HomeMy WebLinkAboutPRE22-000373 (BA-Renton Technical College Day Care Center) Meeting SummaryPREAPPLICATION MEETING FOR
BA-Renton Technical College Day Care Center
3000 NE 4th St (Building N) Renton, WA 98056
PRE22-000373
CITY OF RENTON
Department of Community & Economic Development
Planning Division
November 17, 2022
Contact Information:
Planner: Clark H. Close, 425.430.7289, cclose@rentonwa.gov
Public Works Plan Reviewer: Scott Warlick, 425.430.7216, swarlick@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@rentonrfa.org
Building Department Reviewer: Rob Shuey, 425.430.7235, rshuey@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 or email
and schedule an appointment with the assigned planner to have the documents pre-
screened.
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,
Community & Economic Development Administrator, Public Works Administrator, and
City Council).
M E M O R A N D U M
DATE:November 17, 2022
TO:Clark Close, Principal Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:RTC Daycare Change of Use
1. There is no change in required fire flow for the proposed use. Existing fire hydrants are
adequate.
2. Approved fire sprinkler and fire alarm systems are required throughout the building.
Separate plans and permits required by the fire department. Existing systems shall be modified
to meet current code requirements. Separate plans and permits are required if changes are
necessary.
3. Fire impact fees for change of use do not apply as it is treated as the same use as far as
impact fees are concerned.
4. Fire department apparatus access roadways are adequate from the existing private
streets.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:November 17, 2022
TO:Clark Close, Principal Planner
FROM:Scott Warlick, Engineering Specialist III
SUBJECT:RTC – Daycare Center
3000 NE 4th St Unit: BLDG N
PRE22-000373
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)
7227800450. The following comments are based on the pre-application submittal made to the City of
Renton by the applicant.
Water
1. The proposed project is within the City of Renton’s water service area in the Highlands 565
pressure zone.
2. The static water pressure is 95 psi at ground elevation of 350-feet.
3. There is an existing 8-inch looped water main on-site in front of the building (Record Dwg: W-
325704) that can deliver a maximum flow capacity of 2100 gallons per minute.
4. There is an existing domestic water meter (Facility ID No. MTR-008657) serving the existing
building on the property.
5. There are two Fire Hydrant (Hydrant ID No. HYD-NE-01203 and Hydrant ID No. HYD-NE-01202)
within 300-feet of the existing building.
Sanitary Sewer
1. There is currently a 12-inch gravity wastewater main located in NE 7
th St (Project file:
WWP2702352).
2. There appears to be a sanitary sewer stub to the existing building.
Surface Water
1. There is a 12-inch private stormwater system located on-site (Record Dwg: R-325712).
2. No changes to the storm system are proposed.
Transportation
1. Frontage improvements are not required if the following criteria are met: 1. The New
construction or addition with valuation less than $150,000. 2. Interior remodels of any value not
involving a building addition.
2. 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.
3. The applicant should generate a traffic impact fee by performing a Trip Cost Analysis as defined
and permitted by RMC 4-1-190.H. The impact fee should account for the proposed use and a
credit for the existing tenant space. If the calculated fee results in a negative number, the fee
will be waived and no refund will be given. The City will evaluate the analysis and proposed fee
at the time of building permit review. The calculated transportation impact fee is due at the
time of building permit issuance.
General Comments
1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone,
and cable services, etc.) along property frontage or within the site must be underground. The
construction of these franchise utilities must be inspected and approved by a City of Renton
inspector.
2. Maximum exposed retaining wall height is 6-feet and shall be setback a minimum of 3-feet from
the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
3. Adequate separation between utilities as well as other features shall be provided in accordance
with code requirements.
a. 7-feet minimum horizontal and 1-feet vertical separation between storm and other
utilities is required with the exception of water lines which require 10-feet horizontal and
1.5-feet vertical.
b. The stormwater line should be minimum 5-feet away from any other structure or wall or
building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the
building.
4. All construction utility permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for
the most up-to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473.
5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate
sheets.
