HomeMy WebLinkAboutPRE_Pre-app_Meeting_Summary_180621_v1.pdfPRE -APPLICATION MEETING FOR
EXCEL CHARTER SCHOOL
PRE 18-000387
CITY OF RENTON
Department of Community & Economic Development
Planning Division
June 21, 2018
Contact Information:
Planner: Clark H. Close, 425-430-7289, cclose@rentonwa.gov
Public Works Plan Reviewers: Rohini Nair, 425-430-7298, rnair@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425-430-7024, cthomas@rentonrfa.org
Building Department Reviewer: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the project manager to have it pre-screened before
making all of the required copies.
The pre -application meeting is informal and non-binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will be formally reviewed under the regulations in effect at the time of project
submittal. The information contained in this summary is subject to modification and/or
concurrence by official decision -makers (e.g., Hearing Examiner, Planning Director,
Development services Director, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council).
FIRE PREVENTION BUREAU
MEMORANDUM
DATE: June 21, 2018
TO: Clark Close, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Comments for Excel Charter School
1. The fire flow is unchanged from the existing demand. No new fire hydrants required.
2. Approved fire sprinkler and fire alarm systems are required throughout the building.
Separate plans and permits required by the fire department. Direct outside access is
required to the fire sprinkler riser room. Fully addressable and full detection is required for
the fire alarm system. Building shall be equipped with a new fire alarm system that meets
full voice evacuation requirements. Fire sprinkler system shall be modified to meet code for
proposed tenant improvements.
3. Fire department apparatus access roadways are required within 150 -feet of all points on the
building. Fire lane signage required for the on site roadway. Required turning radius are 25 -
feet inside and 45 -feet outside. Roadways shall be a minimum of 20 -feet wide. Roadways
shall support a minimum of a 30 -ton vehicle and 75 -psi point loading. Minimum vertical
clearance is 13 -feet, 6 -inches. Fire lane signage required per code. Proposed fenced
outdoor play ground shall provide fire lane access to existing fire lanes with gates that can
be opened in emergencies. Gates shall be a minimum of 20 -feet wide and be equipped
with approved lock boxes.
DEPARTMENT OF COMMUNITY `R
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: June 21, 2018
TO: Clark Close, Land Use Planning section
FROM: Rohini Nair, Plan Review section
SUBJECT: Excel Charter School preapp
17060 116th Ave 5E PREIS-000387
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, which includes the interior
remodel tenant improvements, and related improvements to renovate an existing building for a charter
school use. The following comments are based on the pre -application submittal made to the City of
Renton by the applicant.
WATER
The site is located in the Soos Creek Water and Sewer utility district service area.
The Water availability certificate from Soos Creek utility district should be provide with the land use
application.
The water plans from Soos Creek utility district should be provide with the construction permit.
SANITARY SEWER
The site is located in the Soos Creek Water and Sewer utility district service area.
The sewer availability certificate from Soos Creek utility district should be provide with the land use
application.
The sewer plans from Soos Creek utility district should be provide with the construction permit.
SURFACE WATER
1. Per the 2017 City of Renton Surface Water Design Manual, a drainage review is required from
i) Projects that adds or will result in 2,000 square feet or more of new impervious surface,
replaced impervious surface, or new plus replaced impervious surface, OR
Excel Charter school preapp — PRE18-000387
Page 2 of 5
June 21, 2018
ii) Project proposes 7,000 square feet or more of land disturbing activity, OR
iii) Project proposes to construct or modify a drainage pipe/ditch that is 12 inches or more in
size/depth, or receives storm water runoff or surface water from a drainage pipe/ditch that
is 12 inches or more in size/depth, OR
iv) Project contains or is adjacent to a flood, erosion, or steep slope hazard area as defined in
RMC 4-3-050, or projects located within a Landslide Hazard Drainage Area, OR
v) The project is a redevelopment project proposing $100,000 or more of improvements to an
existing high -use site.
If drainage review is required for projects, the type of drainage review must be determined based
on project and site characteristics as described in Section 1.1.2. The type of drainage review defines
the scope of drainage requirements that is required for the project.
2. For projects that meets the thresholds for drainage review a drainage report complying with the
2017 City of Renton Surface Water Design Manual will be required. Based on the City's flow
control map, the site falls within the Flow Control Duration Standard (Forested Site Conditions.
