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HomeMy WebLinkAboutPre-app Mtg Summary - 24-000121.pdfDEPARTMENT 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 Radiance Learning Center (Parcel # 0423059204) PRE24-000121 May 9th, 2024 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@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). Renton Regional Fire Authority M E M O R A N D U M DATE: April 30, 2024 TO: Alex Morganroth, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Radiance Learning Daycare 1. The fire flow and fire hydrant requirement is unchanged for the existing building. If a new addition is proposed, the preliminary fire flow is calculated to be 1,500 gpm. A minimum of two fire hydrants are required. One within 150 feet and one within 300 feet of the proposed larger building. One new fire hydrant would be required for any new addition as only one hydrant currently exists. The new fire hydrant is required to be within 50 feet of the fire department connection. 2. Fire impact fees are applicable at the rate of $28.02 per student for day care use. Credit will be granted for the existing office at the rate of $0.14 per square foot. 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. All exits shall be continuous to a public way. If these conditions are met, no fire sprinkler or fire alarm system would have to be installed. For group I-4 Occupancy, the building would have to have both an approved fire alarm and fire sprinkler system installed throughout the building, both new and existing buildings. 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. The local Renton ordinance requires an approved fire alarm system in all buildings exceeding 3,000 square feet. 4. Fire department apparatus access roadways are adequate as they exist. It appears that the neighboring buildings utilize the existing driveway as a fire lane, thus this existing fire lane shall be maintained and approved fire lane signage shall be maintained. Fire lane height clearance shall be minimum of 13 feet 6 inches. DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 7th, 2024 TO: Alex Morganroth, Planner FROM: Huy Huynh, Civil Engineer II SUBJECT: Radiance Learning Center 3507 NE Sunset Blvd PRE24-000121 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) 0423059204. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. The project is within the City of Renton’s water service area in the Highlands 565 Pressure Zone, and outside of the city’s wellhead protection areas. 2. There is an existing 12-inch water main located in NE Sunset Blvd that can deliver a maximum flow capacity of 4,500 GPM (record drawing W-031506). 3. There is an existing ¾” water lateral (LAT-015790) and an existing ¾” water meter serving the parcel ( MTR- 016508). The existing ¾” service may be re-used if adequately sized per the current Uniform Plumbing Code (UPC). If upsizing is required, the existing ¾ inch domestic water service must be cut, capped and abandoned at the main line by City Forces. 4. The static water pressure is approximately 67 psi at ground elevation of 410 feet. 5. One new fire hydrant would be required for any new addition per Renton Regional Fire Authority’s requirement. The new fire hydrant is required to be within 50 feet of the fire department connection if FDC is required. 6. Installation of a “Storz” adapter on the existing hydrants if they are not already equipped with one. 7. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority has determined that the preliminary fire flow demand for the proposed development is 1,500 gpm for the addition. 8. A Double Check Valve Assembly (DCVA) is required to be installed downstream of the domestic water meter on-site. 9. Installation of a fire sprinkler stub with a double check detector assembly (DCDA) is required for backflow prevention to the building if the occupant loads exceed 50 students. The sizing of the fire sprinkler stub and related piping shall be done by a register fire sprinkler designer/contractor. The DCDA shall be installed on private property in an outside underground vault per City Standard Plan 350.3. The DCDA may be installed inside the building if meets the conditions per the City Standard Plan 350.5. For the installation of a DCDA inside a building, the DCDA location must be pre-approved by the City Plan Reviewer and Water Utility Department. 10. Installation of off-site and on-site fire hydrants, as required. The location and number of hydrants will be determined by the Fire Authority based on the final fire flow demand and final site plan. • One fire hydrant approximately 180 feet northeast of the property southwest of Parcel ID 3449850010. (Hydrant ID No. HYD-NE-00330) • One fire hydrant approximately 170 feet east of the property in the center of Parcel ID 0423059352. (Hydrant ID No. HYD-NE-00922) 11. A conceptual utility plan will be required as part of the land use application for the subject development. 12. The development is subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The development is also subject to fees for water connections. Current fees can be found in the 2024 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. • The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee is $4,850 per 1 in meter • Water service installation charges for each proposed domestic water service is applicable. Water Service installation is $2,875 per 1 in meter • Drop-in meter fee is $460 per 1” meter. • Fire sprinkler service fee is $648.00 per 1 inch service line, $3,238.00 per 1-1/2 inch service line, and $5,181.00 per 2 inch service line. • Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at civil construction permit issuance. • A water system development credit will be given for the abandonment of the existing ¾” water service. