HomeMy WebLinkAboutPRE_StaffComments_230706_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
Childcare Center
601 S Grady Way
PRE23-000187
July 6, 2023
Contact Information:
Planner: Andrew Van Gordon, 425.430.7286, avangordon@rentonwa.gov
Public Works Plan Reviewer: Michael Sippo, 425.430.7298, msippo@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: June 26, 2023
TO: Andrew Van Gordon, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Grady Way Daycare
1. The fire flow requirement is unchanged for the existing building.
2. Fire impact fees are not applicable as the day care rate is less than the existing rate for
retail space.
3. Approved fire sprinkler and fire alarm systems are required throughout the building.
Separate plans and permits required by the fire department. A fully addressable and full
detection is required for the fire alarm system.
Fire alarm systems are triggered from the change of use to an assembly occupancy with
the fact that the total floor area of the building is over the Renton ordinance limit of
3,000 square feet. Any existing fire alarm system most likely does not meet today’s
standards and would need to be replaced or upgraded. An emergency voice alarm may
be required if the occupant load is over 50 people.
4. Fire department apparatus access roadways are adequate as they exist. If the rear
driveway is used for a playground, the existing fire lane needs to be maintained at 20 -
feet wide. The existing fire hydrant may have to be turned or relocated.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: July 6, 2023
TO: Michael Sippo, Development Engineering
FROM: Andrew Van Gordon, Planning
SUBJECT: Childcare Center – 601 S Grady, Suite J, K, L (Parcel number
1923059043)
PRE23-000187
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)
1923059043. 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. The proposal is located in the Zone 2 Aquifer Protection Area (APA).
3. There is an 8” cast iron water main located on the west side of the building running north/south
within the parking lot drive aisle that can deliver 2,500 gallons per minute (gpm). Reference
COR Project File WTR2700236 in COR Maps for record drawings. There is also a 6” cast iron
water main located on the east side of the building running north/south within the delivery/fire
drive aisle that can deliver 1,200 gallons per minute (gpm). Reference COR Project File
WTR2700236 in COR Maps for record drawings.
4. There is an existing 3-inch domestic water meter, east of the building (MTR-017088). 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-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.
PRE23-000187
July 6, 2023
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b. In lieu of a 3-inch RPBA, the City’s water utility may be able to accept the installation of
an in-premise DCVA on the interior domestic water supply line to the 3-units for the
proposed daycare. Additional information will need to be provided by the applicant
clearly showing which water meter serves the 3 tenant spaces and if there is already a
backflow assembly that is not in current City records.
c. Sizing of the commercial water meter(s) shall be done in accordance with the Uniform
Plumbing Code meter sizing criteria. Meter size 3-inch and above shall be installed
inside a concrete vault located outside of the building per City Standard Plan No. 320.4.
5. A fire sprinkler system is required by the Renton Fire Authority, and the following will also be
required:
a. Verification of a fire sprinkler stub a with a detector double check valve assembly
(DDCVA) for backflow prevention to the 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. The location of the DDCVA inside the building must be pre-approved by the
City Plan Reviewer and Water Utility.
b. Maintaining an adequate fire lane width of 20’ along the backside of the building where
the proposed playground fencing will be located. The existing fire hydrant may have to
be turned or relocated.
c. Playground fencing must be a minimum of 7.5’ away from the existing water main. The
conceptual site plan shows the location shown is close to meeting this dimension but
will need to be verified during the plan approval process.
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 2021 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.
6. 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 commercial uses and for fire
sprinkler use. The 2023 system development charge (SDC) fee for 1-inch commercial-use water
meter is $4,850, a 1-1/2 inch meter is $24,250 and a 2-inch is $38,800. The 2023 system
development charge (SDC) fee for 1-inch fire service meter is $648, 1-1/2 inch fire service meter
is $3,238 and 2-inch fire service meter is $5,181. Meter service size and associated SDC for
commercial use, fire service and irrigation depends on the required demand and varies based on
the size of the meter. The development is also subject to fees for drop-in meters, water
connections, cut and caps, and purity tests. Current fees can be found in the 2023 Development
Fees Document on the City’s website. Fees that are current will be charged at the time of
construction permit issuance.
SEWER
1. Sewer service is provided by City of Renton.
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July 6, 2023
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2. Dumpster/recycling areas are required to be covered and will need to direct drainage to the
sanitary sewer system through an oil/water interceptor. The current dumpster configuration
behind the building at the tenant location does not meet this requirement.
