HomeMy WebLinkAboutJ_Adjustment_parking_location_perimeter_landscaping_251126_v1
Western Washington Division Eastern Washington Division
165 NE Juniper St., Ste 201, Issaquah, WA 98027 407 Swiftwater Blvd., Cle Elum, WA 98922
Phone: (425) 392-0250 Phone: (509) 674-7433
www.EncompassES.net
Date: November 26, 2025
To: Jill Ding, Senior Plan
From: Encompass Engineering & Surveying
Re: Site Plan Review – Adjustment/Modification of zoning requirements
Tax Parcel 102305-9086
_____________________________________________________________________________________
Project Description
This application proposes to construct a 3-story mixed-use building with below ground parking. The ground floor
consists of a commercial use (daycare), staff offices, program space for tenants and a lobby for residents. The upper
2 floors propose 28-dwelling units of varying sizes from 1-3 bedrooms. Vision House is a non-profit organization that
provides housing and other family services to mothers and their children in need of transitional housing and support.
This proposed building is an expansion of their campus in Renton.
Adjustment/Modifications for Site Plan Review
This is a request for the city to review a modification to the parking location and perimeter landscaping required by
the zoning or design guidelines for development in the CA zone.
Vision House
Adjustment/Modification Requests
11/26/2025
Page 2
#1: Argument for Departure from Parking Location Requirements
Request for modification to surface parking being allowed between the building and front property line
based on the fact that this is an internal lot with no public street frontage.
Proposed Layout: The new mixed use building is located on a land locked parcel 102305 -9086 with no
direct frontage on the public street (Bremerton Ave NE). The new building is located east of parcel
102305-9066 which does have street frontage and provides access drives in to the project site. Both
parcels are owned and operated by the Vision House organization and this new building is an extension
or new phase of their existing building campus. Parking for the ground floor business is being provided
between the new building and the front property line, however, that parking is screened by the existing
building to the west and is not visible from the public street.
Code requirement: In code section 4-3-100, E2 Parking and Vehicular Access, it says in #1: Parking
shall be located so that no surface parking is located between a building and the front property line or a
building and the side property line (when a corner lot). #2 says: Parking shall be located so that it is
screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by
location.
The intent of the Parking and Vehicular Access code is: to provide safe, convenient access;
incorporate various modes of transportation, including public transit, in order to reduce traffic volumes and
other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in reducing
the impacts of parking areas; allow an active pedestrian environment by maintaining contiguous street
frontages, without parking lot siting along sidewalks and building facades; minimize the visual imp act of
parking lots and use access streets and parking to maintain an urban edge to the district.
We are requesting a modification from the code requirement to allow parking between the front property
line and the building on parcel 102305-9086 for the following reasons:
• Due to the new building being located on an internal lot with no street frontage, the front property
line is not located on the City ROW. The code does not want parking between the street and the
building and that is not being proposed.
• The existing building to the west screens the proposed parking, minimizing the visual impact of
the parking lot.
• The daycare will be located on the ground floor of the building and access to the daycare will be
through the front door on the west side of the building. The parking in front of the building
provides safe and convenient access from the parent’s vehicles to the pedestrian walkway and
directly into the building without having to walk through a parking lot.
• Due to the nature of daycare businesses, the parents drop off and pickup will occur mostly in the
morning and evening. There are 12 spots proposed at the front of the building, and this should
provide convenient parking for quick in and out drop-offs and keep traffic moving through the site
without causing any obstructions or impacting the residents or employees as they will be located
behind or under the building. It also means that a good portion of the day these parking spots will
likely be empty and convenient for people going in and out of the building quickly for short visits.
• The remainder of the parking spaces for staff and residents of the mixed-use building will be
provided behind the building and in structured parking below the building. This configuration
allows us to provide a sufficient amount of parking for all of the uses in the proposed building and
provides a higher level of screened parking for vehicles that will be onsite for longer periods of
time.
We request that modification of the code to allow parking between the building and the front property line
be allowed as the intent of the code is still met with the proposed parking layout. We have provided a site
plan to illustrate the proposed parking locations.
Vision House
Adjustment/Modification Requests
11/26/2025
Page 3
#2: Argument for Departure from Perimeter Landscaping
Requirements
Request for modification to the 10-foot perimeter landscaping required at the eastern property line based
on Practical Difficulties and existing conditions.
