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HomeMy WebLinkAboutERC_Report_Oasis_Academy_Center_260216_v1_FINALDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map ERC_Report_Oasis_Academy_Center_260216_v1_FINAL ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC Meeting Date: February 16, 2026 Project File Number: PR26-000009 Project Name: Oasis Academy Center Land Use File Number: LUA25-000195, ECF, SA-A Project Manager: Mariah Kerrihard, Associate Planner Owner: Estate Highlands LLC, 13415 NE 102nd St, Kirkland, WA 98033 Applicant: Hector Vigna, Legacy Construction Group LLC, 551 S Sullivan St Unit C, Seattle, WA 98108 Contact: Cristhian Arcila, Eleven Siding LLC, 2825 NE 4th Ct, Renton, WA 98056 Project Location: 4508 NE 4th St, Renton, WA 98059 (APN 1023059117) Project Summary: The applicant is requesting an Environmental (SEPA) Review and Site Plan Review for the change of use of an existing building into a day care center. The lot size is 19,867 square feet (0.46 acres). The proposal is to establish a day care center within a two-story, 1,312-gross-square-foot building and a 504- square-foot on-site trailer. The exterior site improvements that are proposed include a 626-square-foot play area. The project site totals 19,867 square feet in area and is located within the Commercial Arterial (CA) zoning designation, the Commercial Mixed Use (CMU) Comprehensive Plan Land Use Designation, the Highlands Community Planning Area and within Urban Design District D. Existing driveway access curb cuts off NE 4th St would be maintained. According to City of Renton (COR) Maps, regulated sensitive slopes (>25% & <=40%) are mapped on the project site, an unnamed Type NS piped stream runs through the site, and a Category III wetland is located within 200 feet (200’) of the project site. Exist. Bldg. Area SF: 1,816 SF Proposed New Bldg. Area (footprint): Proposed New Bldg. Area (gross): N/A N/A Site Area: 19,867 SF (0.46 acres) Total Building Area GSF: 1,816 SF STAFF RECOMMENDATION: Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance - Mitigated (DNS-M). DocusOgn Envelope ID: FFB6F336-7B75-4DAC-8020-35E8974E808F City of Renton Department of Community & Economic Development Oasis Academy Center Staff Report to the Environmental Review Committee LUA25-000195, ECF, SA-A Report of February 16, 2026 Page 2 of 8 ERC_Report_Oasis_Academy_Center_260216_v1_FINAL PART ONE: PROJECT DESCRIPTION / BACKGROUND The applicant is requesting Environmental (SEPA) Review for the change of use of an existing 1,312-square-foot building and a 504-square-foot on-site trailer. The space was previously occupied by PEMCO Insurance. The applicant is proposing to change the building occupancy classification from B occupancy to E occupancy for a daycare center located fully within the existing tenant space. Oasis Academy Center is proposed to operate as a licensed childcare center serving approximately 13-30 children, with an anticipated staffing level of about 6- 10 employees depending on shift coverage, and typical operating hours from 7:00 a.m. to 6:00 p.m., Monday through Friday, remaining closed on weekends and holidays, consistent with the information provided in the project narrative and SEPA Environmental Checklist. The subject property is located on the north side of NE 4th St. The subject property totals 19,867 square feet (0.46 acres), is zoned Commercial Arterial (CA) and lies within the Commercial Mixed Use (CMU) Comprehensive Plan Land Use Designation. As shown on the site plan (Exhibit 2), the site is developed with a two-story, 1,312-gross-square-foot structure, a 504-square-foot on-site trailer, asphalt parking, and associated site improvements. Surrounding land uses and zoning are illustrated on the Neighborhood Detail Map (Exhibit 3). Additional details regarding proposed operations, enrollment, and hours are provided in the project narrative (Exhibit 5). Access is provided via the existing driveway off NE 4th St. The project site has a total of nine (9) parking spaces, which would be used for staff parking, parent/guardian pick-up and drop-off as well as ADA accessible stalls. The existing building has a maximum height of 14 feet 8 inches (14’8”). Exterior changes are limited to replacement of damaged siding with in-kind materials, accessibility upgrades, new perimeter fencing, rehabilitation of existing landscaped areas and a new 626-square-foot fenced play area at the same elevation as the main floor. All other improvements would be interior to the tenant’s space. The existing trailer near the west property line would be used exclusively for storage and as a staff break room. Domestic water service to the trailer would be permanently disconnected, and the trailer would not be used for childcare, instruction, or habitation. Existing asphalt pavement totaling approximately 5,628 square feet will remain unchanged. No new asphalt paving, grading, or