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HomeMy WebLinkAboutC_Preapp_Mtg_Summary_21-000085_v1.pdf1 PRE-APPLICATION MEETING FOR Goddard Pre-school PRE21-000085 CITY OF RENTON Department of Community & Economic Development Planning Division April 1, 2021 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Scott Warlick, 425-430-7216, swarlick@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org 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). 2 FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE: March 19, 2021 TO: Alex Morganroth, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Renton Goddard Pre-school 1. No change to required fire flow or fire hydrants. 2. Fire impact fees are not applicable for this occupancy change. 3. Approved fire sprinkler and fire alarm systems are required throughout the building. • The existing fire sprinkler system shall be modified to provide full coverage of modified areas. • Fire alarm system is required to be fully addressable and full detection is required throughout the entire building. Educational occupancies of this size are required to have full voice evacuation fire alarm system which is not present at this time. The fire alarm upgrades shall be brought up to current code throughout the entire building. • Separate plans and permits required by the fire department. 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 31st, 2021 TO: Alex Morganroth, Planner FROM: Scott Warlick, Engineering Specialist III, Plan Review SUBJECT: Goddard Pre-School 4110 NE 4th St PRE21-000085 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-binding and may be subject to modification and/or concurrence by official City decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal located at parcel(s) 1023059128. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER COMMENTS 1. The proposed project is within the City of Renton’s water service area and in the Highlands 565 pressure zone. 2. There is an existing water main on the site: • 12-inch water main on site that can deliver a maximum capacity of 5,000 gallons per minute(GPM) – refer to City water project plan no. W-069801 • 12-inch water main in Union Ave NE that can deliver 5,000 gpm • The static water pressure is approximately 72 psi at ground elevation of 398 feet. 3. There are existing water services to the subject property: • 2-inch domestic water meter with approved backflow prevention assemblies. • 1.5-inch domestic water meter with approved backflow prevention assemblies. • 6-inch fire sprinkler stub with approved backflow prevention assemblies. 4. Based on the review of project information submitted for the pre-application meeting, the applicant is not planning on adding any additional water service to the property. SEWER COMMENTS 1. Sewer service is provided by the City of Renton. 2. There is an existing 8-inch wastewater main on site (record dwg: S-035301). 3. Based on the review of project information submitted for the pre-application meeting, the applicant is not planning on adding any additional sewer service to the property. 4 STORM DRAINAGE COMMENTS 1. There is a private stormwater conveyance system consisting of pipes and catch basins that direct surface water to a private surface water tank system (Record Dwg. R-159001) 2. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2017 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls within the City’s Peak Rate Flow Control (Matching Existing) Standard. The site falls within the Black River drainage basin. 3. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details are available online in the City of Renton website https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton 4. 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. 5. 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 as described in Section C.1.3 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. 6. 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. 7. Erosion control measures to meet the City requirements shall be provided. 8. The development is subject to a surface water system development charge (SDC) fees. Fees will be charged based on the rate at the time of construction permit issuance. The current SDC fee is $0.80 per square foot of new impervious surface but not less than $2,000. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=8371984&dbid=0&repo=CityofRenton TRANSPORTATION/STREET COMMENTS 1. Frontage improvements are not required for interior remodels of any value not involving a building addition, therefore frontage improvements are not required. If, however, the proposal was to change, frontage improvements may be required. 2. A traffic impact analysis is required when the estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak periods. 3. Transportation impact fees may be assessed for the proposed change in use. The current use of the building is a health/fitness club with an impact fee of $36.02 per sqft. The proposed use of the building after the tenant improvements is a daycare with an impact fee of $48.88 per sqft. Transportation impact fees are published in the City’s Development Fees document. 4. The applicant should generate a traffic impact fee by performing a Trip Cost Analysis as defined and permitted by RMC 4-1-190.H. The impact fee should account for the proposed use and a credit for the existing commercial space. If the calculated fee results in a negative number, the fee will be waived and no refund will be given. The City will evaluate the analysis and proposed fee at the time of building permit review. The calculated transportation impact fee is due at the time of building permit issuance. 5 GENERAL COMMENTS 1. 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. 2. All construction permits for utility and street improvements will require separate plan submittals. All 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: http://rentonwa.gov/business/default.aspx?id=42473 3. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 4. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 5. Fees quoted in this document reflect the fees applicable in the year 2020 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. 