HomeMy WebLinkAboutSR_ERC_Concurrence_Memo_and_Exhibits_Kiddie_Daycare_190729DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
SR_ERC_Concurrence_Memo_Kiddie_Daycare_190729
ENVIRONMENTAL REVIEW COMMITTEE MEMO
APPLICATION NUMBER: LUA19-000129, SA-A
APPLICANTS: Gina Brooks, Core Design, Inc., 12100 195th St, Suite 300,
Bothell, WA 98011
PROJECT NAME: PR19000253 Kiddie Research Daycare
DESCRIPTION OF PROPOSAL: The applicant is requesting Administrative Site Plan approval,
concurrence with the Sunset Area Planned Action EIS, and three (3) modifications for a proposed daycare
center located at 3123 Sunset Blvd NE. The subject property is 17,059 square feet (0.39 acres), located in
Commercial and Mixed Use land use designation, and Center Village (CV) zoning classification. Day care
centers are a permitted use in the CV zone. The subject property was previously a vehicle car wash
however those improvements have been removed and the site is currently vacant. The site’s significant
trees are located within areas to be dedicated for frontage improvements. No critical areas are identified
on the City’s mapping system or via the applicant’s submittal documents.
The proposed day care center would be two (2) stories in height with façades along both the Sunset Blvd
NE and NE 12th St frontages. Exterior cladding materials include cement panel boards with glazing.
Perforated metal window shading elements and cedar siding would also provide accent treatments to the
exterior of the building. Vehicle parking would be located within the overall building footprint and partially
covered with the second floor cantilevered over the parking area. The applicant has proposed and
submitted a modification request to provide a vehicle lift system to accommodate up to 12 parked
vehicles within the parking area.
Access to the improved site would be via a driveway located on the NE 12th Street frontage. The site’s
existing Sunset Blvd NE driveway would be removed. The site’s Sunset Blvd NE frontage is included in the
City’s Sunset Blvd NE Capital Improvement Project (CIP) area, which would require the applicant to
dedicate approximate frontage widths between 14-feet and 21-feet as well as a curved radius at the
intersection of NE 12th St. The applicant has submitted a modification to dedicate only and not improve
the site’s frontage along Sunset Blvd NE, as this frontage would instead be constructed by the City as part
of the future CIP. The applicant would dedicate a frontage width of approximately 10-feet along NE 12th
St and construct a new 8-foot wide sidewalk and 8-foot wide planter strip with 2-feet of clear space north
of the sidewalk. The sidewalk construction would require the removal of four (4) Norway Maple trees with
caliper sizes between 6.5-inches and 17.5 inches in diameter. The applicant has submitted a modification
to maintain the existing curb line along NE 12th St and construct the sidewalk, planter strip, and provide
the 2-feet of clear space along existing ROW and within the 10-foot dedication area.
The site would generate approximately 410 weekday trips with 74 trips occurring during the weekday AM
peak hour and 73 trips occurring during the weekday PM peak hour. The applicant’s transportation
analysis has indicated that the future level of service (LOS) for the NE Sunset Blvd and NE 12th St
intersection would operate at LOS ‘C’ with or without the proposed day care center.
The applicant’s drainage analysis has indicated a flow control facility, such as a vault, would not be
required to comply with the Renton Surface Water Design Manual. However the site would be required
to provide Best Management Practices per the manual and the applicant has proposed to provide limited
infiltration for the building’s roof area via a dry well. The applicant’s analysis has indicated the amount of
pollution generating impervious surface would be approximately 1,512 square feet for the redeveloped
DocuSign Envelope ID: 7CBEF1D6-413D-4442-BCF7-397697D00173
SR_ERC_Concurrence_Memo_Kiddie_Daycare_190729
site and therefore exempt from providing water quality treatment. Final review for compliance with the
City’s stormwater requirements would occur during the civil construction permit phase.
LOCATION OF PROPOSAL: 3123 Sunset Blvd NE
LEAD AGENCY/RESPONSIBLE ENTITY: City of Renton, Environmental Review Committee
Upon determination by the City’s Environmental Review Committee that the proposal meets the criteria
outlined in the Planned Action Ordinance (Ordinance #5813) and qualifies as a planned action, the
proposal shall not require a State Environmental Policy Act (SEPA) threshold determination, preparation
of an EIS, or be subject to further environmental review pursuant to SEPA.
The City’s Environmental Review Committee designates the proposal as a “planned action”, pursuant to
RCW 43.21C.030, as it meets all of the following conditions:
The proposal is located within the Sunset Planned Action Area.
The proposed uses and activities are consistent with those described in the Planned
Action EIS and Planned Action Qualifications.
The proposal is within the Planned Action thresholds and other criteria of the Planned
Action Qualifications.
The proposal is consistent with the City of Renton Comprehensive Plan and applicable
zoning regulations.
The proposal’s significant adverse environmental impacts have been identified in the
Planned Action EIS.
The proposal’s impacts would be mitigated by measures identified in Attachment B of
Ordinance #5813 to be applied as conditions of permit approval, and other applicable