Proposed Layout: The new mixed-use building will be mostly centered on the parcel to allow for
ingress/egress around the building and the preservation of the wetland buffer at the south property line
and the open space/playground area at the north property line. We are proposing a 5-foot perimeter
landscaping buffer at the east property line which is adjacent to another parking lot with approximately 5-
feet of perimeter landscaping. In addition to the 5-feet of perimeter landscaping, we are proposing severa l
additional landscape islands dispersed through the surface parking on our site, far more area than
required in the code. In addition to that, large landscaping pads are proposed at the north and south ends
of the building to provide additional green space and further enhance the green area bordering the
access drive and pedestrian walkways around the building.
Code Requirement: In code section 4-4-070, F6 Parking Lots, it says: Perimeter Landscaping-All parking
lots shall have perimeter landscaping. See subsection H4 of this section, Perimeter Parking Lot
Landscaping. H4 says: Such landscaping shall be at least ten feet in width as measured from the street
right of way.
We are requesting a reduction of the perimeter landscaping requirement from 10 feet to 5 feet with the
understanding that we will propose additional interior parking lot landscaping in lieu of the 5 -foot shortage
of perimeter landscaping. The following information explains the reasoning for our request and the
alternatives we propose to counter the impact of less perimeter landscaping.
Reasons for reduction:
• The perimeter of this parking lot is not adjacent to a street as it abuts another parking lot for a
commercial site, so we are not screening the parking from the street frontage and pedestrians,
which appears to be the intent of the code.
• The neighboring parcel parking lot has also provided some landscaping at their perimeter lot line
which appears to be about 5 feet. In essence the perimeter landscaping from both parcels
combined will provide 10-feet of perimeter landscaping.
• We are providing a 2-way access road around the building that has a 24-foot width in front of all
perpendicular parking. This provides greater mobility around the site for all types of vehicles and
easy access parking along the east property line. It also keeps a consistent design layout to the
earlier phases of the Vision House campus. Our original design had a 20-foot road access road
as required by fire, but we increased it to 24-feet to meet the requirements of 2-way traffic and
perpendicular parking.
• We had to increase the access road width to 24-feet wide on the west side of the new building to
meet the 2-way traffic and perpendicular parking that is existing and proposed. This further
compressed the available width on the lot to fit the building and required parking spaces.
• The building design has been maximized to provide as many units as possible so that Vision
House can make the most of this investment into the community. Reducing the width of the
building to provide 5 more feet of perimeter landscaping would be to the detriment of the project.
Proposed Alternatives:
• The project is to provide 31 surface parking stalls. The requirement for interior parking lot
landscaping is 15/sf per parking space. That means we are required to provide 4 65sf of interior
parking lot landscaping. We have proposed three 9’x20’ parking islands between parking spots
13-31 which adds up to 540sf of landscaping. There are also two 9’x16’ landscape islands
provided between spots 1-12 which adds up to 288sf of landscaping. This exceeds the required
interior landscaping requirement by 363sf.
Vision House
Adjustment/Modification Requests
11/26/2025
Page 4
• In addition to the landscape islands dispersed through the parking spots, we have proposed
additional landscaping in front of the wetland buffer in the SE corner of the parcel which will be
2,790 SF.
• At the north end of the building, we have proposed 1,297 SF of landscaping that wraps from the
edge parking spot 1 to the NE corner of the building. This provides a nice buffer of landscaping
between the building and the access road.
• At the South end of the building there is an even larger landscaping pad of 2,356 SF that provides
a nice buffer from the access road. We could have proposed additional parking there but would
prefer to add the green space where we can.
We request a reduction of the code requirement from a 10-foot perimeter landscaping requirement down
to 5-feet so that we can maintain the existing building design, maintain a 24-foot drive aisle around the
site for greater accessibility and perpendicular parking on the east property line. We believe that between
our parking lot and the neighboring site to the east there will still be approximately a combined 10 -feet of
landscaping between the sites which would meet the requirement. We also feel that the co de intent of 10-
feet of perimeter landscaping was to provide a buffer of green space between parking lots and the street
ROW way, but this is an interior building lot with no street frontage, so the requirement is unwarranted.
We also believe the additional interior parking lot landscaping and landscaping blocks bordering the
access drive are a much more beneficial alternative to the perimeter landscaping requirement.
Please review our attached site plan which demonstrates the additional proposed interior landscaping
and the limitations of the lot width.
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
Know what's
Call
below.
before you dig.