Stormwater BMPs applicable to the individual lots must be provided and information should be
included in the land use application submittal. All stormwater improvements as per the drainage
review along with stormwater improvements in the frontage are required to be provided by the
developer.
3. A geotechnical report based on RMC 4-8-120.D.7 containing all information shown in Table 18,
separated into sections is required. Information on the water table and soil permeability, with
recommendations of appropriate flaw control BMP options with typical designs for the site from
the geotechnical engineer, shall be submitted with the application. The geotech report must
include information whether the soil is suitable for infiltration, the infiltration rate of the soil,
the soil type, recommended stormwater BMP, etc. The geotechnical report should also include
any erosion control recommendations and any site specific wet season construction
restriction/recommendations of the licensed geotechnical engineer preparing the report.
4. Surface water system development (SDC) fee will be applicable at the time of utility construction
permit issuance. The current SDC rate is $0.641 per square feet of new impervious surface, but
not less than $1,608.00. The rate that is current at the time of the utility construction permit
issuance will be applicable on the project.
5. Construction Storm Water General Permit from the Department of Ecology is required for
projects disturbing more than one acre of land.
TRANSPORTATION
Per RMC 4-6-060, ROW and street frontage improvements are required from any project that
requires a building permit and which does not meet any of the exemption criteria mentioned in
section D of RMC 4-6-060, namely.
i. New construction or addition with valuation less than one hundred fifty thousand dollars
($150,000.00) (the value of which shall be reviewed in conjunction with mandatory
periodic updates of the Comprehensive Plan and based on the Seattle Construction Cost
Index).
ii. Interior remodels of any value not involving a building addition.
Excel Charter school preapp--PRE18-000387
Page 3 of S
June 21, 2018
iii. If demonstrated as necessary to mitigate an extreme hardship not caused by the
req uestor. When the existing ROW width is less than the required width mentioned in
RMC and/or any adopted City plan, ROW dedication is also required.
2. 1161' Ave 5E is a Minor Arterial with existing ROW width of 60 feet. The site is located in the
adopted Benson Hill Community plan. The plan can be accessed via the following link
htt s: edocs.rentonwa, ov Documents 0 edoc 955850 Benson°r2OHitl°/o2OCommuni %20Fin
al%20Adopted %20PIan, Pdf . ROW and street frontage requirements are shown in the street
cross section included in the adopted Benson Hill Community plan.
3. Payment of the transportation impact fee is applicable at the time of building permit issuance.
The transportation impact fee that is current at the time of building permit application will be
levied, payable at issuance of building permit.
4. 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. Traffic impact analysis guidelines are included with the pre -application
packet. If the new peak hour trips is 20 or more trips in either the morning peak or in the
evening peak, the engineer should contact the City requesting for locations to be studied in the
traffic impact analysis. The study shall include trip generation and trip distribution for the
project for both AM and PM peak hours.
5. Street lighting requiyement on p5ojects is as perRMC 4-6-060.
6. Undergrounding of utilities is as peg- the requirements of RMC 4-6-090.
7. Paving and trench restoration within the City of Renton right of way shall comply with the City's
Restoration and Overlay requirements. The document is available at
htt s: edocs.rentonwa. ov Documents 0 edoc 1074326 Trench%2ORestoration°/`20and°/`205t
reet%200verlay%20Regu i rem ents. Pdf
GENERAL COMMENTS
1. All construction or service utility permits for drainage and street improvements will require separate
plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be
prepared by a licensed Civil Engineer.
2. When utility plans are complete, please submit four (4) copies of the drawings, two (2) copies of the
drainage report, the permit application, an itemized cost of construction estimate, and the
application fee at the counter on the sixth floor. Please look at the new engineering plan submittal
requirements at the City of Renton website.
3. All utilities serving the site are required to be undergrounded.
4. Any proposed rockeries or retaining walls greater than four feet in height will be require a separate
building permit, structural plans, and special inspection.
POLICY GUIDELINES FOR TRAFFIC IMPACT ANALYSIS
FOR NEW DEVELOPMENT
A traffic impact analysis is required when 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. A peak hour volume of 20 vehicles per hour would relate to daily volume
of approximately 200 vehicles per day. Generally this includes residential plats of 20 lots a
more and commercial sites that generate 20 vehicles per hour.
