HomeMy WebLinkAboutD_Site_Plan_Review_Goddard_School_23517_v3_FINALDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
D_Site Plan Review_Goddard School_230510_v 2
A.ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: May 17, 2023
Project File Number: PR22-000335
Project Name: Goddard School
Land Use File Number: LUA22-000414, ECF, SA-A
Project Manager: Alex Morganroth, Senior Planner
Owner: Highland Shopping Center, PO Box 205, Bellevue, WA 98009
Applicant/Contact: Clover Schuler, Highland Shopping Center, 8383 158th Ave NE, Suite 280 Redmond, WA
98052
Project Location: 4110 NE 4th St (APN 1023059128)
Project Summary: The applicant is requesting administrative site plan review and environmental (SEPA)
review to convert a tenant space previously occupied by a fitness center into a pre-school
(classified as a Daycare Center). The tenant space is approximately 12,000 sq. ft. in size
and is located within an existing shopping center located at 4110 NE 4th St (APN
1023059128). The site is located near the northeast corner of the intersection of NE 4th St
and Union Ave NE. The tenant space is located in the northwest corner of the existing
building on the site (Highland Shopping Center). The Highland Shopping Center is a 41,233
sq. ft. multi-tenant, one-story commercial development with a pet store anchor tenant.
The project site totals 3.56 acres in area and is located within the Commercial Mixed Use
(CMU) land use designation, Commercial Arterial (CA) zoning classification, and Urban
Design District ‘D’ overlay. The proposed facility would accept approximately 170 full time
students ranging in age from six months to six years old. Approximately 26 staff would be
employed by the school. The applicant has proposed a 5,900 sq. ft. exterior playground to
be constructed in the existing grass area to the north of the building. The majority of the
proposed work is interior to the building, with minor façade updates such as new windows
and paint. Access to the site would remain via the existing multiple driveways off of NE 4th
St and Union Ave NE. COR Maps indicates a Moderate Landslide Hazard is located on the
property. The applicant has indicated a total project value of approximately $1.5 milli on.
No trees are proposed for removal.
Site Area: 154,958 sq. ft. (3.56 ac)
DocuSign Envelope ID: 138F22D2-1661-47EB-B0FB-2BB1ADF5DFD6
City of Renton Department of Community & Economic Development
Goddard School
Administrative Report & Decision
LUA22-000414, ECF, SA-A
Report of May 17, 2023 Page 2 of 24
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B.EXHIBITS:
Exhibits 1-8: As shown in the Environmental Review Committee (ERC) Report
Exhibit 9: Environmental Review Committee SEPA Determination, dated March 6, 2023
C.GENERAL INFORMATION:
1.Owner(s) of Record:Highland Shopping Center, PO Box 205, Bellevue, WA
98009
2.Zoning Classification:Commercial Arterial (CA)
Urban Design District D
3.Comprehensive Plan Land Use Designation:Commercial Mixed Use (CMU)
4.Existing Site Use:Commercial Retail
5.Critical Areas:Moderate landslide hazard
6.Neighborhood Characteristics:
a.North:Commercial Arterial (CA) zone; Multifamily
b.East:Commercial Arterial (CA) zone; Commercial Retail
c.South:Commercial Arterial (CA) zone; Commercial Retail
d.West:Residential-10 (R-10) zone; Multifamily
7.Site Area:154,958 sq. ft. (3.56 ac)
D.HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Jensen Annexation A-66-005 2290 11/23/1966
Site Plan Modification LUA12-080 N/A 11/6/2012
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
E.PUBLIC SERVICES:
1.Existing Utilities
a.Water: Water service is provided by City of Renton. The project is within the City of Renton’s water
service area in the Highlands service area in the 565-hydraulic zone. There is an existing 12-inch
City water main located on the site that can deliver a maximum total flow capacity of 5,000 gallons
per minute. There is an existing 12-inch City water main located in Union Ave NE that can deliver
a maximum total flow capacity of 5,000 gallons per minute. The static water pressure is
approximately 72 psi at ground elevation of 398 feet.
b.Sewer: Wastewater service is provided by the City of Renton. There is an existing 8-inch sewer main
on site.
DocuSign Envelope ID: 138F22D2-1661-47EB-B0FB-2BB1ADF5DFD6
City of Renton Department of Community & Economic Development
Goddard School
Administrative Report & Decision
LUA22-000414, ECF, SA-A
Report of May 17, 2023 Page 3 of 24
D_Site Plan Review_Goddard School_230510_v 2_DRAFT
c. Surface/Storm Water: There is a private stormwater conveyance system consisting of pipes and catch
basins in the parking lot that direct surface water to a private surface water tank system.
2. Streets: The proposed development fronts Union Ave NE along the west property line(s). Union Ave NE
is classified as a minor arterial with an existing right-of-way (ROW) width of approximately 70-feet.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-070: Zoning Use Table
c. Section 4-2-120B: Development Standards for Commercial Zoning Designations
2. Chapter 4 City-Wide Property Development Standards
3. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
4. Chapter 9 Permits - Specific
a. Section 4-9-200: Master Plan and Site Plan Review
5. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on December
15, 2022 and determined the application complete on the same day. The project was placed on hold
January 19, 2023 pending receipt of a traffic impact analysis, and taken off hold February 9, 2023. The
project complies with the 120-day review period.
2. The project site is located at 4110 NE 4th St (APN 1023059128).
3. The project site is currently developed with a 41,233 sq. ft. multi-tenant, one-story commercial
development and associated surface parking lot.
4. The applicant proposes to retain access to the site via multiple existing curb cuts off of Union Ave NE and
NE 4th St.
5. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use
designation.
6. The site is located within the Commercial Arterial (CA) zoning classification.
7. Nineteen significant trees are located on the site. The applicant has proposed the retention of all trees.
8. Approximatley 125 cubic yards of cut and 250 cubic yards of fill is proposed.
9. The applicant is proposing to begin construction immediatelly following land use and building permit
approval.
10. No public or agency comments were received.
DocuSign Envelope ID: 138F22D2-1661-47EB-B0FB-2BB1ADF5DFD6
City of Renton Department of Community & Economic Development
Goddard School
Administrative Report & Decision
LUA22-000414, ECF, SA-A
Report of May 17, 2023 Page 4 of 24
D_Site Plan Review_Goddard School_230510_v 2_DRAFT
11. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
March 6, 2023, the Environmental Review Committee issued a Determination of Non-Significance (DNS).
A 14-day appeal period commenced on March 6, 2023 ended March 20, 2023. No appeals of the threshold
determination were filed.
12. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
13. Comprehensive Plan Compliance: The site is designated Commercial & Mixed Use (CMU) on the City’s
Comprehensive Plan Map. The intention of this designation is to transform strip commercial development
into business districts through the intensification of uses and with cohesive site planning, landscaping,
signage, circulation, parking, and the provision of public amenity features. The proposal is compliant with
the following Comprehensive Plan Goals and Policies if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
✓ Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
✓ Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
✓
Policy HHS-17: Build on collaborative relationships, partner with local agencies and
school districts to increase affordability and availability of early-childhood education,
after-school youth engagement opportunities, and preparation for college/career.
