HomeMy WebLinkAboutSR_HEX Report_Radiance Learning_250925_v4_FINALREPORT TO THE HEARING EXAMINER
Hearing Date:
October 7, 2025
Project File Number:
PR25-000039
Project Name:
Radiance Learning Center
Land Use File Number:
LUA25-000246, CUP-H
Project Manager:
Alex Morganroth, Principal Planner
Owner:
3507 Properties, LLC, 1022 148th Ave NE, Bellevue, WA 98007
Applicant/Contact:
Clover Schuler / 49040 SE Middle Fork Rd, North Bend, WA 98045 / clover@designbycns.com
Project Location:
3507 NE Sunset Blvd, Renton, WA 98056 (APN 0423059204)
Project Summary:
The applicant is requesting a Hearing Examiner Conditional Use Permit (CUP) to operate a daycare center within an existing commercial structure located at 3507 NE Sunset Blvd (APN 0423059204).
The existing 1,800 sq. ft. building on the site was previously occupied by a medical office. The site is approximately 13,939 sq. ft. in size and is located in the Residential-8 du/ac
(R-8) zone and Residential Medium Density (RMD) land use designation. The site also contains a surface parking area and private road used to access the subject site, the adjacent parcel
to the south, and the adjacent parcel to the west. The applicant proposes to operate the licensed daycare center out of the existing building on the site. Other improvements including
interior building improvements, the installation of new fencing, and the construction of an 1,800 sq. ft. playground area are also proposed. According to the applicant’s submittal documents,
the daycare center would offer childcare for children six (6) weeks to 12 years old and would accommodate approximately 40 children and five (5) staff on-site. Vehicular access to the
site would remain via the existing driveway off 3507 NE Sunset Blvd. City of Renton (COR) Maps indicates no critical areas located on the site. No trees are proposed for removal. The
applicant submitted a Traffic Analysis with the application.
Site Area:
0.32 acres
B. EXHIBITS:
Staff Report to the Hearing Examiner
Site Plan
Conceptual Utility Plan
Traffic Analysis, prepared by PH Consulting, dated April 21, 2025
Project Narrative and Conditional Use Permit Criteria Responses
Advisory Notes
C. GENERAL INFORMATION:
Owner(s) of Record:
3507 Properties, LLC, 1022 148th Ave NE, Bellevue, WA 98007
Zoning Classification:
Comprehensive Plan Land Use Designation:
Existing Site Use:
Vacant commercial building and associated surface parking
Critical Areas:
None
Neighborhood Characteristics:
North:
Multifamily and single-family residences, Residential-10 (R-10) zone and Residential High Density (RHD) land use designation
East:
Single-family residences, R-8 zone and Residential Medium Density (RMD) land use designation
South:
Single-family residences, R-8 zone and Residential Medium Density (RMD) land use designation
West:
Multifamily senior living units, R-10 zone and Residential High Density (RHD) land use designation
Site Area:
0.32 acres
D. HISTORICAL/BACKGROUND:
Action
Land Use File No.
Ordinance No.
Date
Comprehensive Plan
N/A
6153
12/09/2024
Zoning
N/A
6154
12/09/2024
Annexation (Swartz)
A-004-57
1631
08/22/1957
E. PUBLIC SERVICES:
Existing Utilities
Water: Water service will be provided by the City of Renton. There is an existing 12-inch (12”) water main in NE Sunset Blvd that can deliver a maximum flow capacity of 4,500 gallons
per minute (gpm).
Sewer: Sewer service is provided by the City of Renton. There is an existing 24-inch (24”) concrete sewer main and an existing 8-inch (8”) PVC sewer main in NE Sunset Blvd. There is
an existing 8-inch (8”) sewer main located on the parcel.
Surface/Storm Water: The site is slightly sloped up from the northeast to the southwest. There is an existing 12-inch (12”) stormwater main located on the parcel.
Streets: The proposed development fronts NE Sunset Blvd, which is classified as a Principal Arterial with a right-of-way width varying between 100 feet (100’) and 108 feet (108’) in
front of the site.
Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
Chapter 2 Land Use Districts
Section 4-2-020: Purpose and Intent of Zoning Districts
Section 4-2-060: Zoning Use Table – Uses Allowed in the Zoning Designations
Section 4-2-110: Residential Development Standards
Chapter 4 City-Wide Property Development Standards
Chapter 6 Streets and Utility Standards
Section 4-6-060: Street Standards
Chapter 9 Permits – Specific
Section 4-9-030: Conditional Use Permits
Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
Land Use Element
H. FINDINGS OF FACT (FOF):
The Planning Division of the City of Renton accepted the above master application for review on July 31, 2025 and determined the application complete on the same day. The project complies
with the 170-day review period for land use permits requiring both a public notice and a public hearing.
