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HomeMy WebLinkAboutPRE24-000079_Meeting SummaryDEPARTMENT 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 Promise Learning Childcare - Change of Use 17852 118th Ave SE, Renton, WA 98058 PRE 24-000079 March 28, 2024 Contact Information: Planner: Jill Ding, 425-430-6598, jding@rentonwa.gov Public Works Plan Reviewer: Huy Huynh, 425-430-7384, hhuynh@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 to engineers, architects, and contractors who will work on the project. You will need to submit an PDF copy of this packet when you apply for land use and/or environmental permits. When the project application is ready for submittal, you may email the project planner to start the prescreen process. Similarly, you may contact the assigned planner if there are any questions regarding submittal requirements. 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: March 20, 2024 TO: Jill Ding, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Promise Learning Daycare 1. The fire flow and fire hydrant requirement is unchanged for the existing building. 2. Fire impact fees are applicable at the rate of $0.72 per square foot of day care rate use. Credit will be granted for the existing home at the flat rate of $829.77. This fee is paid at the time the building permit is issued. 3. For group E Occupancy, the occupant load would have to be less than 50 people and direct outside exits doors would have to be provided from every room in which day care is provided. If these conditions are met, no fire sprinkler or fire alarm system would have to be installed. This would appear difficult as the east side of the home is on the second floor. For group I-4 Occupancy, the building would have to have both an approved fire alarm and fire sprinkler system installed throughout the building. 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. 4. Fire department apparatus access roadways are adequate as they exist. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 28th, 2024 June 20, 2011 TO: Jill Ding, Planning FROM: Huy Huynh, Development Engineering SUBJECT: 17852 118th Ave SE 17852 118th Ave SE PRE24-000079 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 619660521. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. Water service is provided by Soos Creek Water and Sewer District. 2. Applicant shall obtain a water availability certificate from the District and provide it with the civil construction permit submittal. 3. Review of the water plans will be conducted by Soos Creek Water and Sewer District and the Renton Regional Fire Authority. 4. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for final review prior to permit issuance. SEWER 1. Sewer service is provided by Soos Creek Water and Sewer District. 2. Applicant shall obtain a water availability certificate from the District and provide it with the civil construction permit submittal. 3. Review of the water plans will be conducted by Soos Creek Water and Sewer District and the Renton Regional Fire Authority. 4. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for final review prior to permit issuance. PRE 24-000063 Page 2 of 3 Mar 12th, 2024 Surface Water 1. There is an existing surface water ditch and 12-in pipes fronting the property. 2. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual might be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 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 Flow Control Duration Standard Area matching Forested Conditions. The site falls within the Soos Creek drainage basin and Soos Creek Main subbasin. The site does not fall within the City’s Aquifer Protection Area (APA). 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 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 2022 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. Any new storm conveyance installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2022 RSWDM and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 7. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual Section C.1.3. Any removal of existing underground storage tanks and/or contaminated soils will be required to meet all local, State and Federal requirements. 8. Erosion control measures to meet the City requirements shall be provided. 9. 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 charged per square foot of new impervious surface at $0.92 per square foot, but not less than $2,300. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof Renton TRANSPORTATION 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $175,000. The proposed project fronts 118th Ave SE to the West. • The site fronts 118th Ave SE, a residential access street, on the West side of the property. The available right of way (ROW) width on the frontage of 118th Ave SE is 60 feet. Per RMC PRE 24-000063 Page 3 of 3 Mar 12th, 2024 4-6-060, the minimum right of way width for Residential Access Street is 53’. Half street improvements as taken from the ROW centerline will be required and include a minimum 26 foot paved road (13 feet from center), 0.5 feet of curb, an 8-foot planting strip, and 5- foot sidewalk. Dedication is not required. 2. Refer to City code 4-4-080 regarding driveway regulations. • A minimum separation of 5 feet is required between driveway and the property line. • Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. • The maximum width of a single loaded garage driveway shall not exceed nine feet (9’) and double-loaded garage driveway shall not exceed sixteen feet (16’). 3. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090. 4. Streetlighting is required for a project that consists of more than 4 residential units. See RMC 4- 6-060 for street lighting requirements. 5. Paving and trench restoration within the City of Renton right of way shall comply with the City ’s Trench Restoration and Street Overlay Requirements. 6. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. • The 2024 transportation impact fee is $12,208.54 per single family home. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo= CityofRenton GENERAL COMMENTS 1. A frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground as outlined in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right- of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 4. All construction utility permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up- to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. 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. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 28, 2024 TO: Pre-Application File No. PRE24-000079 FROM: Jill Ding, Senior Planner SUBJECT: Promise Learning Childcare - Change of Use – 17852 118th Ave SE, Renton, WA 98058 Parcel No. 6196600521 General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision- makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, Development Engineering 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: Based on the submittal materials provided, the applicant proposes to operate a day care center within an existing single-family home located at 17852 118th Ave SE (APN 6196600521). The site is approximately 13,500 sq. ft. in size and is located in the Residential-4 dwelling units per net acre (R-4) zone and Residential Low Density (LD) land use designation. The proposed day care center would operate out of the existing 3,872 sq. ft. single-family home. One existing accessory structure is located on the site behind the primary structure. The home was previously operating as a Family Home Daycare and was licensed for up to 12 children, the proposal includes a change of use to a Daycare Center. No exterior construction is proposed. Vehicular access to the site would remain via the existing driveway off 118th Ave SE. COR Maps, the City’s mapping system, indicates no critical areas located on the subject. No trees are proposed for removal. The applicant indicated the intent to offer childcare between 8:30 am and 5:30 pm, Monday through Friday. Current Use: The site is currently occupied with a 3,872 square foot single family residence and a detached accessory building. 