14. Zoning Development Standard Compliance: The purpose of the Commercial Arterial Zone (CA) is to
evolve from “strip commercial” linear business districts to business areas characterized by enhanced site
planning and pedestrian orientation, incorporating efficient parking lot design, coordinated ac cess,
amenities and boulevard treatment with greater densities. The CA Zone provides for a wide variety of
retail sales, services, and other commercial activities along high-volume traffic corridors. Residential uses
may be integrated into the zone through mixed-use buildings. The zone includes the designated Automall
District. The proposal is compliant with the following development standards, as outlined in RMC 4 -2-
120.A, if all conditions of approval are met:
Compliance CA Zone Develop Standards and Analysis
✓
Use: Daycare Center
Staff Comment: The use “Daycare Center” is an outright permitted use in the zone.
N/A
Density: The minimum density required in the CA zone is 20.0 dwelling units per net
acre. The maximum density permitted is 60 dwelling units per net acre in the City
Center and Highlands Community Planning Areas and 30 dwelling units per net acre in
the East Plateau and Kennydale Community Planning Areas. Net density is calculated
after the deduction of sensitive areas, areas intended for public right-of-way, and
private access easements.
Staff Comment: Not applicable. No dwelling units are proposed.
DocuSign Envelope ID: 138F22D2-1661-47EB-B0FB-2BB1ADF5DFD6
City of Renton Department of Community & Economic Development
Goddard School
Administrative Report & Decision
LUA22-000414, ECF, SA-A
Report of May 17, 2023 Page 5 of 24
D_Site Plan Review_Goddard School_230510_v 2_DRAFT
N/A
Lot Dimensions: The minimum lot size required in the CO zone is 25,000 sq. ft. There
are no minimum lot width or depth requirements.
Staff Comment: Not applicable. No subdivision or change in lot size is proposed.
✓
Setbacks: The minimum front yard setback is 15 ft. A maximum front yard setback of
20 ft. is required. The minimum secondary front yard setback is 15 ft. The minimum
setback may be modified through the site plan review process if it can be demonstrated
to the Administrator’s satisfaction that the criteria as set forth in RMC 4-2-120C.16 can
be met: The maximum secondary front yard setback is 20 feet. The maxim um setback
may be modified through the site plan review process if the applicant can demonstrate
that the proposed development meets criteria set forth in RMC 4-2-120C.15: There are
no minimum side or rear yard setbacks, except 15 ft. if the lot abuts or is adjacent to a
lot zoned residential.
Staff Comment: The existing building has a front yard setback (west; Union Ave NE) of
approximately 130 feet, a rear yard setback (south) of approximately five (5’) feet, and
side yard setbacks of approximately five (5’) feet (north) and 178 feet (south). The
applicant has not proposed any changes to the footprint of the existing building. The
proposed portico is approximately 7-feet deep and would comply with the front yard
setback. Therefore, the building complies with the setback requirements for the CA
zone.
✓
Building Standards: The CA zone has a maximum building coverage 65% of total lot
area or 75% if parking is provided within the building or within an on-site parking
garage. The maximum building height permitted is 50 ft., except 70 ft. if the building is
mixed use. Heights may exceed the Zone’s maximum height with a Conditional Use
Permit.
Staff Comment: The existing total lot coverage for the site is approximately 41,396
square feet or 23.2 percent (23.2%). The proposed lot coverage is significantly less than
the 65 percent (65%) maximum and would not change as a result of work proposed.
The existing one-story building has a maximum building height of approximately 20.5
feet, which is less than the 50-foot maximum for the zone. No changes to height are
proposed as a result of project.
✓
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Minimum planting strip widths
between the curb and sidewalk are established according to the street development
standards of RMC 4-6-060. Street trees and, at a minimum, groundcover shall be
planted within planting strips pursuant to the following standards, provided there shall
be a minimum of one street tree planted per lot.
When a Commercial Zoned Lot or Use Is Abutting a Residential Zone, a fifteen-foot (15')
wide partially sight-obscuring landscaped visual barrier, or ten-foot (10') wide fully
sight-obscuring landscaped visual barrier, is required along the common property line.
A permanent built-in irrigation system with an automatic controller shall be installed,
used, and maintained in working order in all landscaped areas.
Staff Comment: Per RMC 4-4-070.B; Applicability, the requirements of the landscape
section are not applicable to the proposed project. Specifically , per RMC 4-4-070.B.f,
changes in the use of a property or remodel of a structure requiring improvements equal
to or greater than fifty percent (50%) of the assessed property valuation are not
DocuSign Envelope ID: 138F22D2-1661-47EB-B0FB-2BB1ADF5DFD6
City of Renton Department of Community & Economic Development
Goddard School
Administrative Report & Decision
LUA22-000414, ECF, SA-A
Report of May 17, 2023 Page 6 of 24
D_Site Plan Review_Goddard School_230510_v 2_DRAFT
required to comply with the landscape requirements. According to the applicant, the
total construction cost of the proposed project is estimated to be approximately
$350,000. According to the King County Assessor, the total property valuation for 2022
was $8,623,200. Therefore, the proposed improvements are less than fifty percent
(50%) of the assessed value ($350,000/$8,623,200 = 4.1%).
Compliant if
condition of
approval is
met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-
4-130) require the retention of 30 percent of trees in a commercial development. Tree
credit requirements shall apply at a minimum rate of thirty (30) credits per net acre.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees adjacent
to critical areas and their associated buffers; and significant trees over sixty feet (60')
in height or greater than eighteen inches (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.
Staff Comment: A significant number of trees are located on the site, including a variety
of parking lot trees, a row of 18 mature fir trees along the north property line, and one
mature fir tree in the proposed play area. According to the applicant, no trees are
proposed for removal. However, a 20-inch fir tree identified on the Site Plan and located
near the northeast corner of the proposed playground area is shown directly on top of
a proposed area drain. The area drain i s part of a drainage system proposed in
conjunction with the synthetic turf proposed in the playground area. Therefore, staff
recommends, as a condition of approval, the applicant shall either retain all trees on
site and provide the required tree protection during construction, or submit a tree
retention plan, tree retention worksheet, and arborist report that document compliance
with the tree retention standards. The documents shall be reviewed and approved by
the Current Planning Project Manager prior to building permit issuance.
Based on a size of 3.56 acres, the site is required to maintain trees equal to a minimum
of 107 tree credits. The applicant identifies the sizes of approximately seven (7) of the
18 trees along the north property line. The seven (7) trees add up to a total of 50 credits.
While it’s likely all 18 trees exceed the credit minimum of 107, staff could not determine
compliance without the measurements of the remaining 11 trees. Therefore, staff
recommends, as a condition of approval, the applicant shall submit a tree retention
plan that demonstrates compliance with the tree credit minimum for the site. The tree
retention plan shall be reviewed and approved by the Current Plannin g Project
Manager.
Trees required to be retained (i.e., protected trees) during construction would be
required to comply with the tree protection measures during construction per RMC 4 -
4-130H.9. The eight (8) central components of tree protection include defining and
protecting the drip line, erecting and maintain ing a temporary six-foot-high chain link
construction fence with placards around the tree to be retained, protecting the tree
DocuSign Envelope ID: 138F22D2-1661-47EB-B0FB-2BB1ADF5DFD6
City of Renton Department of Community & Economic Development
Goddard School
Administrative Report & Decision
LUA22-000414, ECF, SA-A
Report of May 17, 2023 Page 7 of 24
D_Site Plan Review_Goddard School_230510_v 2_DRAFT
from grade changes, keeping the area clear of impervious surface material, restricting
grading within the drip line, providing thr ee inches (3”) of bark mulch within the
required fencing, retaining a certified arborist to ensure trees are protected from
development activities, and alternate protection/safeguards as necessary.