The developer shall select a registered professional engineer with adequate experience in
transportation planning and traffic engineering. Upon request, the Public Works Department
will offer potential candidates.
The analysis shall incorporate the following elements in the suggested format:
Introduction:
The introduction should, in a narrative fashion with graphics where appropriate to enhance the text,
describe the proposed development (including proposed time frame), establish study area boundaries
(study area should include all roadways and intersections that would experience a 5% increase in peak
hour traffic volumes as a result of the proposed development), describe existing and proposed land uses
within the study area, and describe the existing transportation system to include transit routes, roadway
and intersection conditions and configuration as well as currently proposed improvements. Roadways
and intersections to be analyzed will be determined through coordination with the Public Works
Department and Community Development staff.
Site Generated Traffic Volumes:
The analysis should present a tabular summary of traffic generated from the proposed development
listing each type of proposed land use, the units involved, trip generation rates used (to include total
daily traffic, AM peak hour and PM peak hour) and resultant trip generation for the time periods listed.
The trip generation information provided in the traffic impact study must be based on the current
edition of the ITE Trip Generation book.
Site Generated Traffic Distribution:
The distribution of site -generated traffic should be presented by direction as a percentage of the total
site generated traffic in a graphic format. The basis for the distribution should be appropriately defined.
Site Generated Traffic Assienment:
A graphic presentation should be provided illustrating the allocation of site -generated traffic to
the existing street network. The presentation should include Average Daily Traffic (ADT) and
AM -PM peak hour directional volumes as well as turning movements at all intersections,
driveways, and roadways within the study area.
Existing and Projected Horizon Year Traffic Volumes With and Without the Proposed Development:
The report should include graphics, which illustrate existing traffic volumes as well as
forecasted volumes for the horizon year of the proposed development. Forecasted volumes
Excel Charter school preapp—PRE18-000387
Page 5 of 5
June 21, 2018
should include a projected growth rate and volumes anticipated by pending and approved
developments adjacent to the proposed development. if the development is multi -phased,
forecasted volumes should be projected for the horizon year of each phase. The site -generated
traffic should then be added to the horizon year background traffic to provide a composite of
horizon year traffic conditions.
Condition Analysis:
Based upon the horizon year traffic forecasts with the proposed development, a level of service (LOS)
analysis should be conducted at all intersections (including driveways serving the site). Based upon this
analysis, a determination should be made as to the ability of the existing and proposed facilities to
handle the proposed development. The level of service (LOS) analysis technique may include any of the
commonly accepted methods.
An analysis should be made of the proposed project in light of safety, Accident histories in close
proximity to the site should be evaluated to determine the impact of proposed driveways and turning
movements on existing problems.
Mitigating Measures:
Based upon the results of the previous analysis, if it is determined that specific roadway improvements
are necessary, the analysis should determine what improvements are needed.
If the developer can reduce vehicular traffic by means of promoting transit and ridesharing usage, these
methods are acceptable.
Any proposed traffic signals should be documented with an appropriate warrant analysis of conditions in
the horizon year with the development. Traffic signals should not be contemplated unless they meet
warrants as prescribed in the Federal Highways "Manual on Uniform Traffic Control Devices". Proposed
traffic signals shall provide coordination programs to compliment the system.
Any modifications necessary to insure safe and efficient circulation around the proposed site should be
noted.
Conclusions:
This section should serve as an executive summary for the report, It should specifically define the
problems related directly to the proposed developments and the improvements necessary to
accommodate the development in a safe and efficient manner.
A draft report shall be presented to the Development Services Division so that a review might be made
of study dates, sources, methods, and findings. City Staff will then provide in writing all comments to the
developer. The developer will then make all necessary changes prior to submitting the final report.
DEPARTMENT OF COMMUNITY _
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: lune 21, 2018
TO: Pre -Application File No. 18-000387
FROM: Clark H. Close, Senior Planner
SUBJECT: Excel Charter School —1300 Bronson Way N
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, 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 for purchase
for $50.00 plus tax from the Finance Division on the first floor of City Hall or online at
www.rentonwa-gov.
