-resistant vegetative cover. The development standards require that all pervious
areas within the property boundaries be landscaped. The following are typical landscaping
requirements applicable to your proposal. Please refer to the landscaping regulations (RMC 4-4-
070) in their entirety for additional general and specific requirements:
Street frontage landscaping – Ten-feet of on-site landscaping is required along all public street
frontages, with the exception of areas for required walkways and driveways.
Street trees and landscaping within ROW - Minimum planting strip widths between the curb and
sidewalk are established according to the street development standards of RMC 4-6-060. Street
trees and groundcover are to be located in this area when present.
Interior parking lot landscaping – Surface parking lots between 15 to 50 spaces requires 15sf of
landscaping per parking space within the parking lot. Planters shall be sized to dimensions of at
least 8-feet by 12-feet to accommodate trees as they mature. Perimeter parking lot landscaping
at least 10-feet in width measured from the ROW is required. See RMC 4-4-070 for planting
requirements.
Perimeter parking lot landscaping – Surface parking lots shall contain a 10-foot wide landscaping
screen between the ROW and parking lot. Trees, shrubs, and groundcover planted at a rate
prescribed in RMC 4-4-070H would be required.
A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-
120D.12, is required with the land use application.
Tree Preservation: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders
and cottonwoods) are proposed to be removed, a tree inventory, tree retention plan, arborist
report, 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 10% of
significant trees, and indicate how proposed building footprints would be sited to accommodate
preservation of significant trees that would be retained (RMC 4-4-130H1.a). When the required
number of protected trees cannot be retained, replacement trees, with at least a two-inch (2")
caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper
inches of new trees to replace each protected tree removed. The Administrator may authorize
the planting of replacement trees on the site if it can be demonstrated to the Administrator's
satisfaction that an insufficient number of trees can be retained.
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 20%; significant trees adjacent to critical areas and their associated
buffers; and significant trees over 60’ in height or greater than 18” caliper.
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.
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Preapplication Meeting
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The Administrator may require independent review of any land use application that involves
tree removal and land clearing at the City's discretion. A formal tree retention plan would be
reviewed at the time of land use application.
Fences and Retaining Walls: If the applicant intends to install any fences or walls as part of this
project, the location must be designated on the landscape plan. A fence and/or wall detail
should also be included on the plan as well. Please refer to RMC 4-4-040 for fence and retaining
wall requirements.
Parking: The applicant proposes 26 parking spaces. RMC 4-4-080F.10.d allows a minimum and
maximum of 1 for each employee and 2 drop-off/pick-up spaces within 100 feet of the main
entrance for every 25 clients of the program.
A twenty five percent (25%) reduction or increase from the minimum or maximum number of
parking spaces may be granted for nonresidential uses through site plan review if the applicant
can justify the modification to the satisfaction of the Administrator. Justification might include,
but is not limited to, quantitative information such as sales receipts, documentation of customer
frequency, and parking standards of nearby cities. Modifications beyond twenty five percent
(25%) may be granted per the criteria and process of a formal modification, see RMC 4-9-
250D.2.
The applicant will be required at the time of formal land use application to provide detailed
parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site and
the overall development. Standard 90-degree space requirements are 9’x20’ with 24’ wide drive
aisle. Compact spaces (limited to 30% of total spaces) are 8.5’x16’.
Additionally, the proposal would be required to provide bicycle parking based on 10 % of the
required number of parking stalls. Please review RMC 4-4-080F.10 and RMC 4-4-080F.1 for
further general and specific bicycle parking requirements.
Access: The applicant proposes two driveways on the subject property, one NE Sunset Blvd and
one on NE 12th St. Driveways shall not be closer than 5-feet to any property line and not exceed
40 percent of the street frontage. There shall be no more than one driveway for each one 165-
feet of street frontage serving any one property or among properties under unified ownership
or control; for each 165-feet of additional street frontage another driveway may be permitted
subject to the other requirements of RMC 4-4-080. Applicant will need to verify adequate
street frontage is available for the proposed two driveways.
Urban Design Regulations: Compliance with Urban Design Regulations, District ‘D’, is required.
See RMC 4-3-100 for a menu of options and requirements. The land use application shall
identify how the project meets each applicable urban design regulation. Architectural elevations
were not provided with the preapplication, therefore the comments are general in nature. The
following bullets are some, but not all, of the guidelines and standards outlined in the
regulations.
1. The availability of natural light (both direct and reflected) and direct sun exposure to
nearby buildings and open space (except parking areas) shall be considered when siting
structures.
2. A primary entrance of each building shall be located on the facade facing a street, shall
be prominent, visible from the street, connected by a walkway to the public sidewalk,
and include human-scale elements.