City regulations, together with any modifications or variances or special permits that
may be required.
The proposal complies with all applicable local, state and/or federal laws and
regulations, and the Environmental Review Committee determines that these
constitute adequate mitigation.
The proposal is not an essential public facility as defined by RCW.36.70A.200(1).
SIGNATURES:
Gregg Zimmerman, Administrator Date Rick M. Marshall, Administrator Date
Public Works Department Renton Regional Fire Authority
Kelly Beymer, Administrator Date C.E. Vincent, Administrator Date
Community Services Department Department Of Community & Economic Development
DocuSign Envelope ID: 7CBEF1D6-413D-4442-BCF7-397697D00173
7/30/2019 | 3:22 PM PDT
8/1/2019 | 8:52 AM PDT
7/31/2019 | 11:20 AM PDT
7/30/2019 | 4:10 PM PDT
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE
EXHIBITS
Project Name:
PR19000253 Kiddie Research Daycare
Project Land Use Number:
LUA19-000129, SA-A
Date of Meeting
July 29, 2019
Staff Contact
Matt Herrera
Senior Planner
Project Contact
Gina Brooks, Core Design, 12100 195th
St, Suite 300, Bothell, WA 98011
Project Location
3123 Sunset Blvd NE
The following exhibits are included with the ERC Report:
Exhibit 1: Environmental Review Committee (ERC) Memo
Exhibit 2: Site Plan (Color)
Exhibit 3: Architectural Elevations
Exhibit 4: Floor Plans
Exhibit 5: Architectural Site Plan
Exhibit 6: Boundary and Topographic Survey
Exhibit 7: Civil Sheets
Exhibit 8: Tree Retention Plan
Exhibit 9: Landscape Plan
Exhibit 10: Preliminary Technical Information Report prepared by Core Design dated May 10, 2019
Exhibit 11: Geotechnical Report prepared by Mud Bay Geotechnical Services dated March 18, 2019
Exhibit 12: Transportation Impact Analysis prepared by TENW dated May 8, 2019
Exhibit 13: Arborist Report prepared by Greenforest Incorporated dated June 5, 2019
Exhibit 14: Transportation Concurrency Memorandum
Exhibit 15: Advisory Notes
DocuSign Envelope ID: 7CBEF1D6-413D-4442-BCF7-397697D00173
KIDDIE RESEARCH DAYCARE CENTERRENTON, WASHINGTONJUNE 5TH, 2019DESIGNNOTE: EXHIBIT IS CONCEPTUAL IN NATURE AND IS SUBJECT TO CHANGE. NOT FOR CONSTRUCTION.NE 12TH STREETNE SUNSET B
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COLOR KEYPROPERTY BOUNDARYPROPOSED PROPERTY BOUNDARYPROPOSED BUILDING ROOF LINEPROPOSED BUILDINGPROPOSED LANDSCAPE AREASEXHIBIT 2RECEIVED06/10/2019 mherreraPLANNING DIVISIONDocuSign Envelope ID: 7CBEF1D6-413D-4442-BCF7-397697D00173
+100'- 0"FIN. GRADE+115'- 6"2ND FIN. FLOOR+100'- 6"1ST FIN. FLOORA1031ELEVATION (NE SUNSET BLVD.) - NORTH & WEST 1/8" = 1'- 0"+127'-10"ROOFA1032ELEVATION (NE SUNSET BLVD.) - WEST 1/8" = 1'- 0"+115'- 6"2ND FIN. FLOOR+127'-10"ROOF+100'- 6"1ST FIN. FLOORPROJECT :KIDDIERESEARCH LLC3123 NE SUNSET BLVD.RENTON, WA 98056SEAL & SIGNATURE:DRWG. NO.:BAILLYandBAILLY.COM4411 50TH AVE. SO., SEATTLE, WA 98118E: MARC@BAILLYandBAILLY.COMT: 212 473 2200B A I L L Y C B A I L L YMARC CLEMENCEAU BAILLY, AIALLCTHIS SET OF DRAWINGS SHALL NOT BE COPIED IN WHOLE OR IN PART WITHOUTWRITTEN CONSENT FROM THE OWNER. THIS DOCUMENT IS CONSIDERED ONE UNITAND SHALL NOT BE CONSIDERED COMPLETE IF DOCUMENTS ARE SEPARATED IN ANYMANNER. DOCUMENTS SHALL NOT BE SEPARATED FOR THE PURPOSE OFSUBMITTING INDIVIDUAL PROPOSALS FROM VARIOUS TRADES OR FOR SEPARATEPHASES OF CONSTRUCTIONCITY OF RENTON REVIEW STAMP:A-103ISSUED FOR REVIEWDATE: 5-16-19PROJ. NO.:DRWG BY:CHK BY:ELEVATIONS & PERSPECTIVESPERSPECTIVE VIEW 1: VIEW TOWARD SOUTH ALONG NE SUNSET BLVD.EXHIBIT 3RECEIVED06/10/2019 mherreraPLANNING DIVISIONDocuSign Envelope ID: 7CBEF1D6-413D-4442-BCF7-397697D00173
A1042ELEVATION (NE 12TH STREET) - SOUTH & EAST1/8" = 1'- 0"+115'- 6"2ND FIN. FLOOR+127'-10"ROOF+100'- 6"1ST FIN. FLOORA1041ELEVATION (NE 12TH STREET.) - SOUTH1/8" = 1'- 0"+100'- 0"FIN. GRADE+100'- 6"1ST FIN. FLOOR+115'- 6"2ND FIN. FLOOR+127'-10"ROOFPROJECT :KIDDIERESEARCH LLC3123 NE SUNSET BLVD.RENTON, WA 98056SEAL & SIGNATURE:DRWG. NO.:BAILLYandBAILLY.COM4411 50TH AVE. SO., SEATTLE, WA 98118E: MARC@BAILLYandBAILLY.COMT: 212 473 2200B A I L L Y C B A I L L YMARC CLEMENCEAU BAILLY, AIALLCTHIS SET OF DRAWINGS SHALL NOT BE COPIED IN WHOLE OR IN PART WITHOUTWRITTEN CONSENT FROM THE OWNER. THIS DOCUMENT IS CONSIDERED ONE UNITAND SHALL NOT BE CONSIDERED COMPLETE IF DOCUMENTS ARE SEPARATED IN ANYMANNER. DOCUMENTS SHALL NOT BE SEPARATED FOR THE PURPOSE OFSUBMITTING INDIVIDUAL PROPOSALS FROM VARIOUS TRADES OR FOR SEPARATEPHASES OF CONSTRUCTIONCITY OF RENTON REVIEW STAMP:A-104ISSUED FOR REVIEWDATE: 5-16-19PROJ. NO.:DRWG BY:CHK BY:PERSPECTIVE VIEW 2: VIEW TOWARD NORTHEAST FROM INTERSECTION OF NE SUNSET BLVD. & NE 12TH ST.PERSPECTIVE VIEW 3: VIEW TOWARD NORTH ALONG NE 12TH STREETELEVATIONS & PERSPECTIVESRECEIVED06/10/2019 mherreraPLANNING DIVISIONDocuSign Envelope ID: 7CBEF1D6-413D-4442-BCF7-397697D00173
RR 1B OFFICE CONFERENCE RM. CONSULT ROOM LOBBY MAIN STAIR CLASSROOM_TODDLERS DISCOVERY PRESCHOOL RESTROOM 1C CLASSROOM_INFANTS H
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FIRE STAIR REFUSE ENCL. TRAINING AREA MECH. (SPRINKLERS) RR 1A F.
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A1011FIRST FLOOR PLAN1/8" = 1'- 0"11111111111111111111REFUSE ENCL. A-101ISSUED FOR REVIEWDATE: 5-16-19PROJ. NO.:DRWG BY:CHK BY:FIRST FLOOR PLANPROJECT :KIDDIERESEARCH LLC3123 NE SUNSET BLVD.RENTON, WA 98056SEAL & SIGNATURE:DRWG. NO.:BAILLYandBAILLY.COM4411 50TH AVE. SO., SEATTLE, WA 98118E: MARC@BAILLYandBAILLY.COMT: 212 473 2200B A I L L Y C B A I L L YMARC CLEMENCEAU BAILLY, AIALLCTHIS SET OF DRAWINGS SHALL NOT BE COPIED IN WHOLE OR IN PART WITHOUTWRITTEN CONSENT FROM THE OWNER. THIS DOCUMENT IS CONSIDERED ONE UNITAND SHALL NOT BE CONSIDERED COMPLETE IF DOCUMENTS ARE SEPARATED IN ANYMANNER. DOCUMENTS SHALL NOT BE SEPARATED FOR THE PURPOSE OFSUBMITTING INDIVIDUAL PROPOSALS FROM VARIOUS TRADES OR FOR SEPARATEPHASES OF CONSTRUCTIONCITY OF RENTON REVIEW STAMP:2. GARBAGE/ RECYCLE SCREENING DETAIL12" = 1'-0"EXHIBIT 4RECEIVED06/10/2019 mherreraPLANNING DIVISIONDocuSign Envelope ID: 7CBEF1D6-413D-4442-BCF7-397697D00173
