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HomeMy WebLinkAboutPRE_Pre-Application_Meeting_Summary_FFCC_180726_v1PRE-APPLICATION MEETING FOR FAMILY FIRST COMMUNITY CENTER PRE 18-000482 CITY OF RENTON Department of Community & Economic Development Planning Division July 26, 2018 Contact Information: Planner: Clark H. Close, 425-430-7289, cclose@rentonwa.gov Public Works Plan Reviewers: Ann Fowler, 425-430-7382, afowler@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 & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE: July 26, 2018 TO: Clark Close, Senior Planner FROM: Cory Cappelletti, Plans Review Inspector SUBJECT: Family First Community Center 1. The preliminary fire flow is 2,750 gpm. A minimum of three fire hydrants are required. One within 150-feet and others within 300-feet of the building. One hydrant is required within 50-feet of the fire department connection for the sprinkler system. A certificate from Soos Creek Water is required. 2. Fire impact fees are applicable at the rate of $2.36 per square foot. This fee is paid at time of building permit issuance. 3. Approved fire sprinkler and fire alarm systems are required throughout the building. Direct outside access is required to the fire sprinkler riser room. Fire alarm system is required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. 4. Fire department apparatus access roadways are required within 150- feet of all points on the buildings. Fire access roads are required to be a minimum of 20-feet unobstructed width with turning radius of 25-feet inside and 45-feet outside minimum. Fire lane signage required for the onsite roadways. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:July 26, 2018 TO:Clark Close, Planner FROM:Ann Fowler, Civil Engineer III, Plan Reviewer SUBJECT:Utility and Transportation Comments for Family First Community Center 16022 116th Ave SE PRE 18-000482 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) 2823059034. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER COMMENTS 1. Please obtain a water availability certificate from Soos Creek Water and Sewer District and provide it with the construction permit submittal. 2. Review of the water plans will be conducted by Soos Creek Water and Sewer District and the Renton Regional Fire Authority. 3. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for final review prior to permit issuance. SEWER COMMENTS 1. Sewer service is provided by the Soos Creek Water and Sewer District. 2. Please obtain a sewage availability certificate from Soos Creek Water and Sewer District and provide it with the construction permit submittal. 3. Review of the sewage plans will be conducted by Soos Creek Water and Sewer District and the Renton Regional Fire Authority. Family First Community Center – PRE18-000482 Page 2 of 4 July 26, 2018 4. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for final review prior to permit issuance. STORM DRAINAGE COMMENTS 1. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual will be required. 2. There is an existing stormwater conveyance system on the project site, located on the southeast corner and also on the west side of the property. There is an existing 12-inch stormwater conveyance system on 116th Ave SE that flows from south to north. 3. Refer to Figure 1.1.2.A – Flow Chart to determine what type of drainage review is required for this site. The site falls within the City’s Flow Control Duration Standard (Forested Conditions). The site falls within the Ginger Creek drainage basin. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual (RSWDM) will be required. 4. Appropriate on-site BMPs will be required to help mitigate the new runoff created by this development. 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. 5. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre. 6. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (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. 