R
Encompass
Eastern Washington Division
407 Swiftwater Blvd. ▪ Cle Elum, WA 98922 ▪ Phone: (509) 674-7433
Western Washington Division
165 NE Juniper Street, Suite 201 ▪ Issaquah, WA 98027 ▪ Phone: (425) 392-0250
ENGINEERING & SURVEYING
XX
X
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COVER SHEET, SITE & HORIZONTAL CONTROL PLAN
VISION HOUSE
VISION HOUSE PHASE IV
BREMERTON AVE NE
PROJECT TEAM:
SITE DATA:
LEGAL DESCRIPTION:INSTRUMENTATION:
BENCHMARK:
VERTICAL DATUM:
BASIS OF BEARINGS:
HORIZONTAL DATUM:
UTILITY DISTRICT INFORMATION:
CONTRACTOR RESPONSIBILITY:
DISCREPANCIES:
EXISTING UTILITY NOTE:
EARTHWORK QUANTITIES:
FIRE SPRINKLER NOTE:
VICINITY MAP
PARKING NOTE:
NORTH
CONTRACTOR NOTES:
SETBACKS:
PARKING REQUIREMENTS:
PARKING PROPOSED
DESCRIPTION SPOTS QTY
ON-SITE PROPOSED IMPERVIOUS SURFACE:
ON-SITE PROPOSED LANDSCAPE:
OFF-SITE PROPOSED IMPERVIOUS SURFACE:SHEET INDEX
NO.NAME
1 COVER SHEET, SITE & HORIZONTAL CONTROL PLAN
2 SURFACE WATER NOTES
3 WATER & SEWER NOTES
4 TOPOGRAPHIC SURVEY
5 DEMOLITION & TESC PLAN
6 TESC DETAILS
7 OVERALL GRADING PLAN
8 GRADING DETAILS I
9 GRADING DETAILS II
10 OVERALL DRAINAGE PLAN
11 VAULT PLAN
12 GRADING & DRAINAGE PROFILE
13 OVERALL SEWER PLAN
14 OVERALL WATER PLAN
15 SIGNAGE, MAILBOX & CHANNELIZATION PLAN
16 TREE RETENTION-LAND CLEARING (TREE INVENTORY) PLAN
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IN COMPLIANCE WITH CITY OF RENTON STANDARDS
Know what's
Call
below.
before you dig.
R
Encompass
Eastern Washington Division
407 Swiftwater Blvd. ▪ Cle Elum, WA 98922 ▪ Phone: (509) 674-7433
Western Washington Division
165 NE Juniper Street, Suite 201 ▪ Issaquah, WA 98027 ▪ Phone: (425) 392-0250
ENGINEERING & SURVEYING
XX
X
X
X
X
X
X
BR
E
M
E
R
T
O
N
A
V
E
N
E
15
BR
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M
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R
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SIGNAGE, MAILBOX & CHANNELIZATION PLAN
VISION HOUSE
VISION HOUSE PHASE IV
BREMERTON AVE NE
NORTH
UP
UP
B
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C
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D
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2 2
3 3
4 4
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20'-7"30'-0"30'-0"30'-0"30'-0"30'-0"11'-9"
182'-4"
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20'-7"30'-0"30'-0"30'-0"30'-0"30'-0"11'-9"
182'-4"
9'
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9'-0" X 20'-0" 9'-0" X 20'-0" 9'-0" X 20'-0" 9'-0" X 20'-0" 9'-0" X 20'-0" 9'-0" X 20'-0" 9'-0" X 20'-0" 9'-0" X 20'-0" 9'-0" X 20'-0" 9'-0" X 20'-0" 9'-0" X 20'-0" 9'-0" X 20'-0" 9'-0" X 20'-0"
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9'-0" X 20'-0" 9'-0" X 20'-0" 9'-0" X 20'-0" 9'-0" X 20'-0" 9'-0" X 20'-0" 9'-0" X 20'-0"
A-2A
1
A-2B
1
A-2A2
A-2B 2
8'-0" X 20'-0"9'-0" X 20'-0"
VAN ACCESIBLE
2
A-9
1
A-9
BASEMENT
PARKING
LEVEL
STAIR 1
ELEV.
EQUIP.
STAIR 2
HOT
WATER
ROOM
MAIN
ELECTRICAL
ROOM
TRASH
ACCESS
DRIVE AISLE
24'-0" MIN.
DRIVE AISLE
24'-0" MIN.
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STORAGE
BICYCLE
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ELEV.
A.1
A.1
B.1
B.1
B.2
B.2
C.1
C.1
D.1
D.1
E.2
E.2
F.1
F.1
F.2
F.2
G.1
G.1
0.1 0.1
2.1 2.1
3.1 3.1
3.2 3.2
5.1 5.1
2.2 2.2
STORAGE
ROOM
COM.