RR 2B WORKROOM LOBBY_SECOND FL. MAIN STAIR PRE-K BATHROOM CLASSROOM_PRE-SCHOOL HALLWAY FIRE STAIR BREAK ROOM CLASSROOM_KINDER INDOOR PLAY STORAGE R
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UTIL. OUTDOOR PLAY RR3 A1021SECOND FLOOR PLAN1/8" = 1'- 0"BATHROOM 11111111111111111111111NORTHA-102ISSUED FOR REVIEWDATE: 5-16-19PROJ. NO.:DRWG BY:CHK BY:SECOND FLOOR PLANPROJECT :KIDDIERESEARCH LLC3123 NE SUNSET BLVD.RENTON, WA 98056SEAL & SIGNATURE:DRWG. NO.:BAILLYandBAILLY.COM4411 50TH AVE. SO., SEATTLE, WA 98118E: MARC@BAILLYandBAILLY.COMT: 212 473 2200B A I L L Y C B A I L L YMARC CLEMENCEAU BAILLY, AIALLCTHIS SET OF DRAWINGS SHALL NOT BE COPIED IN WHOLE OR IN PART WITHOUTWRITTEN CONSENT FROM THE OWNER. THIS DOCUMENT IS CONSIDERED ONE UNITAND SHALL NOT BE CONSIDERED COMPLETE IF DOCUMENTS ARE SEPARATED IN ANYMANNER. DOCUMENTS SHALL NOT BE SEPARATED FOR THE PURPOSE OFSUBMITTING INDIVIDUAL PROPOSALS FROM VARIOUS TRADES OR FOR SEPARATEPHASES OF CONSTRUCTIONCITY OF RENTON REVIEW STAMP:RECEIVED06/10/2019 mherreraPLANNING DIVISIONDocuSign Envelope ID: 7CBEF1D6-413D-4442-BCF7-397697D00173
A-100ISSUED FOR REVIEWDATE: 5-16-19PROJ. NO.:DRWG BY:CHK BY:SITE PLAN & NOTESPROJECT :KIDDIERESEARCH LLC3123 NE SUNSET BLVD.RENTON, WA 98056SEAL & SIGNATURE:DRWG. NO.:BAILLYandBAILLY.COM4411 50TH AVE. SO., SEATTLE, WA 98118E: MARC@BAILLYandBAILLY.COMT: 212 473 2200B A I L L Y C B A I L L YMARC CLEMENCEAU BAILLY, AIALLCTHIS SET OF DRAWINGS SHALL NOT BE COPIED IN WHOLE OR IN PART WITHOUTWRITTEN CONSENT FROM THE OWNER. THIS DOCUMENT IS CONSIDERED ONE UNITAND SHALL NOT BE CONSIDERED COMPLETE IF DOCUMENTS ARE SEPARATED IN ANYMANNER. DOCUMENTS SHALL NOT BE SEPARATED FOR THE PURPOSE OFSUBMITTING INDIVIDUAL PROPOSALS FROM VARIOUS TRADES OR FOR SEPARATEPHASES OF CONSTRUCTIONCITY OF RENTON REVIEW STAMP:1.SITE PLAN18" = 1'-0"EXHIBIT 5RECEIVED06/10/2019 mherreraPLANNING DIVISIONDocuSign Envelope ID: 7CBEF1D6-413D-4442-BCF7-397697D00173
NE SUNSE
T
BLVDNE 12TH STREETSCALE: 1" = 20'IN COMPLIANCE WITH CITY OF RENTON STANDARDSDESIGN12100 NE 195th St, Suite 300 Bothell, Washington 98011 425.885.7877CIVIL ENGINEERINGLANDSCAPE ARCHITECTUREPLANNINGSURVEYINGKIDDIE RESEARCH DAYCARE CENTERKIDDIE RESEARCH DAYCARE CENTER
KIDDIE RESEARCH DAYCARE CENTER
BOUNDARY / TOPOGRAPHIC SURVEYP02BASIS OF BEARINGSREFERENCESLEGAL DESCRIPTIONRESTRICTIONSNOTESVERTICAL DATUMBENCHMARKLEGENDEXHIBIT 6RECEIVED06/10/2019 mherreraPLANNING DIVISIONDocuSign Envelope ID: 7CBEF1D6-413D-4442-BCF7-397697D00173
NE SUNSET BLVDNE 12TH STREET
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
DE SI GN
12100 NE 195th St, Suite 300 Bothell, Washington 98011 425.885.7877
CIVIL ENGINEERING
LANDSCAPE ARCHITECTURE
PLANNING
SURVEYING
KIDDIE RESEARCH DAYCARE CENTER
KIDDIE RESEARCH DAYCARE CENTERKIDDIE RESEARCH DAYCARE CENTERSITE PLAN P03
VERTICAL DATUM
BENCHMARK
BASIS OF BEARINGS
EXHIBIT 7
RECEIVED
06/10/2019 mherrera
PLANNING DIVISION
DocuSign Envelope ID: 7CBEF1D6-413D-4442-BCF7-397697D00173
NE SUNSET BLVDNE 12TH STREET
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
DE SI GN
12100 NE 195th St, Suite 300 Bothell, Washington 98011 425.885.7877
CIVIL ENGINEERING
LANDSCAPE ARCHITECTURE
PLANNING
SURVEYING
KIDDIE RESEARCH DAYCARE CENTER
KIDDIE RESEARCH DAYCARE CENTERKIDDIE RESEARCH DAYCARE CENTERPRELIMINARY ROAD, GRADING, UTILITY PLANP04
VERTICAL DATUM
BENCHMARK
BASIS OF BEARINGS
NE 12TH STREET SECTION RECEIVED
06/10/2019 mherrera
PLANNING DIVISION
DocuSign Envelope ID: 7CBEF1D6-413D-4442-BCF7-397697D00173
INFILTRATION DRY WELL - PROFILE VIEW
CB 3 IN COMPLIANCE WITH CITY OF RENTON STANDARDS
DE SI GN
12100 NE 195th St, Suite 300 Bothell, Washington 98011 425.885.7877
CIVIL ENGINEERING
LANDSCAPE ARCHITECTURE
PLANNING
SURVEYING
KIDDIE RESEARCH DAYCARE CENTER
KIDDIE RESEARCH DAYCARE CENTERKIDDIE RESEARCH DAYCARE CENTERPRELIMINARY STORM DRAINAGE DETAILSP05
INFILTRATION DRY WELL - PLAN VIEW
RECEIVED
06/10/2019 mherrera
PLANNING DIVISION
DocuSign Envelope ID: 7CBEF1D6-413D-4442-BCF7-397697D00173
NE SUNSET
BLVDNE 12TH STREETNE SUNSET
BLVDNE 12TH STREETIN COMPLIANCE WITH CITY OF RENTON STANDARDSDESIGN12100 NE 195th St, Suite 300 Bothell, Washington 98011 425.885.7877CIVIL ENGINEERINGLANDSCAPE ARCHITECTUREPLANNINGSURVEYINGKIDDIE RESEARCH DAYCARE CENTERPRELIMINARY TREE RETENTION PLANP06PRELIMINARY TREE RETENTION PLANSCALE: 1" = 20'EXISTING TREE INVENTORYNOTES1. "ESTIMATED OFFSITE TREES" ARE FOR REFERENCE ONLY FOR THEPROTECTION OF EACH TREE. SEE THE CLEARING AND GRADING PLANFOR MORE INFORMATION AND TREE PROTECTION FENCINGLOCATIONS.SUMMARY OF ON-SITE TREE RETENTIONSIGNIFICANT TREES REQUIRED FOR RETENTION:(10%, PER PREAPPLICATION MEETING NOTES)SIGNIFICANT TREES TO BE RETAINED:REPLACEMENT TREE INCHES REQUIRED(12 INCHES REQUIRED FOR EACH PROTECTED TREE)REPLACEMENT TREE INCHES PROVIDED:TOTAL EXISTING SIGNIFICANT TREES:EXISTING TREES REQUIRED FOR RETENTION:(10%, PER PREAPPLICATION MEETING NOTES)SIGNIFICANT TREES TO BE RETAINED:SIGNIFICANT TREES TO BE REMOVED:51 (5 X 10% = 0.5)14REPLACEMENT TREE CALCULATIONS1100SIGNIFICANT TREE TO BE RETAINEDSIGNIFICANT TREE TO BE REMOVEDLEGENDOFFSITE TREESIGNIFICANT TREE TO BE RETAINED (TYP.)R.O.W PROPERTY LINE (TYP.)UTILITY EASEMENT (TYP.)R.O.W. DEDICATION (TYP.)SIGNIFICANT TREE TO BE REMOVED (TYP.)EXHIBIT 8RECEIVED06/10/2019 mherreraPLANNING DIVISIONDocuSign Envelope ID: 7CBEF1D6-413D-4442-BCF7-397697D00173