7. Storm drainage improvements along all public street frontages (new internal site streets and 116 th Ave SE) are required to conform to the City’s street standards. New storm drain shall be designed and sized in accordance with the standards found in Chapter 4 of the 2017 Renton Surface Water Design Manual. 8. As proposed, the existing detention pond, which was designed and installed as part of the Cascade Elementary School construction, will need to be re-established as part of the proposed re- development project. The existing detention facility and associated pipe connections were installed prior to annexation into the City. The applicant is encouraged to obtain the record drawings and drainage reports from King County for the existing site storm system. The applicant may propose a new combined facility to treat the surface water from both the existing and new site area. The new site areas shall meet the requirements of the City of Renton Surfacewater Design Manual that is current at the time of Civil Construction Permit Application. The existing site areas that are not disturbed as part of the proposed redevelopment may maintain the surfacewater requirements at the time of the original construction. Preliminary design details and Family First Community Center – PRE18-000482 Page 3 of 4 July 26, 2018 drainage report for a combined facility will be required to be submitted with the land use application. Final designs will be reviewed under a separate civil construction permit for the re- development project. 9. The development is subject to stormwater system development charges (SDCs). The 2018 stormwater SDC is $0.687 per square foot of new impervious surface, but not less than $1,718. SDCs are due at the time of construction permit issuance. TRANSPORTATION/STREET COMMENTS 1. The transportation impact fee will be calculated based on the current ITE manual at the time of building permit application. Fees are payable at the time of building permit issuance. 2. The proposed development fronts 116th Ave SE along the west property lines. 116th Ave SE is classified as a Minor Arterial Road. Existing right-of-way (ROW) width is approximately 60 feet. To meet the City’s complete street standards for minor arterial streets, minimum right of way width is 91 feet. Dedication of 15.5 feet of right-of-way would be required. Street improvements are required which shall include a pavement width of 54 feet (27 feet from centerline, 2-11-ft travel lanes, plus a 5-ft bike lane), a 0.5-ft curb, an 8-ft planting strip, an 8-ft sidewalk, street trees and storm drainage improvements. a. The City’s Transportation Department has established a corridor plan for this section of 116th Ave SE. The corridor determined by the City’s Transportation Department requires a right-of-way width of 71-ft. The paved roadway section is 44-ft, consisting of two 11-ft travel lanes, one 12-ft center turn lane, and two 5-ft bike lanes. A 0.5-ft vertical curb, 8-ft planter and 5-ft sidewalk are required along each side of the roadway. Dedication of 5.5- ft of right-of-way would be required. b. The existing frontage improvements along the redevelopment site include approximately 6-ft planter strip and 5-ft sidewalk. The existing pavement width is approximately 44-ft, allowing the required travel and bike lanes per the City’s established corridor plan. Applicant will need to submit an application to the City requesting a modification of the street frontage improvements as outlined in City code 4-9-250C5d to keep the existing frontage improvements and right-of-way in place. 3. All existing ADA access ramps along the property frontage shall be brought into compliance with current standards. This may include installation of additional access ramps. Ramps shall be oriented to provide direct pedestrian crossings. 