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.
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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
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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
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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.
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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
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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
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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
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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.
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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
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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
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Overlay Districts
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