Project Proposal: The applicant, Washington Charter School Development (WCSD), is proposing
to renovate a vacant grocery store (Building A-- former QFC) within the Cascade Village Shopping
Center to a 7th — 12th grade public school for Excel Public Charter School (Excel), The roughly
40,664 squarefoot building is located at 17060116th Ave SE. As a public charterschool it is tuition
free and open to all students. The school would serve up to 500 students. The school day starts
at 7:30 am (Monday— Friday) and ends atslightly varied times in the afternoon, rangingfrom 2:30
pm to 3:40 pm. Afterschool clubs and tutoring last until 4:15 pm (Monday—Thursday). The school
seeks to occupy the existing structure by fall of 2019 or fall of 2020. Renovations would include
interior tenant improvements, seismic upgrades, new mechanical and electrical systems,
envelope improvements, and overall site improvements. The existing surface parking area would
be used for school parking.
The parcel is approximately 13.6 acres (APS[ 2823059009) and is zoned Commercial Arterial (CA).
The project is proposing to retain 60 existing parking spaces for school use and convert several
existing parking spaces (and some landscape areas) to bus loading and outdoor play.
Current Use: The site includes several existing buildings, including the existing 40,664 square foot
former QFC grocery store (Building A). Other onsite buildings include: Building B — 19,141 sf
former Bartel Is, Building C -- 5,778 sf line retail, Building D — 34,950 sf bowling, Building E —1,660
sf former pizza chain.
Development Standards: The project would be subject to RMC 4-2-120A, "Development
Standards for Commercial Zoning Designations" and RMC 4-2-110A, "Development Standards for
K:\Preapps\2018\PRE18000387_Excel Charter 5chool\02.Review Comments
Excel Charter School
Page 2 of 8
June 21, 2018
Residential Zoning Designations" effective at the time of complete application (noted as "CA
standards" herein). These standards are available on the City's website at
http://www.codepu bl i sh i ng.com/WA/Rento nl #! 1 rento nO4/Re ntonO4O2/RentonO4O212OA.htm I
#4-2-120A.
Zoning: The development parcel is located within the Commercial & Mixed Use (CMU) land use
designation and the Commercial Arterial (CA) zoning designation. A K-12 educational facility
(charter schools) is permitted in the CA zone as a Hearing Examiner Conditional Use Permit.
Therefore, a Nearing Examiner Conditional Use Permit is required Parking would be considered
an accessory use to the charter school.
The following is criteria considered for Conditional Use Permits:
a. Height and Design: The height of the proposed tower and/or antenna as well as incorporation
of design characteristics that have the effect of reducing or eliminating visual obtrusiveness.
b. Proximity to Surrounding Uses: The nature of uses on adjacent and nearby properties and the
proximity of the tower and/or antenna to residential structures and residential district
boundaries.
c. Nature of Surrounding lues: The nature of uses on adjacent and nearby properties. The
proposed use at the proposed location shall not result in substantial or undue adverse effects on
adjacent property.
d. Topography and Vegetation: The surrounding topography and tree canopy coverage.
e. Ingress/Egress: The proposed ingress and egress.
f. Impacts: The potential noise, light, glare, and visual impacts.
g. Collocation Feasibility: The availability of suitable existing towers and other structures to
accommodate the proposal.
h. Consistency with Plans and Regulations: The compatibility with the general purpose, goals,
objectives and standards of the Comprehensive Plan, this Title, and any other City plan, program,
map or ordinance.
i. Landscaping: Additional landscaping may be required to buffer adjacent properties from
potentially adverse effects of the proposed use.
The property is located within Urban Design District'D', and therefore subjectto additional design
elements.
Minimum Lot Size, Width and Depth: The minimum lot size required in the CA zone is 5,000 square
feet. There are no minimum width or depth requirements. No changes are proposed to the lot
sire, width or depth as part of the new use or future tenant improvement project.
Lot Coverage: The maximum building coverage permitted in the CA zone is 659 of the lot area of
75% if parking is provided within the building or within an onsite parking garage. A majority of
the existing surface parking would converted to an outdoor play area. Minor changes are
proposed to the existing first floor building footprint, namely the building entry. The current
buildings have an estimated building coverage of roughly 11 percent (11%) between the four
onsite buildings. Together the four (4) buildings comply with the maximum building coverage
of the CA zone.