6. Fees quoted in this document reflect the fees applicable in the year 2022 only and will be assessed
based on the fee that is current at the time of the permit application or issuance, as applicable to
the permit type. Please visit www.rentonwa.gov for the current development fee schedule.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2022\PRE22-000373
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:November 17, 2022
TO:Pre-Application File No. PRE22-000373
FROM:Clark H. Close Principal Planner
SUBJECT:BA-Renton Technical College Day Care Center
3000 NE 4th St (Building N) Renton, WA 98056
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and permitting
issues are based on the pre-application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official decision-
makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public
Works Administrator, Planning Director, Development Services Director, Development
Engineering Director, and City Council). Review comments may also need to be revised based on
site planning and other design changes required by City staff or made by the applicant. The
applicant is encouraged to review all applicable sections of the Renton Municipal Code. The
Development Regulations are available online at https://www.codepublishing.com/WA/Renton.
Project Proposal: The applicant is proposing interior tenant improvements at the first floor of the
Maintenance/Classroom Building (Building N) on the Renton Technical College Campus, into a
three-classroom day care center. Renton Technical College is located at 3000 NE 4th St and
Building N is the closest building to the intersection of Kirkland Ave NE and NE 7th St (APN
7227800450). The subject parcel is 2.25 acres and is located within the Commercial Arterial (CA)
zoning classification. The existing building is a two-story 11,088 square foot building built in 2006.
The first floor of the building is currently used as college classrooms. The lower level is used as
storage and administrative office space. The applicant is proposing a change of use within the first
floor from a higher education institution (college) to a day care center. No changes are proposed
to the lower level. Interior tenant improvements would include the following: a) replacement of
existing restroom fixtures with child height fixtures; b) new adult restroom; c) new flooring and
paint throughout; and d) upgrades to mechanical, electrical and plumbing as required. No new
parking is proposed, as the applicant is proposing to use 15 existing parking spaces to
accommodate the change in use. Access is proposed via NE 7th St or Monroe Ave NE. According
to City of Renton (COR) Maps, the subject parcel contains regulated slopes and moderate
landslide hazards.
Current Use: The subject property is part of Renton Technical College Campus and Building N is a
Maintenance/Classroom Building.
BA-Renton Technical College Day Care Center
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Zoning /Land Use Designation, and Overlays: The subject property is located within the
Commercial Arterial (CA) zoning classification and Commercial Mixed Use (CMU) land use
designation. Day care centers are permitted in the CA zone.
Development Standards: The project would be subject to RMC 4-2-120A, “Development
Standards for Commercial Zoning Designations” effective at the time of complete application
(noted as “CA standards” herein).
The property is also located within Urban Design District ‘D’, and therefore subject to
additional design elements. Proposals should have unique, identifiable design treatment in
terms of landscaping, building design, signage, and street furniture.
Setbacks – Setbacks are the minimum required distance between the building footprint and
the property line and any private access easement or tract.
Minimum Front Yard 15 ft.
Maximum Front Yard 20 ft.
Minimum Secondary Front Yard 15 ft.
Maximum Secondary Front Yard 20 ft.
Minimum Rear Yard None
Minimum Side Yard None
Clear Vision Area In no case shall a structure over 42 in. in height intrude
into the 20 ft. clear vision area defined in RMC 4-11-030.
It appears the building does not meet the maximum front and secondary front yard
setbacks.
Building Height and Impervious Surface Coverage – The maximum building height is 50 feet,
except 70 feet for vertically mixed use buildings (commercial and residential). Heights may
exceed the Zone’s maximum height with a Conditional Use Permit. The maximum lot coverage
for buildings is 65% of total lot area or 75% if parking is provided within the building or within
an on-site parking garage. No changes are proposed to the exterior of the building. Per the
project narrative, the exterior work would be limited to replacement of existing playground
equipment. The building height and coverage requirements would be verified at the time of
formal application.
Vehicular – A connection shall be provided for site-to-site vehicle access ways, where
topographically feasible, to allow a smooth flow of traffic across abutting CA lots without the
need to use a street. Access may comprise the aisle between rows of parking stalls, but is not
allowed between a building and a public street. No changes are proposed to the vehicle
access ways.
Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of
RMC 4-4-090, “Refuse and Recyclables Standards” please refer to these standards in their
entirety. There are general requirements for all uses for location, signage, screening, and
setbacks for collection areas and specific requirements. For example, outdoor refuse and
recyclables deposit areas and collection points shall not be located in any required setback or
landscape areas. Garbage dumpsters and recycling collection areas must be fenced or scr
BA-Renton Technical College Day Care Center
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eened. A six-foot (6') wall or fence shall enclose any outdoor refuse or recyclables deposit
area and shall have gate openings at least twelve feet (12') wide for haulers. In addition, the
gate opening for any roofed structure used primarily as a refuse or recyclables deposit
area/collection point shall have a vertical clearance of at least eleven feet (11'), but no more
than fourteen feet (14'). In nonresidential developments, a minimum of three (3) 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 six (6) 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. See RMC 4-4-090 for additional information and standards. Compliance with
these standards (general and Urban Design) would be reviewed with the building permit.
The Urban Design Regulations contain additional standards for refuse and recycling areas.
Landscaping: Except for critical areas, all portions of the development area not covered by
structures, required parking, access, circulation or service areas, must be landscaped with
native, drought-resistant vegetative cover. The development standards require that all
pervious areas within the property boundaries be landscaped. The following are typical
landscaping requirements applicable to your proposal. Please refer to the landscaping
regulations (RMC 4-4-070) in their entirety for additional general and specific requirements:
Interior parking lot landscaping – Surface parking lots between 15 to 50 spaces requires 15
square feet of landscaping per parking space within the parking lot. Planters shall be sized to
dimensions of at least 8 feet by 12 feet to accommodate trees as they mature. Perimeter
parking lot landscaping at least 10 feet in width measured from the ROW is required. See RMC
4-4-070 for planting requirements.
Significant Tree Retention: When significant trees (greater than 6-inch caliper or 8-caliper
inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree
retention plan along with an arborist report, tree retention plan and tree retention worksheet
shall be provided with the formal land use application as defined in RMC 4-8-120. The tree
retention plan must show preservation of at least 30 percent (30%) of significant trees.
Interior remodels not involving any building addition, removal of trees, or alteration of
impervious areas are exempt from tree credit requirements. Please refer to RMC 4-4-130,
Tree Retention and Land Clearing Regulations for further general and specific tree retention
and land clearing requirements. Based on the submitted site plan, there appears to be no
significant tree removal proposed onsite.
Fences/Retaining Walls: If the applicant intends to install any fences as part of this project,
the location must be designated on the landscape plan. A wall taller than four feet (4’) or a
fence taller than seven feet (7’) would require a building permit. Any part of a yard that is
within a clear vision area has a limited fence, hedge, or retaining wall height of 42-inches. A
fence shall not be constructed on top of a retaining wall unless the total combined height of
the retaining wall and the fence does not exceed the allowed height of a standalone fence.
New or existing fencing would need to comply with the fence requirements of the code (RMC
4-4-040).
Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other
masonry product that complements the proposed building and site development. There shall
be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public
BA-Renton Technical College Day Care Center
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rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional
information about fences, hedges, and retaining walls.
Screening: Screening must be provided for all surface-mounted and roof top utility and
mechanical equipment. The site plan application must include elevations and details for the
proposed methods of screening. See RMC 4-4-095, Screening and Storage Height/Location
Limitations for specific requirements.
Parking: The following parking ratios would be applicable to the site:
Use Ratio Required
Spaces
Day Care Center A minimum and maximum of 1 for each employee
and 2 drop-off/pick-up spaces within 100 feet of the
main entrance for every 25 clients of the program.
13
The applicant is proposing a 15 parking spaces for 3 classrooms (60 students with 10 max
staff). 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.
The applicant will be required at the time of formal land use application to provide detailed
parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site
and the overall development. Standard 90-degree space requirements are 9 feet x 20 feet
with 24-foot wide drive aisle. Compact spaces (limited to 30% of total spaces) are 8.5 feet x
16 feet. Compliance with this requirement would be verified during the building permit.
General Parking Location:
On a Pedestrian-Oriented Street – Parking shall be at the side and/or rear of a building and
may not occur between the building and the street. Parking shall be located so that it is
screened from surrounding streets by buildings, landscaping, and/or gateway features as
dictated by location. No new parking is proposed. The applicant is proposing to reuse the
existing parking spaces at Renton Technical College Campus.
