HomeMy WebLinkAboutPre-app Mtg Summary - 24-000133.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
Gilman Montessori Academy
4325 NE Sunset Blvd
PRE24-000133
May 30, 2024
Contact Information:
Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov
Public Works Plan Reviewer: Sam Morman, 425-430-7383, smorman@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).
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FIRE & EMERGENCY
SERVICES DEPARTMENT
M E M O R A N D U M
DATE: May 21, 2024
TO: Alex Morganroth, Prinicipal Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Gilman Montessori School
1. The preliminary fire flow calculation is 2,250 gpm. A minimum of three hydrants are
required. One within 150-feet and two within 300-feet of the proposed building. At least one
new fire hydrant shall be installed within 50 feet of the fire department connection to the fire
sprinkler and standpipe systems. A looped water main is required to be installed around the
building, per city ordinance, if fire flow exceeds 2,500 gpm.
2. Fire impact fees are applicable at the rate of $28.02 per student for day care and private school
and $0.14 per square foot of office space. This fee is paid at the time of building permit
issuance.
3. An approved fire sprinkler and standpipe system is required throughout the day care and private
school buildings. An approved fully automatic fire alarm system is required throughout the day
care and private school buildings. Separate plans and permits required by the fire department.
Direct access is required to the fire sprinkler equipment room from the outside of the building.
Separate plan and permits for the kitchen hood fire suppression systems.
4. Fire department apparatus access roadways are required within 150-feet of all points on the
building. Fire lane signage required for the on-site roadways. Required turning radius is 25-
feet inside and 45-feet outside. Roadways shall be a minimum of 20 feet wide and fully
paved. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading.
Approved turnarounds are required for dead end roads that exceed 150 feet. Access
roadways were not clear on information provided.
5. An approved electronic site plan is required to be submitted to the Renton Fire Department
for pre-fire planning purposes prior to occupancy of the building.
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: May 30, 2024
TO: Alex Morganroth, Principal Planner
FROM: Sam Morman, Civil Engineer II
SUBJECT: Gilman Montessori Academy
4325 NE Sunset Boulevard
PRE24-000133
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) 0323059055. 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.
2. The site is located outside of the City’s Wellhead Protection Areas.
3. There is an existing 12-inch water main located in NE Sunset Blvd that can deliver a maximum flow capacity of
5,400 GPM (see water plan no W-031513).
4. The static water pressure is approximately 72 psi at ground elevation of 398 feet.
5. There is an existing ¾-inch domestic water meter (facility ID number MTR-017329) serving the lot from the 12-
inch water main in NE Sunset Blvd.
6. There is one existing fire hydrant located within 300-feet of the proposed buildings:
• Across NE Sunset Blvd to the north of the property, approximately 95-feet from the project parcel (HYD-
NE-00023).
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 2,250 GPM.
8. Based on the information provided with the pre-application submittal documents, the following developer’s
installed water main improvements will be required to provide domestic and fire protection service to the
development including but not limited to the items that follow.
• If the fire flow demands exceed 2,500 GPM, installation of a minimum 8-inch diameter on-site water
main looped around the buildings and connected to the existing 12-inch water main in NE Sunset Blvd
at two locations. Per City Codes, a looped water main around the building is required.
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• A 15 feet wide public water easement is required for any public water main, hydrants and water
meters located outside City right-of-way. A minimum 10-foot setback is required from the building
foundation to the new water main.
• Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) for
backflow prevention to each building. The fire sprinkler stub and related piping shall be done by a
registered fire sprinkler designer/contractor. The DDCVA shall be installed on the private property in
an outside underground vault per City standard plan no. 360.2. The DDCVA may be installed inside the
building if it meets the conditions as shown on City’s standard plan 360.5 for the installation of a
DDCVA inside a building. The location of the DDCVA inside the building must be pre-approved by the
City Plan Reviewer and Water Utility.
• Installation of additional fire hydrants around the building as required by the Fire Authority.
i. A minimum of three hydrants are required. One within 150-feet and two within 300-feet of
the proposed building.
• A hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection
(FDC).
i. At least one new fire hydrant shall be installed within 50 feet of the fire department connection.
• Installation of a “Storz” adapter on the existing hydrants within 300 feet of the development, if they
are not already equipped with one.