K:\AreappsN201.8\PRE18000387_Excel Charter 5chool\02,Review Comments
Excel Charter 5chool
Page 3 of 8
June 21, 2018
Setbacks: Setbacks are the distance between the building and the property line or any private
access easement. Setback requirements in the CA zone are as follows: 15 -foot minimum
front/side yard along a street setback, which may be reduced to 0 feet through the site plan
review process; a 20 -foot maximum front/side yard along a street setback, and no rear or side
yard setbacks. Minor changes are proposed to the existing ground floor building footprint which
is setback approximately 355 feet to the east, approximotely20 feet to the south, approximately
304 feet to the west (116th Ave SE), and approximately 362 feet to the north. No additions to
the existing building are proposed.
Gross Floor Area: There are no minimum requirements for gross floor area within the CA zone.
Building Height: The maximum building height permitted in the CA zone is 50 feet. No changes
are proposed to the building height The submittal plans identify a 19 foot building to the top
of parapet wall. The existing building complies with the maximum building height requirements
of the zone.
Screening: Screening must be provided for all surface -mounted and roof top utility and
mechanical equipment. The application must include elevations and details for the proposed
methods of screening if utility and mechanical equipment are added as part of the tenant
improvements. No mechanical or utility equipment was identified in the submitted materials.
See RMC 4-4-095 for specific requirements.
Refuse and Recycling Areas: 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 total minimum area of 244 square feet recycling and refuse deposit area would be
required for a 40,064 square foot structure.
Landscaping- Changes in the use of a property are required to comply with the City's landscaping
regulations. The development standards require that all pervious areas within the property
boundaries be landscaped. Therefore, all areas of the site not covered by structures, required
parking, access, circulation or patios, must be landscaped with native, drought -resistant
vegetative cover. All parking lots shall have perimeter landscaping. Ten feet (10') of onsite
landscaping is required along all public street frontages, with the exception of areas for required
walkways and driveways. Please refer to landscape regulations (RMC 4-4-070) for further general
and specific landscape requirements.
A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8- `
120D.12, shall be submitted at the time of application for land use application.
Tree Preservation: if significant trees (greater than 6 -inch caliper or &caliper inches for alders
and cottonwoods) are proposed to be removed, a tree inventory, tree retention plan, arborist
report, and tree retention worksheet shall be provided with the formai land use application as
defined in RMC 4-8-120. The tree retention plan must show preservation of at least 10% of
significant trees, and indicate how proposed building footprints would be sited to accommodate
preservation of significant trees that would be retained (RMC 4-4-130H.1.a). When the required
number of protected trees cannot be retained, replacement trees, with at least a two-inch (2")
caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper
K:\Preapps\2018\PRE18000387_ExceI Charter 5choo1\02.Review Comments
Excel Charter School
Page 4 of 8
June 21, 2018
inches of new trees to replace each protected tree removed. The Administrator may authorize
the planting of replacement trees on the site if it can be demonstrated to the Administrator's
satisfaction that an insufficient number of trees can be retained.
Significant trees shall be retained in the fallowing priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on
slopes greater than 20%; significant trees adjacent to critical areas and their associated buffers;
and significant trees over 60' in height or greater than 18" caliper.
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 an independent review of any land use application that involves
tree removal and land clearing at the City's discretion. if applicable, a formal tree retention
worksheet would be required with the land use application. An inventory, retention plan, and
arborist report would be required with the application if significant trees are to be removed.
Fences or Retaining Walls: If the applicant intends to install any fences as part of this project, the
location must be designated on the landscape plan. A wall taller than four feet (4') requires a
building permit. Fences up to six feet (6') in height are permitted in the rear yard or side yard;
fences up to four feet (4') are allowed in the front yard. A fence taller than six feet (6') 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. New or existing fencing would need to comply with the fence requirements of
the code (RMC 4-4-040).
Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other
masonry product that complement 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. Na fences or retaining walls were shown on the submitted materials.
Parking: The applicant will be required at the time of land use application to provide a parking
analysis of the subject site with calculations based on the requirements noted above. The analysis
would include dimensions of stalls and drive aisles. 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. In order for the reduction or increase to occur the Administrator must find that
satisfactory evidence has been provided by the applicant. Modifications beyond twenty five
percent (25%) may be granted per the criteria and process of RMC 4-9-250.D.2. This detailed
written request can be submitted before or concurrently with a land use application.