Bicycle Parking – Bicycle parking shall be provided for all uses equal to ten percent (10%) of
the number of required off-street vehicle parking spaces except attached dwellings. Bicycle
parking shall be provided for secure extended use and shall protect the entire bicycle and its
components and accessories from theft and weather. Acceptable examples include bike
lockers, bike check-in systems, in-building parking, and limited access fenced areas with
weather protection. Please review RMC 4-4-080.F.10 and RMC 4-4-080.F.11 for further
general parking and specific bicycle parking requirements. Bicycle parking must be shown
on the building permit.
Access/Driveways: Driveway widths are limited by the driveway standards, in RMC 4-4-080I.
The site plan shows no changes to the existing driveways on NE 7th St and Monroe Ave NE.
Vehicular Connection – A connection would be provided for site-to-site vehicle access ways
to allow a smooth flow of traffic across the campus lots without the need to use a street.
Compliance with vehicular connections would be further analyzed at the building permit.
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Pedestrian – A pedestrian connection shall be provided from all public entrances to the street,
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 building permit.
Critical Areas: A moderate seismic hazard area is mapped within the lot. Due to the presence
of geological hazards, a geotechnical study may be required at the time of building permit
application.
Environmental Review: Environmental (SEPA) Review is required for changes of use in
buildings larger than 4,000 square feet in area. Therefore, an environmental checklist is a
submittal requirement. An environmental determination would be made by the Renton
Environmental Review Committee.
Permit Requirements: Environmental Review applications are reviewed in an estimated time
frame of 6-8 weeks once a complete application is accepted. The 2023 application fee for
Environmental (SEPA) Review is $1,800. Any modification requests to code standards are
$290.00 per modification. There is an additional 5% technology fee at the time of land use
application. All fees are subject to change prior to submittal.
Detailed information regarding the Environmental (SEPA) Review Submittal Requirements can
be found here or other applicable applications and handouts can be found on the City’s Digital
Records Library. The City requires electronic plan submittal for all applications. Please refer
to the City’s Electronic File Standards. A Final Short Plat application, and its associated fee,
would be required following construction of the plat infrastructure.
In addition to the required land use permits, separate construction and building permits
would be required.
Impact Fees: In addition to the applicable building and construction fees, impact fees would
be required. Fees change periodically and the fees in effect at the time of building permit
issuance would apply. For informational purposes, the 2023 impact fees are as follows:
Fire impact fee for the proposed change of use would not apply as day care center and
education are classified under the same use; and
A transportation impact fee of $54.94 per square foot.
A handout listing all of the City’s Development related fees is available for your review online.
Next Steps: When the formal application materials are complete, the applicant shall have the
application materials pre-screened prior to submitting the complete application package.
Please contact Clark H. Close Principal Planner at 425-430-7289 or cclose@rentonwa.gov to
submit prescreen materials and subsequent land use application.
1
Clark Close
From:Robert Shuey
Sent:Tuesday, November 8, 2022 2:03 PM
To:Clark Close
Subject:PRE22-000373 • Building Review - Pre App/Pre Sub • Pre-Application Meeting Submittal
v1
Clark, the following are answers to the questions that pertain to the building department.
Record drawings show a B and S-1 Occupancy Classification. Parcel viewer maps indicate an E-Occupancy. Please
confirm building Occupancy. The record drawings are correct.
Existing ventilation system includes dedicated outside and exhaust air for each classroom being delivered through
individual Fan coil units. If a Change of Use is triggered, would the existing system meet the intent of DOAS
requirement? CO2 control could be added to each fan coil unit to meet demand control ventilation requirements of
energy code. It’s unknown whether the current system would meet DOAS requirements. I expect that documentation
from a licensed mechanical engineer would be provided verifying that whatever is proposed meets DOAS requirements.
Have a great day,
Rob Shuey, Building Official, CBO
Development Services Director
City of Renton | CED | Building Division
1055 S Grady Way | 6th Floor | Renton, WA 98057
Virtual Permit Center | Online Applications and Inspections
D: (425) 430-7290 | M: (206) 550-8523 | rshuey@rentonwa.gov
24'-0"
18'-6"22'-0"PROPOSED
PROJECT
LOCATION25'-0"PROJECT ADDRESS:3000 N.E. 4TH STREET
RENTON, WA 98056
OWNER: RENTON TECHNICAL COLLEGE
ARCHITECT OF RECORD:BASSETTI ARCHITECTS
71 COLUMBIA ST., #501
SEATTLE, WA 98104
CONTACT: SUSAN CONWAY, 206-340-9500
TAX PARCEL NO:722780-0450
JURISDICTION:CITY OF RENTON
FIRE DISTRICT:CITY OF RENTON
CODES:IBC 2018 WITH WA STATE AMENDMENTS
RENTON MUNICIPAL CODE (RMC)
PROPOSED USE:DAY CARE CENTER
INTERIOR RENOVATION WORK ONLY, EXTERIOR WORK
LIMITED TO REPLACEMENT OF EXISTING PLAYGROUND
EQUIPMENT.