The project site is located at 3507 NE Sunset Blvd (APN 0423059204).
The project site is currently developed with a vacant 1,800 sq. ft. one-story commercial building and associated surface parking.
Access to the site would be provided via two (2) existing driveways off of NE Sunset Blvd. The east driveway would be used for ingress while the west driveway would be used for egress.
The property is located within the Residential Medium Density (RMD) Comprehensive Plan land use designation.
The site is located within the Residential-8 (R-8) zoning classification.
There are no trees located on-site.
No critical areas are mapped on the site.
Minor grading is proposed on the north side of the site where the applicant has proposed the installation of turf in place of the existing grass.
The applicant intends to begin construction following approval of the required land use and building permits.
No public or agency comments were received.
Pursuant to the City of Renton's Environmental Ordinance and WAC 197-11-800, the project is Categorically Exempt from Environmental (SEPA) Review.
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.
Comprehensive Plan Compliance: The site is designated Residential Medium Density (RMD) on the City’s Comprehensive Plan Map. The purpose of the RMD designation applies to areas that
can support high-quality, compact, urban development with access to urban services, transit, and infrastructure, whether through new development or through infill development. The proposal
is compliant with the following development standards if all conditions of approval are met:
Compliance
Comprehensive Plan Analysis
Goal LU-BB: Ensure new development supports a high quality of life with design that is 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 LU-48: Consider scale and context for infill project design to preserve privacy and quality of life for residents.
Zoning Development Standard Compliance: The site is classified Residential-8 (R-8) on the City’s Zoning Map. Development in the R-8 Zone applies to lands suitable for moderate-density
residential uses, including single-family and middle housing, where there is opportunity to reinvest in existing single-family residential neighborhoods through infill development or
the development of new residential plats. The proposal is compliant with the following development standards, as outlined in RMC 4-2-110A, if all conditions of approval are met:
Compliance
R-8 Zone Develop Standards and Analysis
Compliant if CUP approved (See FOF 16)
Use: A day care center is defined as a day care operation licensed by the State of Washington (WAC 388-73-014), for thirteen (13) or more children in any twenty-four (24) hour period,
or any number of children in a nonresidential structure. This definition does not include adult day care/health.
Staff Comment: A Day Care Center, defined per RMC 4-11-040 Definitions D as a day care operation licensed by the State of Washington (WAC 388-73-014), for thirteen (13) or more children
in any twenty-four (24) hour period, or any number of children in a nonresidential structure, is permitted in the R-8 zone with an approved Hearing Examiner Conditional Use Permit. If
the CUP (see FOF 16 for analysis) is approved, the proposed use would be permitted to operate on the R-8 zoned site.
Compliant if CUP approved (See FOF 16)
Use: A day care center is defined as a day care operation licensed by the State of Washington (WAC 388-73-014), for thirteen (13) or more children in any twenty-four (24) hour period,
or any number of children in a nonresidential structure. This definition does not include adult day care/health.
Staff Comment: A Day Care Center, defined per RMC 4-11-040 Definitions D as a day care operation licensed by the State of Washington (WAC 388-73-014), for thirteen (13) or more children
in any twenty-four (24) hour period, or any number of children in a nonresidential structure, is permitted in the R-8 zone with an approved Hearing Examiner Conditional Use Permit. If
the CUP (see FOF 16 for analysis) is approved, the proposed use would be permitted to operate on the R-8 zoned site.
N/A
Density: The allowed density range in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per net acre. 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.
Lot Dimensions: The minimum lot size permitted in the R-8 zone is 5,000 sq. ft. A minimum lot width of 50 feet is required (60 feet for corner lots) and a minimum lot depth of 80 feet
is required.
Staff Comment: No changes to the existing 13,939 sq. ft. (0.32 acres) lot are proposed. The lot is approximately 130 feet (130’) wide and 110 feet (110’) deep and therefore complies
with the lot dimensional requirements for the R-8 zone.
Setbacks: The required setbacks in the R-8 zone are as follows: front yard is 20 feet, side yard is 5 feet, secondary front yard (applies to corner lots) is 15 feet, and the rear yard
is 20 feet.
Staff Comment: The existing building has a front yard setback of approximately 40 feet (40’) along the north property line (NE Sunset Blvd), a rear yard setback of approximately 42 feet
(42’) along the south, and side yard setbacks of approximately 51 feet (51’) on the west and 16 feet (16’) on the east. No changes to the existing building footprint are proposed and
no new structures are proposed. Therefore, the building complies with the setback requirements for the R-8 zone.