• Installation of a new water meter for each of the buildings. The sizing of the meter and of the private
service line to the building shall be in accordance with the most recent edition of the Uniform
Plumbing Code (UPC). The applicant will need to confirm the proposed number of fixtures. Water
Meters 2” in size or less will be installed by City forces and a water meter permit is required.
i. All commercial domestic water meters shall have a reduced pressure backflow assembly
(RPBA) installed behind the meter on private property per City Standards. 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.
• Installation of a separate water meter for landscape irrigation if required.
i. A DCVA per City Standard Plan 340.8 is required downstream of the irrigation meter.
ii. DCVAs size 2-inch or smaller shall be installed a meter box and DCVAs size 3-inch or larger
shall be installed in an exterior vault per City Standard Plan 320.4.
9. 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 K of the City’s 2019 Water System
Plan. Adequate horizontal and vertical separations between the new water main and other utilities (storm
sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and
maintenance of the water main. Retaining walls, rockeries or similar structures cannot be installed over the
water main unless the water main is installed inside a steel casing.
10. A conceptual utility plan will be required as part of the land use application for the subject development.
11. 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, cut and caps, and purity tests. Current fees can be found in the 2024
Development Fees Document on the City’s website. Fees that are current will be charged at the time of
construction permit issuance.
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• The SDC fee for water is based on the size of the new domestic water meter(s) to serve the project. The
current water fee for a single 1-inch meter is $4,850 per meter, 1-1/2 inch meter is $24,250, a 2-inch
meter is $38,000, 3-inch meter is $77,600 and 4-inch meter is $121,250.
• Water service installation charges for each proposed domestic water service is applicable. Water
Service installation fee is $2,875.00* per 1-inch service line, $4,605.00 per 1-1/2-inch service line, and
$4,735.00 per 2-inch service line. Fee is payable at permit issuance. For service lines larger than 2”,
the contractor is responsible for materials and installation.
• Drop-in meter fee is $460.00 per 1-inch meter, $750.00 per 1-1/2-inch meter, and $950.00 per 2-inch
meter. Meters larger than 2-inches are provided and installed by the contractor and a processing fee
of $220 is required. Fee is payable at permit issuance.
• The SDC fee for fire service is based on the size of the fire service lines to serve the project.
• An SDC credit will be given for existing water service connections.
• Final determination of applicable fees will be made after the water meter size has been determined.
SDC fees are assessed and payable at construction permit issuance.
• 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 a 12-inch concrete gravity wastewater main located in NE Sunset Blvd (see record drawing S-016701).
3. There is an 8-inch PVC gravity wastewater main located east of the parcel (see record drawing S-039501).
4. The existing home is currently being served by an existing septic system as City records do not show a sewer
billing account for this parcel. The existing septic tank will need to be decommissioned in accordance with
Department of Health requirements.
5. The property will need to install new separate sewer stubs and side sewers for each building. All new side
sewers shall be a minimum of 6”. All side sewers shall flow by gravity to the main at a minimum slope of 2%.
6. A grease trap/interceptor will be required for any commercial kitchen.
7. A conceptual utility plan will be required as part of the land use application for the subject development.
8. The development is subject to a Special Assessment District (SAD) fee. The site is located in the Honey Creek
Sewer Interceptor SAD. The SAD fee for the commercial use will be based on domestic meter units. A ¾” or
1” meter would be the equivalent of one unit ($250.00). If a larger meter is proposed, an equivalency based
fee based on the flow the meter provides will be assessed.
9. 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 fee is $3,650.00 per 1-inch meter, $18,250 per 1-1/2-inch meter, $29,200 per 2-inch
meter, $58,400 per 3-inch meter, and $91,250 per 4-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
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Surface Water
1. There is an existing 12-inch stormwater main located along the northern frontage, along NE Sunset Blvd (see
record drawing S-149208).
2. The site contains critical areas that may impact surface water requirements such as an on-site stream.
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 Flow
Control Duration Standard Matching Forested Site Conditions. The site falls within the May Creek drainage basin
and the Honey Creek sub basin.
4. 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
5. 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.
6. 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.
7. 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.
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=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 to the north, and private property to all other sides.
a. NE Sunset Boulevard is classified as a principal arterial. Per RMC 4-6-060, the minimum right of way
width for a principal arterial with 5 lanes is 103’. The King County Assessor’s Map shows a current right
of way width of approximately 90’ for NE Sunset Boulevard adjacent to the site. The minimum paved
roadway width for a principal arterial with 5 lanes is 66’. The paved roadway section consists of 4 – 11’
travel lanes, 1 – 12’ center turn lane, and 2 – 5’ bike lanes. A 0.5’ curb, 8’ planter, and 8’ sidewalk are
required along both sides of the pavement. 2’ of clear space behind the sidewalk is required along both
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sides of the roadway. A dedication of approximately 6.5’ along the frontage would be required to meet
the City’s street standards.
i. However, in the existing condition there is a 56’ wide paved roadway with a 0.5’ curb and 5’
sidewalk along both frontages of the road. City staff has confirmed that the curb to curb width
is adequate and would support a street modification to keep the existing curb to curb width.