4. Parking lot construction shall be in accordance with City code 4-4-080G. 5. Street lighting and street trees are required to meet current city standards. Lighting 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. Traffic study guidelines are included with the pre-application packet. The analysis must include a discussion on traffic circulation to and from the site and onsite traffic Family First Community Center – PRE18-000482 Page 4 of 4 July 26, 2018 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 within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. GENERAL COMMENTS 1. The fees listed are for 2018. The fees that are current at the time of the respective permit issuance will be levied. Please see the City of Renton website for the current development fee schedule. 2. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along the property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 3. Retaining walls that are 4’ or taller from bottom of footing and underground stormwater facilities will require a separate building permit. Structural calculations and plans prepared by a licensed engineer will be required as part of the building permit review. 4. All civil plans shall conform to the current City of Renton survey and drafting standards. Current drafting standards can be found on the City of Renton website. 5. A separate plan submittal will be required for a construction permit for utility work and street improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington. 6. Please see the City of Renton Development Engineering website for the Construction Permit Application and Construction Permit Process and Submittal Requirements. Please contact the City to schedule a construction permit intake meeting. 7. All plan review for the City is now paperless. Please see http://rentonwa.gov/paperless/ for more information. K:\Preapps\2018\PRE18-000482_Family_First_Community_Center\02.Review Comments DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:July 26, 2018 TO:Pre-Application File No. 18-000482 FROM:Clark H. Close, Senior Planner SUBJECT:Family First Community Center – 16022 116th Ave SE 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, the City of Renton, is proposing to construct the family first community center. The proposed facility would be constructed on the existing vacant southern portion of Cascade Elementary School located at 16022 116th Ave SE (APN 2823059034). The 14.88 acre parcel is zoned Residential-6 (R-6). The project is sponsored by the City of Renton and supported by the Renton School District, Healthpoint CHC and a private sponsor. The proposed building is an approximately 27,000 square foot one-story building with roughly 115 surface parking stalls. The proposed building would have a wall plat height of 24 feet, except for the walls of the gymnasium, which would rise to approximately 35 feet and would continue to a maximum top-of-roof height of approximately 40 feet. The neighborhood community center would include the following: gymnasium, walking track, exercise room, dance studio, after-school programs and activities, drop-in childcare and teen room, maker-space studios for students for the study of materials and crafting of stem models, health care offices, clinical and counseling services, mobile dental and other health care services, shared meeting rooms and community gathering spaces, demonstration kitchen, and community garden. The proposed building would be designed using sustainable and biophilic design principals with the goal of LEED certification. The prominent design features include large sections of green roof areas, solar panels, exposed heavy-timber wood framing, high efficiency construction and mechanical systems, and maximization of natural light. The building’s construction systems would be Type V-A or V-B and include concrete, wood and steel. Building materials would include glulam and steel beams and columns, masonry, metal and cementitious panels for exterior walls, aluminum window systems, and metal roof panels. Family First Community Center Page 2 of 7 July 26, 2018 K:\Preapps\2018\PRE18-000482_Family_First_Community_Center\02.Review Comments Current Use: The site is home to Renton School District’s Cascade Elementary School. The elementary school was built in 1995 and has a gross building square footage of 45,701 square feet. The other structures onsite include three (3) portables and a covered play area. Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Residential Zoning Designations” effective at the time of complete application (noted as “R-6 standards” herein). These standards are available on the City’s website at http://www.codepublishing.com/WA/Renton/#!/renton04/Renton0402/Renton0402110A.html #4-2-110A. Zoning: The development parcel is located within the Residential Medium Density (RMD) land use designation and the Residential-6 (R-6) zoning designation. A City Community Facility is permitted in the R-6 zone as a Hearing Examiner Conditional Use Permit. Therefore, a Hearing Examiner Conditional Use Permit is required. Surface parking would be considered an accessory use to the community center. The following is criteria considered for Conditional Use Permits: 1. Consistency with Plans and Regulations: The proposed use shall be compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the zoning regulations and any other plans, programs, maps or ordinances of the City of Renton. 2. Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited for the proposed use. 3. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. 4. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. 5. Parking: Adequate parking is, or will be made, available. 6. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. 7. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. 8. Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent properties from potentially adverse effects of the proposed use. Minimum Lot Size, Width and Depth: The minimum lot size required in the R-6 zone is 7,000 square feet. The minimum lot width is 60 feet for interior lots and 70 feet for corner lots; minimum lot depth is 90 feet. No changes are proposed to the lot size, width or depth are proposed as part of the new use or future improvement project. Setbacks: Setbacks are the distance between the building and the property line or any private access easement. The required setbacks in the R-6 zone are 25 feet for the front yard, 25 feet for the rear yard, 25 feet for secondary front yard, and a combined 15 feet with not less than 5 feet on either side for side yards. The closest setback proposed is 64.5-foot side yard setback to the south property line. As proposed, the new community center would comply with all required Family First Community Center Page 3 of 7 July 26, 2018 K:\Preapps\2018\PRE18-000482_Family_First_Community_Center\02.Review Comments setbacks of the R-6 zone. No additions to the existing structures onsite are proposed. Additional setbacks may be required through the CUP review process. Building Coverage: The maximum building coverage permitted in the R-6 zone is 40% of the lot area. The elementary school, portable, covered play area, and proposed new community center would have an estimated building square footage of 85,371 square feet with an estimated building coverage of roughly 13 percent (13%) between the onsite buildings. Together the existing buildings would comply with the maximum building coverage of the R-6 zone. Impervious Surface Area – The maximum impervious surface would be limited to 55%. Impervious surface requirements would be verified at the time of building permit review. Building Height: The maximum wall plate height is 24 feet with 2 stories. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one-and-a- half (1.5) horizontal feet from each façade for each one (1) vertical foot above the maximum wall plate height. The walls of the gymnasium, which would rise to approximately 35 feet and would continue to a maximum top-of-roof height of approximately 40 feet, which exceeds the maximum height permitted in the R-6 zone. A building height variance would be required to exceed the maximum building height of the R-6 zone. A variance application would be processed concurrent with Site Plan Review and Conditional Use Permit. 