Compliance not yet demonstrated
Building Standards: The R-8 zone has a maximum building coverage of 50% and a maximum impervious surface coverage of 65%. In the R-8 zone, a maximum building height of 2 stories with
a wall plate height of 24 feet is permitted. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height. If the
height of wall plates on a building are less than the states maximum the roof may project higher to account for the difference, yet the combined height of both features shall not exceed
the combined maximums. Common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., roofs
pitched less than 4:12, decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall plate height if the projection is stepped back one-and-a-half (1.5) horizontal
feet from each minimum building setback line for each one (1) vertical foot above the maximum wall plate height.
Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g., shed roof) may exceed the stated maximum if the average of wall plate heights is equal or less
than the maximum wall plate height allowed.
Staff Comment: No changes to the exterior of the existing building are proposed. The one-story building is approximately 15 feet (15’) tall.
The existing total lot coverage for the site is approximately 1,800 sq. ft. or 12.9 percent (12.9%). The proposed lot coverage is significantly less than the 50 percent (50%) maximum
and would not change as a result of work proposed.
Based on the significant amount of existing impervious surface coverage including the parking lot, driveways, structure roof and internal sidewalks, staff anticipates the installation
of turf (classified as impervious surface) on the north side of the site may increase the impervious surface coverage above the 65% maximum. Further evaluation of the impervious surface
coverage would be evaluated at the time of formal Building Permit application.
Compliance not yet demonstrated
Building Standards: The R-8 zone has a maximum building coverage of 50% and a maximum impervious surface coverage of 65%. In the R-8 zone, a maximum building height of 2 stories with
a wall plate height of 24 feet is permitted. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height. If the
height of wall plates on a building are less than the states maximum the roof may project higher to account for the difference, yet the combined height of both features shall not exceed
the combined maximums. Common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., roofs
pitched less than 4:12, decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall plate height if the projection is stepped back one-and-a-half (1.5) horizontal
feet from each minimum building setback line for each one (1) vertical foot above the maximum wall plate height.
Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g., shed roof) may exceed the stated maximum if the average of wall plate heights is equal or less
than the maximum wall plate height allowed.
Staff Comment: No changes to the exterior of the existing building are proposed. The one-story building is approximately 15 feet (15’) tall.
The existing total lot coverage for the site is approximately 1,800 sq. ft. or 12.9 percent (12.9%). The proposed lot coverage is significantly less than the 50 percent (50%) maximum
and would not change as a result of work proposed.
Based on the significant amount of existing impervious surface coverage including the parking lot, driveways, structure roof and internal sidewalks, staff anticipates the installation
of turf (classified as impervious surface) on the north side of the site may increase the impervious surface coverage above the 65% maximum. Further evaluation of the impervious surface
coverage would be evaluated at the time of formal Building Permit application.
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: The applicant did not submit a separate landscape plan, but showed the existing landscaping on the site plan (Exhibit 2). According to the site plan, existing landscaping
on the site is limited to manicured grass between the building and NE Sunset Blvd and an unmaintained area with grass and shrubs along the west property line.
Per RMC 4-4-070B, Applicability, the requirements of the landscape section are not applicable to the proposed project. Specifically, per RMC 4-4-070.B.1.f, changes in the use of a property
or remodel of a structure requiring improvements equal to or less than fifty percent (50%) of the assessed property valuation are not required to comply with the landscape requirements.
According to the applicant, the total construction cost of the proposed project is estimated to be approximately $35,000. According to the King County Assessor, the total property valuation
for 2025 was $760,300. Therefore, the proposed improvements are less than fifty percent (50%) of the assessed value ($35,000/$760,600 = 4.6%).
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 based on values for existing or new trees as provided in RMC 4-4-130H.1.b.v.
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: No trees are present on the site and therefore no retention is possible. A minimum of 10 tree credits (0.32 acres x 30 tree credits per acre = 9.6 tree credits, rounded
up to 10) is required. The applicant did not submit a tree credit worksheet or propose the installation of any new trees and therefore compliance with the tree credit standard could
not be determined. Therefore, staff recommends as a condition of approval, the applicant shall submit a tree credit worksheet and tree planting plan with the Building Permit application
that documents compliance with the tree credit requirements. The tree planting plan may be combined with a general landscape plan. The tree credit worksheet and tree planting plan shall
be reviewed and approved by the Current Planning Project Manager prior to the start of construction.
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 based on values for existing or new trees as provided in RMC 4-4-130H.1.b.v.