6 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: April 1, 2021 TO: Pre-Application File No. 21-000085 FROM: Alex Morganroth, Senior Planner SUBJECT: Renton Goddard 4110 NE 4th St 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, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at www.rentonwa.gov. Project Proposal: The applicant proposes to operate a pre-school within an 11,000 sq. ft. tenant space inside of an existing shopping center located at 4110 NE 4th St (APN 1023059128). The site is located near the northeast corner of the intersection of NE 4th St and Union Ave NE. The tenant space is located in the northwest corner of the existing building on the site (Highland Shopping Center). The Highland Shopping Center is a 41,233 sq. ft. multi- tenant, one-story commercial building with a grocery store anchor tenant. The subject tenant space was previously occupied by a 24 -hour Fitness gym. The project site totals 3.56 acres in area and is located within the Commercial Mixed Use (CMU) land use designation, Commercial Arterial (CA) zoning classification, and Urban Design District ‘D’ overlay. According to the applicant, the proposed facility would accept approximately 170 full time students ranging in age from six months to six years old. Approximately 26 staff would be employed by the school. Access to the site would remain via the existing multiple driveways off of NE 4th St and Union Ave NE. Approximately ten (10) trees would be removed in order to construct an outdoor play area behind the building. The City’s mapping system indicates a Moderate Landslide Hazard is located on the property. The applicant has indicated a total project value of approximately $1.5 million. Current Use: Multi-tenant shopping center – tenant space previously occupied by a fitness center. Zoning: The CA zone allows for a variety of retail uses. Based on the age of the students, the use would be classified as a “Daycare Center”. A “Daycare Center” use is permitted outright in the CA zone. Commercial Arterial (CA) Development Standards: The project would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” and District ‘D’ overlay “RMC 4 -3-100 “Urban Design Regulations” effective at the time of complete application (noted as “CA standards” herein). Density – The minimum density permitted in the CA zoning designation is 20 units/net acre and the maximum density is 60 units/net acre for buildings with mixed commercial and residential use in the same building and located in the Highlands Community Planning Area. Net density is calculated after the deduction of areas required for public right-of-way dedication, private access easements, and critical areas from the gross site area. No dwelling units were proposed as a part of the project. 7 Minimum Lot Size, Width and Depth – There are no minimum requirements for lot size, lot width or depth within the CA zone at this location. Lot Coverage – The CA zone allows a maximum building coverage of 65 percent, or 75 percent if parking is provided within a building or within an on-site parking garage. The size of the existing building would not increase as a result of the project. The existing building appears compliant with lot coverage maximum. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement or tract. The project would have a minimum 15-foot setback and maximum 20-foot setback from the Union Ave NE ROW and the south shared property line. No side or rear yard setbacks would apply to this site. The existing shopping center appears be non-conforming with respect to the required setbacks. The building is approximately 130 feet from the east (secondary front yard) property line and 180 feet (front yard) property line. Height – Maximum building height is 50 ft., except 70 ft. for mixed use (commercial and residential) in the same building. Heights may exceed the Zone’s maximum height with a Conditio nal Use Permit, however in no case shall building height exceed the maximum allowed by the Airport Compatible Land Use Restrictions, for uses located within the Federal Aviation Administration Airport Zones designated under RMC 4-3-020. The existing building has a maximum height of approximately 25 feet as measured from grade and therefore complies with height requirement for the CA zone. Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for the proposed methods of screening for any new equipment proposed. Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” For office, educational, and institutional developments, a minimum of two (2) square feet per every 1,000 square feet of building gross floor area shall be provided for recyclable deposit areas and a minimum of four (4) square feet per 1,000 square feet of building area. The applicant would be required to submit a site plan depicting a refuse and recyclable area compliant with RMC 4-4-090 with the land use application. 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 minimum on-site landscape width required along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees in the ROW planter will also be required. Surface parking lots shall contain a perimeter landscaping screen at least 10-feet in width measured from the ROW. Within this perimeter screen trees shall be planted at a minimum of 2 -inch caliper at an average rate of 30 lineal feet of street frontage, shrubs at the minimum rate of one per 20 square feet, and groundcover in quantities that will provide at least 90-percent coverage within 3-years. Surface parking lots containing between 15 and 50 stalls shall provide a minimum of 15 square feet of interior parking lot landscaping per stall. Any interior parking lot landscaping area shall be sized to dimensions of at least eight feet (8') by twelve feet (12'). Landscaping shall be dispersed throughout the parking area and shall include a mixture of trees, shrubs, and groundcover. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements. A conceptual landscape plan shall be submitted at the time of 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 and worksheet, and arborist report 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. 8 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. The Administrator may require an independent review of any land use application that involves tree removal and land clearing at the City's discretion. A formal tree retention plan and arborist report would be required with the land use application. Parking: The following table provides parking ratios for the daycare and retail components: Use Ratio Day Care Centers 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. Retail Sales Min: 2.5 space / 1,000 SF Max: 5 spaces / 1,000 SF Shopping Centers (if retail building is multitenant) A minimum of 2.5 per 1,000 square feet of net floor area and a maximum of 5.0 per 1,000 square feet of net floor area. The applicant did indicate the amount of parking available for the proposed daycare center. The applicant will be required at the time of land use application to provide a parking analysis of the subject site (analysis should include parking requirements for all uses on the site) with calculations based on the requirements noted above. The analysis would include dimensions of stalls and drive aisles. Please refer to RMC 4-4-080F.8 and 9 for standard, structured, and compact space requirements and aisle width requirements. The applicant shall also provide a copy of any shared parking agreements in effect on the site at the time of land use application. 