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Preapplication Meeting
January 25, 2018
3. Service enclosures shall be made of masonry, ornamental metal or wood, or some
combination of the three (3). In addition to standard enclosure requirements, garbage,
recycling collection, and utility areas shall be enclosed on all sides, include a roof and be
screened around their perimeter by a wall or fence and have self-closing doors
4. The number of driveways and curb cuts shall be minimized, so that pedestrian
circulation along the sidewalk is minimally impeded.
5. Parking shall be located so that no surface parking is located between: a building and
the front property line; a building and the side property line (when on a corner lot).
Parking shall be located so that it is screened from surrounding streets by buildings,
landscaping, and/or gateway features as dictated by location.
6. Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or
building overhangs shall be provided. These elements shall be a minimum of four and
one-half feet (4-1/2') wide along at least seventy five percent (75%) of the length of the
building facade facing the street, a maximum height of fifteen feet (15') above the
ground elevation, and no lower than eight feet (8') above ground level.
7. Architectural elements that incorporate plants, particularly at building entrances, in
publicly accessible spaces and at facades along streets, shall be provided.
8. Building facades shall be modulated and/or articulated to reduce the apparent size of
buildings, break up long blank walls, add visual interest, and enhance the character of
the neighborhood. Articulation, modulation, and their intervals should create a sense of
scale important to residential buildings.
9. All building facades shall include modulation or articulation at intervals of no more than
forty feet (40').
10. The use of material variations such as colors, brick, shingles, stucco, and horizontal
wood siding is encouraged. The primary building entrance should be made visibly
prominent by incorporating architectural features such as a facade overhang, trellis,
large entry doors, and/or ornamental lighting. Detail features should also be used, to
include things such as decorative entry paving, street furniture (benches, etc.), and/or
public art.
11. Site furniture shall be provided and shall be made of durable, vandal- and weather-
resistant materials that do not retain rainwater and can be reasonably maintained over
an extended period of time.
12. Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall
be provided along the facade’s ground floor.
13. Building roof lines shall be varied and include architectural elements to add visual
interest to the building.
14. Lighting that improves pedestrian safety and also that creates visual interest in the
building and site during the evening hours shall be provided.
Critical Areas: The site is located in a Wellhead Protection Area Zone 2. The City may require an
applicant to prepare a hydrogeologic study if the proposal has the potential to significantly
impact groundwater quantity or quality, and sufficient information is not readily available. Such
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Sunset Daycare
Preapplication Meeting
January 25, 2018
a report shall be prepared by a qualified professional at the applicant’s expense. At a minimum,
a fill source statement will be required for any offsite soils brought to the site.
Environmental Review: The subject property is within the Sunset Area Planned Action. When a
project is proposed within a planned action area, the environmental review consists of verifying
that the proposal meets the requirements of the planned action ordinance. An environmental
checklist must be completed and submitted with the application to verify compliance with the
EIS. No other environmental action is required if the proposal is compliant with the planned
action. If the proposal exceeds the development thresholds or alters the assumption and
analysis specified in the planned action ordinance, further environmental review may be
required.
Permit Requirements: The proposal would require Administrative Site Plan Review and
Environmental (SEPA) Review (verification of compliance with Sunset EIS). The application would
be reviewed in an estimated time frame of 6-8 weeks once a complete application is accepted.
The 2018 Administrative Site Plan Review application fee is $2,500. Modifications to code
requirements are $250.00 per requested modification. There is an additional 5% technology fee
at the time of land use application. Detailed information regarding the land use application
submittal can be found on the City’s website by clicking “City Documents” on the home screen,
then “CED Forms”. All forms are in alphabetical order. The City now requires electronic plan
submittal for all applications. The City’s Electronic File Standards can also be found on the City’s
website.
In addition to the required land use permits, separate construction, building and sign permits
would be required.
Public Information Sign: The applicant is required to install a proposed land use action sign on
the subject property per the specifications provided in the accompanied public information sign
handout. The applicant is solely responsible for the construction, installation, maintenance,
removal, and any costs associated with the sign.
Impact Fees: In addition to the applicable building and construction fees, the following 2018
impact fees would be required prior to the issuance of building permits.
Fire Impact Fee assessed at $0.72 per square foot.
Transportation Impact Fee assessed at $48.88 per square foot.
Next Steps: When the formal application materials are complete, the applicant is strongly
encouraged to have the application materials pre-screened at the 6th floor front counter prior
to submitting the complete application package. Please contact Matt Herrera, Senior Planner at
425-430-6593 or mherrera@rentonwa.gov to schedule an appointment.
Expiration: Site plan approval is valid for two years with a possible two-year extension.
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