Conformance with the City’s complete street standards would be required behind the curb line.
An 8’ planter and 8’ sidewalk would be required. The existing curb may be required to be
replaced in its current location. If 2’ of clear space is not provided once the new street frontage
improvements are installed in the current right of way limits, right of way dedication may be
required.
2. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090.
3. Street grades shall not exceed 15 percent.
4. Refer to City code 4-4-080 regarding driveway regulations.
a. A minimum separation of 5 feet is required between driveway and the property line.
b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains.
c. The width of any driveway shall not exceed thirty feet (30') exclusive of the radii of the returns or the
taper section, the measurement being made parallel to the centerline of the street roadway.
5. Per RMC 4-6-060, public street frontages along sites proposing more than 5,000 square feet of commercial
space units are required to conform to the City’s street lighting standards. A street lighting analysis and plan
shall be submitted with the construction permit. Lighting and Photometric plans are required to be submitted
with the land use application and will be reviewed during the construction utility permit review.
6. A traffic impact analysis is required when the estimated vehicular traffic generated from a proposed
development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak periods. The
analysis must include a discussion on traffic circulation to and from the site and onsite traffic circulation. The
study shall include trip generation and trip distribution for the project for both AM and PM peak hours.
7. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements.
8. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of
building permit issuance.
a. Unless otherwise noted in the Fee Schedule, the 2024 transportation impact fee is $19.81 per square
foot of daycare.
b. Unless noted otherwise in the Fee Schedule, the 2024 transportation impact fee is $8,031.94 per net
new PM peak Hour Vehicle Trip per PM Peak Hour Vehicle Trip.
General Comments
1. If 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.
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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:
https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=968701
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 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 development fee schedule.
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: May 30, 2024
TO: Pre-Application File No. 24-000133
FROM: Alex Morganroth, Principal Planner
SUBJECT: Gilman Montessori School
APN 0323059055
General: We have completed a preliminary review of the pre-application for the above-referenced development
proposal. The following comments on development and permitting issues are based on the pre-application
submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant
is cautioned that information contained in this summary may be subject to modification and/or concurrence by
official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works
Administrator, Planning Director, and City Council). Review comments may also need to be revised based on site
planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to
review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at
www.rentonwa.gov.
Project Proposal: The subject property at 4325 NE Sunset Blvd (APN 032305-9055) is located on the south side of
NE Sunset Blvd near the intersection of Whitman Ct NE. A single-family home and multiple associated accessory
structures are located on the site and would be partially retained. The project site totals 1.87 acres in area and is
located within the Commercial Mixed Use (CMU) land use designation, Commercial Arterial (CA) zoning
classification, and Urban Design District ‘D’. The applicant proposes to construct one, three-story building to house
a Montessori academy (i.e. daycare center), with 28 surface parking stalls, and two (2) outdoor amenity areas*. The
proposed new building has a footprint of approximately 3,220 sq. ft. The applicant has also proposed converting
the existing 1,420 sq. ft. house to an administrative building with office space and to convert the existing 1,000 sq.
ft. garage to a covered play area. The applicant did not provide information regarding the number of students, hours
of operation, or other programmatic elements. Access to the site is proposed via two (2) existing driveways off of
NE Sunset Blvd. The City’s mapping system, COR Maps, indicates that an Ns rated stream (Honey Creek) is located
on the property.
*The applicant also included information regarding a potential second phase with a K-12 or mixed-use building.
However, the intent of a preapplication meeting request is to evaluate a single proposal and due to the lack of
information on potential uses in the second building, the second K-12/mixed use proposal was not evaluated in the
notes below.
Current Use: A single-family home with associated accessory structures are located on the site.
1. Zoning and Overlay Districts: The subject property is located within the Commercial Mixed Use (CMU)
land use designation and is within the Commercial Arterial (CA) zoning classification. The property is also
in the Urban Design District D overlay. 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
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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 use would be classified as a day care center which has a definition of: A day care operation licensed
by the State of Washington (WAC 388-73-014), for 13 or more children in any 24 hour period, or any
number of children in a nonresidential structure.