Parking for vehicles, loading areas, and driveways shall be provided in accordance with the
provisions of the current parking regulations of RMC 4-4-080, "Parking, Loading, and Driveway
K:�Preapps\2018\PRE18000387_Excel Charter SchooIN02.Review Comments
Excel Charter School
Page 5 of 8
June 21, 2018
Regulations." Parking requirements for charter schools are a minimum and maximum of 1 per
employee plus 1 for every 3 student rooming units, plus 0.5 space for every full-time student not
residing on campus. in addition, if buses for transportation of students are kept at the school, 1
off-street parking space shall be provided for each bus of a size sufficient to park each bus. A
parking count analysis shall be submitted at the time of conditional use permit review.
Compliance with the parking regulations would be verified at land use review.
The applicant will be required at the time of land use permit to provide a parking analysis of the
subject site. The analysis would include dimensions of stalls and drive aisles. See RMC 4-4-080 for
more details:
Parking Space Dimensions: It should be noted that the parking regulations specify standard
stall dimensions of 9 feet x 20 feet, compact dimensions of 8% feet x 15 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,
Surface parking lots with more than fourteen (14) stalls shall be landscaped with plantings and
trees. Perimeter landscaping may not substitute for interior landscaping. Minimum landscape
area shall be provided as follows:
Total Number of Parking Stalls Minimum Landscape Area
15 to 50 15 sf/parking space
51 to 99 25 sf/parking space
100 or more 35 sf/parking space
All non-residential development that exceeds 4,000 gross sf 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. Each bicycle parking space shall be at least two feet (2') by six feet (6% with no less than an
overhead clearance of seven feet (7'). Bicycle parking shall be conveniently located with respect
to the street right-of-way and must be within fiftyfeet (50') of at least one main building entrance,
as measured along the most direct pedestrian access route. Please review RMC 4-4-080F.II.b-c
for further general and specific bicycle parking standards. Modification of these minimum
standards requires written approval from the Department of Community and Economic
Development.
Loading: Buildings which utilize ground level service or loading doors shall provide a minimum of
forty five feet (45) of clear maneuvering area in front of each door.
Lighting: With additions to or replacement of light fixtures, parking lot or display lot light fixtures
shall be non -glare and mounted no more than twentyfive feet (25') above the ground to minimize
the impact onto adjacent and abutting properties. See 4-4-075 for additional standards.
Access: Driveway widths are limited by the driveway standards, in RMC 4-40801. Access would be
subject to sight visibility requirements and minimum spacing from the established intersections.
K:\Preapps\2018\PRE18000387_Excel charter School\02.Review Comments
Excel Charter school
Page 6 of 8
June 21, 2018
According to the submitted drawings, no changes would be proposed to the site. No other curb
cuts are proposed along the public street frontages.
Pedestrian Access: A pedestrian connection shall be provided from all public entrances to the
street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building
entries and internally from buildings to abutting properties. Compliance with pedestrian
pathways and connections would be further analyzed at the time of conditional use permit
review.
Building Design Standards: Compliance with Urban Design Regulations, District V, is required for
exterior modifications such as facade changes, windows, awnings, signage, etc. Modifications
from the standards can be applied. See Renton Municipal Code section 4-3-100.
The following bullets are a few of the standards outlined in the regulations:
• A primary entrance of each building shall be located on the facade facing a street, shall be
prominent, visible from the street, connected by a walkway to the public sidewalk, and
include human -scale elements.
■ Parking shall be located so that no surface parking is located between a building and the
front property line, or the building and side property [in e, on the street side of a corner lot.
■ The number of driveways and curb cuts shall be minimized, so that pedestrian circulation
along the sidewalk is minimally impeded.
• Amenities such as outdoor group seating, benches, transit shelters, fountains, and public
art shall be provided.
• All building fagades 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.
• On any fagade visible to the public, transparent windows and/or doors are required to
comprise at least fifty percent (50%) of the portion of the ground floor facade that is
between four feet W) and eightfeet (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.
Environmental Review: The overall proposal is a change of use from the former grocery store
building to a charter school (greater than 4,000 square feet); therefore, an environmental
checklist is a submittal requirement. An environmental determination will be made by the Renton
Environmental Review Committee.
Conditional Use Permit: Conditional Use Permits allow for review of certain uses with special
characteristics that may not generally be appropriate within a zoning district, but may be
permitted subject to conditions and mitigation measures that protect public health, safety and
welfare and ensure compatibility with other uses in the district. Decisional criteria for the
conditional use permit are itemized in RMC 4-9-030D. It is the applicant's responsibility to identify
how the proposal meets the decisional criteria and a narrative responding to these criteria shall
be submitted with the application.