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. The proposal would be required to provide bicycle parking based on 10 % of the required number of parking stalls for the commercial and daycare uses. Please review RMC 4-4-080F.11 for further general and specific bicycle parking requirements. Access: Driveway widths and quantity are limited by the driveway standards, in RMC 4-4-080I. Driveways shall not be closer than 5-feet to any property line and not exceed 40 percent of the street frontage. The width of any driveway shall not exceed 30-feet. There shall be no more than one driveway for each one hundred sixty five feet (165') of street frontage serving any one property or among properties under unified ownership or control; for each one hundred sixty five feet (165') of additional street frontage another driveway may be permitted. 9 A connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting CA zoned lots without the need to use a street. Access may comprise the aisle between rows of parking stalls, but is not allowed between a building and a public street. The existing driveways off of Union Ave NE and NE 4th St provide adequate access to the development. At the time of land use application, the applicant shall submit detailed information on the drop -off/pick-up location for students and how vehicular traffic would be routed on the site in order to ensure a safe pedestrian environment for students, parents, and staff. Urban Design Regulations: Compliance with Urban Design Regulations, District ‘D’, may be required. Interior remodels of existing buildings or structures provided the alterations do not modify the building façade. If the building façade is modified, it must meet the Urban Design regulation requirements. In addition, the non- conforming site development standards outlined below may apply and would require proportional compliance with the Urban Design Regulation requirements. Non-Conforming Site Development Standards: Per RMC 4-10-020 Nonconforming Site Development Standards, for remodels or other alterations of an existing structure made within any three (3) year period which together exceed one hundred percent (100%) of the assessed or appraised value of the existing structure, the site shall be brought into compliance with this Title. For remodels or other alterations within any three (3) year period which exceed thirty percent (30%) of the assessed or appraised value, but do not exceed one hundred percent (100%), proportional compliance shall be required, as provided in subsection E of this Section. Remodels or other alterations within any three (3) year period that do not exceed thirty percent (30%) of the assessed or appraised value shall not be required to comply with the requirements of the subsection. Mandatory improvements for fire, life saf ety or accessibility, as well as replacement of mechanical equipment, do not count towards the cited monetary thresholds. Proportional Compliance: The required physical site improvements to reduce or eliminate the nonconformity of the site shall be established by the following formula: 1. Divide the dollar value of the proposed structure improvements, excluding mechanical equipment and mandatory improvements for life, safety, or accessibility, by the assessed or appraised value of the existing structure(s). 2. The monetary value of that percentage is then multiplied by ten percent (10%). 3. The dollar value of this equation is then applied toward reducing the nonconformities. 4. The Department shall determine the type, location and phasing sequence of the proposed site improvements. Critical Areas: According to COR Maps, the site is located within a Moderate Landslide Hazard Area. A geotechnical report prepared by a licensed professional may be required by the Building Official at the time of building permit application submittal. It is the applicant’s responsibility to ascertain if any other critical areas or environmental concerns are present on the site during site development or building construction. Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the Commercial Arterial (CA) zone. The purpose of the site plan review process is to analyze the detailed arrangement of project elements to mitigate negative impacts where necessary to ensure project compatibility with the physical characteristics of a site and with the surrounding area. Site plan review ensures quality development consistent with City goals and policies. Site plan review analyzes elements including, but not limited to, site layout, building orientation and design, pedestrian and vehicular environment, landscaping, natural features of the site, screening and buffering, parking and loading facilities, and illumination to ensure compatibility with potential future development. Decisional criteria for site plan approval are itemized in RMC 4-9-200E.3. Environmental Review: Due to project constituting a change of use (Fitness Center → Daycare Center) in a tenant space over 4,000 sq. ft. in size, the project will require Environmental Review in accordance with the State Environmental Policy Act WAC 197-11-800. An environmental checklist must be submitted with the land use application. Permit Requirements: All applications can be reviewed concurrently in an estimated time frame of 12 weeks once a complete application is accepted. The 2021 application fee for the Site Plan Review is $3,800.00. The 2021 10 application fee for the Environmental (SEPA) Review is $1,600.00. Any modification requests to code standards are $250.00 per modification. A 5% technology fee would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s new website by clicking “Land Use Applications” on the Community & Economic Development page, then “All Forms (A to Z)” at https://edocs.rentonwa.gov/ Documents/Browse.aspx?startid=867190&cr=1. 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 at https://www.rentonwa.gov/cms/ one.aspx?portalId=7922741&pageId=9666400. 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 impact fees would be required prior to the issuance of building permits. Ground floor commercial space impact fees would be calculated when use is determined. • A 2021 Fire impact fee currently assessed at $0.72 per square foot of educational space. • A 2021 Transportation impact fee assessed at $61.53 per square foot of daycare space. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre- screened prior to submitting the complete application package. Please contact Alex Morganroth, Senior Planner at 425-430-7219 or amorganoth@rentonwa.gov to schedule a virtual prescreen appointment. Expiration: Site plan approval is valid for two years with a possible two-year extension.