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: No trees are present on the site and therefore no retention is possible. A minimum of 10 tree credits (0.32 acres x 30 tree credits per acre = 9.6 tree credits, rounded
up to 10) is required. The applicant did not submit a tree credit worksheet or propose the installation of any new trees and therefore compliance with the tree credit standard could
not be determined. Therefore, staff recommends as a condition of approval, the applicant shall submit a tree credit worksheet and tree planting plan with the Building Permit application
that documents compliance with the tree credit requirements. The tree planting plan may be combined with a general landscape plan. The tree credit worksheet and tree planting plan shall
be reviewed and approved by the Current Planning Project Manager prior to the start of construction.
Compliant if condition of approval is met
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 1,800 sq. ft., the applicant is required to provide a minimum of 12 sq. ft. of refuse and recycling enclosure area. However,
100 sq. ft. is the minimum area that must be provided, which exceeds the calculated area based on the per square foot standard. The site plan (Exhibit 2) does not identify any existing
dumpsters or trash enclosures on the site. Therefore, staff recommends as a condition of approval, the applicant submit a revised site plan with the building permit application that
identifies one (1) or more refuse and recyclables enclosures compliant with the size requirements in RMC 4-4-090E.3 or obtain modification approval to reduce the minimum size requirement.
The revised site plan or modification shall be reviewed and approved by the Current Planning Project Manager prior to building permit approval.
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 8 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 NE Sunset Blvd. The applicant has proposed limiting the west entrance to ingress only
and the east entrance to egress only. The applicant would utilize the existing, on-site surface parking lot that wraps around the south and west sides of the building. Per the site plan
(Exhibit 2), the daycare center would have 13 parking spaces on the site for staff, volunteers, and student pick-up/drop-off. Minor restriping is proposed. In their application materials,
the applicant indicated the day care would have approximately five (5) employees serving approximately 40 students. Based on the number of the employees and students, the applicant is
required to provide five (5) spaces, or one (1) for each employee, and three (3) pick-up/drop-off stalls (40 students / 25 students x 2 stalls = 3.2 stalls) for a total of eight (8)
parking stalls.
While the number of stalls provided on-site (13) exceeds the maximum number permitted by code (8), the applicant is not proposing to increase the existing number of stalls, and therefore
the proposal does not intensify or expand the existing parking non-conformity. In addition, the total number of stalls may be reduced at the time of civil construction or building permit
review if areas of the parking lot require reconfiguration to improve circulation and maneuverability.
Compliant if condition of approval is 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: Based on the minimum vehicle parking requirement of eight (8) stalls, the applicant is required to provide a minimum of one (1) bicycle parking space (10% of 8 = 0.8).
Bicycle parking must be designed and located in accordance with RMC 4-4-080F.11, which requires racks to be securely anchored, accessible, and located near primary building entrances
without conflict from vehicle circulation or parking areas.
No bicycle parking was shown on the plans and therefore staff cannot confirm compliance with the City’s bicycle parking standards, including required clearances, weather protection,
and rack design. Therefore, staff recommends, as a condition of approval, the applicant be required to provide detailed plans for a minimum of one (1) bicycle parking space meeting the
standards of RMC 4-4-080F.11. The design, specifications, and placement of the bicycle parking shall be submitted for review and approval by the Current Planning Project Manager prior
to building permit issuance.
Compliance not yet demonstrated
Fences and Retaining Walls: In any residential district, the maximum height of any fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front yard and side
yard along a street setback where the fence shall not exceed forty eight inches (48") in height.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way.
Staff Comment: An existing six-foot (6’) tall wood fence is located adjacent to the east property line and is proposed for retention (Exhibit 2). An existing five-foot (5’) chain-link
fence is located on the south property line and is proposed for removal. The applicant proposes to install a new six-foot (6’) tall wood fence in place of the chain-link fence (Exhibit
2). Two (2) issues related to the fencing were identified by staff. First, the site plan appears to show the chain-link fence proposed for removal as being located on both the applicant’s
property and the adjacent property to the south. The applicant must work with the abutting property owner at 3517 NE Sunset Blvd to ensure fencing on the abutting property is not removed
without prior authorization. Second, the existing wood fence is shown to be taller than four feet (4’) in the front yard setback. The applicant would need to reduce the height of the
existing wood fence to comply with the fence standards for the R-8 zone and to ensure adequate visibility for vehicles exiting the site onto NE Sunset Blvd. The applicant shall demonstrate
compliance with the fence requirements at the time of building permit submittal.
Compliance not yet demonstrated
Fences and Retaining Walls: In any residential district, the maximum height of any fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front yard and side
yard along a street setback where the fence shall not exceed forty eight inches (48") in height.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way.