Site Plan Approval: The purpose of the site pian review process is to analyze the detailed
arrangement of project elements to mitigate negative impacts where necessary to ensure project
KAPreapps\2018\PRE180GO387_Excel Charter 5chool\02.Review Comments
Excel Charter School
Page 7 of 8
June 21, 2018
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.
Projects that exceed 25,000 square feet of gross floor area in the CA zone require a public
hearing. it is the applicant's responsibility to identify how the proposal meets the decisional
criteria and a narrative responding to these criteria shall be submitted with the application.
Permit Requirements: All applications can be reviewed concurrently in an estimated time frame
of 12 weeks once a complete application is accepted. The 2018 application fee would be as
follows: $3,000 Hearing Examiner Conditional Use Permit, $3,500 Hearing Examiner Site Plan
Review and $1,500 SEPA Checklist. Any modification requests to code standards are $250.00 per
modification. 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 new website by clicking "Land Use Applications" on the Community &
Economic Development page, then "All Forms (A to Z)" at https://edocs.rentonwa.gov/
Documents/Browse.aspx?startid=867190&cr=1. 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..//www.rentonwa.gov/cros/ne.aspx?;Dortalld=7922741&paeeld=9565400.
Public Information Sign: Public Information Signs are required for all Type III Land Use Permits
(Hearing Examiner Conditional We Permit), 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.
Neighborhood Meeting Requirement: Projects estimated by the City to have a monetary value
equal to or greater than $10,000,000 requires the applicant to conduct a neighborhood meeting.
The meeting shall be held at a location open to the public within Renton city limits, at a location
no further than two (2) miles from the project site. The applicant is required to mail a written
notice announcing the neighborhood meeting to property owners within 300 -feet of the subject
property. The neighborhood meeting is intended to be a developer -neighborhood interaction.
City staff members are not required to attend and/or participate in neighborhood meetings.
Please see the attached RMC 4-8-090A for the complete neighborhood meeting requirements.
Public Outreach Sign: Projects estimated by the City to have a monetary value equal to or greater
than $10,000,000 requires 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. See the attached Public Outreach sign handout for
more information and specifications.
K:\Preapps\2018\PRE19000387—Excel Charter School�02.Review Comments
Excel Charter School
Page 8 of 8
June 21, 2018
In addition to the required land use permits, separate construction, building and sign permits
would be required (if applicable).
Impact Mitigation Fees: Fire and transportation impact fees would be assessed based on the final
assessed use of the building. These fees would be calculated at the time of building permit
application and payable prior to building permit issuance. The 2018 impact fees are as follows:
■ A Transportation Impact fee would be determined from the ITE manual; and
• A Fire Impact fee of $0.72 per square foot for education schools.
A handout listing Renton's development -related fees is available on the City of Renton website
for your review.
Next Steps: When the formal application materials are complete, the applicant is strongly
encouraged to have one copy of the application materials pre-screened at the 6th floor front
counter prior to submitting the complete application package. Please contact Clark Close, Senior
Planner at 425-430-7289 or cclose@rentonwa.gov to schedule an appointment,
Expiration and Extensions: Once the Conditional Use Permit and Site Plan applications have been
approved, the applicant has two years to comply with all conditions of approval and to apply for
any necessary permits before the approval becomes null and void. The approval body that
approved the original application may grant a single two-year extension. The approval body may
require a public hearing for such extension. it is the responsibility of the owner to monitor the
expiration dare.
K:\Preapps\2018\PRE18400387_Excel Charter 5chool\02.Review Comments
m
Q
- v
Lei �
a
�N
m
�s
�
i
115TH AVE SE 116TH AVE SE
ff 7
r 1
\
g
r
r /
4)
� v �
�V1s
°�
as rL c
V@y��
�'mc
3v�x
U]IL0
t
3
i.
g§
k$ .
.
;;�
£
§
§
k_k
0|
I
\
0 O
0
kE
2m
CL § ®
�
-----------
�
��
@
�
..
�
�
�
{§
�
�
�
_
\}•
�
�
g§
k$ .
b-I---
;;�
k /�
0-
0 O
0
kE
2m
CL § ®
dk
«
E
\ ko 22 22
�
�
0-
0 O
0
kE
2m
CL § ®
k
E