NE SUNSET BLVDNE 12TH STREETNE SUNSET BLVDNE 12TH STREET TREESQTYBOTANICAL NAME3PYRUS CALLERYANA `CHANTICLEER`SHRUB AREASQTYBOTANICAL NAME76FOUNDATION AND SCREENING SHRUBS9PARKING AREA SHRUBS122STREET FRONTAGE LANDSCAPE BUFFERGROUND COVERSQTYBOTANICAL NAME372ARCTOSTAPHYLOS UVA-URSI112 SFGREEN ROOF GROUNDCOVER SIZESPACINGCOMMENTS1.5" CAL. MIN.AS SHOWNSTREET TREE QUALITYSIZESPACINGCOMMENTS2 GAL.4` O.C.FULL & BUSHY2 GAL.3` O.C.FULL & BUSHY2 GAL.4` O.C.FULL & BUSHYSIZESPACINGCOMMENTS1 GAL.18" O.C.4" POT12" O.C.IN COMPLIANCE WITH CITY OF RENTON STANDARDSDESIGN12100 NE 195th St, Suite 300 Bothell, Washington 98011 425.885.7877CIVIL ENGINEERINGLANDSCAPE ARCHITECTUREPLANNINGSURVEYINGKIDDIE RESEARCH DAYCARE CENTERPRELIMINARY LANDSCAPE PLANP07PRELIMINARY LANDSCAPE PLANSCALE: 1" = 20'PROJECT NOTESLANDSCAPE SCHEDULE1. ALL PORTIONS OF THE DEVELOPMENT AREA NOT COVERED BY STRUCTURES, REQUIRED PARKING, ACCESS, CIRCULATION OR SERVICE AREAS ARELANDSCAPED WITH NATIVE, DROUGHT TOLERANT PLANTS PER PREAPPLICATION MEETING NOTES.2. SEE SHEET P08 FOR PLANTING DETAILS AND PLANTING PATTERNS3. ALL PLANTS SPECIFIED SHALL MEET THE MOST RECENT AMERICAN STANDARDS FOR NURSERY PLANT STOCK (ANSI Z60.1), PER RMC 4-4-070.4. ALL GROUNDCOVER MUST BE AT LEAST 4" POT SIZED, HAVE WELL-DEVELOPED ROOTS AND ARE NOT ROOT BOUND OR J-ROOTED, PER RMC 4-4-070.5. ALL OF THE LANDSCAPED AREA THAT IS NOT PLANTED WITH TREES AND SHRUBS OR COVERED WITH A TREE GRATE MUST BE PLANTED IN GROUND COVERPLANTS, WHICH MAY INCLUDE GRASSES. MULCH MUST BE CONFINED TO AREAS UNDERNEATH PLANTS AND IS NOT A SUBSTITUTE FOR GROUND COVERPLANTS. PER RMC 4-4-070.L.6. SHRUBS MUST BE AT LEAST A TWO (2) GALLON CONTAINER SIZE AT PLANTING. SHRUBS SHALL BE IN BEDS THAT INCLUDE A LAYER OF MULCH AT LEAST TWOINCHES (2") IN DEPTH. PER RMC 4-4-070.L.7. ALL APPROVED LANDSCAPING SHALL BE INSTALLED BEFORE THE FINAL APPROVAL OF THE PERMIT OR LAND USE ACTION THAT TRIGGERED THELANDSCAPING REQUIREMENT, PER RMC 4-4-070.M.10' UTILITY EASEMENT (TYP.). NO TREESARE PLANTED WITHIN THIS AREAUTILITY EASEMENT (TYP.)PROPERTY LINE (TYP.)BUILDING ROOF LINE (TYP.)TEMPORARY PLAY AREA WITHSYNTHETIC TURF. TO BE FILLED IN WITHSTREET FRONTAGE LANDSCAPEBUFFER AT TIME OF STREETIMPROVEMENTSTART CHAINLINK FENCEEND CHAINLINK FENCE10' STREET FRONTAGELANDSCAPE BUFFER (TYP.)R.O.W. DEDICATION (TYP.)VACCINIUM OVATUM / EVERGREEN HUCKLEBERRYMAHONIA AQUIFOLIUM / OREGON GRAPEPOLYSTICHUM MUNITUM / WESTERN SWORD FERNMYRICA CALIFORNICA / PACIFIC WAX MYRTLEMAHONIA AQUIFOLIUM / OREGON GRAPERIBES SANGUINEUM / FLOWERING CURRANTROSA GYMNOCARPA / BALDHIP ROSESYMPHORICARPOS ALBUS / SNOWBERRYARCTOSTAPHYLOS UVA-URSI / KINNIKINNIKSEDUM SPATHULIFOLIUM / BROAD-LEAVED STONECROPALLIUM CERNUUM / NODDING ONIONPARKING AREA SHRUBS (TYP.)FOUNDATION ANDSCREENING SHRUBS (TYP.)GREEN ROOF GROUNDCOVER (TYP.)EXHIBIT 9RECEIVED06/10/2019 mherreraPLANNING DIVISIONDocuSign Envelope ID: 7CBEF1D6-413D-4442-BCF7-397697D00173
3'1 12 XROOTBALLDIMENSION1'DETAIL: PLANTING DECIDUOUS TREESTAKES SHALLEXTEND A MIN. OF 12"INTO UNDISTURBEDSOIL2 x ROOTBALL DIA.RUBBER HOSE AT TREE; HOSESHALL BE LONG ENOUGH TOACCOMMODATE 1 YEAR'SGROWTH AND BUFFER ALLBRANCHES FROM THE WIRE3 HARDWOOD STAKES OR OTHERAPPROVED MATERIAL; ALLSTAKES TO BE DRIVEN OUTSIDETHE ROOTBALLL, AT 120° SPACINGGALVANIZED WIRED OR CABLE;TWIST WIRE TO TIGHTEN ONLYENOUGH TO KEEP FROM SLIPPING(ALLOW FOR SOME TRUNKMOVEMENT)STAKING NOTES:PLANT TREE SO THAT THE TRUNKCROWN IS VISIBLE AT THE TOP OFTHE ROOTBALL; SET TOP OFROOTBALL FLUSH TO GRADE; DONOT COVER THE TOP OF THEROOTBALL WITH SOILMIN. 2" MULCH; DO NOT PLACE INCONTACT WITH TRUNK4" HIGH EARTH SAUCER AROUNDEDGE OF PLANTING PITFINISH GRADEROUGHEN EDGES OF PITREMOVE ALL TWINE, WIREAND BURLAP FROM TOPHALF OF ROOTBALL; NONBIODEGRADABLE MATERIALSHALL BE REMOVEDCOMPLETELYTAMP TOPSOIL BACKFILLAROUND ROOTBALL BASEFIRMLY WITH FOOTPRESSURE TO AVOID SHIFTOF ROOTBALLPLACE ROOTBALL ONUNEXCAVATED/UNDISTRUBEDNATIVE SOIL PEDESTAL TOPREVENT SETTLINGNOT TO SCALEEQUALEQUALEQUALPLANTSPACING PERPLANT TYPE;SEESCHEDULENOTE:TO AVOID LANDSCAPE INTRUSION INTOPATHS, THE FOLLOWING PLANTING SPACINGOFF-SETS FROM EDGE OF ALL PATHS, DRIVES,ACCESS ROUTES, ETC. SHALL BE MET:GROUND COVER: 18"SMALL SHRUBS (UNDER 3' TALL): 30"MEDIUM SHRUBS (FROM 3' TALL TO 6'): 42"LARGE SHRUBS (OVER 6' TALL): 48"DETAIL: PLANTING SPACINGDETAIL: ROOT BARRIERNOT TO SCALECONDITION 1: PLANTER STRIP TREE CLOSER THAN 8' TOADJACENT STORM LINE OR 4' FROM DRYUTILITY LINE5' PLANTER STRIPUTILITY
DEPTH
VARIES
NOTES:1. ROOT BARRIER TO BE NDS, MODEL RP-2450, OR APPROVED EQUIVALENT2. INSTALL PRODUCT PER MANUFACTURER'S SPECIFICATIONS.3. INSTALL PRODUCT A MINIMUM OF 3' BEYOND CENTER OF TREE IN EACH DIRECTIONPARALLEL TO UTILITY LINE.4. ALL TREES LOCATED WITHIN PLANTER STRIPS TO RECEIVE ROOT BARRIER.INSTALL ROOT BARRIER ON ONE ORBOTH SIDES OF PLANTER STRIP ASNECESSARY2'-0"EXISTING STORMDRAINAGE LINE (TYP.)NOT TO SCALEPLANTSET CROWN OF PLANT ATFINISHED GRADE2" LAYER MULCH;TAPER TO CROWNSAUCER 2" HIGHFINISHED GRADEROOTBALLTOPSOIL BACKFILL &FERTILIZERROUGHEN ALL SURFACESOF PIT2 X ROOTBALL DIA.1 12 XROOTBALLDIA.GROUNDCOVER2" LAYER OF MULCH; TAPER TOCROWNFINISHED GRADEROOTBALLTOPSOIL BACKFILL & FERTILIZERCUT NEW ROOT MASS TOSTIMULATE NEW ROOT GROWTHUNDISTURBED NATIVE SOIL2 X ROOTBALL DIA.1 12 XROOTBALLDIA.DETAIL: PLANTING GROUNDCOVERNOT TO SCALEDETAIL: PLANTING SHRUBNOT TO SCALEDETAIL: SCHEMATIC VEGETATED ROOF TRAY SYSTEMNOT TO SCALEIN COMPLIANCE WITH CITY OF RENTON STANDARDSDESIGN12100 NE 195th St, Suite 300 Bothell, Washington 98011 425.885.7877CIVIL