HomeMy WebLinkAboutPRE_StaffComments_230202_v1DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200
|www.rentonwa.gov
PREAPPLICATION MEETING FOR
Adventure Kids Playcare
900 S Grady Way
PRE 23-00014
February 2, 2023
Contact Information:
Planner: Andrew Van Gordon, 425.430.7286, avangordon@rentonwa.gov
Public Works Plan Reviewer: Jonathan Chavez, 425.430.7288, jchavez@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org
Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov
Please retain this packet throughout the course of your project as a reference. Consider
giving copies 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, Development Engineering Director, Department of
Community & Economic Development Administrator, Public Works Administrator and
City Council).
M E M O R A N D U M
DATE: January 19, 2023
TO: Andrew Van Gordon, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Adventure Kids Playcare
1. Adequate fire flow and fire hydrants are existing in the area around the
building, no changes needed. One new or existing fire hydrant will be
required within 50-feet of the fire department connection for the
required fire sprinkler system however.
2. Fire impact fees are applicable for this change of use, however the rate
for the new use is even or less than that of the existing use so no new
charge applies in this case.
3. Approved fire sprinkler and fire alarm systems are required throughout
the building. Direct outside access is required to the fire sprinkler riser
room. Fire alarm system is required to be fully addressable and full
detection is required. Separate plans and permits required by the fire
department.
4. Fire department apparatus access roadways are adequate as they exist
and shall be maintained.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: February 2, 2023
TO: Jonathan Chavez, Development Engineering
FROM: Andrew Van Gordon, Planning
SUBJECT: 900 S Grady Way
PRE23-000014
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)
1723059021. The following comments are based on the pre-application submittal made to the City of
Renton by the applicant.
WATER
1. The proposed redevelopment project is within the City of Renton’s water service area and in the
Valley 196-pressure zone.
2. There is an existing 3/4-inch domestic water meter, north of the building (MTR-003012). Change
of use will trigger backflow requirements.
a. The existing backflow prevention device for the domestic service must meet current
standards as required by Washington State Department of Health (WAC 246-290-490).
In accordance with Drinking Water Regulations, the building must have a 3/4-inch RPBA
(Reduced Pressure Backflow Assembly). The RPBA shall be installed inside an above
ground heated enclosure per City Standard Plan 350.2. The RPBA may be located inside
the building if a drainage outlet for the relief valve is provided and the location is
approved by the City Plan Reviewer and City Water Utility Department.
3. A fire sprinkler system is required by the Renton Fire Authority, and the following will also be
required:
a. 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
PRE23-000014
Page 5 of 5
February 2, 2023
a building. The location of the DDCVA inside the building must be pre-approved by the
City Plan Reviewer and Water Utility.
b. Installation of additional fire hydrants around the building as required by the Fire
Authority.
c. A hydrant is required within 50 feet of the building’s fire sprinkler system fire
department connection (FDC).
d. A conceptual utility plan will be required as part of the land use application for the
subject development.
e. 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.
f. Adequate separation between utilities is required. Minimum separation between water
and non-potable water utilities is 10-feet horizontal and 1.5-feet vertical.
4. Fees may be applicable if new fire service is required. Please see our website for latest fee
schedule.
SEWER
1. Sewer service is provided by City of Renton.
2. As the existing sewer service will be reused, no sewer system development charges are applicable.
SURFACE WATER
1. IF more than 2,000 SF of new plus replaced impervious surface area is added to the site, you will
trigger drainage review requirements.
2. As no new impervious surface area is being proposed, no storm system development charges are
applicable.
TRANSPORTATION
1. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
2. Change of use requires updating the existing building to meet current ADA standards. Compliance
with ADA standards must be shown on the building permit submittal.
3. IF the exterior improvements exceed $175,000 in construction valuation, frontage improvements
will be required.
4. Transportation Impact fees may be applicable depending on the proposed use versus the existing
use. Please see our website for latest fee schedule.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: February 2, 2023
TO: Pre-Application File No. 23-000014
FROM: Andrew Van Gordon, Associate Planner
SUBJECT: Adventures Kids Playcare – 900 S Grady Way (Parcel number
1723059021)
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
https://www.codepublishing.com/WA/Renton/.
Project Proposal: The subject property is located at 900 S Grady Way (Parcel number
1723059021). The lot has public street frontage on S Grady Way and Williams Ave S; it is located
within the CD zone in Urban Design District A and the City Center Sign Regulation area. The site
area is approximately 38,180 square feet (0.87 acre). The proposal is to establish a drop-in day
care for up to 110 children ranging in age from six (6) months to 12 years of age. Internal and
external revisions are proposed for the building. A 2,000 square foot playground area would be
installed in the gravel area directly north of the existing building. Access and parking are not
proposed to be revised.