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 162 square feet recycling and refuse deposit area would be required for a 27,000 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. Project that are abutting less intensive uses, such as a nonresidential development in a residential zone, would require a fifteen-foot (15') wide partially sight-obscuring landscaped visual barrier, or ten-foot (10') wide fully sight-obscuring landscaped visual barrier, along common property lines. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. A conceptual landscape plan and landscape Family First Community Center Page 4 of 7 July 26, 2018 K:\Preapps\2018\PRE18-000482_Family_First_Community_Center\02.Review Comments analysis meeting the requirements in RMC 4-8-120D.12, shall be submitted at the time of application for land use application. In addition, a fifteen foot (15’) perimeter landscape strip is required on the outside of the storm drainage facility fence. Planting shall be consistent with the Surface Water Design Manual and trees are prohibited on any berm serving a drainage-related function. Trees and shrubs are also prohibited within the fenced area and within ten feet (10’) of any manmade drainage structure (e.g., catch basins, ditched, pipes, vaults, etc.). Please refer to landscape regulations (RMC 4-4- 070) for further general and specific landscape requirements. A conceptual landscape plan must be provided with the formal land use application as prepared by a registered Landscape Architect, a certified nurseryman or other certified professional. Tree Preservation: If significant trees (greater than 6-inch caliper or 8-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 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, 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 caliper inches (12”) 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 following 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: The provisions and conditions of RMC 4-4-040, Fences, Hedges, and Retaining Walls, regulating height and design of fences, retaining walls, or barriers to surround and enclose public safety installations, transportation facilities, waterways, storm drainage facilities, school grounds, public playgrounds, private or public swimming pools, and similar installations and improvements are not applicable if required by law. No fences or retaining walls were shown on the submitted materials. Parking: The applicant is proposing 115 new surface parking stalls for the 27,000 square foot building. The applicant would be required, at the time of land use application, to provide a parking Family First Community Center Page 5 of 7 July 26, 2018 K:\Preapps\2018\PRE18-000482_Family_First_Community_Center\02.Review Comments analysis of the subject site with calculations based on the requirements noted above. The analysis would include dimensions of stalls and drive aisles. The use that most closely resembles the Family First Community Center is ‘other recreational’ in the parking table. Other recreational requires a minimum and maximum of 1 stall per occupant based upon 50% of the maximum occupant load as established by the adopted Building and Fire Codes of the City of Renton. 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 4-9-250D.2. 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 Regulations.” Parking requirements for community centers are not specifically identified within the parking code. A parking count analysis shall be submitted at the time of conditional use permit review. The analysis would include dimensions of stalls and drive aisles. Compliance with the parking regulations would be verified at land use review. 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 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. 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 based on the total number of parking stalls: 15-50 stalls, 15 sf/parking space; 51-99 stalls, 25 sf/parking space; or 100 or more 35 sf/parking space. 