Staff Comment: An existing six-foot (6’) tall wood fence is located adjacent to the east property line and is proposed for retention (Exhibit 2). An existing five-foot (5’) chain-link
fence is located on the south property line and is proposed for removal. The applicant proposes to install a new six-foot (6’) tall wood fence in place of the chain-link fence (Exhibit
2). Two (2) issues related to the fencing were identified by staff. First, the site plan appears to show the chain-link fence proposed for removal as being located on both the applicant’s
property and the adjacent property to the south. The applicant must work with the abutting property owner at 3517 NE Sunset Blvd to ensure fencing on the abutting property is not removed
without prior authorization. Second, the existing wood fence is shown to be taller than four feet (4’) in the front yard setback. The applicant would need to reduce the height of the
existing wood fence to comply with the fence standards for the R-8 zone and to ensure adequate visibility for vehicles exiting the site onto NE Sunset Blvd. The applicant shall demonstrate
compliance with the fence requirements at the time of building permit submittal.
Conditional Use Analysis: The applicant is requesting a Conditional Use Permit to allow the operation of a day care center in the R-8 zone. The proposal is compliant with the following
conditional use criteria, pursuant to RMC 4-9-030D. Therefore, staff recommends approval of the requested Conditional Use Permit.
Compliance
Conditional Use Criteria and Analysis
Consistency with Plans and Regulations: The proposed use shall be compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the zoning regulations
and any other plans, programs, maps or ordinances of the City of Renton.
Staff Comment: See FOFs 14 and 15 for Comprehensive Plan and zoning regulation compliance.
Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use.
The proposed location shall be suited for the proposed use.
Staff Comment: The applicant contends that there are a very limited number of daycare facilities in this area so there is no concentration of this particular use (Exhibit 5). The existing
building and site can be successfully converted to daycare use, with adequate parking and space for a playground.
Staff concurs with the applicant that the site is suited for the proposed daycare use. The lack of similar facilities in the vicinity means there would not be an overconcentration of
daycares in the immediate area, and the existing building and site improvements can accommodate the proposed use without major redevelopment. The location of the school adjacent to single-family
and multifamily residential units, with children who may attend the school, is appropriate. It would also bring additional activity to an otherwise vacant site, further supporting compatibility
with the neighborhood.
Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use.
The proposed location shall be suited for the proposed use.
Staff Comment: The applicant contends that there are a very limited number of daycare facilities in this area so there is no concentration of this particular use (Exhibit 5). The existing
building and site can be successfully converted to daycare use, with adequate parking and space for a playground.
Staff concurs with the applicant that the site is suited for the proposed daycare use. The lack of similar facilities in the vicinity means there would not be an overconcentration of
daycares in the immediate area, and the existing building and site improvements can accommodate the proposed use without major redevelopment. The location of the school adjacent to single-family
and multifamily residential units, with children who may attend the school, is appropriate. It would also bring additional activity to an otherwise vacant site, further supporting compatibility
with the neighborhood.
Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property.
Staff Comment: The applicant contends that the effect on adjacent properties will be minimal, as the existing driveways would remain in place with a one-way traffic flow to reduce congestion.
The proposed playground would be located at the front of the building, away from property lines, thereby limiting potential noise impacts.
Staff concurs with the applicant that adverse effects on adjacent properties would be limited. The proposed site circulation and playground location help to mitigate noise and traffic
concerns, and the existing site configuration provides sufficient separation from neighboring uses.
Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood.
Staff Comment: The applicant contends that the existing residential-style building and site elements would remain, and the scale and character of the structure are compatible with the
neighborhood.
Staff concurs with the applicant that the proposal would be compatible with surrounding development. The existing structure’s residential appearance, scale, and design allow it to integrate
into the neighborhood without significant visual or character conflicts. In addition, a daycare use is particularly well-suited to this location, as it is situated along a principal
arterial street, which provides direct access for parents and staff while minimizing traffic impacts on local residential streets. At the same time, the site is adjacent to existing
single-family and multifamily residential uses, which are the types of households most likely to benefit from and utilize a neighborhood-scale daycare. This combination of good transportation
access and proximity to residential demand makes the proposed daycare use an appropriate fit for the area.
Parking: Adequate parking is, or will be made, available.
Staff Comment: The applicant contends that per the Traffic and Parking Study, eight (8) parking stalls are required, while thirteen (13) stalls will be provided, thereby ensuring adequate
parking for the proposed daycare use.
Staff concurs with the applicant that the site would provide adequate parking. Although the number of stalls exceeds the code maximum, the project does not increase the existing number
of stalls, and therefore does not expand the existing non-conformity. Parking supply may be adjusted during permitting if reconfiguration is needed to improve maneuverability.