A day care center is permitted outright within the CA zone.
2. Development Standards: The project is subject to RMC 4-2-120A, “Development Standards for Commercial
Zoning Designations” 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. Conformance
with building standards would be determined at the time of permit 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.
Building Height – 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. Building
height shall not exceed the maximum allowed by the subject zoning district or the maximum allowed
pursuant to RMC 4-3-020, Airport Related Height and Use Restrictions, whichever is less.
No structure shall penetrate the Federal Aviation Regulation Part 77 Objects Affecting Navigable Airspace.
Land Use Permit Master Applications for proposed projects to be located within the Airport Influence Area
shall show the maximum elevation of buildings or structures based on the established airport elevation
reference datum will not penetrate the Federal Aviation Administration Regulation Part 77 Objects
Affecting Navigable Airspace. Elevations shall be determined by an engineer or land surveyor. Within the
Airport Influence Area, disclosure notice shall be placed on land title when property is subdivided, or as part
of approval of conditional use permits, special use permits, building permits, or other SEPA nonexempt
projects. Such notice may relate to noise, low overhead flights, aviation operations that create high levels
of noise, or aviation operations at night when there is greater sensitivity to noise. Prior to approval of land
uses where aviation overflight may occur within the Airport Influence Area, a navigation easement shall be
granted to the City of Renton. The aviation easement shall be approved by the City Attorney prior to
recording. The Renton Municipal Airport Building Height Restrictions map indicates the maximum
building height for airport purposes would be approximately 382 above sea level. Compliance with
requirements would be determined at the time of land use application. Please see RMC 4-3-020, Airport
Related Height and Use Restrictions for full requirements.
No building/structure elevations were provided with the application. Maximum height compliance would
be required prior to land use approval.
3. Screening: Screening must be provided for all surface and roof-mounted mechanical equipment. The land
use application will need to include elevations and details for the proposed methods of screening.
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No mechanical or utility equipment was identified in the submitted materials. See RMC 4-4-095, Screening
and Storage Height/Location Limitations for specific requirements. Conformance with these requirements
would be determined at the time of land use application review.
4. Refuse and Recycling Areas: 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. In office, educational and institutional developments, a minimum of two (2) square feet per every one
thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and
a minimum of four (4) square feet per one thousand (1,000) square feet of building gross floor area shall be
provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided
for recycling and refuse deposit areas.
A refuse and recyclable collection area is not shown. Full compliance will be determined at the time of
permit review.
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.
Street Frontage Landscaping – Ten feet (10') of on-site landscaping is required along all public street
frontages, with the exception of areas for required walkways and driveways. Street trees, selected from the
City’s Approved Street Tree List, 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.
The subject property is a commercial zoned lot abutting a residential zone (south and west property lines),
therefore 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 the common property line.
New buildings would trigger landscape requirements. A conceptual landscape plan shall be provided with
the land use application as prepared by a licensed Landscape Architect, a certified nurseryman or other
certified professional. All landscaping shall meet the requirements of RMC 4-4-070, Landscaping.
6. 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.
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In addition to retaining a minimum of 30% of existing significant trees, each new lot would be required to
provide a minimum tree density of 30 tree credits per net acre. Tree credits encourage retention of existing
significant trees with larger trees being worth more tree credits.
TREE SIZE TREE CREDITS
New small species tree 0.25
New medium species tree 1
New large species tree 2
Preserved tree 6 – 9 caliper inches 4
Preserved tree 10 – 12 caliper inches 5
Preserved tree 12 – 15 caliper inches 6
Preserved tree 16 – 18 caliper inches 7
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.
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Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions
D, of a property.
7. 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 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.
Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product
that complements the proposed building and site development. There shall be a minimum three-foot (3')
landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining
wall standards (RMC 4-4-040) for additional information about fences and retaining walls.
8. Parking: Day care centers shall provide 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 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. In order for the reduction or increase to occur the
Administrator must find that satisfactory evidence has been provided by the applicant.
Parking Space Dimensions – The parking regulations specify standard stall dimensions of 9 feet x 20 feet,
compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet. ADA accessible
stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in
width for van accessible spaces. Up to 40 percent of stalls may be compact spaces designated for employee
parking, and up to 30 percent of stalls may be compact spaces if designated for all users. The appropriate
amount of ADA accessible stalls is based on the total number of spaces provided.