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. 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 fifty feet (50') of at least one main building entrance, as measured along the most direct pedestrian access route. Please review RMC 4-4-080F.11.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. Family First Community Center Page 6 of 7 July 26, 2018 K:\Preapps\2018\PRE18-000482_Family_First_Community_Center\02.Review Comments 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 twenty five feet (25') above the ground to minimize the impact onto adjacent and abutting properties. See RMC 4-4-075 for additional standards. Access: Driveway widths are limited by the driveway standards, in RMC 4-4080I. Access would be subject to sight visibility requirements and minimum spacing from the established intersections. 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. Environmental Review: The proposal will exceed several thresholds and as a result the project would require Environmental ‘SEPA’ Review. 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 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. 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 fees would be as follows: $3,000 Hearing Examiner Conditional Use Permit, $2,500 Site Plan Review, $1,300 Variance, 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/cms/ one.aspx?portalId=7922741&pageId=9666400. Family First Community Center Page 7 of 7 July 26, 2018 K:\Preapps\2018\PRE18-000482_Family_First_Community_Center\02.Review Comments Public Information Sign: Public Information Signs are required for all Type III Land Use Permits (Hearing Examiner Conditional Use 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 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. 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 at the time of building permit application; and A Fire Impact fee of $2.36 per square foot for leisure facilities. 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 date. PROJECT NAME:FAMILY FIRST COMMUNITY CENTERPROJECT ADDRESS:16022 116TH AVE. SEPAECEL NUMBER:282305-9034PROJECT JURISDICTION: CITY OF RENTONLAND USE ZONING: R-6GROSS SITE AREA 648,172 SF (14.88 ACRES)GROSS NEW BUILDING AREA26,830 SFOCCUPANCY GROUP (PER IBC 2015):A-3, B, & ETYPE OF CONSTRUCTION (PER IBC 2015)TYPE V-A OR V-BTHE FAMILY FIRST COMMUNITY CENTER IS SPONSORED BY THE CITY OF RENTON AND SUPPORTED BY THE RENTON SCHOOL DISTRICT, HEALTHPOINT CHC ANDA PRIVATE SPONSOR. THE APPLICANT IS THE CITY OF RENTON.THE PROPOSED FACILITY WILL BE CONSTRUCTED ON THE EXISTING VACANTSOUTHERN PORTION OF RSD'S CASCADE ELEMENTARY SCHOOL, LOCATED AT 16022 116THAVE SE, IN THE CITY OF RENTON AND SHOWN BY KING CO AS PARCEL #282305-9034.THE APPLICANT PROPOSES TO DEVELOP A ONE-STORY BUILDING WITH SURFACE PARKING LOCATED SOUTH OF THE EXISTING CASCADE ELEMENTARY SCHOOL. THE PROPOSED DEVELOPMENT WILL BE A NEIGHBORHOOD COMMUNITY CENTERTHAT INCLUDES APPROXIMATELY 27,000 GROSS SQUARE FEET PLUS APPROXIMATELY 115 SURFACE PARKING STALLS. THE COMMUNITY CENTER WILL OFFER A VARIETY OF SERVICES INCLUDING: " RECREATIONAL GYMNASIUM WITH COURTS AND WALKING TRACK, STATIONARY EXERCISE ROOM, DANCE/ZUMBA/YOGA STUDIO, AND FITNESS PROGRAMS;" AFTER-SCHOOL PROGRAMS AND ACTIVITIES, DROP-IN CHILDCARE AND TEENROOM; " MAKER-SPACE STUDIOS FOR STUDENTS FOR THE STUDY OF MATERIALS AND CRAFTING OF STEM MODELS;" HEALTH CARE OFFICES, CLINICAL AND COUNSELING SERVICES AND MOBILEDENTAL AND OTHER HEALTH CARE SERVICES;" SHARED MEETING ROOMS AND COMMUNITY GATHERING SPACES,DEMONSTRATION KITCHEN, AND COMMUNITY GARDEN.THE PROPOSED BUILDING WILL BE DESIGNED USING SUSTAINABLE AND BIOPHILIC DESIGN PRINCIPLES WITH THE GOAL OF LEED CERTIFICATION. PROMINENTDESIGN FEATURES INCLUDE LARGE SECTIONS OF GREEN ROOF AREAS, SOLAR PANELS, EXPOSED HEAVY-TIMBER WOOD FRAMING, HIGH EFFICIENCY CONSTRUCTION AND MECHANICAL SYSTEMS, AND MAXIMIZATION OF NATURAL LIGHT.THE CONSTRUCTION SYSTEMS WILL BE TYPE V-A OR V-B AND INCLUDE CONCRETE, WOOD AND STEEL. BUILDING MATERIALS WILL INCLUDE GLULAMAND STEEL BEAMS AND