Compliant if condition of approval is met
Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area.
Staff Comment: The applicant submitted a Traffic Analysis, prepared by PH Consulting, dated April 21, 2025 (Exhibit 4), with the application. The report evaluated site access and circulation,
trip generation, and parking demand for the proposed daycare center. According to the analysis, the project is forecast to generate approximately 21 new weekday trips, including 14 trips
during the AM peak hour (6 inbound and 8 outbound) and 13 trips during the PM peak hour (7 inbound and 6 outbound). This level of trip generation is below the City’s threshold for requiring
a full traffic impact analysis and is not expected to create significant impacts to the surrounding street network.
The site plan incorporates a one-way circulation system with separate ingress and egress driveways onto NE Sunset Blvd, which minimizes potential conflict points and improves efficiency.
In addition, an existing pedestrian pathway adjacent to the building provides a safe and direct route from the parking area to the school entrance for children being dropped off.
Staff concurs with the findings of the Traffic Analysis and concludes that the proposed circulation design will generally ensure safe movement for vehicles and pedestrians while minimizing
potential impacts on adjacent streets. However, staff notes that the west driveway is also utilized by the properties at 1414 NE Sunset Blvd (senior living complex) and 3517 NE Sunset
Blvd (single-family residence). It is unclear how the one-way circulation would affect those property owners, or whether existing easement rights allow for such a restriction. In addition,
the proposed parking layout appears relatively constrained, which may affect maneuverability for drivers on-site. Therefore, staff recommends as a condition of approval, the applicant
be required to submit a Traffic Circulation and Management Plan for review and approval by the Current Planning Project Manager prior to the issuance of a building permit. The plan shall
address: (1) the circulation impacts on other property owners utilizing the west driveway; (2) verification of easement rights related to access and circulation; and (3) on-site maneuverability,
given the proposed parking layout. The plan shall identify any necessary design or operational modifications to ensure safe and functional circulation for all users.
Compliant if condition of approval is met
Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area.
Staff Comment: The applicant submitted a Traffic Analysis, prepared by PH Consulting, dated April 21, 2025 (Exhibit 4), with the application. The report evaluated site access and circulation,
trip generation, and parking demand for the proposed daycare center. According to the analysis, the project is forecast to generate approximately 21 new weekday trips, including 14 trips
during the AM peak hour (6 inbound and 8 outbound) and 13 trips during the PM peak hour (7 inbound and 6 outbound). This level of trip generation is below the City’s threshold for requiring
a full traffic impact analysis and is not expected to create significant impacts to the surrounding street network.
The site plan incorporates a one-way circulation system with separate ingress and egress driveways onto NE Sunset Blvd, which minimizes potential conflict points and improves efficiency.
In addition, an existing pedestrian pathway adjacent to the building provides a safe and direct route from the parking area to the school entrance for children being dropped off.
Staff concurs with the findings of the Traffic Analysis and concludes that the proposed circulation design will generally ensure safe movement for vehicles and pedestrians while minimizing
potential impacts on adjacent streets. However, staff notes that the west driveway is also utilized by the properties at 1414 NE Sunset Blvd (senior living complex) and 3517 NE Sunset
Blvd (single-family residence). It is unclear how the one-way circulation would affect those property owners, or whether existing easement rights allow for such a restriction. In addition,
the proposed parking layout appears relatively constrained, which may affect maneuverability for drivers on-site. Therefore, staff recommends as a condition of approval, the applicant
be required to submit a Traffic Circulation and Management Plan for review and approval by the Current Planning Project Manager prior to the issuance of a building permit. The plan shall
address: (1) the circulation impacts on other property owners utilizing the west driveway; (2) verification of easement rights related to access and circulation; and (3) on-site maneuverability,
given the proposed parking layout. The plan shall identify any necessary design or operational modifications to ensure safe and functional circulation for all users.
Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated.
Staff Comment: The applicant contends that no changes to lighting or glare are proposed since the building would remain as-is. The only new noise source would be from the addition of
the outdoor playground, which would be located at the front of the existing building, enclosed by a six-foot (6’) tall fence, and set back at least 15 feet (15’) from shared property
lines.
Staff concurs with the applicant that noise, light, and glare impacts would be minimal. The playground fencing and location would help limit potential noise concerns, and no changes
to lighting or glare are proposed. Any additional mitigation measures, if necessary, can be addressed during Building Permit review.
Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent properties from
potentially adverse effects of the proposed use.