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=CityofRenton Sanitary Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an existing 24-inch concrete gravity wastewater main located in NE Sunset Blvd (record drawing S- 226809). There is an existing 8-inch PVC wastewater main located in NE Sunset Blvd (record drawing S- 359007). There is an existing 8-inch concrete gravity wastewater main located on the parcel (record drawing S-003002). City of Renton will need a maintenance access easement for the sewer main. 3. There is an existing concrete sewer stub connecting to the 8-inch wastewater main located on the parcel (see record drawing S-003002). 4. Existing concrete stub may be reused if CCTV of the stub is approved by the Wastewater Division and the stub is lined. 5. All new side sewer stubs shall be a minimum of 6”. All side sewers shall flow by gravity to the main at a minimum slope of 2%. 6. A conceptual utility plan will be required as part of the land use application for the subject development. 7. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. Current fees can be found in the 2024 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. • The current sewer SDC fee is $3,650.00 per 1-inch meter. • Final determination of applicable fees will be made after the water meter size has been determined. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=CityofRenton Surface Water 1. There is an existing 12-inch stormwater main located on the parcel (no record drawing available). 2. There is an existing manhole located in the Northwest corner of the property ( see record drawing R-182402). 3. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual will 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 May Creek Basin – Honey Creek subbasin. The site does not locate in aquifer protection area. 4. Based on the City’s flow control map, the site falls within the City’s Flow Control Duration Standard area Matching Forested site conditions. 5. 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 6. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. 7. 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 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. 8. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 9. Erosion control measures to meet the City requirements shall be provided. 10. A Construction Stormwater Permit from Department of Ecology is required if land disturbance of the site exceeds one acre. If required, applicant must obtain permit and provide proof prior to Civil Permit issuance. 11. The development maybe subject to a surface water system development charge (SDC) fee. Fees will be charged based on the rate at the time of construction permit issuance. a) The current SDC fee is $0.92 per sqft of new impervious surface no less than $2,300. b) The full schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&repo=CityofRenton. Transportation 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $175,000. The proposed project fronts NE Sunset Blvd: • NE Sunset Blvd (SR 900) is classified as a Principal Arterial street with a variable existing right-of-way (ROW) width of approximately 90 to 130 feet. To meet the City’s complete street standards for Principal Arterial streets with 5 lanes a minimum ROW width of 103 feet is required. Per RMC 4 -6-060 half of street improvements as taken from the ROW centerline shall be required and include a minimum 66 foot paved road (33 feet each side), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, 2 foot clear space at back of walk and storm drainage improvements. Dedication, as needed for frontage improvements, will be required pending final survey. i. However, City Transportation department has recommended that the existing street pavement width is satisfactory for the City. Frontage improvements including 0.5 feet wide curb, 8 feet wide landscaped planter, 8 feet wide sidewalk, and 2 feet clear width back of sidewalk are required to be provided by the developer. The minimum ROW required will include the curb, planter, sidewalk and the 2 feet clear space behind the sidewalk. A street modification request may be submitted with the land use application. 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 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 utilities is required on all frontages per RMC 4-6-090. 4. Street lighting is not required for a project that consists of between (0) to five thousand (5,000) sqft of commercial. 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 $19.81 per sqft. A credit will be given for converting to new use. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=CityofRenton General Comments 1. All existing and proposed utility lines (i.e., electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. 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. 3. All civil construction permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Additional Building Permit Applications will be required for the following: a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040. b. Detention vaults for storm water flow control. c. Demo of any existing structures on the project site(s). 6. Fees quoted in this document reflect the fees applicable in the year 2023 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 fee schedule. 7. A demo permit is required for the demolition of the existing building. The demo permit shall be acquired through the building department. DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 9, 2024 TO: Pre-Application File No. PRE24-000121 FROM: Alex Morganroth, Senior Planner SUBJECT: Radiance Learning – 3507 NE Sunset Blvd Parcel No. 0423059204 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: The applicant proposes to operate a day care center within an existing single-family home structure located at 3507 NE Sunset Blvd (APN 0423059204). The existing 1,800 sq. ft. building on the site was previously occupied by a medical office. The site is approximately 13,939 sq. ft. in size and is located in the Residential-8 dwelling units per net acre (R-8) zone and Residential Medium Density (MD) land use designation. The site also contains a surface parking area and private road used to access the subject