COLUMNS, MASONRY, METAL AND CEMENTITIOUS PANELS FOR EXTERIOR WALLS, ALUMINUM WINDOWS SYSTEMS, AND METAL ROOF PANELS.PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:COPYRIGHT 2017BAYLIS ARCHITECTS INCORPORATEDALL RIGHTS RESERVEDCTHIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATEDHEREIN, IS THE PROPERTY OF BAYLIS ARCHITECTS INC., AND MAYNOT BE REUSED, IN WHOLE OR IN PART, WITHOUT THE WRITTENCONSENT OF BAYLIS ARCHITECTS INCORPORATED.REVISIONS:7/5/2018 10:26:55 AMPA 1.0COVER SHEET16-0996AuthorCheckerFAMILY FIRST COMMUNITYCENTERRENTON, WAPRE-APPLICATION07/05/2018SET1005004002001"=200'-0"NEIGHBORHOOD DETAIL MAPPROJECT NARRATIVEVICINITY MAPN.T.S.PROJECT BUILDINGPROJECT SITEPROJECT DATA SHEETS INDEXPA 1.0PA 1.0PA 1.0PA 1.0COVER SHEETPA 2.0SITE PLANPA 3.0 FLOOR PLANPA 4.0CONCEPTUAL BUILDING ELEVATIONSPA 5.0BUILDING SECTIONSPA 6.03D VIEWS1TOPOGRAPHIC & BOUNDARY SURVEY2TOPOGRAPHIC & BOUNDARY SURVEY3TOPOGRAPHIC & BOUNDARY SURVEYPROJECT SITENO. DESCRIPTION DATE S.E.162nd ST.1 1 6 t h A V E . S .E . 1 1 6 t h A V E . S .E .S.E.162nd ST.XXXXXXXXxxx x x xx P O R T A B L EFUTURE P O R T A B L EFUTURE F U T U R E P O R T A B L E P O R T A B L EMUSIC MBTRC0.2'N0.5'N0.3'S0.2'N0.6'N1.2'N0.9'N1.1'N1.1'N1.2'N1.2'N1.1'N1.0'N2.4'S1.0'N2.0'S1.3'N0.9'N0.9'N0.9'N0.9'N1.0'N1.1'N0.5'N0.3'N10.0'10.0'10.0'10.0'COCOCOCOCOCOCOCOCOROOFEL=482.2'ROOFEL=482.1'ROOFEL=482.1'FFEL=459.7'FFEL=459.7'FFEL=459.7'FFEL=459.7'FFEL=459.7'89°FAMILY FIRST COMMUNITY CENTERNEW PARKINGEXISTING PARKINGNEW PARKINGNEW PARKINGSTALLSDROP-OFFZONEENTRY PLAZAEXISTING CASCADEELEMENTARY SCHOOLNEW PARKINGEXISTING EASEMENTCONNECTION TO EXISTING FIRE LANEGATE FOR FIRE DEPARTMENT ACCESSCHILD'S PLAYAREAMOVING DENTAL BUSFIRE LANEEXISTING DETENTION PONDTO BE ADDRESSED DURINGPROJECT DESIGNEXISTING DRIVEWAYEXISTING DRIVEWAY1 0 '-0 "25'-0"25'-0"1 5 '-0 "SIDEYARD SETBACKSIDEYARD SETBACKR E A R Y A R D S E T B A C K F R O N T Y A R D S E T B A C K PROPERTY LINE,TYPICALPROPERTY LINEPROJECT NUMBER:DRAWN BY:PROJECT MANAGER:COPYRIGHT 2017BAYLIS ARCHITECTS INCORPORATEDALL RIGHTS RESERVEDCTHIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATEDHEREIN, IS THE PROPERTY OF BAYLIS ARCHITECTS INC., AND MAYNOT BE REUSED, IN WHOLE OR IN PART, WITHOUT THE WRITTENCONSENT OF BAYLIS ARCHITECTS INCORPORATED.REVISIONS:7/5/2018 10:26:57 AMPA 2.0SITE PLAN16-0996AuthorCheckerFAMILY FIRST COMMUNITYCENTERRENTON, WAPRE-APPLICATION07/05/2018SET2010080401601"=40'-0"NO. DESCRIPTION DATE 1" = 40'-0"1SITE PLAN PARCEL #: 282305-9034PROPOSEDBUILDING SF:27,000 SF +/-CONST TYPE:V A OR V BUSES:A-3, B, & EEXISTING TREES, TYP PA4.01PA4.031122334455667788AABBCCEEFFGGHHIIJJKKDDLL991111121213138' - 6"15' - 0"4' - 0"26' - 6"12' - 0"33' - 0"15' - 6"5' - 6"4' - 0"16' - 8"7' - 2"20' - 4"22' - 0"3' - 0"21' - 7"13' - 3"27' - 8"13' - 6"36' - 5"82' - 4"7' - 0"120' - 0"20' - 8"17' - 10"247' - 1"382 SFCHECK-IN551 SFMAIN LOBBY510 SFMEETING-CLASSROOM72 SFSTORAGE70 SFFIRE RM82 SFELEC RM67 SFJAN54 SFFAMILY TOILET353 SFALL STAFF BREAKROOM40 SFLAUNDRY338 SFTEEN ROOM277 SFYOUTH ROOM230 SFBABY-TODDLERROOM1537 SFFITNESS ROOM49 SFTOILET-M51 SFTOILET-W5' - 6"332 SFSTAFF CORALS130 SFSPONSOR ADMIN272 SFSPONSOR1215 SFMAKER SPACE 1 & 2151 SFKITCHEN - DEMO284 SFMTNG RM271 SFMEETING ROOM657 SFDANCE STUDIO -CONFERENCE1829 SFGALLERY134 SFVESTIBULE175 SFTOILET - W174 SFTOILET - M108 SFLOCKERS - M109 SFLOCKERS - W79 SFSTORAGE79 SFSTORAGE9686 SFGYMNASIUM221 SFWAITING ROOM240 SFGROUP ED ROOM353 SFMEDICAL POD913 SFHP CORRIDOR38 SFSTOR/JAN134 SFCHECK-IN95 SFWORK RMPA4.04PA4.022PA 5.01PA 5.03PA 5.0A7011PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:COPYRIGHT 2017BAYLIS ARCHITECTS INCORPORATEDALL RIGHTS RESERVEDCTHIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATEDHEREIN, IS THE PROPERTY OF BAYLIS ARCHITECTS INC., AND MAYNOT BE REUSED, IN WHOLE OR IN PART, WITHOUT THE WRITTENCONSENT OF BAYLIS ARCHITECTS INCORPORATED.REVISIONS:7/5/2018 10:27:01 AMPA 3.0FLOOR PLAN16-0996AuthorCheckerFAMILY FIRST COMMUNITYCENTERRENTON, WAPRE-APPLICATION07/05/2018SET21084161/8"=1'-0" 1/8" = 1'-0"1FLOOR