ZONING:CA
DAY CARE IN CA IS A PERMITTED USE
71 Columbia Street, Suite 500
Seattle, Washington 98104
T (206) 340 9500
ISSUE DATE:
JOB NO:
Jurisdiction Stamp Area
#DATE
ONE INCH
AT FULL SIZE
www.bassettiarch.com
10/31/2022 2:54:26 PMARCHITECTURAL
SITE PLAN
2018
BEZOS ACADEMY -
RENTON TECHNICAL
COLLEGE
Owner
10/31/22
G1.00PRE APPLICATIONMECHANICAL ENGINEER
FSi
1001 Alaskan Way, Suite 200
Seattle WA 98104
T (206) 385 6124
ELECTRICAL ENGINEER
Hargis
1201 Third Avenue, Suite 600
Seattle WA 98101
T (206) 436 0457
FOOD SERVICE
JLR Design Group
557 Roy St. Suite 175-A
Seattle, WA 98109
T (206) 625 0070
REVISIONS
1" = 20'-0"1 SITE PLAN 0'20'10'5'
PROJECT DATA
VICINITY MAP
BA
0'10'5'NEXISTING PLAN
BEZOS ACADEMY - RENTON TECHNICAL COLLEGE
09/12/22
CLASSROOM
1089 SF
CLASSROOM
852 SF
CLASSROOM
852 SF
CLASSROOM
1089 SF
JAN.
97 SF
ELEC.
COMM.
70 SF
OFFICE
116 SF
OFFICE
116 SF
REMOVEEXISTING SINK
EXISTINGCARPETING TOREMAIN
NO WORK INEXISTINGLOBBY/RECEPTION
EXISTINGDRINKINGFOUNTAIN TOREMAIN
REMOVE ALL EXSITINGRESTROOM FIXTURES
10/31/22
REMOVE EXISTINGDOORREMOVE EXISTINGDOOR
REMOVE EXISTINGFLOORING
EXISTINGCARPETING TOREMAIN
BA-RENTON TECHNICAL COLLEGE
0'10'5'N3 CLASSROOM OPTION (MINIMUM SCOPE)
BEZOS ACADEMY - RENTON TECHNICAL COLLEGE
09/13/22
TOTAL AREA
5,913 sf
CLASSROOM 1
979 sf
CLASSROOM 2
784 sf
H.O.S. OFFICE
118 sf
STO.
115 sf
CLASSROOM 3
977 sf
ACAC
(E) ELEC.COMM.
CHILDREN'SRESTROOM
[20 CHILDREN]
[27 MAX PER CODE]
[20 CHILDREN]
[21 MAX PER CODE]
STO.
61 sf
STO.
57 sf
[20 CHILDREN]
[27 MAX PER CODE]
LEGEND:
= ACCESS CONTROL @ DOORS
= NEW WALL
= EXISTING WALL = NEW SCOPE
AC
CUST.
32 sf
CHILDREN'SRESTROOM
10/31/22
STAFF LOUNGE/KITCHEN
827 sf
ADULT RESTROOM
66 sf
TEXT
SHEET VINYLFLOORING
REPLACE ALLRESTROOM FIXTURESWITH NEW CHILD HEIGHTFIXTURES
REPLACE EXISTINGTOILET PARTITIONS WITHNEW CHILD HEIGHTPARTITIONS
CUBBIES,TYPICAL AT ALLCLASSROOMS
CABINET/COUNTER,TYPICAL AT ALLCLASSROOMS
KITCHENEQUIPMENT
PATCH/REPAIR ATREMOVED DOOR.MATCH EXISTINGPAINT
PATCH/REPAIR ATREMOVED DOOR.MATCH EXISTINGPAINT
BA-RENTON TECHNICAL COLLEGE