Current Use: The property is currently improved with a 7,290 gross square foot (6,000 sq. ft.
footprint) commercial building and associated 12 stall paved parking area.
Zoning Requirements: The subject property is located within the Center Downtown (CD) zoning
classification and Commercial Mixed Use (CMU) land use designation. The CMU designation is
intended to implement the CD zone. The purpose of the CD zone is to provide a mixed-use urban
commercial center serving a regional market as well as high-density residential development.
Uses include a wide variety of retail sales, services, multi-family residential dwellings, and
recreation and entertainment uses.
The drop-in day care would be a day care center use.
The day care center use is permitted within the CD zone.
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February 2, 2023
Development Standards: The project would be subject to RMC 4-2-120B, “Development
Standards for Commercial Zoning Designations” effective at the time of complete application
(noted as “CD standards” herein).
Building Standards – The CD zone does not have a maximum lot coverage for buildings. The
maximum building height is 95 feet. Heights may exceed the zone’s maximum height with a
conditional use permit. In no case shall building height exceed the maximum allowed by the
Airport Related Height and use Restrictions for uses located within the Airport Influence area and
Safety Compatibility Zones. The proposal shall meet all applicable requirements in RMC 4-3-020:
Airport Related Height and Use Restrictions.
The proposal is within Airport Safety Zone 3. No expansion of the building is proposed.
Setbacks – Setbacks are the minimum required distance between the building footprint and the
property line. The required setbacks for the CD zone are: Front yard and secondary front yard: no
minimum, Maximum front yard and secondary front yard: 15-ft for buildings or for portions
thereof, 25 ft. or less in height and none for that portion of a building over 25 ft in height; Rear
and side yard: none, unless the CD lot abuts a lot zoned residential, then there shall be a 15 ft.
wide landscaped strip or a five-foot (5’) wide site-obscuring landscaped strip and a solid six-foot
(6’) high barrier along the common boundary with an additional five-foot (5’) setback from the
barrier.
Expansion of the structure is not proposed. The building is set back approximately 46 feet from
S Grady Way, which exceeds the maximum front yard setback standards. The lot also abuts a
residentially zoned lot (536 Williams Ave S) in the R-14 to the north. The structure complies with
the side/rear yard residential setback standards however based on city mapping aerial views it
does not comply with the landscaping buffer abutting residential zone standard.
Nonconforming Structures: The cost of alterations, remodels, or renovations of a legal
nonconforming structure, except single family dwellings, shall not exceed an aggregate cost of
forty percent (40%) in twelve (12) months or sixty percent (60%) in forty-eight (48) months of the
value of the structure, based upon its most recent assessment or appraisal, unless the changes
make the structure more conforming, or are used to restore to a safe condition any portion of a
structure declared unsafe by the Building Official. Mandatory improvements for fire, life safety or
accessibility, as well as replacement of mechanical equipment, do not count towards the cited
monetary thresholds. Alterations, remodels, or restoration work shall not result in or increase any
nonconforming condition unless permitted by RMC 4-10-050A.4, Limits on Enlargement.
Nonconforming Site Development Standards: For remodels or other alterations of an existing
structure made within any three (3) year period which together exceed one hundred percent
(100%) of the assessed or appraised value of the existing structure, the site shall be brought into
compliance with the current development regulations. For remodels or other alterations within
any three (3) year period which exceed thirty percent (30%) of the assessed or appraised value,
but do not exceed one hundred percent (100%), proportional compliance shall be required, as
provided below. Remodels or other alterations within any three (3) year period that do not exceed
thirty percent (30%) of the assessed or appraised value shall not be required to comply with the
nonconforming site development requirements. Mandatory improvements for fire, life safety or
accessibility, as well as replacement of mechanical equipment, do not count towards the cited
monetary thresholds.
Proportional Compliance: The required physical site improvements to reduce or
eliminate the nonconformity of the site shall be established by the following formula:
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February 2, 2023
1. Divide the dollar value of the proposed structure improvements, excluding
mechanical equipment and mandatory improvements for life, safety, or
accessibility, by the assessed or appraised value of the existing structure(s).
2. The monetary value of that percentage is then multiplied by ten percent (10%).
3. The dollar value of this equation is then applied toward reducing the
nonconformities. Example:
• Value of existing structure(s) equals $100,000;
• Value of proposed improvements equals $20,000;
• 10% multiplied by $20,000 equals $2,000;
• $2,000 would be applied toward reducing the nonconformities.