N/A
Screening: All on-site surface mounted utility equipment shall be screened from public
view. Screening shall consist of equipment cabinets enclosing the utility equipment,
solid fencing or a wall of a height at least as high as the equipment it screens, or a
landscaped visual barrier allowing for reasonable access to equipment. Equipment
cabinets, fencing, and walls shall be made of materials and/or colors compatible with
building materials. All operating equipment located on the roof of any building shall be
enclosed so as to be screened from public view.
Staff Comment: No new surface-mounted equipment is proposed as part of the project.
✓
Refuse and Recycling: 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.
Staff Comment: Based on a total floor area of approximately 12,000 sq. ft., the
applicant is required to provide a minimum of 72 sq. ft. of refuse and recycling enclosure
area. However, 100 sq. ft. is the minimum area that can be provided, which exceeds the
calculated area based on the per square foot standard. The site plan (Exhibit 2)
identifies two (2) existing dumpsters located on the north side of the existing building
near the loading dock. The applicant is utilizing the concrete screening wall along the
loading dock and the building façade to screen the existing dumpsters from view. The
total area of the “enclosure” area far exceeds 100 sq. ft. and therefore if additional
dumpsters are needed in the future, the applicant has adequate room to locate them
out of site. Therefore, based on the submittal materials, the proposal complies with
minimum square footage and locational requirements.
✓
Parking: Parking regulations for day care centers require that a minimum and
maximum of 1.0 for each employee and 2.0 drop-off/pick-up spaces within 100 feet of
the main entrance for every 25 clients of the program..
Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8
½ feet by 16 feet. Compact parking spaces shall not to exceed thirty percent (30%) of
onsite parking.
Staff Comment: Vehicular access to the site is currently provided via multiple driveways
off of Union Ave NE and NE 4th St. No changes to access are proposed. The applicant
would utilize the existing, adjacent surface parking lot on the west side off the building.
Per the parking agreement with the owner (Exhibit 4), the daycare center will have 26
dedicated parking spaces for staff and volunteers with up to five (5) additional compact
stalls specifically signed/marked for student pick-up/drop-off. Minor restriping would
be used to create the pick-up/drop-off stalls directly in front of the proposed entrance.
In their application materials, the applicant indicated the daycare would have
approximately 26 employees serving approximately 170 students. Based on the number
of the employees and students, the applicant is required to provide 26 spaces, or one
for each employee, and 14 pick-up/drop-off stalls (170 students /25 students *2 stalls
DocuSign Envelope ID: 138F22D2-1661-47EB-B0FB-2BB1ADF5DFD6
City of Renton Department of Community & Economic Development
Goddard School
Administrative Report & Decision
LUA22-000414, ECF, SA-A
Report of May 17, 2023 Page 8 of 24
D_Site Plan Review_Goddard School_230510_v 2_DRAFT
= 14 stalls). Per RMC 4-4-080.E.10.c, the administrator may approve a modification
resulting in an increase or reduction in the number of parking stalls provided if the
applicant justifies the need. Based on their experience operating other daycare centers,
the applicant has determined that providing 31 total stalls instead of 40 total stalls as
required per RMC 4-4-080 would adequately serve the site. While not exclusive, the
applicant also noted the ability to use other shared spaces in the shopping center
parking lot for pick-up and/or drop-off if needed. As such, staff recommends approval
of the 23% reduction in total parking spaces as authorized by RMC 4-4-080.E.10.c.
Compliant if
conditions of
approval are
met
Bicycle Parking: The number of bicycle parking spaces shall be equal to ten percent
(10%) of the number of required off-street vehicle parking spaces.
Staff Comment: The proposal would be required to provide bicycle parking meeting the
standards set forth in RMC 4-4-080F.11.b based on 10% of the required number of
parking stalls. The applicant did not indicate any new or existing bicycle parking
facilities on the submitted plans. Based on the 40 total vehicular parking spaces
required per RMC 4-4-080, the applicant is required to provide three (3) bicycle parking
spaces (10% of 31 = 3) if the vehicle parking spaces reduction is approved. Therefore,
staff recommends as a condition of approval, the applicant shall submit a revised site
plan showing the location of the required number of bicycle facilities as well as their
specifications. The revised site plan shall be reviewed and approved by the Current
Planning Project Manager prior to building permit issuance.
✓
Vehicular Access: 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.
Staff Comment: The existing site is connected to multiple other abutting CA -zoned
parcels in the commercial development via a series of parking lot drive aisles. Therefore,
the site complies with the vehicle access requirements.
Complaint if
building
permit
approved
Fences and Retaining Walls: The maximum height of any fence, hedge or retaining
wall is eight feet (8'), provided the fence, hedge, or retaining wall does not exceed
forty-eight inches (48") in height within fifteen feet (15’) of the front or secondary front
yard property line. Fences, hedges, or retaining walls shall not exceed forty-eight inches
(48") in height within fifteen feet (15') of a rear yard property line that abuts a public
street. In no case shall a fence, hedge, or retaining wall ex ceed forty-two inches (42")
in height in any part of the clear vision area.
Chain-link fencing within commercial zones (outside of the Center Downtown Zone)
shall be coated with black, brown, grey, or green bonded vinyl.
Fences, hedges, and retaining walls shall not stand in or in front of any required
landscaping. If a new or replaced fence is proposed within fifteen feet (15’) of a public
street on a site that is nonconforming with regard to street frontage landscaping
requirements, the site shall be brought into compliance with street frontage
landscaping requirements prior to fence installation.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: No new retaining walls are proposed as part of the project. The
applicant proposes a 96-inch tall fence (8 feet) along the north, east and west sides of
DocuSign Envelope ID: 138F22D2-1661-47EB-B0FB-2BB1ADF5DFD6
City of Renton Department of Community & Economic Development
Goddard School
Administrative Report & Decision
LUA22-000414, ECF, SA-A
Report of May 17, 2023 Page 9 of 24
D_Site Plan Review_Goddard School_230510_v 2_DRAFT
15. Design District Review: The project site is located within Design District ‘D’. An interior remodel, which
constitutes the majority of the project, is exempt from the Design Standards. However, the Design
Standards are applicable to exterior modifications such as façade changes, windows, awnings, and signage
The following table contains only the relevant project elements required to comply with the standards of
the Design District ‘D’ Standards and guidelines, as outlined in RMC 4-3-100.E:
Compliance Design District Guideline and Standard Analysis
1. SITE DESIGN AND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision
of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy
visibility from public rights-of-way; and to encourage pedestrian activity.
a. Building Entries:
Intent: To make building entrances convenient to locate and easy to access, and ensure that building
entries further the pedestrian nature of the fronting sidewalk and the urban character of the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent entry.
Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided
and shall enhance the overall quality of the pedestrian experience on the site.
Compliant if
conditions of
approval are met
Standard: A primary entrance of each building shall be located on the facade facing
a street, shall be prominent, visible from the street, connected by a walkway to the
public sidewalk, and include human-scale elements.