ENGINEERINGLANDSCAPE ARCHITECTUREPLANNINGSURVEYINGKIDDIE RESEARCH DAYCARE CENTERPRELIMINARY LANDSCAPE DETAILSP08LANDSCAPE NOTES18.) IF A DISCREPANCY EXISTS BETWEEN THE PLANT QUANTITIES ON THE PLANT SCHEDULE ANDTHOSE SHOWN ON THE PLAN THE QUANTITIES ON THE PLAN SHALL GOVERN.19.) PROPOSALS FOR PLANT SUBSTITUTIONS, LOCATION ADJUSTMENTS, SOIL AMENDMENTS ORANY VARIATIONS FROM THE APPROVED PLANS SHALL REQUIRE PRIOR APPROVAL BY THERESPONSIBLE OFFICIAL.22.) OWNER SHALL APPROVE PLANT MATERIAL & PLANTING BED LOCATION PRIOR TOINSTALLATION. ALLOW 24 HOURS MINIMUM NOTIFICATION FOR INSPECTION REQUEST. PLANTMATERIAL THAT HAS BEEN APPROVED FOR INSTALLATION SHALL BE PLANTED WITHIN 24 HOURS.INSTALLATION SHALL NOT BE CONDUCTED UNDER ADVERSE WEATHER CONDITIONS WITHOUTPRIOR APPROVAL OF THE RESPONSIBLE OFFICIAL. PLANT MATERIAL THAT CANNOT BE PLANTEDWITHIN ONE DAY FOLLOWING ARRIVAL SHALL BE HEELED-IN, KEPT MOIST AND PROTECTED AT ALLTIMES FROM EXTREME WEATHER CONDITIONS. PLANTS SHALL BE STORED AT THE SOLERESPONSIBILITY OF THE CONTRACTOR.23.) TREE PITS SHALL BE A MINIMUM OF TWO TIMES (2x) THE DIAMETER OF THE TREE'S ROOT MASS.ADDITIONAL AERATION MAY BE REQUIRED AS DIRECTED BY THE RESPONSIBLE OFFICIAL. ADDWATER TUBES TO THE TREE PLANTINGS IN PAVED AREAS.24.) STREET TREES SHALL BE SYMMETRICAL AND UNIFORM IN APPEARANCE, SIZE AND STRUCTURE.25.) STREET TREE AND SHRUB INSTALLATIONS SHALL CONFORM TO THE FOLLOWING GENERALGUIDELINES:A.) TREES SHALL NOT BE PLANTED IN LOCATIONS THAT COULD LEAD TO ROOTS DAMAGINGSIDEWALKS OR CURBING, OR IN ANY OTHER LOCATION THAT MAY CAUSE A SAFETY CONCERN.26.) PLANT MATERIALS SHALL BE GUARANTEED FOR A PERIOD OF TWO YEARS. PLANT MATERIALTHAT HAS LOST MORE THAN 30 PERCENT OF ITS NORMAL FOLIAGE SHALL BE REPLACED ATCONTRACTOR'S EXPENSE AS DIRECTED BY THE RESPONSIBLE OFFICIAL.27) SOIL SHALL BE PREPARED FOR LANDSCAPE INSTALLATION ACCORDING TO INDUSTRYSTANDARDS TO BE CONDUCIVE TO THE HEALTHY GROWTH OF NEW PLANTS. TOPSOIL SHALL BERICH IN ORGANIC MATERIAL OR AMENDED TO BE SO. CLAY SOIL IS NOT ACCEPTABLE AND MUST BEREMOVED FROM LANDSCAPE AREAS IF NATURALLY PRESENT ON SITE. PER RMC 4-4-070.J.20.) DRAINAGE: CONTRACTOR SHALL NOTIFY THE OWNER OF ANY LOW POINTS OR FORESEENPOOR DRAINING AREAS EXISTING ON-SITE AND PROVIDE CORRECTIVE DRAINAGE PLANS PRIOR TOCOMMENCING LANDSCAPE WORK. THE CONTRACTOR IS RESPONSIBLE FOR PROVIDING POSITIVEDRAINAGE IN ALL FINISHED LANDSCAPE AREAS THAT ARE PART OF THIS SCOPE OF WORK. ALLPOSITIVE DRAINAGE FROM LANDSCAPE AREAS SHALL BE DISCHARGED APPROPRIATELY AND SHALLNOT CREATE DRAINAGE PROBLEMS OFF-SITE OR IN OTHER AREAS OF THE PROJECT. FINISHEDLANDSCAPE AREAS WITH PONDING WATER OR OTHER POOR DRAINAGE CONDITIONS SHALL BECORRECTED AT THE CONTRACTOR'S EXPENSE.21.) LAWNS SHALL BE HYDROSEEDED WITH "SIGNATURE" AS SUPPLIED BY JB INSTANT LAWN ORAPPROVED EQUAL. THE SEEDED AREA MUST BE PROTECTED BY A BARRIER WITH SIGNS THAT READ"KEEP OFF NEWLY SEEDED LAWN AREA".15.) MULCH SHALL BE 100% NATURAL FIR OR HEMLOCK, FINE GROUND, OF UNIFORM COLOR, FREEFROM DYES, WEED SEEDS, SAWDUST & SCRAP LUMBER FIBER, TRASH, INORGANIC MATERIAL ORANY OTHER COMPOUND DETRIMENTAL TO PLANT GROWTH.16.) FERTILIZER SHALL BE A COMPLETE, BALANCED COMMERCIAL BRAND WITH COMPLETECHEMICAL ANALYSIS SHOWN ON AN UNOPENED CONTAINER WHEN DELIVERED. FERTILIZERSHALL BE APPLIED AT RATES CONSISTENT WITH THE MANUFACTURER'S RECOMMENDATIONS ANDSOIL TESTING LAB'S RECOMMENDATIONS.17.) WORK AREAS TO BE KEPT NEAT AND ORDERLY AND FREE OF DEBRIS AND RUBBISH AT ALLTIMES DURING PROGRESS OF WORK. RAKE BEDS NEATLY TO AN EVEN FINE GRADE AROUND ALLPLANTS. ALL PAVED AREAS ARE TO BE CLEANED BY BROOM AND/OR WASHED AFTER EACH DAY'SWORK OR MORE FREQUENTLY AS REQUIRED. ALL PLANTING AREAS AND ADJACENT PAVED AREASSHALL BE LEFT IN A NEAT AND CLEAN CONDITION UPON COMPLETION OF JOB.1.) THE LANDSCAPE CONTRACTOR MUST BE LICENSED AND OR BONDED. CONTRACTOR MUST BEEXPERIENCED IN LANDSCAPE WORK OF THE BEST TRADE PRACTICES AND HAVE THE NECESSARYEQUIPMENT AND PERSONNEL TO PERFORM WORK.2.) THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR FAMILIARIZING HER/HIMSELFWITH THE SITE AND ALL OTHER SITE IMPROVEMENTS PRIOR TO THE START OF LANDSCAPEWORK.3.) THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR THE PROTECTION OF ALLUTILITIES AND USE CAUTION WHILE EXCAVATING IN ORDER TO AVOID DISTURBING ANY EXISTINGUTILITIES. THE LANDSCAPE CONTRACTOR WILL PROMPTLY NOTIFY THE GENERAL CONTRACTORAND OWNER OF ANY CONFLICTS. IN THE EVENT OBSTRUCTIONS ARE ENCOUNTERED DURINGPLANTING ACTIVITIES, ALTERNATIVE LOCATIONS MAY BE SELECTED BY THE OWNER'SREPRESENTATIVE.4.) THE LANDSCAPE CONTRACTOR SHALL COORDINATE ALL WORK RELATED TO OTHER TRADESAS REQUIRED.5.) THE LANDSCAPE CONTRACTOR SHALL PROVIDE ALL PLANTS OF THE CORRECT SIZE, SPECIESVARIETY, QUANTITY AND QUALITY AS SPECIFIED ON PLANT SCHEDULE AND SYMBOLS ONLANDSCAPE PLAN. IF UNAVAILABLE, THE LANDSCAPE CONTRACTOR SHALL NOTIFY THE OWNER'SREPRESENTATIVE IMMEDIATELY AND PROVIDE THE NAMES AND TELEPHONE NUMBERS OF THREENURSERY SUPPLIERS OR PLANT BROKERS THAT HAVE BEEN CONTACTED. SUBSTITUTIONS SHALLONLY BE MADE UPON THE APPROVAL OF THE OWNER'S REPRESENTATIVE OR LANDSCAPEARCHITECT.6.) ALL PLANT MATERIAL SHALL BE INSPECTED AND APPROVED BY THE OWNER'SREPRESENTATIVE PRIOR TO PLANTING. ALL PLANT MATERIAL SHALL CONFORM TO THE LATESTEDITION OF AMERICAN STANDARD FOR NURSERY STOCK PUBLISHED BY THE AMERICAN NURSERYAND LANDSCAPE ASSOCIATION (ANSI Z60.1).7.) THE LANDSCAPE CONTRACTOR SHALL DELIVER, MAINTAIN AND WATER PLANT MATERIAL UNTILOWNERS FINAL ACCEPTANCE IS RECEIVED.8.) THE LANDSCAPE CONTRACTOR SHALL TAKE ALL NECESSARY PRECAUTIONS TO PROTECT ALLPROPERTY, INCLUDING