site, the adjacent parcel to the south, and the adjacent parcel to the west. The applicant proposes to operate the licensed day care center out of the existing building on the site. In addition, the applicant presented a second option to expand the existing building with a 2,000 sq. ft., two-story addition. Both options include proposed interior building improvements, the installation of new fencing, and the construction of a playground area. According to the applicant’s submittal documents, the day care center would offer childcare for children six weeks to 12 years old and would have between 30 and 60 children on-site. Hours of operation were not included in the submittal. Vehicular access to the site would remain via the existing driveway off 3507 NE Sunset Blvd. COR Maps, the City’s mapping system, indicates no critical areas located on the site. No trees are proposed for removal. Current Use: The site is currently developed with an 1,800 sq. ft. residential-style building previously used as a medical office. The site also includes associated parking and a private road used for access to the subject site as well as two (2) adjacent sites. 1. Zoning /Land Use Designation, and Overlays: The subject property is zoned Residential-8 (R-8) with a land use designation of Residential Medium 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 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-8 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-8 standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-8 zone is 5,000 square feet for parcels being subdivided. Minimum lot width is 50 feet for interior lots and 60 feet for corner lots; minimum lot depth is 80 feet. Lots abutting both a public street and a driveway tract or access easement 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-8 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-8 zone: front yard is 20 feet, secondary front yard is 15 feet, rear yard is 25 feet, and side yard is 5 feet. Corner lots (which includes the subject parcel) do not have rear yards and instead have a front yard (north), secondary front yard (west), and two (2) side yards (south and east). No changes to the existing building are proposed in the first option. In the second option, the proposed building addition would be required to comply with the setback requirements of the R-8 zone. Building Height – The maximum wall plate height is restricted to 24 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 in the first option. In the second option, the proposed building additions would be reviewed for the building height requirements of the R-8 zone. Building Coverage – The R-8 zone allows a maximum building coverage of 50% of the lot area. If an addition is proposed, the applicant shall demonstrate compliance with the building coverage standard at the time of formal land use application. Impervious Surface Coverage – The R-8 zone allows a maximum impervious surface coverage of 65% of the lot area. If new impervious surface is proposed, the applicant shall demonstrate compliance with the impervious surface coverage standard at the time of formal land use application. 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 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 the 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 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. 7. 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. A site plan showing designated parking areas, but not individual spaces, was 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. The proposal would be required to provide bicycle parking based on 10% of the required number of parking stalls for the daycare use per RMC 4-4-080.F.11. 8. Access/Driveways: Access is proposed to remain via the existing driveway access off NE Sunset Blvd. 9. Critical Areas: There are no critical areas mapped on the project site according to COR Maps. 10. 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. 11. 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. 12. Permit Requirements: The proposed project would require a Hearing Examiner Conditional Use Permit. The land use applications 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. 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. 13. Waivers of Submittal Requirements: The submittal checklist is not an exhaustive list of submittal requirements and may be modified in cases where additional information is required to complete the review of an application. In addition, non-applicable submittal requirements may be waived. The applicant should contact the assigned Project Manager if there are any questions regarding submittal requirements. 14. 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. 15. 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 2024 impact fees are as follows: • A Fire Impact fee of $28.02 per student for day care uses; and • A Transportation Impact fee of $19.81 per square foot for day care uses. The city’s 2023-2024 fee schedule is available for your review on the City’s website. 16. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre- screened prior to submitting the complete application package. Please contact Alex Morganroth, Senior Planner , at 425-430-7219 or amorganroth@rentonwa.gov to submit prescreen materials and subsequent land use application. 17. 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. DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 7th, 2024 TO: Alex Morganroth, Planner FROM: Rob Shuey, Building Official SUBJECT: Radiance Learning Center 3507 NE Sunset Blvd PRE24-000121 1. A daycare in the building will require a change of occupancy from a B to an E occupancy classification. A building permit is required for the change of occupancy classification. Please provide plans showing how the building meets the requirements of section 1011 of the 2021 International Existing Building Code (IEBC) with State amendments. Mechanical, Electrical and plumbing permits may also be required for the project.