Staff Comment: The existing façade facing Union Ave NE is blank with no glazing,
significant entry features, or other architecturally interesting elements. The applicant
has proposed a new 19-foot wide by 7-foot deep portico above the new proposed
entrance on the west façade of the building facing Union Ave NE. The portico would
provide weather protection over the new decorative entry door with side lights and
incorporate new signage clearing identifying the entrance to the daycare center. Due
to the multi-tenancy nature of the building, the proposed entrance is smaller and less
prominent than entrances to other businesses along the south façade facing NE 4th
St. However, the proposed entryway is prominent, visible from the street, and
incorporates human-scale elements including the new door and side lights, two
columns, and signage. The proposal would be required to provide a pedestrian
connection from the public entrance to the street. No pedestrian connection was
proposed in the original site plan. To get to the entrance of the building area to the
parking area, parents, staff, and students will need to cross a drive aisle also used by
the future playground area. The fence would be constructed of fully opaque decorative
vinyl panels. Fences over seven-feet (7’) tall require an approved building permit. A four-
foot-fence made of the same vinyl material is proposed along the south side of the
playground area adjacent to the building. A second four-foot-fence made of the same
material would bisect the play area in order to make two (2) distinct areas for children
of different ages. An existing rockery of unknown height is located along the east
property line between the building and the property line. The final design and location
of the eight-foot (8’) tall fence would be reviewed with the building permit, therefore
compliance is not yet demonstrated.
DocuSign Envelope ID: 138F22D2-1661-47EB-B0FB-2BB1ADF5DFD6
City of Renton Department of Community & Economic Development
Goddard School
Administrative Report & Decision
LUA22-000414, ECF, SA-A
Report of May 17, 2023 Page 10 of 24
D_Site Plan Review_Goddard School_230510_v 2_DRAFT
customers of the neighboring bank to access the ATM and drive-up. This potential for
a pedestrian/vehicular conflict can be mitigated by constructing clear pathway
connecting the front entrance to the public sidewalk along Union Ave NE as well as
the parking area. Therefore, staff recommends as a condition of approval, the
applicant shall submit a revised site plan that shows a pedestrian connection from
the main Daycare entrance to the public street and leased parking area. The revised
site plan shall be reviewed and approved by the Current Planning Project Manager
prior to building permit issuance.
✓
Standard: A primary entrance of each building shall be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry
doors, and/or ornamental lighting.
Staff Comment: See discussion above.
✓
Standard Building entries from a street shall be clearly marked with canopies,
architectural elements, ornamental lighting, or landscaping and include weather
protection at least four and one-half feet (4-1/2') wide (illustration below). Buildings
that are taller than thirty feet (30') in height shall also ensure that the weather
protection is proportional to the distance above ground level.
Staff Comment: See discussion above.
N/A
Standard: Building entries from a parking lot shall be subordinate to those related to
the street.
Staff Comment: The existing building does not have any entries direct from a street.
N/A
Standard: Features such as entries, lobbies, and display windows shall be oriented
to a street or pedestrian-oriented space; otherwise, screening or decorative features
should be incorporated.
Staff Comment: Due to the auto-centric nature of the existing structures and overall
development in this shopping center, the building is not oriented towards a street or
pedestrian-oriented space. The proposed lobby entry is oriented towards the parking
lot where parents and staff will park.
N/A
Standard: Multiple buildings on the same site shall direct views to building entries
by providing a continuous network of pedestrian paths and open spaces that
incorporate landscaping.
Staff Comment: Only one (1) building is located on the parcel.
N/A
Standard: Ground floor residential units that are directly accessible from the street
shall include entries from front yards to provide transition space from the street or
entries from an open space such as a courtyard or garden that is accessible from the
street.
Staff Comment: No residential units are proposed.
d. Service Element Location and Design:
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading
docks) by locating service and loading areas away from high-volume pedestrian areas, and screening
them from view in high visibility areas.
DocuSign Envelope ID: 138F22D2-1661-47EB-B0FB-2BB1ADF5DFD6
City of Renton Department of Community & Economic Development
Goddard School
Administrative Report & Decision
LUA22-000414, ECF, SA-A
Report of May 17, 2023 Page 11 of 24
D_Site Plan Review_Goddard School_230510_v 2_DRAFT
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping
and an enclosure with fencing that is made of quality materials. Service ar eas not adjacent to streets,
pathways, or pedestrian-oriented spaces are encouraged to implement vegetative screening in addition
to or as part of service enclosures.
✓
Standard: Service elements shall be located and designed to minimize the impacts
on the pedestrian environment and adjacent uses. Service elements shall be
concentrated and located where they are accessible to service vehicles and
convenient for tenant use.
Staff Comment: An existing loading dock is located on the north side of the building
adjacent to the tenant space. According to the applicant, the loading dock is used
sparingly by other tenants in the building. The loading area is screened from the
residences to the north by an existing concrete retaining wall and row of mature fir
trees. The applicant has proposed a concrete pathway across the loading dock drive
in order to access the proposed play area north of the building. Existing refuse and
recycling receptables are located against the concrete wall and are not visible from
any adjacent properties.
✓
Standard: In addition to standard enclosure requirements, garbage, recycling
collection, and utility areas shall be enclosed on all sides, including the roof and
screened around their perimeter by a wall or fence and have self-closing doors.
Staff Comment: The applicant has not proposed any changes to the existing refuse
and recycling area, which is screened on three sides and not high visible from the
street.
✓
Standard: Service enclosures shall be made of masonry, ornamental metal or wood,
or some combination of the three (3).
Staff Comment: See discussion above.
N/A
Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented
space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides
of such facility.
Staff Comment: No changes to the service area are proposed.
3. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Village by
creating pedestrian networks and by providing strong links from streets and drives to building
entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to
walk between businesses, on sidewalks, to and from access points, and through parking lots; and
promote the use of multi-modal and public transportation systems in order to reduce other vehicular
traffic.
a. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance
the pedestrian environment.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking
areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity
DocuSign Envelope ID: 138F22D2-1661-47EB-B0FB-2BB1ADF5DFD6
City of Renton Department of Community & Economic Development
Goddard School
Administrative Report & Decision
LUA22-000414, ECF, SA-A
Report of May 17, 2023 Page 12 of 24
D_Site Plan Review_Goddard School_230510_v 2_DRAFT
and encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to
pedestrians and drivers.
Compliance not
yet
demonstrated
Standard: A pedestrian circulation system of pathways that are clearly delineated
and connect buildings, open space, and parking areas with the sidewalk system and
abutting properties shall be provided.
a. Pathways shall be located so that there are clear sight lines, to increase
safety.
b. Pathways shall be an all-weather or appropriate permeable walking surface
material, unless the applicant can demonstrate that the proposed surface is
appropriate for the anticipated number of users and complementary to the
design of the development.
Staff Comment: An existing network of sidewalks is located across the commercial
site. The applicant has proposed a concrete pathway connecting a side entrance on
the north façade to the proposed outdoor play area north of the building. The
pathway, ranging in width from five feet to six feet would be ADA compliant and
clearly delineated. A recommended condition of approval under FOF 15, Design
District Review: Building Entries would create a dedicated pedestrian connection
between the public sidewalk along Union Ave NE and the front entrance of building,
further improving pedestrian circulation on the site.
Compliance not
yet
demonstrated
Standard: Pathways within parking areas shall be provided and differentiated by
material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting
paving materials. Permeable materials are encouraged. The pathways shall be
perpendicular to the applicable building facade and no greater than one hundred
fifty feet (150') apart.
Staff Comment: A recommended condition of approval under FOF 15, Design District
Review: Building Entries would create a dedicated pedestrian connection between
the public sidewalk along Union Ave NE and the front entrance of building. The
pathway location and material would be reviewed by the Current Planning Project
Manager for compliance with this standard.