The Department shall determine the type, location and phasing sequence of the proposed
site improvements.
Landscaping: Within the CD zone, development is subject to RMC 4-4-070F2, Street Trees and
Landscaping Required Within the Right-of-Way on Public Streets, RMC 4-4-070F6, Parking Lots
and RMC 4-4-070P, Maintenance. Changes in the use of a property or remodel of a structure that
requires improvements equal to or greater than 50 percent (50%) of the assessed property
valuation trigger landscaping requirements.
Significant Tree Retention: A review of COR Maps shows that there are mature trees on the site.
When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods)
are proposed to be removed, a tree inventory and a tree retention plan along with an arborist
report, tree retention plan and tree retention worksheet 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 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing
Regulations for further general and specific tree retention and land clearing requirements.
In addition to retaining a minimum of 30% of existing significant trees, the project would be
required to provide a minimum tree density of 30 tree credits per net acre. Tree credits encourage
retention of existing significant trees with larger trees being worth more tree credits.
TREE SIZE TREE CREDITS
New small species tree 0.25
New medium species tree 1
New large species tree 2
Preserved tree 6 – 9 caliper inches 4
Preserved tree 10 – 12 caliper inches 5
Preserved tree 12 – 15 caliper inches 6
Preserved tree 16 – 18 caliper inches 7
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February 2, 2023
TREE SIZE TREE CREDITS
Preserved tree 19 – 21 caliper inches 8
Preserved tree 22 – 24 caliper inches 9
Preserved tree 25 – 28 caliper inches 10
Preserved tree 29 – 32 caliper inches 11
Preserved tree 33 – 36 caliper inches 12
Preserved tree 37 caliper inches and
greater
13
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on
slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their
associated buffers; significant trees over sixty feet (60') in height or greater than eighteen inches
(18") caliper; and trees that shelter interior trees or trees on abutting properties from strong
winds, which could otherwise allow such sheltered trees to be blown down if removed.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other
significant native evergreen or deciduous trees; and other significant non-native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods
are used as part of an approved enhancement project within a critical area or its buffer.
The Administrator may require independent review of any land use application that involves tree
removal and land clearing at the City's discretion.
The Administrator may authorize the planting of replacement trees on the site if it can be
demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4-
130H1e can be met.
Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040,
Definitions D, of a property. A formal tree retention plan and tree retention worksheet prepared
by an arborist or landscape architect would be reviewed at the time of the land use application
Screening: Screening must be provided for all surface-mounted and roof top utility and
mechanical equipment. If applicable, the application would need to include elevations and details
for the proposed methods of screening.
No mechanical or utility equipment was identified in the submitted materials. See RMC 4-4-095,
Screening and Storage Height/Location Limitations for specific requirements.
Refuse and Recycling: In nonresidential developments, a minimum of three (3) square feet per
every 1, 000 square feet of building gross floor area shall be provided for recyclables deposit areas
and a minimum of six (6) square feet per 1,000 square feet of building gross floor area shall be
provided for refuse deposit areas. A total minimum area of 100 square feet shall be provided for
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February 2, 2023
recycling and refuse deposit areas. Refuse and recyclables deposit areas and collection points may
be allocated to a centralized area, or dispersed throughout the site, in easily accessible areas for
both users and hauling trucks. Outdoor refuse and recyclables deposit areas and collection
points shall not be located within fifty feet (50') of a lot zoned residential, except by approval
through the site development plan review process, or through the modification process if
exempt from site development plan review. Garbage dumpsters, refuse compactor areas, and
recycling collection areas must be fenced or screened. A six-foot (6') wall or fence shall enclose
any outdoor refuse or recyclables deposit area. Enclosures for outdoor refuse or recyclables
deposit areas/collection points and separate buildings used primarily to contain a refuse or
recyclables deposit area/collection point shall have gate openings at least twelve feet (12') wide
for haulers.
A minimum of 100 square feet shall be provided for recycling and refuse. The location shall be
at least 50 feet (50’) from 536 Williams Ave as it is zoned R-14 unless approval through a site
plan review or a modification occurs. See RMC 4-4-090, Refuse and Recyclables Standards for
full requirements.
Access/Parking: Within the CD zone, parking, loading and driveway regulations of RMC 4-4-080
are applicable if construction replaces an existing building/structure or construction of an addition
to a building/structure.
If replacement of the existing building or an addition to the existing building does not occur, the
requirements of this section are not applicable as the project is within the CD zone.