3. The application did not make clear whether or not cooking and food preparation will occur onsite.
Depending on the type of food preparation to occur, commercial-grade sinks need to be directed
to a grease interceptor(s) prior to connecting into the City’s Sanitary Sewer system if it is
determined that the nature of the food preparation contains high quantities of fats, oils and
greases (FOG). The grease interceptor shall be sized in accordance with standards found in the
latest edition of the Uniform Plumbing Code (UPC). The grease interceptor shall drain by gravity
to the sewer main and shall be located so that it is accessible for routine owner maintenance.
4. Floor drains for indoor dog play areas shall be directed to the sanitary sewer via the internal
plumbing and not the outdoor storm drainage system.
5. As the existing sewer service will be reused no sewer system development charges are applicable
unless the water meter is upsized.
SURFACE WATER
1. Refer to Figure 1.1.2.A – Flow Chart in the 2023 RSWDM to determine what type of drainage
review is required for this site. A drainage study complying with the 2023 City of Renton Surface
Water Manual will be required. Based on the City’s flow control map, this site falls within the
Flow Control Standard (Existing Peak Conditions. The site is located in the Black River drainage
basin. Drainage report and drainage plans based on 2023 City of Renton Surface Water Manual
are required to be provided. A preliminary drainage plan and drainage report, including the
application of flow control BMPs, shall be included with the land use application. The final
drainage plan and drainage report should be submitted with the utility construction permit
application.
2. On-site BMPs satisfying Core Requirement #9 will be required for the site 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 2023 RSWDM.
3. Any new storm conveyance installed on or off-site shall be designed and sized in accordance with
standards found in Chapter 4 of the 2023 RSWDM. New storm drains should be sized to
accommodate future runoff of all upstream tributary area.
4. A geotechnical report for the site is likely not required since it does not appear that resurfacing of
the existing parking lot will occur, however, if the area behind the building is converted from the
existing asphalt to some other surface by removing the asphalt than the report may be required.
Information concerning the soils, geology, drainage patterns, vegetation present, water table and
soil permeability, with recommendations of appropriate on-site BMP options with typical designs
for the site from the geotechnical engineer, shall be submitted with the application. The geotech
report should include an on-site infiltration test to clearly show if the site is suitable or unsuitable
for infiltration. The geotech report should discuss critical areas in the site and if there any wet
season construction restrictions.
5. Since the development is currently confined within an area that is 100% impervious for the tenant
improvements and outdoor playground area, system development charges are credited.
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 and for the parking lot. An
PRE23-000187
July 6, 2023
Page 4 of 4
accessible route of travel from the sidewalk in the right-of-way to the building entrance will also
be required.
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: July 6, 2023
TO: Pre-Application File No. 23-000187
FROM: Andrew Van Gordon, Associate Planner
SUBJECT: Childcare Center – 601 S Grady Way, Suite J, K, L (Parcel number
1923059043)
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 site is located at 601 S Grady Way, Suite J, K, L (Parcel number
1923059043) located in the Renton Village Shopping Center complex. The site has public street
frontage on S Grady Way and S Renton Village Pl; it is located within the CA zone in Urban Design
District D. The proposal is to establish a childcare center. The use is proposed within three (3)
suites totaling 5,600 square feet. An exterior area behind the suites on the east side of the building
is proposed to be enclosed with fencing. Access is not proposed to be modified but the fenced
area would remove an unknown number of existing parking stalls.
Current Use: The project site is located within the Renton Village Shopping Center. 601 S Grady
Way is a multi-tenant building. Provided documents state the three (3) suites proposed for the
use are currently vacant.
Zoning/Land Use: The subject property is located within the Commercial Arterial (CA) zoning
classification in Urban Design District D. The purpose of the CA zone is to evolve from “strip
commercial” linear business districts to business areas characterized by enhanced site planning
and pedestrian orientation, incorporating efficient parking lot design, coordinated access,
amenities and boulevard treatment with greater densities. The CA zone provides for a wide
variety of retail sales, services, and other commercial activities along high-volume traffic
corridors. Residential uses may be integrated into the zone through mixed-use buildings.
The childcare center would be classified as a day care center.
A daycare center is permitted within the CA zone.
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July 6, 2023
Development Standards: The project would be subject to RMC 4-2-120A, “Commercial
Development Standards” effective at the time of complete application (noted as “CA standards”
herein).
Building Standards – The CA standards permit a maximum lot coverage for buildings to be 65% of
the total lot area or 75% if parking is provided within the building or within an on-site parking
garage. The allowed height is 50 feet (50’) except 70 feet (70’) for vertically mixed-use building
(commercial and residential). 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.
No expansion of the existing building is proposed. The building is located within Safety Zone 4.