✓
Standard: Sidewalks and pathways along the facades of buildings shall be of
sufficient width to accommodate anticipated numbers of users. Specifically:
a. Sidewalks and pathways along the facades of mixed use and retail buildings
100 or more feet in width (measured along the facade) shall provide
sidewalks at least 12 feet in width. The walkway shall include an 8-foot
minimum unobstructed walking surface.
b. Interior pathways shall be provided and shall vary in width to establish a
hierarchy. The widths shall be based on the intended number of users; to be
no smaller than five feet (5') and no greater than twelve feet (12').
c. For all other interior pathways, the proposed walkway shall be of sufficient
width to accommodate the anticipated number of users.
Staff Comment: The applicant has proposed a concrete pathway ranging in size from
five feet to six feet along the west and north facades of the retail building that would
connect a side entrance to the outdoor p lay area. The pathway is less than 100 feet
in length and meets the intent of the design standard.
DocuSign Envelope ID: 138F22D2-1661-47EB-B0FB-2BB1ADF5DFD6
City of Renton Department of Community & Economic Development
Goddard School
Administrative Report & Decision
LUA22-000414, ECF, SA-A
Report of May 17, 2023 Page 13 of 24
D_Site Plan Review_Goddard School_230510_v 2_DRAFT
N/A Standard: Mid-block connections between buildings shall be provided.
✓
Standard: Permeable pavement pedestrian circulation features shall be used where
feasible, consistent with the Surface Water Design Manual.
Staff Comment: The applicant has indicated the intent to utilize permeable pavement
for the pathways if feasible.
b. Pedestrian Amenities:
Intent: To create attractive spaces that unify the building and street environments and are inviting and
comfortable for pedestrians; and provide publicly accessible areas that function for a variety of year-
round activities, under typical seasonal weather conditions.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included.
Compliant if
condition of
approval is met
Standard: Architectural elements that incorporate plants, particularly at building
entrances, in publicly accessible spaces and at facades along streets, shall be
provided.
Staff Comment: The applicant has not proposed any type of plantings near the new
entrance. Therefore, staff recommends as a condition of approval, the applicant shall
incorporate at least two (2) planters near the new front entrance on the west façade.
The planters shall be shown on a revised site plan to be reviewed and approved prior
to issuance of a building permit.
✓
Standard: Amenities such as outdoor group seating, benches, transit shelters,
fountains, and public art shall be provided.
a. Site furniture shall be made of durable, vandal- and weather-resistant
materials that do not retain rainwater and can be reasonably maintained
over an extended period of time.
b. Site furniture and amenities shall not impede or block pedestrian access to
public spaces or building entrances.
Staff Comment: The applicant has not proposed any new benches, seating, or public
art. However, similar amenities are located within other areas of the commercial site.
In addition, the applicant has proposed an outdoor play area with composite
playground equipment, a more appropriate amenity for a daycare center and one
that meets the intent of the standard.
Compliant with
intent and
guidelines
Standard: Pedestrian overhead weather protection in the form of awnings,
marquees, canopies, or building overhangs shall be provided. These elements shall
be a minimum of four and one-half feet (4-1/2') wide along at least seventy five
percent (75%) of the length of the building facade facing the street, a maximum
height of fifteen feet (15') above the ground elevation, and no lower than eight feet
(8') above ground level.
Staff Comment: The applicant has proposed a large portico over the new entrance on
the west façade. An existing canopy is located along the entire south façade of the
building and provides weather protection for customers of the other businesses.
While the applicant’s proposed portico does not meet the dimensional standards, it
does meet the intent of the standard by providing adequate weather protection for
the students and staff entering or exiting the building. Additionally, the portico’s
DocuSign Envelope ID: 138F22D2-1661-47EB-B0FB-2BB1ADF5DFD6
City of Renton Department of Community & Economic Development
Goddard School
Administrative Report & Decision
LUA22-000414, ECF, SA-A
Report of May 17, 2023 Page 14 of 24
D_Site Plan Review_Goddard School_230510_v 2_DRAFT
location and size are proportional to façade of the building. The addition of the
portico and new windows is an overall net benefit to the existing building as its
current form is an expansive blank wall.
4. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a human
scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To
discourage franchise retail architecture.
a. Ground-Level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale
character of the pedestrian environment; and ensure that all sides of a building within near or distant
public view have visual interest.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood
siding is encouraged. The primary building entrance should be made visibly prominent by incorporating
architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting
(illustration below). Detail features should also be used, to include things such as decorative entry
paving, street furniture (benches, etc.), and/or public art.
Compliant if
conditions of
approval under
FOF 15 are met
Standard: Human-scaled elements such as a lighting fixture, trellis, or other
landscape feature shall be provided along the facade’s ground floor.
Staff Comment: The existing building façade is mostly blank due to its historic use as
a “back of house” area for the uses in the building. The façade currently consists of a
small bank drive-through window area, a loading dock, and a large blank wall. The
applicant has proposed human scale elements such as a portico, new double-glass
doors, side lights, additional windows, and pedestrian bollards that will significantly
enhance the façade of the building and substantially improve the pedestrian
environment on south side of the site. See additional discussion and conditions
related to landscape features and lighting under FOF 15: Design District Review,
Pedestrian Environment and FOF 15: Design District Review, Lighting.
✓
Standard: On any facade visible to the public, transparent windows and/or doors are
required to comprise at least 50 percent of the portion of the ground floor facade
that is between 4 feet and 8 feet above ground (as measured on the true elevation).
Staff Comment: While the applicant’s proposed new windows and doors on the
façade will not meet the transparency standard, they represent a significant
improvement over current conditions. In addition, the applicant’s leased space within
the building only results in their control over approximately a third of the south
façade and therefore compliance with the whole façade is not possible. Therefore ,
the improvements to be completed by the applicant meet the intent of the standard
by providing significant more glazing than is currently in place.
N/A
Standard: Upper portions of building facades shall have clear windows with visibility
into and out of the building. However, screening may be applied to provide shade
and energy efficiency. The minimum amount of light transmittance for windows shall
be 50 percent.
Staff Comment: Due to the one-story nature of the building, no opportunities for
windows on the upper portion of the building.
DocuSign Envelope ID: 138F22D2-1661-47EB-B0FB-2BB1ADF5DFD6
City of Renton Department of Community & Economic Development
Goddard School
Administrative Report & Decision
LUA22-000414, ECF, SA-A
Report of May 17, 2023 Page 15 of 24
D_Site Plan Review_Goddard School_230510_v 2_DRAFT
N/A Standard: Display windows shall be designed for frequent change of merchandise,
rather than permanent displays.
✓
Standard: Where windows or storefronts occur, they must principally contain clear
glazing.
Staff Comment: The applicant has proposed new windows and doors comprised of
clear glazing.
✓
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
Staff Comment: The applicant has proposed new windows and doors comprised of
clear glazing.
✓
Standard: Untreated blank walls visible from public streets, sidewalks, or interior
pedestrian pathways are prohibited. A wall (including building facades and retaining
walls) is considered a blank wall if:
a. It is a ground floor wall or portion of a ground floor wall over 6 feet in height,
has a horizontal length greater than 15 feet, and does not include a window,
door, building modulation or other architectural detailing; or
b. Any portion of a ground floor wall has a surface area of 400 square feet or
greater and does not include a window, door, building modulation or other
architectural detailing.
Staff Comment: See discussion above.