PLAN - Pre AppNO. DESCRIPTION DATE FLOOR PLAN 459' - 0" 123456789111213 MAX WALL HT 479' - 0" 2 PA 5.0 3 PA 5.0 AVG GRADE PLANE 455' - 0" PROP WALL HEIGHT 495' - 0" FLOOR PLAN 459' - 0" ABCEFGHIJKDL MAX WALL HT 479' - 0" 1 PA 5.0 AVG GRADE PLANE 455' - 0" PROP WALL HEIGHT 495' - 0" FLOOR PLAN 459' - 0" 1 2 3 4 5 6 7 8 9 11 1213 MAX WALL HT 479' - 0" 2 PA 5.0 3 PA 5.0 AVG GRADE PLANE 455' - 0"MAX WALL HEIGHT PER RMC24'-0"PROP WALL HEIGHT 495' - 0"PROPOSED MAXIMUM WALL HEIGHT40'-0"FLOOR PLAN 459' - 0" A B C E F G H I J KD L MAX WALL HT 479' - 0" 1 PA 5.0 AVG GRADE PLANE 455' - 0" PROP WALL HEIGHT 495' - 0" PROJECT NUMBER: DRAWN BY: PROJECT MANAGER: COPYRIGHT 2017 BAYLIS ARCHITECTS INCORPORATED ALL RIGHTS RESERVED C THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, IS THE PROPERTY OF BAYLIS ARCHITECTS INC., AND MAY NOT BE REUSED, IN WHOLE OR IN PART, WITHOUT THE WRITTEN CONSENT OF BAYLIS ARCHITECTS INCORPORATED. REVISIONS:7/5/2018 11:46:37 AMPA 4.0 CONCEPTUAL BUILDING ELEVATIONS 16-0996 Author CheckerFAMILY FIRST COMMUNITYCENTERRENTON, WAPRE-APPLICATION07/05/2018SET 1/8" = 1'-0"1 NORTH ELEVATION VIEW 1/8" = 1'-0"2 EAST ELEVATION VIEW 1/8" = 1'-0"3 SOUTH ELEVATION VIEW 1/8" = 1'-0"4 WEST ELEVATION VIEW NO. DESCRIPTION DATE 21 0 84 161/8"=1'-0" FLOOR PLAN 459' - 0" BCEFGHIJKDL MAX WALL HT 479' - 0" TEEN ROOMYOUTH ROOMBABY-TODDLER ROOM ADMINGALLERYWAITING ROOM HP CORRIDOR TOILETMED LABSTAFF WC MED STORHP CORRIDOR MEDICAL POD 1 PA 5.0 AVG GRADE PLANE 455' - 0" PROP WALL HEIGHT 495' - 0"MAX WALL HEIGHT PER RMC24'-0"PROPOSED MAXIMUM WALL HEIGHT40'-0"FLOOR PLAN 459' - 0" 1 2 3 4 5 6 7 8 9 11 1213 MAX WALL HT 479' - 0" 2 PA 5.0 GALLERYMAIN LOBBY VESTIBULE GYMNASIUM 3 PA 5.0 AVG GRADE PLANE 455' - 0" PROP WALL HEIGHT 495' - 0" FLOOR PLAN 459' - 0" A B C E F G H ID MAX WALL HT 479' - 0" 1 PA 5.0 GYMNASIUM AVG GRADE PLANE 455' - 0" PROP WALL HEIGHT 495' - 0" PROJECT NUMBER: DRAWN BY: PROJECT MANAGER: COPYRIGHT 2017 BAYLIS ARCHITECTS INCORPORATED ALL RIGHTS RESERVED C THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATED HEREIN, IS THE PROPERTY OF BAYLIS ARCHITECTS INC., AND MAY NOT BE REUSED, IN WHOLE OR IN PART, WITHOUT THE WRITTEN CONSENT OF BAYLIS ARCHITECTS INCORPORATED. REVISIONS:7/5/2018 11:46:40 AMPA 5.0 BUILDING SECTIONS 16-0996 Author CheckerFAMILY FIRST COMMUNITYCENTERRENTON, WAPRE-APPLICATION07/05/2018SETNO. DESCRIPTION DATE 1/8" = 1'-0"2 SECTION THRU CHILDCARE/ CLINIC 1/8" = 1'-0"1 SECTION THRU GALLERY/ GYM 3/32" = 1'-0"3 SECTION THRU THE GYM PROJECT NUMBER:DRAWN BY:PROJECT MANAGER:COPYRIGHT 2017BAYLIS ARCHITECTS INCORPORATEDALL RIGHTS RESERVEDCTHIS DOCUMENT, AND THE IDEAS AND DESIGNS INCORPORATEDHEREIN, IS THE PROPERTY OF BAYLIS ARCHITECTS INC., AND MAYNOT BE REUSED, IN WHOLE OR IN PART, WITHOUT THE WRITTENCONSENT OF BAYLIS ARCHITECTS INCORPORATED.REVISIONS:7/5/2018 10:27:15 AMPA 6.03D VIEWS16-0996AuthorCheckerFAMILY FIRST COMMUNITYCENTERRENTON, WAPRE-APPLICATION07/05/2018SETNO. DESCRIPTION DATENW VIEW SW VIEW TOPOGRAPHIC & BOUNDARY SURVEY TOPOGRAPHIC & BOUNDARY SURVEYBASIS OF BEARINGSLEGAL DESCRIPTIONVERTICAL DATUMSURVEYOR'S NOTESVICINITY MAPN.T.S.REFERENCESFAMILY FIRST COMMUNITY CENTERN.T.S.CONTROL MAPSCHEDULE B ITEMS 4,514 376 City of Renton Print map Template This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. COR Maps 7/16/2018 Legend 2560128 THIS MAP IS NOT TO BE USED FOR NAVIGATION Feet Notes 256 WGS_1984_Web_Mercator_Auxiliary_Sphere Information Technology - GIS RentonMapSupport@Rentonwa.gov City and County Boundary Addresses Parcels Zoning RC-Resource Conservation R1-Residential 1 du/ac R4-Residential 4 du/ac R6-Residential - 6 DU/AC R8-Residential 8 du/ac R10-Residential 10 du/ac R14-Residential 14 du/ac RMF-Residential Multi-Family RMH-Residential Manufactured Homes CN-Commercial Neighborhood CV-Center Village CA-Commercial Arterial UC-Urban Center CD-Center Downtown COR-Commercial Office/Residential CO-Commercial Office IL-Industrial - Light IM-Industrial - Medium IH-Industrial - Heavy Overlay Districts Auto Mall A Auto Mall B