Staff Comment: The applicant contends that existing site landscaping and buffers would remain. The west side of the site includes a 10 to 15-foot-wide (10’-15’) landscape buffer; the
east side has a six-foot (6’) tall wood fence; and the south side would replace an existing chain-link fence with a six-foot (6’) tall solid wood fence to enhance visual separation from
adjacent residences.
Staff concurs with the applicant that existing landscaping and fencing provide adequate buffering for the proposed use. The replacement of the chain-link fence with a solid wood fence
along the south property line would improve screening and compatibility with neighboring residential properties.
Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent properties from
potentially adverse effects of the proposed use.
Staff Comment: The applicant contends that existing site landscaping and buffers would remain. The west side of the site includes a 10 to 15-foot-wide (10’-15’) landscape buffer; the
east side has a six-foot (6’) tall wood fence; and the south side would replace an existing chain-link fence with a six-foot (6’) tall solid wood fence to enhance visual separation from
adjacent residences.
Staff concurs with the applicant that existing landscaping and fencing provide adequate buffering for the proposed use. The replacement of the chain-link fence with a solid wood fence
along the south property line would improve screening and compatibility with neighboring residential properties.
Specific Requirements for Kennels and Pet Day Cares: In addition to the criteria above, the following criteria shall also be considered for kennel and pet day care applications:
a. History: Past history of animal control complaints relating to the applicant’s dogs and cats at the address for which the kennel and/or pet day care is located or to be located. Conditional
Use Permits shall not be issued for kennels or pet day cares to applicants who have previously had such permits revoked or renewal refused, for a period of one year after the date of
revocation or refusal to renew.
b. Standards for Keeping Animals: The applicant or facility owner shall comply with the requirements of RMC 4-4-010, Animal Keeping and Beekeeping Standards. (Ord. 5837, 6-12-2017)
Staff Comment: Not applicable.
Specific Requirements for Secure Community Transition Facilities (SCTF), Crisis Diversion Facilities (CDF) and Crisis Diversion Interim Service Facilities (CDIS): In addition to the
criteria in subsections D1 through D8 of this Section, the following criteria shall be considered for secure community transition facilities, crisis diversion facilities, and interim
service facilities:
a. Whether alternative locations were reviewed and consideration was given to sites that are farthest removed from any risk potential activity;
b. Whether adequate buffering is provided from abutting and adjacent uses;
c. Whether adequate security is demonstrated by the applicant;
d. Whether public input was provided during the site selection process; and
e. For SCTF there is no resulting concentration of residential facility beds operated by the Department of Corrections or the Mental Health Division of the Department of Social and Health
Services, the number of registered sex offenders classified as Level II or Level III, and the number of sex offenders registered as homeless in a particular neighborhood, community,
jurisdiction or region.
Staff Comment: Not applicable.
Specific Requirements for Live-Work Units: In addition to the criteria in subsections D1 through D8 of this Section and the development standards of the zone where the unit(s) is proposed,
the following criteria shall be considered:
a. Each unit shall:
i. Not exceed a maximum of one thousand (1,000) square feet of nonresidential space for commercial activity;
ii. Include all nonresidential space, to the maximum allowed, constructed to commercial building standards;
iii. Provide an internal connection between the residential and nonresidential space within each unit; and
iv. Provide a street presence and pedestrian-oriented facade for the nonresidential space.
b. Only the following uses are allowed within the nonresidential space of a unit:
i. Eating and drinking establishments;
ii. On-site services; and
iii. Retail sales.
c. Within the Residential-14 (R-14) Zone, live-work units shall only be allowed along primary, minor, and collector arterials.
d. Within the Commercial Arterial (CA) Zone, live-work units shall only be allowed at a distance of one hundred fifty feet (150') or greater from an arterial.
Staff Comment: Not applicable.
Availability and Impact on Public Services:
Compliance
Availability and Impact on Public Services Analysis
Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant
provides Code required improvements and fees. Fire impact fees are applicable at the rate of $28.02 per student for daycare use. This fee is paid at the time of Building Permit issuance.
Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water.
Staff Comment: A Geotechnical Report and a Preliminary Technical Information Report (TIR) were not submitted with the CUP Land Use Application, as the total new and replaced impervious
surface area is less than 2,000 sq. ft. (Exhibit 3). The project falls under Simplified Drainage Review and therefore, a Written Drainage Assessment would be required at the time of
building permit application. There is a 2025 System Development Charge of $0.94 per sq. ft. SDC fees are payable at construction permit issuance (Exhibit 6).