S
P1
RES.
S
EV
P28
RES.
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EV-C
P29
COM.
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P2
COM.
S
P3
RES.
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P4
RES.
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P5
RES.
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P6
RES.
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P8
RES.
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P7
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P10
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RES.
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RES.
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RES.
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P32
RES.
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P34
RES.
S
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P35
PROJECT
ADA
EV
P27 PROJECT
ADA
P26
PROJECT
ADA V
P25
18 SECURE BIKE SPOTS
(2' X 6')
6'
-
0
"
2'-0"
1 4 8 16
SCALE: 1/8" = 1'-0"
JOB NO.
DATE
10900 NE 8th Street, Suite 1650
Bellevue, Washington 98004
425-453-5388
OVERALL BUILDING PLAN -BASEMENT/PARKING LEVEL
VISION HOUSE CHILDREN'S VILLAGE PHASE IV
1779-001
11/20/25
A-4BREMERTON AVE NE, RENTON WA 98059
1/8" = 1'-0" 1 PLANNING FLOOR PLAN - PARKING TR
U
E
NO
R
T
H
AREA SCHEDULE - GROSS BUILDING AREAS PARKING
NAME LEVEL AREA
CONDITIONED T.O. SLAB PARKING 680 SF
NON-CONDITIONED T.O. SLAB PARKING 15,369 SF
16,049 SF
Df
Df
Df
Df
W Df
Df
W
W
W
W
WW
W
W
W
Df
Df
Df
Df
Df
Df
Df
W
W
W
W
W
WWAZ
AZ
AZ
AZ
AZ
AZ
AZ
AZ
AZ
Eg
Eg
Eg
Eg
RH RH
N
N
N
N La
La
La
MG
MG
MG
DV
DV
DV
DV
DV
DV
FG
FG
FG
Df
Full and Matching
Full and Matching
Full and Matching
Full and Matching
Full and Matching
Full and Matching
Full and Matching
Full and Matching
Full and Matching/Plant 30" o.c.
Viburnum davidii*
Nandina domestica*
Azalea sp. 'Hino Crimson'*
Miscanthus sinensis*
Pennisetum alop. 'Hameln'*
Euonymus fortunei 'Emerald n Gold'*
Lavandula sp.*
Rhododendron 'Purple Splendour'*
Arctostaphyllos uva-ursi*
David Viburnum
Nandina
Evergreen Azalea
Maiden Grass
Ft Grass
Euonymus
Lavender
Rhodie
Kinnikinnik
2 gallon
2 gallon
2 gallon
2 gallon
2 gallon
2 gallon
2 gallon
2 gallon
1 gallonAs req'd
DV
La
*Considered drought tolerant in Pacific Northwest once established
RH
N
FG
AZ
SHRUBS and GROUND COVER
Eg
BOTANICAL NAME COMMON NAME QTY SIZE REMARKS
PLANT SCHEDULE
Lawn
Full and Matching/Plant 30" o.c.Gaultheria shallon*Salal 1 gallonAs req'd
BOTANICAL NAME
Pseudotsuga menziesii
Thuja plicata
Little Leaf Linden 'Chancellor'
Zelkova serrata 'Green Vase'
Ulmus 'Frontier'
Styrax japonicus 'Snowcone'
26
34
8
3
8
0.5
79.5
W
REPLACEMENT TREES
QTY TREE CREDITS
TREES
13
17
4
3
8
2
TREE SIZE
'Large'
'Large'
'Large'
'Medium'
'Medium'
'Small'
CREDIT
PER TREE
2
2
2
1
1
0.25
MG
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
JEFF VARLEY landscape architect
19819 30th Dr SE Bothell Washington 98012
email varley_jeff@hotmail.com phone 425-466-9430
www.varleylandscape.com
VARLEY VARLEY VARLEY
4
0
NORTH 1" = 20'-0"SHEET SIZE 22" x 34"
LANDSCAPE PLAN
L-1
802040
TR-1
TR-2
TREE DRIPLINE
TREE PROTECTION FENCEPROPERTY BOUNDARY
PROPERTY
BOUNDARY
PROPERTY BOUNDARYBUILDING SETBACK
FROM CRITICAL AREA
CRITICAL AREA BUFFER
CRITICAL
AREA
EXISTING
PLAY AREA
NO TREE DUE TO
UNDERGROUND STORM
VAULT