✓
Standard: If blank walls are required or unavoidable, blank walls shall be treated with
one or more of the following:
a. A planting bed at least five feet in width containing trees, shrubs, evergreen
ground cover, or vines adjacent to the blank wall;
b. Trellis or other vine supports with evergreen climbing vines;
c. Architectural detailing such as reveals, contrasting materials, or other special
detailing that meets the intent of this standard;
d. Artwork, such as bas-relief sculpture, mural, or similar; or
e. Seating area with special paving and seasonal planting.
Staff Comment: See discussion above.
5. SIGNAGE: In addition to the City’s standard sign regulations, developments within Urban Design
Districts C and D are also subject to the additional sign restrictions found in RMC 4-4-100G, urban design
sign area regulations. Modifications to the standard requirements found in RMC 4-4-100G are possible
for those proposals that can comply with the Design District criteria found in RMC 4-3-100F,
Modification of Minimum Standards. For proposals unable to meet the modification criteria, a variance
is required.
Compliance not
yet
demonstrated
Standard: Signage shall be an integral part of the design approach to the building.
Staff Comment: The applicant has proposed two (2) new signs on the west façade of
the building, one on the front of the proposed portico and another on top left corner
of the façade. Sign specifications were not included in the application, however the
DocuSign Envelope ID: 138F22D2-1661-47EB-B0FB-2BB1ADF5DFD6
City of Renton Department of Community & Economic Development
Goddard School
Administrative Report & Decision
LUA22-000414, ECF, SA-A
Report of May 17, 2023 Page 16 of 24
D_Site Plan Review_Goddard School_230510_v 2_DRAFT
signage appears to be of the channel-letter variety and include the name and logo of
the daycare. Full compliance with the Urban Design District D sign standards would
be evaluated at the time of formal sign permit application review.
Compliance not
yet
demonstrated
Standard: In mixed use and multi-use buildings, signage shall be coordinated with
the overall building design.
Staff Comment: See above.
Compliance not
yet
demonstrated
Standard: Corporate logos and signs shall be sized appropriately for their location.
Staff Comment: See above.
Compliance not
yet
demonstrated
Standard: Entry signs shall be limited to the name of the larger development.
Staff Comment: See above.
Compliance not
yet
demonstrated
Standard: Alteration of trademarks notwithstanding, corporate signage should not
be garish in color nor overly lit, although creative design, strong accent colors, and
interesting surface materials and lighting techniques are encouraged.
Staff Comment: See above.
N/A
Standard: Front-lit, ground-mounted monument signs are the preferred type of
freestanding sign.
Staff Comment: No ground-mounted monument signs are proposed.
N/A
Standard: Blade type signs, proportional to the building facade on which they are
mounted, are encouraged on pedestrian-oriented streets.
Staff Comment: No blade type signs are proposed.
✓
Standard: All of the following are prohibited:
a. Pole signs;
b. Roof signs; and
c. Back-lit signs with letters or graphics on a plastic sheet (can signs or
illuminated cabinet signs). Exceptions: Back-lit logo signs less than ten (10)
square feet are permitted as area signs with only the individual letters back-
lit (see illustration, subsection G8 of this Section).
Staff Comment: No prohibited signs are proposed as part of the project.
N/A
Standard: Freestanding ground-related monument signs, with the exception of
primary entry signs, shall be limited to five feet (5') above finished grade, including
support structure.
Staff Comment: No freestanding ground-mounted signs are proposed.
N/A
Standard: Freestanding signs shall include decorative landscaping (ground cover
and/or shrubs) to provide seasonal interest in the area surrounding the sign.
Alternately, signage may incorporate stone, brick, or other decorative materials as
approved by the Director.
Staff Comment: No freestanding ground-mounted signs are proposed.
DocuSign Envelope ID: 138F22D2-1661-47EB-B0FB-2BB1ADF5DFD6
City of Renton Department of Community & Economic Development
Goddard School
Administrative Report & Decision
LUA22-000414, ECF, SA-A
Report of May 17, 2023 Page 17 of 24
D_Site Plan Review_Goddard School_230510_v 2_DRAFT
6. LIGHTING:
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as
plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the
visual attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building
and site during the evening hours shall be provided.
Compliant if
condition of
approval is met
Standard: Pedestrian-scale lighting shall be provided at primary and secondary
building entrances. Examples include sconces on building facades, awnings with
down-lighting and decorative street lighting.
Staff Comment: A few wall pack lights are currently installed on the building façade.
The applicant did not indicate whether additional lighting would be installed as part
of the project. Therefore, staff recommends as a condition of approval, the applicant
shall submit a lighting and photometric plan with light fixture specifications that
complies with RMC 4-4-075. The plan shall include pedestrian lighting elements on
the facade, or in front of the façade, that provides adequate lighting for pick -
up/drop-off during hours of the day with limited daylight. The lighting and
photometric plan shall be reviewed and approved by the Current Planning Project
Manager prior to building permit issuance.
Compliant if
condition of
approval is met
Standard: Accent lighting shall also be provided on building facades (such as
sconces) and/or to illuminate other key elements of the site such as gateways,
specimen trees, other significant landscaping, water features, and/or artwork.
Staff Comment: See discussion and condition of approval above.
Compliant if
condition of
approval is met
Standard: Downlighting shall be used in all cases to assure safe pedestrian and
vehicular movement, unless alternative pedestrian scale lighting has been
approved administratively or is specifically listed as exempt from provisions located
in RMC 4-4-075, Lighting, Exterior On-Site (i.e., signage, governmental flags,
temporary holiday or decorative lighting, right-of-way-lighting, etc.).
Staff Comment: See discussion and condition of approval above.
16. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the CA
zoning classification when the project is not exempt from Environmental (SEPA) Review. For Master Plan
applications compliance with the review criteria for Site Plans are analyzed at a general level of detail to
ensure nothing would preclude the development of the Site Plan. Given Site Plan applications are
evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3 the following table
contains project elements intended to comply with level of detail needed for Site Plan requests:
Compliance Site Plan Criteria and Analysis
✓
a. Comprehensive Plan Compliance and Consistency .
Staff Comment: See previous discussion under FOF 13, Comprehensive Plan Analysis.
Compliant if
conditions of
approval are
met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 14, Zoning Development Standard
Compliance.
DocuSign Envelope ID: 138F22D2-1661-47EB-B0FB-2BB1ADF5DFD6
City of Renton Department of Community & Economic Development
Goddard School
Administrative Report & Decision
LUA22-000414, ECF, SA-A
Report of May 17, 2023 Page 18 of 24
D_Site Plan Review_Goddard School_230510_v 2_DRAFT
Compliant if
conditions of
approval are
met
c. Design Regulation Compliance and Consistency .
Staff Comment: See discussion under FOF 15, Design District Review.
N/A d. Planned action ordinance and Development agreement Compliance and
Consistency.
Compliant if
condition of
approval
under FOF 15
is met
e. Off-site Impacts.
Structures: Restricting overscale structures and overconcentration of development
on a particular portion of the site.
Staff Comment: No new building structures are proposed. The playground area will
include multiple new composite playground equipment features. The area where the
playground is proposed is currently vacant. The installation of the equipment, which is
significantly shorter than the adjacent buildings, would not result in an overscale
structure or overconcentration of development.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: The existing site is developed with a linear strip commercial building
with associated surface parking. A number of cross site connections already exist on
the site. Due to the nature of the uses on the abutting properties to the north, which
are primarily residential, no additional vehicular or pedestrian connections are
appropriate. In addition, multiple driveways are available for access and provide
linkages to the surrounding street grid. A recommended condition of approval under
FOF 15, Design District Review: Building Entries would create a dedicated pedestrian
connection between the public sidewalk along Union Ave NE and the front entrance of
building. Therefore the existing connections on site and the pedestrian connection
recommend as a condition of approval will provide desirable transitions and linkages
between surrounding uses.