PAVEMENT, WALKWAYS, CURBS, FENCING, STRUCTURES, ETC.. DURINGCONSTRUCTION.9.) THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR KEEPING INFORMED OF ALLEXISTING CODES, LAWS AND ORDINANCES RELATING TO THE WORK REQUIRED ON SITE, ANDSHALL COMPLY ACCORDINGLY.10.) THE LANDSCAPE CONTRACTOR SHALL COORDINATE WITH THE GENERAL CONTRACTOR TOASSURE PROPER SUBGRADES ARE MET,11.) THE LANDSCAPE CONTRACTOR SHALL SUBMIT THREE REPRESENTATIVE SOIL SAMPLES TOTHE OWNER'S REPRESENTATIVE FOR TESTING BY AN APPROVED SOIL TESTING LABORATORY.AMENDMENTS SHALL BE ADDED TO THE SOIL MIX AS RECOMMENDED BY SOIL TESTING LAB.12.) THE LANDSCAPE CONTRACTOR SHALL RAKE PREPARED AREAS AND REMOVE ANY ROCK ORDEBRIS OVER 1". ALL LAWN AREAS SHALL BE ROLLED TO PROVIDE A FIRM, SMOOTH SURFACEFREE OF DIVOTS OR MOUNDS.13.) THE LANDSCAPE CONTRACTOR SHALL SET FINISHED AMENDED SOIL DEPTH BELOW EDGE OFHARDSCAPE ELEMENTS PRIOR TO MULCH AND/OR SOD INSTALLATION. GRADES SHALL BE SET 3"BELOW ADJACENT HARDSCAPE SURFACES FOR PLANTING BEDS AND 1" BELOW FOR LAWNAREAS.14.) PER RMC 4-4-070L, THE LANDSCAPE CONTRACTOR SHALL PROVIDE A MINIMUM 2" DEEP LAYEROF MULCH IN ALL PLANTING BEDS, AND TREES SHALL INCLUDE A MULCH RING THAT HAS A DEPTHOF AT LEAST THREE INCHES (3") AND IS AT LEAST THREE FEET (3') IN RADIUS AROUND THE TREE.RECEIVED06/10/2019 mherreraPLANNING DIVISIONDocuSign Envelope ID: 7CBEF1D6-413D-4442-BCF7-397697D00173
PRELIMINARY
TECHNICAL INFORMATION REPORT
FOR
KIDDIE RESEARCH DAYCARE CENTER
CITY OF RENTON, WASHINGTON
Prepared by: Gina R. Brooks, P.E.
Date: May 10, 2019
Revised:
Core No.: 18227
5/10/2019
Entire Document
Available in
Laserfiche
Submittals Folder
EXHIBIT 10
RECEIVED
06/10/2019 mherrera
PLANNING DIVISION
DocuSign Envelope ID: 7CBEF1D6-413D-4442-BCF7-397697D00173
GEOTECHNICAL ENGINEERING
DESIGN REPORT
3123 Sunset Blvd NE
Renton, WA 98056
Prepared for: Carson AuYeung
Livia Chen
Job No: 1054-KIN
Chris J. Heathman, P.E.
Principle Geotechnical Engineer
Mud Bay Geotechnical Services, LLC
Entire Document
Available in
Laserfiche
Submittals Folder
EXHIBIT 11
RECEIVED
06/10/2019 mherrera
PLANNING DIVISION
DocuSign Envelope ID: 7CBEF1D6-413D-4442-BCF7-397697D00173
Highlands Daycare
PRE18-000017
Renton, WA
Transportation Impact Analysis
May 8, 2019
Prepared for:
Kiddie Research LLC
3123 NE Sunset Blvd.
Renton, WA 98056
Prepared by:
TENW
Transportation Engineering NorthWest
11400 SE 8th Street, Suite 200
Bellevue, WA 98004
Office: (425) 889-6747
Fax: (425) 889-8369
Entire Document
Available in
Laserfiche
Submittals Folder
EXHIBIT 12
RECEIVED
06/10/2019 mherrera
PLANNING DIVISION
DocuSign Envelope ID: 7CBEF1D6-413D-4442-BCF7-397697D00173
Greenforest Incorporated
C o n s u l t i n g A r b o r i s t
4547 South Lucile Street, Seattle, WA 98118 Tel. 206-723-0656
TO: Carson AuYeung
Kiddie Research
2023 Glennwood Ave NE
Renton WA 98056
REFERENCE: Arborist Report
SITE: 3123 NE Sunset Blvd., Renton WA
DATE: June 5, 2019
PREPARED BY: Favero Greenforest, ISA Certified Arborist # PN -0143A
ISA Tree Risk Assessment Qualified
ASCA Registered Consulting Arborist® #379
INTRODUCTION
You contacted me and contracted my services as a consulting arborist. My assignment is to
inspect trees at the above referenced site. The purpose of this report is to establish the
condition of the significant trees to satisfy City of Renton permit submittal requirements.
I received a topographic survey from Core Design. I visited the site 6/3/2019 and visually
inspected the trees indicated on the survey, which are the subject of this report. These
represent all regulated trees on the parcel.
SUMMARY
Significant Trees on Site 5
Street Trees on Site 2
Total Subject Trees 7
The site is currently vacant and covered in red fescue and straw. The subject trees stand at
the west and south perimeter of the parcel, with other existing landscape vegetation.
Entire Document
Available in
Laserfiche
Submittals Folder
EXHIBIT 13
RECEIVED
06/10/2019 mherrera
PLANNING DIVISION
DocuSign Envelope ID: 7CBEF1D6-413D-4442-BCF7-397697D00173
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: July 3, 2019
TO: Matt Herrera, Senior Planner
FROM: Brianne Bannwarth, Development Engineering Manager
SUBJECT: Traffic Concurrency Test – Kiddie Research Daycare; LUA19-000129
The applicant is requesting Administrative Site Plan approval, concurrence with the Sunset Area
Planned Action EIS, and three (3) modifications for a proposed daycare center located at 3123
Sunset Blvd NE with an estimated student count of 100. The subject property is 17,059 square
feet (0.39 acres) and located in Commercial and Mixed Use land use designation and Center
Village zoning classification. The subject property is currently vacant. Access to the improved site
would be via a driveway located on the NE 12th Street frontage. The applicant has requested
modifications to the Development Regulations related to frontage improvement s and vehicle
parking. The applicant has submitted reports and memoranda for impacts related to
transportation, stormwater, geotechnical, and tree removal/retention. The project site is within
the Sunset Planned Action Area and the City’s Environmental Review Committee will determine
whether the proposal qualifies as a Planned Action. The previous use of the site was a self-service
car wash with five wash stalls.
The proposed development would generate a reduction of approximately 130 net new average
weekday daily trips. During the weekday AM peak hour, the project would generate
approximately 74 net new trips (39 inbound and 35 outbound). During the weekday PM peak
hour, the project would generate approximately 45 net new trips (21 inbound and 24 outbound).