The project would need to meet applicable requirements in RMC 4-3-020, Airport Related Height
and Use Restrictions. Conformance with building standards would be determined at the time of
land use application review.
Setbacks – Setbacks are the minimum required distance between the building footprint and the
property line. The required setbacks for the CA zone are: minimum front yard and secondary front
yard: 15 feet; maximum front yard and secondary front yard: 20 feet; minimum side yard: none,
except 15 feet (15’) if lot abuts a lot zoned residential; minimum rear yard: none, except 15 feet
(15’) if lot abuts or is adjacent to a lot zoned residential. In no case shall a structure over 42 inches
(42”) in height intrude into the 20-foot (20’) clear vision area defined in RMC 4-11-030.
No changes are proposed to the existing building footprint. The existing building is set back
approximately 76 feet (76’) from S Grady Way. This exceeds the maximum front yard setback
standards along S Grady Way.
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.
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July 6, 2023
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.
Example:
• Value of existing structure(s) equals $100,000;
• Value of proposed improvements equals $20,000;
• 10% multiplied by $20,000 equals $2,000;
• $2,000 would be applied toward reducing the nonconformities.
4. The Department shall determine the type, location and phasing sequence of the
proposed site improvements.
Access/Parking: The applicant proposes to use the existing surface parking and driveways. A
fenced area is proposed on the rear of the building (east side) that would remove an unknown
number of existing stalls. Within the CA zone a connection shall be provided for site-to-site vehicle
access ways to allow a smooth flow of traffic across abutting CA lots without a need to use a
street. Access may compromise the aisle between rows of parking stalls but is not allowed
between a building and a public street.
Driveway width shall not exceed an aggregate of 40 percent (40%) of the street frontage. There
shall be a minimum of 18 feet (18’) between driveway curb returns where there is more than one
(1) driveway on property under single ownership or control and used as one premises. The width
of any driveway shall not exceed 30 feet (30’). There shall be no more than one (1) driveway for
each 165 feet (165’) of street frontage serving any one property. For each 165 feet (165’) of
additional street frontage another driveway may be permitted. Maximum driveway slope shall
not exceed eight percent (8%). The Administrator may allow a driveway to exceed eight percent
(8%) slope but not more than fifteen percent (15%) slope, upon proper application in writing and
for good cause shown, which shall include, but not be limited to, the absence of any reasonable
alternative. To exceed fifteen percent (15%), a variance from the Administrator is required.
Bicycle Parking – When there are two (2) or more separate uses on a site, the required bicycle
parking for the site shall be the sum of the required parking for the individual uses. The number
of bicycle parking spaces shall be equal to 10 percent (10%) of the number of required off-street
vehicle parking spaces for all uses except attached dwellings.
Upon a change of use, if the number of stalls needed for the new use exceeds the actual number
of legally existing stalls on site by a percentage equal or greater than shown in the chart below,
all of the stalls required of the new use shall be provided.
Existing Stalls Percentage Threshold
1 – 10 140%
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July 6, 2023
Existing Stalls Percentage Threshold
11 – 30 130%
31 – 60 120%
61+ 110%
The applicant did not 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 required parking ratios based on use. The analysis would include
dimensions of stalls and drive aisles. Please refer to RMC 4-4-080F.8 and 9 for parking stall and
aisle width standards. Compliance with parking requirements would be verified at the time of
land use application review.
Urban Design: The project is subject to RMC 4-3-100, Urban Design Regulations effective at the
time of application. Exterior modifications such as facade changes, windows, awnings, signage,
etc., shall comply with the design requirements for the new portion of the structure, sign, or site
improvement.
The project is located within Urban Design District D. Interior remodels of existing buildings or
structures are exempt from these requirements provided the alterations do not modify the
building facade.
Landscaping: With the exception of 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. Landscaping may include hardscape such as decorative
paving, rock outcroppings, fountains, plant containers, etc. Minimum planting strip widths
between the curb and sidewalk are established according to the street development standards of
RMC 4-6-060, Street Standards. Street trees and, at a minimum, groundcover are to be located in
this area when present. Street trees shall be planted in the center of the planting strip between
the curb and the sidewalk at the following intervals; provided, that, where right-of-way is
constrained, irregular intervals and slight increases or decreases may be permitted or required.
Additionally, trees shall be planted in locations that meet required spacing distances from
facilities located in the right-of-way including, but not limited to, underground utilities,
streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are
identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small-
sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40')
on center; and iii. Large-sized maturing trees: fifty feet (50') on center.
All 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 value trigger landscaping
requirements. All landscaping shall meet the requirements of RMC 4-4-070, Landscaping.