Water: No improvements or alterations to the water system are anticipated with the proposed change of use. The project will be required to install a “Storz” adapter on any existing
hydrants within 300 feet (300’) of the site if they are not already equipped with one. A Double Check Valve Assembly (DCVA) shall be installed downstream of the domestic water meter
on-site. If the daycare enrollment exceeds 50 students, a fire sprinkler stub with a Double Check Detector Assembly (DCDA) will also be required for backflow prevention. The DCDA must
be installed in accordance with City standards, either in an underground vault per Standard Plan 350.3 or inside the building with prior approval from the City Plan Reviewer and Water
Utility Department.
The development is subject to applicable water System Development Charges (SDCs) and meter installation fees, which are based on meter size and payable at the time of Civil Construction
Permit issuance. As of 2025, the water SDC fee is $5,025.00 per one-inch (1”) meter. Water service installation is $2,875.00 per one-inch (1”) meter, with an additional $460.00 fee for
a drop-in meter. Fire sprinkler service fees are $671.00 per one-inch (1”) service line, $3,355.00 per one and one-half-inch (1.5”) service line, and $5,368.00 per two-inch (2”) service
line. A credit will be applied for any existing service that is abandoned. Final determination of applicable fees will be made once the meter size is confirmed.
Sanitary Sewer: No improvements or alterations to the sewer system are anticipated with the proposed change of use. The applicant will be required to provide a recorded easement for
the existing sewer main located on the parcel; if no easement is currently in place, a new easement must be granted to the City. The project will also be subject to wastewater System
Development Charges (SDCs) if new or upsized domestic water meters are installed. SDC fees are based on meter size and are payable at the time of construction permit issuance, in accordance
with the current Development Fees schedule. As of 2025, the sewer SDC fees are $4,025.00 for a one-inch (1”) meter, $20,125.00 for a one and one-half inch (1.5”) meter, and $32,200.00
for a two-inch (2”) meter.
I. CONCLUSIONS:
The subject site is located in the Residential Medium Density (RMD) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF
14.
The subject site is located in the Residential-8 (R-8) 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 15.
The proposed Conditional Use Permit complies with the Conditional Use Permit criteria as established by City Code and state law provided all advisory notes and conditions are complied
with, see FOF 16.
There are adequate public services and facilities to accommodate the proposed Conditional Use Permit, see FOF 17.
Key features which are integral to this project include the installation of new six-foot (6’) tall privacy fencing on the south side of the site, limiting impacts to neighbors who use
the west driveway to access their properties, and the installation of new trees to comply with the tree credit requirements.
J. RECOMMENDATION:
Staff recommends approval of the Radiance Learning Center, File No. LUA25-000246, CUP-H, as depicted in the site plan (Exhibit 2), subject to the following conditions:
The applicant shall submit a tree credit worksheet and tree planting plan with the Building Permit application that documents compliance with the tree credit requirements. The tree planting
plan may be combined with a general landscape plan. The tree credit worksheet and tree planting plan shall be reviewed and approved by the Current Planning Project Manager prior to the
start of construction.
The applicant shall submit a revised site plan with the Building Permit application that identifies one (1) or more refuse and recyclables enclosures compliant with the size requirements
in RMC 4-4-090E.3 or obtain modification approval to reduce the minimum size requirement. The revised site plan or modification shall be reviewed and approved by the Current Planning
Project Manager prior to Building Permit approval.
The applicant shall provide detailed plans for a minimum of one (1) bicycle parking space meeting the standards of RMC 4-4-080F.11. The design, specifications, and placement of the bicycle
parking shall be submitted for review and approval by the Current Planning Project Manager prior to Building Permit issuance.
The applicant shall submit a Traffic Circulation and Management Plan for review and approval by the Current Planning Project Manager prior to the issuance of a Building Permit. The plan
shall address: (1) the circulation impacts on other property owners utilizing the west driveway; (2) verification of easement rights related to access and circulation; and (3) on-site
maneuverability given the proposed parking layout. The plan shall identify any necessary design or operational modifications to ensure safe and functional circulation for all users.
CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
Radiance Learning Center
Land Use File Number:
LUA25-000246, CUP-H
Date of Hearing
October 7, 2025
Staff Contact
Alex Morganroth
Principal Planner
Project Contact/Applicant
Clover Schuler / 49040 SE Middle Fork Rd, North Bend, WA 98045 / clover@designbycns.com
Project Location
3507 NE Sunset Blvd, Renton, WA 98056 (APN 0423059204)
The following exhibits are included with the Staff Report to the Hearing Examiner:
Staff Report to the Hearing Examiner
Site Plan
Conceptual Utility Plan
Traffic Analysis, prepared by PH Consulting, dated April 21, 2025
Project Narrative and Conditional Use Permit Criteria Responses
Advisory Notes