The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4 -6-070.D as
follows:
EXHIBIT 14
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Transportation Concurrency Test – Kiddie Research Daycare
Page 2 of 3
July 3, 2019
Traffic Concurrency Test Criteria Pass
Implementation of citywide Transportation Plan Yes
Within allowed growth levels Yes
Project subject to transportation mitigation or impact fees Yes
Site specific street improvements to be completed by project Yes
Traffic Concurrency Test Passes
Evaluation of Test Criteria
Implementation of citywide Transportation Plan: The City’s investment in completion of the
forecast traffic improvements is 130% of the scheduled expenditure through 2020.
Within allowed growth levels: As shown on the attached citywide traffic concurrency summary,
the calculated citywide trip capacity for concurrency with the city adopted model for 2019 is
1,709 trips, which provides sufficient capacity to accommodate approximately 45 additional trips
from this project. A resulting 1,664 trips are remaining.
Project subject to transportation mitigation or impact fees: The project will be subject to
transportation impact fees at time of building permit for the project.
Site specific street improvements to be completed by project: The project will be required to
complete frontage street improvements for the building prior to occupancy. Any additional off-
site improvements identified through SEPA or land use approval will also be completed prior to
final occupancy.
Background Information on Traffic Concurrency Test for Renton
The City of Renton Traffic Concurrency requirements for proposed development projects are
covered under Renton Municipal Code (RMC) 4-6-070. The specific concurrency test requirement
is covered in RMC 4-6-070.D, which is listed for reference:
D. CONCURRENCY REVIEW PROCESS:
1. Test Required: A concurrency test shall be conducted by the Department for each
nonexempt development activity. The concurrency test shall determine consistency with
the adopted Citywide Level of Service Index and Concurrency Management System
established in the Transportation Element of the Renton Comprehensive Plan, according
to rules and procedures established by the Department. The Department shall issue an
initial concurrency test result describing the outcome of the concurrency test.
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Transportation Concurrency Test – Kiddie Research Daycare
Page 3 of 3
July 3, 2019
2. Written Finding Required: Prior to approval of any nonexempt development activity
permit application, a written finding of concurrency shall be made by the City as part of
the development permit approval. The finding of concurrency shall be made by the
decision maker with the authority to approve the accompanying development permits
required for a development activity. A written finding of concurrency shall apply only to
the specific land uses, densities, intensities, and development project described in the
application and development permit.
3. Failure of Test: If no reconsideration is requested, or if upon reconsideration a project
fails the concurrency test, the project application shall be denied by the decision maker
with the authority to approve the accompanying development activity permit application.
The Concurrency Management System established in the Transportation Element on page XI -65
of the Comprehensive Plan states the following:
Based upon the test of the citywide Transportation Plan, consideration of growth le vels
included in the LOS-tested Transportation Plan, payment of a Transportation Mitigation
Fee, and an application of site specific mitigation, development will have met City of
Renton concurrency requirements.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 3 LUA19-000129
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: Matt Herrera, 425-430-6593, mherrera@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. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an
appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where
no further construction work will occur within ninety (90) days. Alternative measures such as mulch,
sodding, or plastic covering as specified in the current King County Surface Water Management Design
Manual as adopted by the City of Renton may be proposed between the dates of November 1st and
March 31st of each year. The Development Services Division’s approval of this work is required prior to
final inspection and approval of the permit.
4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is
being cleared.
5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or
fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the
area defined by the drip line of any tree to be retained.
6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around
the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be
placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on
each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups
of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the
applicant shall provide supervision whenever equipment or trucks are moving near trees.
7. 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: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov)
See Attached Development Engineering Memo dated June 26, 2019
Fire Authority:
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
1. 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.
2. The preliminary fire flow is 2,000 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
EXHIBIT 15
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ADVISORY NOTES TO APPLICANT
Page 2 of 3 LUA19-000129
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.
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 adequate as provided by the existing city street.
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
1. As the main entrance and only driveway will be located along NE 12
th, the new address for the
development will be 3212 NE 12th St.
Police:
(Contact: Sandra Havlik, 425-430-7520, shavlik@rentonwa.gov)
1. Five (5) Police Calls for Service Estimated Annually.
2. To protect materials and equipment during construction, it is recommended that all materials and
tools be locked up when not in use. The commonly used tool lockbox will not be sufficient. The site
will need security lighting and any construction trailer should be completely fenced in with portable
chain-link fencing. The fence will provide both a physical and psychological barrier to any prospective
thief and will demonstrate that this area is private property. Construction trailers should be kept
locked when not in use, and should also have a heavy-duty deadbolt installed with no less then a 1-
1/2” throw when bolted. Glass windows in the trailer should be shatter-resistant.
3. The developer should post “No Trespassing” signs on the property while it’s under construction. This
will aid police in contacting subjects who may be on the property after-hours. The use of off-duty
police officers or private security guards to patrol the site during the hours of darkness is an option.
4. All exterior doors should be made of solid metal or metal over wood, with heavy-duty deadbolt locks,
latch guards or pry-resistant cylinders around the locks, and peepholes. If glass doors are used, they
should be fitted with the hardware described above and additionally be fitted with a layer of security
film. Security film can increase the strength of the glass by up to 300%, greatly reducing the likelihood
of breaking glass to gain entry. Access to the back of the buildings should be limited, preferably with
security fencing, as these areas will be vulnerable to crime due to the lack of natural surveillance by
personnel and/or area homes or other businesses.
5. It is recommended that the property be monitored (both inside and outside) with recorded security
and that an alarm system be utilized after hours. It’s not uncommon for businesses to experience theft
and/or vandalism during the hours of darkness. It is important to direct all foot traffic towards the
main entrance of the child care facility – this includes any employees, vendors, or delivery personnel.
6. All areas of this facility need to have adequate lighting. This will assist in the deterrent of theft from
motor vehicle (one of the most common crimes in Renton), as well as provide safe pedestrian travel for
customers.
7. The structure should have a building number clearly posted with numbers at least 12” in height and of
a color contrasting with the building. This will assist emergency personnel in locating the correct
location for response.
8. Landscaping should be installed with the objective of allowing visibility – not too dense and not too
high. Too much landscaping will make both employees and parents feel isolated and pulled from view
of environmental traffic and could provide criminals with concealment to commit crimes such as
burglary.
9. It is key for a business to have appropriate lighting and signage. “No Trespassing” signs should be
posted in conspicuous locations, including entrances to the property and parking areas.
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ADVISORY NOTES TO APPLICANT
Page 3 of 3 LUA19-000129
10. It is recommend that the owner have a Renton Police Crime Prevention Representative conduct a
security survey of the premises once construction is complete. Contact Sandra Havlik, 425.430.7520
when you would like to make an appointment.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:June 26, 2019
TO:Matt Herrera, Planning
FROM:Jonathan Chavez, Development Engineering
SUBJECT:Kiddie Research Daycare
3123 NE Sunset Boulevard
LUA19-000129
I have reviewed the Land Use Application submittal for the Kiddie Research Daycare project at 3123 NE
Sunset Boulevard (KC Parcel ID: 0423059155). The applicant is proposing to replace an existing carwash
with a new daycare facility.
EXISTING CONDITIONS
The Site is approximately .39 acres in size and is trapezoidal in shape. The existing site was being used as
a vehicle carwash facility.
Water Water service is provided by City of Renton. The project is within the City of Renton’s water
service area in the Highlands 565 Pressure Zone; the static water pressure is approximately 83
psi at ground elevation of 372-feet. There is a 10” water main south of the site in the north side
of NE 12th Street that can provide 3,600 gallons per minute (gpm). Reference COR Project File
WTR2700370 in COR Maps for record drawings. All services to the property shall connect to
this water main. There is a 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. The existing car wash is served by two 1” water meters on the NE 12th
Street frontage connected to the existing 10” water main in NE 12 Street. This main cannot
provide adequate pressure to the property; no services shall connect to this water main.
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.
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Kiddie Research Daycare – LUA19-000129
Sewer 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.
Storm 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. 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.
Streets NE Sunset Boulevard is classified as a principal arterial street. 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. NE 12th Street is classified as a collector arterial street. Per the King County
Assessor’s Map, the existing right of way width for NE 12th Street is 60’. There is a 0.5’ curb and
8’ sidewalk directly behind the curb along the NE 12th Street frontage.