Bicycle Parking - Bicycle parking shall be provided for all non-residential development that exceeds 4,000
gross square feet in size would also be required to comply with the bicycle parking requirements of RMC
4-4-080F.11. The number of bicycle parking spaces required would be based on 10% of the required
number of off-street vehicle parking stalls. For example, any required bicycle parking racks should be
located close to the sidewalks leading directly off NE Sunset Blvd to make bicyclists feel that they are
easily accessible and a real part of the entire site. Please review RMC 4-4-080F.11 for further general and
specific bicycle 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.
9. Access/Driveways: Access is proposed via two (2) driveways off of NE Sunset Blvd. Driveway widths and
quantity are limited by the driveway standards, in RMC 4-4-080I. Driveways shall not be closer than 5-feet
to any property line and not exceed 40 percent of the street frontage. The width of any driveway shall not
exceed 30 feet.
There shall be no more than one driveway for each one hundred sixty five feet (165') of street frontage
serving any one property or among properties under unified ownership or control; for each one hundred
sixty five feet (165') of additional street frontage another driveway may be permitted.
A connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow
a smooth flow of traffic across abutting CA zoned lots without the need to use a street. Access may comprise
the aisle between rows of parking stalls, but is not allowed between a building and a public street.
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10. Urban Design Regulations: The subject property is within the Urban Design District ‘D’ and compliance with
District ‘D’ Urban Design Regulations is required (see RMC 4-3-100). In general, the regulations encourage
building design that is unique and urban in character, comfortable on a human scale and uses appropriate
building materials that are suitable for the Pacific Northwest climate. The applicant will be required to
provide a narrative with the land use application of how the project complies with the Urban Design District
‘D’ Regulations. The following bullets are some, but not all, of the guidelines and standards applicable to
your project.
• Buildings shall be oriented to the street with clear connections to the sidewalk. The front entry of a
building shall be oriented to the street or a landscaped pedestrian-only courtyard.
• Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental
lighting, or landscaping and include weather protection at least four and one-half feet (4-1/2') wide
along at least seventy five percent (75%) of the length of the building facade facing the street, a
maximum height of fifteen feet (15') above the ground elevation, and no lower than eight feet (8')
above ground level.
• At least one of the following design elements shall be used to promote a transition to surrounding uses:
Building proportions, including step-backs on upper levels in accordance with the surrounding planned
and existing land use forms; or Building articulation to divide a larger architectural element into smaller
increments; or roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition
with existing development.
• In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be
enclosed on all sides, include a roof and be screened around their perimeter by a wall or fence and have
self-closing doors. Service enclosures shall be made of masonry, ornamental metal or wood, or some
combination of the three.
• Parking shall be located so that no surface parking is located between a building and the front property
line and shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or
gateway features as dictated by location.
• Access to parking lots and garages shall be from alleys, when available. If not available, access shall
occur at side streets
• The number of driveways and curb cuts shall be minimized for vehicular access purposes, so that
pedestrian circulation along the sidewalk is minimally impeded.
• A pedestrian circulation system of pathways that are clearly delineated and connect buildings, open
space, and parking areas with the sidewalk system and abutting properties shall be provided.
• Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible
spaces and at facades along streets, shall be provided.
• Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be
provided.
• All building facades shall include modulation or articulation at intervals of no more than forty feet (40').
Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in
width.
• Any facade visible to the public shall be comprised of at least fifty percent (50%) transparent windows
and/or doors for at least the portion of the ground floor facade that is between four feet (4') and eight
feet (8') above ground (as measured on the true elevation).
• Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural
changes. Compliance with these standards would be verified during formal land use review.
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11. Critical Areas: Honey Creek is located along the southeast portion of the property. The City’s COR mapping
database identifies this reach of Honey Creek as Ns or a non-fish seasonal stream however be advised that
portions of the creek have been found to be fish bearing. Ns rated streams require a minimum buffer of 50-
feet and a structure setback of 15-feet from the edge of the buffer. Reduction of Ns stream buffers are
limited to a 40-foot buffer and the buffer would require enhancement. Buffer width may also be averaged
with a minimum width of 25-feet if the total area contained within the buffer after averaging is no less than
that contained within the required standard buffer width prior to averaging. Buffer averaging also requires
enhancement to the remaining buffer area. A Native Growth Protection Area would be established for the
onsite stream and associated buffer as part of the site plan approval process. See RMC 4-3-050I.2 for buffer
reduction and averaging criteria.
It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental
concerns are present on the site during site development or building construction.