Utilities, Loading and Storage Areas: Locating, designing and screening storage
areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to
minimize views from surrounding properties. Locate utilities underground
consistent with RMC 4-6-090.
Staff Comment: See FOF 14, Zoning Development Standard: Screening.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: No views or natural features are visible from the site.
Landscaping: Using landscaping to provide transitions between development and
surrounding properties to reduce noise and glare, maintain privacy, and generally
enhance the appearance of the project.
Staff Comment: An existing row of mature fir trees along the north border provides
significant privacy for residential uses to the north. The playground area to the north of
the building will be surrounded by eight-foot-tall vinyl fences that will ensure privacy
and reduce the noise and visual impacts of the playground area.
DocuSign Envelope ID: 138F22D2-1661-47EB-B0FB-2BB1ADF5DFD6
City of Renton Department of Community & Economic Development
Goddard School
Administrative Report & Decision
LUA22-000414, ECF, SA-A
Report of May 17, 2023 Page 19 of 24
D_Site Plan Review_Goddard School_230510_v 2_DRAFT
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: A lighting plan was not provided with the project application; therefore,
staff recommends as a condition of approval that, if exterior lighting is proposed, the
applicant shall submit a lighting plan at the time of the Building Permit review that
demonstrates compliance with RMC 4-4-075.
Compliant if
condition of
approval is
met
f. On-site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: No new building structures are proposed.
Structure Scale: Consideration of the scale of proposed structures in relation to
natural characteristics, views and vistas, site amenities, sunlight, prevailing winds,
and pedestrian and vehicle needs.
Staff Comment: No new building structures are proposed.
Natural Features: Protection of the natural landscape by retaining existing
vegetation and soils, using topography to reduce undue cutting and filling, and
limiting impervious surfaces.
Staff Comment: The highly- developed, mostly flat site does not contain any significant
natural features. Moderate grading will occur in order to provide a flat surface for the
proposed play area, but would not be considered significant.
Reducing Parking Impervious Areas: Design parking areas to minimize impervious
surfaces, including but not limited to: (1) breaking up parking areas and directing
stormwater flows to multiple low impact development features such as
bioretention areas; (2) locating parking near trees to provide storm water uptake;
(3) retaining or adding vegetation to parking areas; (4) placing existing parking that
exceeds maximum parking ratios in permeable pavement designed consistent with
the Surface Water Design Manual in RMC 4-6-030; and (5) using other low impact
development techniques consistent with RMC 4-6-030
Staff Comment: No material changes to the existing parking lot is proposed, only
restriping.
Landscaping: Use of landscaping to soften the appearance of parking areas, to
provide shade and privacy where needed, to define and enhance open spaces, and
generally to enhance the appearance of the project. Landscaping also includes the
design and protection of planting areas so that they are less susceptible to damage
from vehicles or pedestrian movements.
Staff Comment: See FOF 14, Zoning Development Standard: Landscaping.
✓
g. Access and Circulation.
Location and Consolidation: Providing access points on side streets or frontage
streets rather than directly onto arterial streets and consolidation of ingress and
egress points on the site and, when feasible, with adjacent properties.
Staff Comment: No changes to access are proposed as part of the project.
DocuSign Envelope ID: 138F22D2-1661-47EB-B0FB-2BB1ADF5DFD6
City of Renton Department of Community & Economic Development
Goddard School
Administrative Report & Decision
LUA22-000414, ECF, SA-A
Report of May 17, 2023 Page 20 of 24
D_Site Plan Review_Goddard School_230510_v 2_DRAFT
Internal Circulation: Promoting safety and efficiency of the internal circulation
system, including the location, design and dimensions of vehicular and pedestrian
access points, drives, parking, turnarounds, walkways, bikeways, and emergency
access ways.
Staff Comment: The existing site allows for adequate vehicle access provided conditions
of approval are met (see pedestrian access discussion and condition under FOF 14,
Zoning Development Standards Compliance: Pedestrian Access), the site will allow for
adequate pedestrian access from Union Ave NE.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: Not applicable. No loading or delivery areas are proposed.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: An existing bus stop serving both the 105 and 114 lines are located
approximately 500 feet away at the on Union Ave NE. Additional bus stops are located
along NE 4th St. See FOF 14, Development Standard Compliance: Bicycle Parking.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: FOF 14, Zoning Development Standards Compliance: Pedestrian Access
✓
h. Open Space: Incorporating open spaces to serve as distinctive project focal points
and to provide adequate areas for passive and active recreation by the
occupants/users of the site.
Staff Comment: As shown on the provided site plan, active recreation is provided on site
in the form of the play area north of the building.
N/A
i. Views and Public Access: When possible, providing view corridors to shorelines and
Mt. Rainier, and incorporating public access to shorelines
Staff Comment: No water or mountain views are present on the site.
The proposed parking lot expansion would not block view corridors to shorelines or Mt.
Rainier. The public access requirement is not applicable to the proposal.
✓
j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
Staff Comment: There are no existing natural systems onsite that would be impacted by
the proposed parking lot expansion.
✓
k. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
Police and Fire.
Staff Comment: Police and Fire Prevention staff indicated that sufficient resources exist
to furnish services to the proposed development; if the applicant provides Code required
improvements and fees.
Water and Sewer.
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City of Renton Department of Community & Economic Development
Goddard School
Administrative Report & Decision
LUA22-000414, ECF, SA-A
Report of May 17, 2023 Page 21 of 24
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Staff Comment: Water service is provided by City of Renton. The project is within the
City of Renton’s water service area in the Highlands service area in the 565-hydraulic
zone. There is an existing 12-inch City water main on site that can deliver a maximum
total flow capacity of 5,000 gallons per minute 1. Based on the review of project
information submitted for the Land-Use application, the applicant is not planning on
adding any additional water service to the property and no additional water
improvements are required.
Sewer service is provided by the City of Renton. There is an existing 8-inch sewer main
on site. Based on the review of project information submitted for the Land -Use
application, the applicant is not planning on adding any additional sewer service to the
property and no additional sewer improvements are required.
Drainage.
Staff Comment: A preliminary technical information report (TIR) by CEKO, L.L.C., dated
October 6, 2022, was submitted by the applicant (Exhibit 5). The project is considered
exempt from drainage review provided that the new play area can meet the definition
of a pervious surface per the 2022 Renton Surface Water Design Manual (RSWDM). The
applicant shall be required to provide a specification sheet with the building permi t
application confirming that the poured rubber surface for the play area is a non -
pollution generating pervious surface. If the new plus replaced pollution generating
impervious surface exceeds 5,000 SF, the applicant would be required to provide basic
water quality treatment. Erosion control measures to meet the City requirements shall
be provided at the time of construction.
The development is subject to a surface water system development charge (SDC) fees.
Fees will be charged based on the rate at the time of construction permit issuance. The
current SDC fee is $0.92 per square foot of new impervious surface but not less than
$2,300.
A final drainage report complying with the current Renton Surface Water Design
Manual (RSWDM) would be required at the time of Building Permit review.
Transportation.