CODE REQUIREMENTS
WATER
1. 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:
a. Installation of off-site and on-site fire hydrants. The location and number of hydrants
will be determined by the Fire Authority based on the final fire flow demand and final
site plan. A hydrant is required within 50 feet of the building’s fire sprinkler system fire
department connection (FDC). Below is a summary of the existing fire hydrants in the
vicinity of the site:
i. 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.
ii. 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).
iii. Along the eastern frontage of NE Sunset Boulevard approximately 190’ north of
the site (COR Facility ID HYD-NE-00329).
b. Installation of a fire sprinkler stub a with a detector double check valve assembly
(DDCVA) for backflow prevention to each building. The fire sprinkler stub and related
piping shall be done by a registered fire sprinkler designer/contractor. The DDCVA shall
be installed on the private property in an outside underground vault per City standard
plan no. 360.2. The DDCVA may be installed inside the building if it meets the conditions
as shown on City’s standard plan 360.5 for the installation of a DDCVA inside a building.
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The location of the DDCVA inside the building must be pre-approved by the City Plan
Reviewer and Water Utility.
c. A new fire hydrant is required within 50’ of the fire department connection (FDC) for the
new fire sprinkler system.
d. Installation of a domestic water meter for each building. The sizing of the meter(s) shall
be in accordance with the most recent edition of the Uniform Plumbing Code. Domestic
water meter with size 3-inch or larger shall be installed in an exterior vault per standard
plan no. 320.4. The meter vault shall be located within public right-of-way or within an
easement on private property.
e. Installation of a with a backflow prevention assembly on private property behind the
domestic water meter. A reduced-pressure principle backflow prevention assembly
(RPBA) is required for water meters for retail, commercial, industrial water use. The
RPBA shall be installed inside an above-ground heated enclosure per City standard plan
no. 350.2. 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 City
Water Utility Department.
f. 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.
g. Installation of a pressure reducing valve because water pressure exceeds 80 psi.
2. Civil plans for the water main improvements will be required and must be prepared by a
professional engineer registered in the State of Washington. Please refer to City of Renton
General Design and Construction Standards for Water Main Extensions as shown in Appendix J
of the City’s 2012 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.
a.Ensure that the 10” water mains on the north and south side of NE 12th Street are
shown clearly and accurately on the Civil Plans. All connections must be made to the
10” water main on the north side of NE 12th Street (Reference COR Project File
WTR2700370 in COR Maps for record drawings).
3. A conceptual utility plan will be required as part of the land use application for the subject
development.
4. The development is subject to applicable water system development charges (SDC’s) and meter
installation fees based on the number and size of the meters for domestic uses and for fire
sprinkler use. The development is also subject to fees for water connections, cut and caps, and
purity tests. Current fees can be found in the 2019 Development Fees Document on the City’s
website. Fees that are current will be charged at the time of construction permit issuance.
a. The SDC fee for water is based on the size of the new domestic water to serve the project.
The current water fee for a single 1-inch meter is $4,050.00 per meter, 1-1/2 inch meter
is $20,250.00 and a 2-inch meter is $32,400.00.
b. The SDC fee for fire service is based on the size of the fire service line to serve the project.
c. Water service installation charges for each proposed domestic water service is applicable.
Water Service installation for a 1-inch water service line is $2,875.00* per service line, a
1-1/2 inch water service is $4,605.00* per service line and for $4,735.00* for each 2-inch
water service line. This is payable at construction permit issuance.
d. Drop-in meter fee is $460.00* per meter for a 1-inch meter, $750.00* for a 1-1/2 inch
meter, and $950.00* for a 2-inch meter. This is payable at issuance of the building.
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e. A water system redevelopment credit will apply for the existing meter.
f. Final determination of applicable fees will be made after the water meter size has been
determined. SDC fees are assessed and payable at construction permit issuance.
SEWER
1. All new building side sewers shall be a minimum of 6” and shall run at a slope of at least 2% to
the main.
2. The existing side sewer(s) may be reused provided they are relined. Relining of side sewers will
only be permitted after CCTV inspection. The CCTV must be approved by the Public Works
Inspector prior to authorization for connection.
3. Drainage from all parking under cover and any floor drains inside the building shall be routed to
the sanitary sewer system after passing through a City approved commercial grade oil/water
separator.
a. The proposed oil/water separator (CB #4 with a down-turned elbow) would not be
acceptable for this use. It will need to be a standard commercial oil/water separator.
4. The development is subject to applicable wastewater system development charges based on the
size of the new domestic water to serve the project.
a. SDC fee for sewer is based on the size of the new domestic water to serve the project.
The current sewer fee for a 1-inch meter is $3,100.00 per meter, 1-1/2 inch meter is
$15,500.00 and a 2-inch meter is $24,800.00.
b. SDC fees are payable at construction permit issuance.
c. Credit will be provided for the existing side sewer service based on the size of the existing
domestic water meter.
SURFACE WATER
1. A drainage report complying with the current Renton Surface Water Manual (RSWM) will be
required. Based on the City’s flow control map, the site falls within the City’s Peak Rate Flow
Control Standard (Existing Conditions) and is within the East Lake Washington Drainage Basin.
Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the
RSWM.
2. Storm drainage improvements along all public street frontages are required to conform to the
City’s street and stormwater conveyance standards. 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 and shall account for the total upstream tributary area, assuming developed conditions
for onsite tributary areas and existing conditions for any offsite tributary areas. The minimum
cover over storm pipes is 3’ for PVC, 1’ for ductile iron (DI), and 2” for most other materials. See
Table 4.2.1.A2 in the 2017 RSWDM and Standard Plans 220.00 and 220.10 for details.
3. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant
will be required to provide enhanced basic water quality treatment. Any proposed detention
and/or water quality vault shall be designed in accordance with the RSWDM that is current at the
time of civil construction permit application. Separate structural plans will be required to be
submitted for review and approval under a separate building permit for the detention and/or
water quality vault.
4. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the
new runoff created by this development to the maximum extent feasible. On-site BMPs shall be
evaluated in order of preference by feasibility as described in Section C.1.3 of the 2017 RSWDM.
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On-site BMP facilities shall be designed according to the requirements in Section C.2 of the 2017
RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included
with the land use application, as applicable to the project. The final drainage plan and drainage
report must be submitted with the utility construction permit application.
5. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design
Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration
rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and
Appendix C shall be included in the report. The report should also include information concerning
the soils, geology, drainage patterns and vegetation present shall be presented in order to
evaluate the drainage, erosion control and slope stability for site development of the proposed
plat. The applicant must demonstrate the development will not result in soil erosion and
sedimentation, landslide, slippage, or excess surface water runoff.
6. Erosion control measures to meet the City requirements shall be provided.
7. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The
current City of Renton Standard Details is available online on the City of Renton website.
8. The 2019 Surface water system development fee is $0.72 per square foot of new impervious
surface, but no less than $1,800.00. This is payable prior to issuance of the construction permit.
This fee is subject to change based on the calendar year the construction permit is issued.
TRANSPORTATION
1. 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 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.
2. 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
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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.
3. New curb will be required in the location of the existing curb line along the NE 12
th Street
frontage.
4. 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.
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.
5. 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.
a. The Transportation Division will support a modification to retain the existing street
lighting along the NE Sunset Boulevard frontage. Street lighting in accordance with
City standards will be included in the City’s capital improvement project.
6. Paving and trench restoration within the City of Renton right of way shall comply with the City’s
Restoration and Overlay requirements.
7. The 2019 transportation impact fees for a daycare is $70.39 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.
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GENERAL COMMENTS
1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property
frontage or within the site must be underground. The construction of these franchise utilities
must be inspected and approved by a City of Renton inspector.
2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the
right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
3. Adequate separation between utilities as well as other features shall be provided in accordance
with code requirements.
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is
required with the exception of water lines which require 10-ft horizontal and 1.5-ft
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.
4. All civil construction permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for
the most up-to-date plan submittal requirements:
https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=9687014.
5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate
sheets.
6. A demo permit is required for the demolition of the existing building(s). The demo permit shall be
acquired through the building department.
7. Fees quoted in this document reflect the fees applicable in the year 2019 only and will be assessed
based on the fee that is current at the time of the permit application or issuance, as applicable to
the permit type. Please visit www.rentonwa.gov for the current development fee schedule.
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