12. Environmental Review: The construction of a building greater than 4,000 sq. ft. is subject to Environmental
(SEPA) Review in accordance with WAC 197-11-800. An environmental checklist must be submitted with
the land use application. An environmental determination will be made by the Renton Environmental
Review Committee.
13. Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the CA zone. The
proposal would require Hearing Examiner Site Plan Approval as the project includes a commercial
element and is abutting a residentially zoned property south of the site. The purpose of the site plan
review process is to analyze the detailed arrangement of project elements to mitigate negative impacts
where necessary to ensure project compatibility with the physical characteristics of a site and with the
surrounding area. Site plan review ensures quality development consistent with City goals and policies. Site
plan review analyzes elements including, but not limited to, site layout, building orientation and design,
pedestrian and vehicular environment, landscaping, natural features of the site, screening and buffering,
parking and loading facilities, and illumination to ensure compatibility with potential future development.
Decisional criteria for site plan approval are itemized in RMC 4-9-200E.3.
14. Permit Requirements: The proposed project would require Hearing Examiner Site Plan Review and
Environmental (SEPA) Review. All land use permits would be processed within an estimated time frame of
12 weeks. The 2024 application fees include $4,270.00 for Hearing Examiner Site Plan Review, $1,800.00
for SEPA Review, and a 5% technology fee. All fees are subject to change. Any modifications requested
would require an additional $290.00 fee. In addition to the required land use permits, separate construction
and building permits would be required. Detailed information regarding the land use application submittal
can be found on the City’s new website by clicking “Land Use Applications” on the Community & Economic
Development page, then “All Forms (A to Z).” The City now requires electronic plan submittal for all
applications. The City’s Electronic File Standards can also be found on the City’s website at
https://edocs.rentonwa.gov/Documents/Browse.aspx?startid=867190&dbid=0.
In addition to the required land use permits, separate construction and building permits would be required.
15. Public Information Sign: Public Information Signs are required for all Type III Land Use Permits, Site Plan
(Hearing Examiner), 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 (see land use forms on City website). The applicant is solely
responsible for the construction, installation, maintenance, removal, and any costs associated with the sign.
16. Public Meeting: A neighborhood meeting, according to RMC 4-8-090, is required for:
a. Preliminary plat applications;
b. Planned urban development applications; and
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c. Projects estimated by the City to have a monetary value equal to or greater than ten million dollars
($10,000,000), unless waived by the Administrator.
The intent of this meeting is to facilitate an informal discussion between the project developer and the
neighbors regarding the project. The neighborhood meeting occurs after a pre-application meeting and
before submittal of applicable permit applications. The public meeting shall be held within Renton city
limits, at a location no further than two (2) miles from the project site.
17. Public Outreach Sign: Preliminary plats, planned urban development applications, and projects estimated
by the City to have a monetary value equal to or greater than ten million dollars ($10,000,000), unless
waived by the Administrator require the applicant to install a public outreach sign. Public outreach signs
are intended to supplement information provided by public information signs by allowing an applicant to
develop a personalized promotional message for the proposed development. The sign is also intended to
provide the public with a better sense of proposed development by displaying a colored rendering of the
project and other required or discretionary information that lends greater understanding of the project.
18. Impact Mitigation Fees (2024): In addition to the applicable building and construction fees, impact
mitigation fees are required for the construction of new building areas or changes of use to a more intensive
use. If any building expansions or new buildings are proposed or a change in use to a more intense use, fire
and transportation impact fees may be assessed.
• A fire impact fee applicable of $28.02 per student for day care and private school and $0.14 per square
foot of office space.
• A transportation impact fee of $19.81 per square foot of daycare.
19. Expiration: Once the Site Plan application has been approved, the applicant has two years to comply with
all conditions of approval and to apply for any necessary permits before the approval becomes null and
void. The approval body that approved the original application may grant a single two-year extension. The
approval body may require a public hearing for such extension.
20. 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, Principal
Planner, at 425-430-7219 or amorganoth@rentonwa.gov to schedule a virtual prescreen appointment.
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: May 30, 2024
TO: Pre-Application File No. 24-000133
FROM: Rob Shuey, Building Official
SUBJECT: Gilman Montessori School
APN 0323059055
1. Existing building intended for use as part of the Montessori academy will require a change of occupancy
classification and shall meet the requirements of the 2021 Washington State Existing Building Code
section 1001.2.2 as well as any provisions of the 2021 Washington State Energy Code.