Compliance with requirements would be verified at the time of land use application review.
Significant Tree Retention: A review of COR Maps shows that there are no mature trees on the
site. When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and
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July 6, 2023
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, properties subject to an
active land development permit shall comply with minimum tree credit retention requirements
of a minimum of 30 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
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
Interior remodels, not involving a building addition, are not required to meet minimum tree
credit requirements. No trees are proposed for removal. Compliance with requirements would
be verified at the time of land use application review.
Fences/Walls: Within commercial zones the maximum height of any fence, hedge, or retaining
wall within the front yard and secondary front yard shall not exceed 48 inches (48”) in height
within 15 feet (15’) of the front yard property line or within any part of the clear vision area. Chain
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July 6, 2023
link fencing shall be coated with black, brown, gray or green bonded vinyl. Fences, hedges and
retaining walls shall not stand in or in front of any required landscaping. If a new or replacement
fence is proposed within 15 feet (15’) of a public street on a site that is nonconforming to street
frontage landscape requirements per RMC 4-4-070F1, the site shall be brought into conformance.
It is unclear what the proposed height and design of the fences are. Compliance with
requirements would be verified at the time of land use application review.
Refuse and Recyclables: All new developments for commercial uses shall provide on-site refuse
and recyclable deposit areas and collection points for collection in compliance with RMC 4-4-090,
Refuse and Recyclables Standards. These areas shall not be located within required setbacks or
landscaped areas and shall not be located in a manner that hauling trucks obstruct pedestrian or
vehicle traffic on-site or project into public right-of-way. The size of these areas shall be
dependent on the size and number of the proposed uses.
A refuse and recyclable collection area is not shown. Full compliance will be determined at the
time of Land Use Application.
Critical Areas: According to COR Maps, the Downtown 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.
Depending on the scope of interior work, a geotechnical report may be required addressing
seismic issues as the building is within the high seismic hazard area. It is the applicant’s
responsibility to ascertain whether any critical areas or environmental concerns are present on
the subject property prior to development and/or construction.
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 CA zone. Interior tenant improvements
are exempt from site plan review. It is unclear what the purpose of the fenced area and what
improvements would be associated with it. 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 that is greater than 4,000 square
feet 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.
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Permit Requirements: The proposal requires an Administrative Site Plan Review and an
Environmental Review. The 2023 fees would total $5,071.50 ($3,030.00 Administrative Site Plan
Review Permit + $1,800.00 Environmental Review + $241.50 Technology Fee (5%) = $5,071.50).
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.
Public Notice Requirement:
Public Information Sign: Public Information Signs are required for all Type II and Type III Land Use
Permits as classified by RMC 4-8-080, Permit Classification. Public Information Signs are intended
to inform the public of potential land development, specific permits/actions being considered by
the City, and to facilitate timely and effective public participation in the review process. The
applicant must follow the specifications provided in the public information sign handout. The
applicant is solely responsible for the construction, installation, maintenance, removal, and any
costs associated with the sign.
Fees: In addition to the applicable building and construction fees, impact fees would be required.
The fee in effect at the time of building 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. For informational purposes, the
2023 impact fees are as follows:
• A Transportation Impact Fee assessed at $54.94 per square foot of daycare.
• A Transportation Impact Fee assessed at $8.031.94 per net new PM Peak Hour Person
Vehicle Trip (Proposed – Existing), per PM Peak Hour Person Vehicle Trip.
A handout listing Renton’s development-related fees is available on the City of Renton website
for your review.
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.
Expiration: Upon approval, the site plan review permit approval shall expire within two (2) years
unless other time limits are prescribed elsewhere in the Renton Municipal Code or state law. 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 extension. It is the responsibility of the owner to monitor the
expiration date.
1
Andrew Van Gordon
From:Robert Shuey
Sent:Tuesday, June 27, 2023 11:50 AM
To:Andrew Van Gordon
Subject: PRE23-000187 • Building Review - Pre App/Pre Sub • Pre-Application Meeting
Submittal v1
This project will result in a change of occupancy classification for the tenant spaces from a group B, business, to a group
E, daycare facilities. As a result, the space is subject to the requirements of chapter 10 of the International Existing
Code. A building permit will be required for the change of occupancy classification as well as any interior alterations.
Rob Shuey, Building Official, CBO
Development Services Director
City of Renton | CED | Building Division
1055 S Grady Way | 6th Floor | Renton, WA 98057
Virtual Permit Center | Online Applications and Inspections
D: (425) 430-7290 | M: (206) 550-8523 | rshuey@rentonwa.gov