Staff Comment: Frontage improvements are not required for interior remodels of any
value not involving a building addition; therefore, frontage improvements are not
required
The proposed project is anticipated to generate more than 20 new PM peak hour trips.
As such, the applicant submitted a Traffic Impact Analysis (TIA) prepared by Kimley-
Horn and Associates, Inc, dated February 2023 with the land use application. The TIA
concluded that the proposed development would generate a reduction of
approximately 70 net new average weekday daily trips when compared with the
previous health/fitness club use. During the weekday AM peak hour, the project would
generate approximately 60 net new trips (32 inbound and 28 outbound). During the
weekday PM peak hour, the project would generate approximately 37 net new trips (14
inbound and 23 outbound).
The TIA discusses traffic impacts at four (4) intersections including Union Ave NE/North
Access Driveway, Union Ave NE/West Access Driveway, Union Ave NE/NE 4th St, and
NE 4th St/Southwest Access through Level of Service (LOS) analyses. The analyses utilize
background growth rates along with multiple pipeline projects in the area. The TIA
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City of Renton Department of Community & Economic Development
Goddard School
Administrative Report & Decision
LUA22-000414, ECF, SA-A
Report of May 17, 2023 Page 22 of 24
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concludes that, at the 2024 horizon year, the LOS for each subject intersection were
moderately affected and resulted in LOS’s that were within the acceptable limits
allowed by the City’s Comprehensive Plan and recommends that no mitigation is
necessary. Staff concurs with this assessment.
Per the parking agreement (Exhibit 4), the project will have 26 dedicated parking spaces
for staff and volunteers with up to five (5) stalls for parent pick up/drop off.
The proposed project passes the City’s Transportation Concurrency test based upon the
test of the citywide Transportation Plan, consideration of growth levels included in the
LOS‐tested Transportation Plan, and payment of a Transportation Mitigation Fee.
Increased traffic created by the development would be mitigated by payment of
transportation impact fees. The transportation impact fee that is current at the time of
building permit issuance will be levied.
N/A l. Phasing: The applicant is not requesting any additional phasing.
✓
m. Stormwater: Providing optimal locations of stormwater infiltrating low impact
development facilities. Avoiding placement of buildings or impervious areas on
soils with infiltration capability to the maximum extent practicable.
Staff Comment: See previous discussion above under Drainage.
I. CONCLUSIONS:
1. The subject site is located in the Commercial & Mixed Use (CMU) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 15.
2. The subject site is located in the Commercial Arterial (CA) zoning designation and complies with the zoning
and development standards established with this designation provided the applicant complies with City
Code and conditions of approval, see FOF 16.
3. The proposed Goddard School complies with the applicable Urban Design Regulations related to exterior
building modifications to an existing building, see FOF 16.
4. The proposed Goddard School complies with the site plan review criteria as established by City Code
provided the applicant complies with City code and conditions of approval, see FOF 17.
5. There are adequate public services and facilities to accommodate the proposed Goddard School provided
the applicant complies with city code and conditions of approval, see FOF 17.
6. Key features that are integral feature of the project is the creation of a pedestrian linkage between the
front entrance, parking lot area, and public sidewalk, the retention of all trees on the site, and the
installation of weather protection above the entrance . In addition, the façade improvements proposed
represent a significant improvement over current conditions.
J. DECISION:
The Goddard School, File No. LUA22-000414, ECF, SA-A, as depicted in Exhibit 3, is approved and is subject to
the following conditions:
1. The applicant shall either retain all trees on site and provide the required tree protection during
construction, or submit a tree retention plan, tree retention worksheet, and arborist report that
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City of Renton Department of Community & Economic Development
Goddard School
Administrative Report & Decision
LUA22-000414, ECF, SA-A
Report of May 17, 2023 Page 23 of 24
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document compliance with the tree retention standards. The documents shall be reviewed and approved
by the Current Planning Project Manager prior to building permit issuance.
2. The applicant shall submit a tree retention plan that demonstrates compliance with the tree credit
minimum for the site. The tree retention plan shall be reviewed and approved by the Current Planning
Project Manager.
3. The applicant shall submit an revised site plan showing the location of the required number of bicycle
facilities as well as their specifications. The revised site plan shall be reviewed and approved by the Current
Planning Project Manager prior to building permit issuance.
4. The applicant shall submit a revised site plan that shows a pedestrian connection from the main Daycare
entrance to the public street and leased parking area. The revised site plan shall be reviewed and
approved by the Current Planning Project manager prior to building permit issuance.
5. The applicant shall incorporate at least two (2) planters near the new front entrance on the west façade.
The planters shall be shown on a revised site plan to be reviewed and approved prior to issuance of a
building permit.
6. The applicant shall submit a lighting and photometric plan with light fixture specifications that complies
with RMC 4-4-075. The plan shall include pedestrian lighting elements on the facade, or in front of the
façade, that provides adequate lighting for pick-up/drop-off during hours of the day with limited daylight.
The lighting and photometric plan shall be reviewed and approved by the Current Planning Project
Manager prior to building permit issuance.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Vanessa Dolbee, Planning Director Date
TRANSMITTED on May 17, 2023 to the Owner/Applicant/Contact:
Owner: Applicant/Contact:
Highland Shopping Center, PO
Box 205, Bellevue, WA 98009
Clover Schuler
Highland Shopping Center
8383 158th Ave NE, Suite 280
Redmond, WA 98052
TRANSMITTED on May 17, 2023 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Director
Gina Estep, Economic Development Director
Matt Herrera, Current Planning Manager
Nathan Janders, Development Engineering Manager
Anjela Barton, Fire Marshal
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5/17/2023 | 5:34 PM PDT
City of Renton Department of Community & Economic Development
Goddard School
Administrative Report & Decision
LUA22-000414, ECF, SA-A
Report of May 17, 2023 Page 24 of 24
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K.LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the decision
date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the
Hearing Examiner on or before 5:00 PM on May 31, 2023. Appeals must be submitted electronically to the
City Clerk at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub Monday through Friday. The
appeal fee, normally due at the time an appeal is submitted, will be collected at a future date if your appeal is
submitted electronically. The appeal submitted in person may be paid on the first floor in our Finance
Department. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and additional information
regarding the appeal process may be obtained from the City Clerk’s Office, cityclerk@rentonwa.gov.
EXPIRATION: The Administrative Site Development Plan Review decision will expire two (2) years from the
date of decision. A single two (2)-year extension may be requested pursuant to RMC 4-9-200.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened
by the approval body. The approval body may modify his decision if material evidence not readily discoverable
prior to the original decision is found or if he finds there was misrepresentation of fact. After review
of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision,
there will be no further extension of the appeal period. Any person wishing to take further action must file a
formal appeal within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications
may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals
to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing
through the Hearing Examiner. All communications are public record and this permits all interested parties to
know the contents of the communication and would allow them to openly rebut the evidence in writing. Any
violation of this doctrine could result in the invalidation of the appeal by the Court.
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CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Goddard School
Land Use File Number:
LUA22-000414, ECF, SA-A
Date of Report
May 17, 2023
Staff Contact
Alex Morganroth
Senior Planner
Project Contact/Applicant
Clover Schuler
Highland Shopping Center
8383 158th Ave NE, Suite 280
Redmond, WA 98052
Project Location
4110 NE 4th St
The following exhibits are included with the Administrative report:
Exhibits 1-8: As shown in the Environmental Review Committee (ERC) Report
Exhibit 9: Environmental Review Committee SEPA Determination, dated March 6, 2023
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