1. Zoning /Land Use Designation, and Overlays: The subject property is zoned Residential-4 (R- 4) with a land use designation of Residential Low Density. Based on applicant’s description of the proposed day care, the use would be classified as a “Day Care Center”. Per RMC 4-11- 040.E, a “day care center” is defined as a day care operation licensed by the State of Washington (WAC 388-73-014), for thirteen (13) or more children in any twenty four (24) hour Promise Learning Childcare - Change of Use Page 2 of 6 March 28, 2024 period, or any number of children in a nonresidential structure. The City’s Zoning Use Table Renton Municipal Code (RMC) 4-2-060 allows Day Care Centers in the R-4 zone with an approved Hearing Examiner Conditional Use Permit. 2. Development Standards: The project is subject to RMC 4-2-110A, “Development Standards for Residential Zoning Designations” effective at the time of complete application (noted as “R-4 standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-4 zone is 9,000 square feet for parcels being subdivided. Minimum lot width is 70 feet for interior lots and 80 feet for corner lots; minimum lot depth is 100 feet. Lots abutting both a public street and a driveway tract are classified as corner lots. No changes to the existing lot are proposed. The existing lot appears to comply with the dimensional requirements for the R-4 zone. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement or tract. The following setback requirements apply in the R-4 zone: front yard is 30 feet, secondary front yard is 30 feet, rear yard is 25 feet, and side yard is a combined 20 ft. with not less than 7.5 ft. on either side. No expansions of the existing structure are proposed under the current proposal. Any future proposed additions would be required to comply with the setback requirements of the R -4 zone. Building Height – The maximum wall plate height is restricted to 32 feet, and the buildings shall not be more than three stories. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one-and-a-half (1.5) horizontal feet from each façade for each one (1) vertical foot above the maximum wall plate height. Detached accessory structures are restricted to a maximum wall plate height of 12 feet. The gross floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. No changes to the existing building are proposed. Any future building additions would be reviewed for with the building height requirements of the R-4 zone. Building Coverage – The R-4 zone allows a maximum building coverage of 35% of the lot area. No building expansions are proposed. Impervious Surface Coverage – The R-4 zone allows a maximum impervious surface coverage of 50% of the lot area. No building expansions are proposed. 3. 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. 4. 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 or grading plan. A fence Promise Learning Childcare - Change of Use Page 3 of 6 March 28, 2024 and/or wall detail should also be included on the plan. A fence taller than 6 feet shall require a building permit or an explicit exemption from the Building Official. 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. 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. 5. 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. A fifteen-foot (15') wide partially sight-obscuring landscaped visual barrier, or ten-foot (10') wide fully sight-obscuring landscaped visual barrier, is required along common property lines for non-residential development within a residential zone. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements. A conceptual landscape plan demonstrating compliance with the landscape standards shall be submitted at the time of land use application. 6. Significant Tree Retention: 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, 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 Promise Learning Childcare - Change of Use Page 4 of 6 March 28, 2024 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/planting plan and tree retention and tree credit worksheet prepared by an arborist or landscape architect would be reviewed at the time of 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. Promise Learning Childcare - Change of Use Page 5 of 6 March 28, 2024 A site plan showing designated parking spaces was not included with the pre-application materials; therefore staff was unable to verify compliance with the parking requirements. 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. 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 daycare use. 7. Access/Driveways: Access is proposed to remain via the existing driveway access off 118th Ave SE. 8. Critical Areas: There are not critical areas mapped on the project site. 9. Environmental Review: Proposals that include a change of use for a building less than 4,000 sq. ft. in area are categorically exempt from Environmental (SEPA) Review per WAC 197-11- 800. 10. Conditional Use Permit: Under the proposed regulations, the Day Care Center would be required to comply with the following criteria (RMC 4-9-030): a. Consistency with Plans and Regulations: The proposed use shall be compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the zoning regulations and any other plans, programs, maps or ordinances of the City of Renton. b. Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited for the proposed use. c. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. d. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. e. Parking: Adequate parking is, or will be made, available. f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. h. Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent properties from potentially adverse effects of the proposed use. Promise Learning Childcare - Change of Use Page 6 of 6 March 28, 2024 11. Permit Requirements: The proposed project would require a Hearing Examiner Conditional Use Permit and may require Site Plan Review. All land use permits would be processed within an estimated time frame of 12 weeks. The 2024 application fees are as follows: Hearing Examiner Conditional Use Permit is $3,710 and Site Plan Review is $4,270. The fee for any Code Modifications are $290. 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 Permit Center website (www.Rentonwa.gov). The City now requires electronic plan submittal for all applications. In addition to the required land use permits, separate construction and building permits may be required. 12. 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. 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. 13. Impact Fees: In addition to the applicable building and construction fees, impact fees would be required. Fees change periodically and the fees in effect at the time of building permit issuance would apply. For informational purposes, the 2023 impact fees are as follows: • A Fire Impact fee of $0.72 per square foot for day care uses; and • A Transportation Impact fee of $54.94 per square foot for day care uses. The city’s 2023-2024 fee schedule is available for your review on the City’s website. 14. 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 Jill Ding, Senior Planner at 425-430-6598 or jding@rentonwa.gov to submit prescreen materials and subsequent land use application. 15. Expiration: Once the Conditional Use Permit application has been approved, building permits, licenses or land use permits required for the operation of a Conditional Use Permit shall be applied for within two (2) years of the date of Conditional Use Permit approval, unless an extended time frame is granted by the Administrator or Hearing Examiner. A single two (2) year extension may be granted for good cause by the Administrator. It is the applicant’s responsibility to monitor the expiration dates.