Urban Design: The project would be subject to RMC 4-3-100, “Urban Design Regulations” effect
at the time of complete application as alteration of nonconforming structures is an applicable
development activity. The proposal is within District A.
Exterior modifications such as façade changes, windows, awnings, signage etc. shall comply
with the design requirements. Exterior improvements to the building are proposed by elevations
were not provided. Refuse and recycling areas will need to meet service element location and
design requirements.
Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project,
the location must be designated on the landscape plan and grading plan with top of wall and
bottom of wall elevations. A fence and/or wall detail should also be included on the plan. A
retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the
footing to the finish grade at the top of the wall requires a building permit. The maximum height
of any fence or retaining wall is 72-inches subject to further height limitations in setbacks and
clear vision areas noted in RMC 4-4-040D. A fence shall not be constructed on top of a retaining
wall unless the total combined height of the retaining wall and the fence does not exceed the
allowed height of a standalone fence. For more information about fences and retaining walls refer
to RMC 4-4-040.
Critical Areas: According to COR Maps, Wellhead Protection Area Zone 2 and Seismic Hazard
Area: High are mapped on the property. The overall purpose of the wellhead protection
regulations is to protect aquifers used as potable water supply sources by the City from
contamination by hazardous materials. Some uses are restricted that store, handle, treat, use, or
produce substances that pose a hazard to groundwater quality. Development within high seismic
hazard areas require a geotechnical study completed by a licensed professional.
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A geotechnical report and/ or hydrogeologic study may be required based on the final proposed
scope of work.
Site Plan Approval: 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 are. Site plan
review ensures quality development consistent with the 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 the
potential future development.
Site plan review is required for all development in the CD zone. All commercial or industrial
projects adjacent to or abutting residentially zoned property are required to have a public
hearing. Please review RMC 4-9-200, Master Plan and Site Plan Review for full site plan review
requirements.
Environmental Review: The proposal would require environmental review pursuant to the State
Environmental Policy Act (SEPA). The project is a change of use in an existing building that exceeds
4,000 square feet and therefore WAC 197-11-800(3) does not apply. An Environmental Checklist
must be submitted with the proposal and the City’s Environmental Review Committee is required
to issue a Threshold Determination prior to any issuance for permits on the site.
Permit Requirements: The proposal would require Hearing Examiner Site Plan Review and
Environmental Review (SEPA). The application would be reviewed within an estimated time frame
of 12 weeks. Based on the 2023 fees in effect at the time of this memo, the total is $6,373.50
($4,270.00 Hearing Examiner Site Plan Review + $1,800.00 SEPA + $303.50 Technology Fee (5%)
= $6,373.50). Each modification request is $290.00. A 5% technology fee added to the total cost
of the reviews would also be assessed at the time of land use application. All fees are subject to
change. Other informational applications and handouts can be found on the City’s Digital Records
Library. The City requires electronic plan submittal for all applications. Please refer to the City’s
Electronic File Standards.
Fees: In addition to the applicable land use application fees, impact fees would be required. The
fee in effect at the time of permit issuance will apply. When an existing structure or building or
portion thereof has been vacant for less than three (3) years, the impact fee shall be the applicable
impact fee for the land use category of the new use, less any impact fee previously paid for the
land use category of the prior use. If no impact fee was paid for the prior use, the impact fee for
the new use shall be reduced by an amount equal to the current impact fee rate for the prior use.
When an existing structure or building or portion thereof has been vacant for a period of three
(3) years or more, the impact fee shall be the applicable impact fee for the land use of the new
category; there shall not be a deduction of the impact fee that was or was not previously paid
for the land use category of the prior use. The 2023 impact fees are as follows:
• A Transportation Impact fee of $54.94 per square foot of day care.
• A transportation impact fee of $8,031.94 per net new PM peak hour person vehicle trip
(proposed – exiting).
A handout listing Renton’s development-related fees is available on the City of Renton website
for your review.
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Expiration: The final approval of a site plan shall expire within two (2) years of the date of
approval. A single two (2) year extension may be granted for good cause by the Administrator.
The Administrator may determine at their discretion that a public hearing before the Hearing
Examiner is required for such an extension. The burden of justification shall rest with the
applicant. It is the responsibility of the owner to monitor the expiration date.
Next Steps: When the formal land use application materials are complete, the applicant shall have
the application materials pre-screened prior to submitting the complete application package.
Please contact Andrew Van Gordon, Associate Planner, at avangordon@rentonwa.gov or (425)
430-7286 for an appointment.