expansion of impervious surfaces is proposed. The applicant submitted an Environmental Checklist, Wetland and Stream Study, Technical Information Report, and a Trip Generation Assessment to evaluate the application. PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Environmental Threshold Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: Issue a Determination of Non-Significance-Mitigated (DNS-M) with a 14-day Appeal Period. B. Mitigation Measures 1. The applicant shall submit an Inadvertent Discovery Plan (IDP) prepared by a qualified professional with the civil construction permit for review and approval by the Current Planning Project Manager prior to permit issuance. In addition, the applicant shall provide notification to Tribes’ cultural committee prior to the start of construction. Docusign Envelope ID: FFB6F336-7B75-4DAC-8020-35E8974E808F City of Renton Department of Community & Economic Development Oasis Academy Center Staff Report to the Environmental Review Committee LUA25-000195, ECF, SA-A Report of February 16, 2026 Page 3 of 8 ERC_Report_Oasis_Academy_Center_260216_v1_FINAL C. Exhibits Exhibit 1: Environmental Review Committee (ERC) Report Exhibit 2: Site Plan Exhibit 3: Neighborhood Detail Map Exhibit 4: SEPA Environmental Checklist, dated February 5, 2026 Exhibit 5: Project Narrative Exhibit 6: Parking Analysis Exhibit 7: Landscape Plan Exhibit 8: Tree Retention and Tree Credit Worksheet Exhibit 9: Wetland and Stream Study, prepared by Altman Oliver Associates, LLC, dated May 21, 2025 Exhibit 10: Transportation Concurrency Memorandum Exhibit 11: Trip Generation Assessment, prepared by Health & Associates, dated March 5, 2025 Exhibit 12: Architectural Conceptual Rendering Exhibit 13: Utility Plan Exhibit 14: Technical Information Report Exhibit 15: Septic Abandonment Report Exhibit 16: Septic Decommissioning Report Exhibit 17: Sewer Camera Inspection Report Exhibit 18: Duwamish Tribe Comment Letter, dated July 15, 2025 Exhibit 19: Staff Response Email to Duwamish Tribe Comment Letter, dated July 16, 2025 Exhibit 20: Advisory Notes D. Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Earth Impacts: The project site is a fully developed commercial property with established parking and driveway access. The site is characterized by gently sloping topography, with overall slopes generally less than approximately five percent (5%), and steeper slopes associated with the mapped wetland and stream area located away from the proposed work. The site contains natural soils typical of the region, including a mix of clay and sandy loam, particularly within the wetland buffer area. No grading, excavation, or large-scale removal of soil is planned, and ground disturbance is limited to minor improvements within previously developed areas. Soil and slope conditions in and around the on-site Category III wetland and associated stream, including identification of the steeper mapped slopes located away from proposed work areas, are documented in the Wetland and Stream Study prepared by Altman Oliver Associates, LLC (Exhibit 9). Given the site’s existing development and Docusign Envelope ID: FFB6F336-7B75-4DAC-8020-35E8974E808F City of Renton Department of Community & Economic Development Oasis Academy Center Staff Report to the Environmental Review Committee LUA25-000195, ECF, SA-A Report of February 16, 2026 Page 4 of 8 ERC_Report_Oasis_Academy_Center_260216_v1_FINAL limited disturbance, potential erosion and earth-related impacts are minimal. No significant erosion is anticipated due to clearing, construction, or future use of the property. No further site-specific mitigation is required for the identified impacts beyond implementation of standard construction best management practices and compliance with applicable grading and erosion control requirements. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. 2. Air Impacts: It is anticipated that some temporary air quality impacts could occur during construction due to exhaust emissions from construction worker vehicles, construction equipment, and limited soil disturbance. Dust control measures, such as watering exposed soil and minimizing idling of construction equipment would be implemented during construction. These impacts would be short-term and typical of small-scale tenant improvement and site work in an urbanized setting. Long-term, the daycare use is not expected to generate notable air emissions beyond normal vehicle trips associated with staff, parents, and guardians. No further site-specific mitigation for the identified impacts from typical vehicle and construction exhaust is required. Mitigation Measures: No further mitigation is recommended. Nexus: Not applicable. 3. Water a. Surface Water (including streams, rivers, wetlands, lakes) Impacts: Critical areas mapping and the Wetland and Stream Study identify an on-site Category III wetland, its associated buffer, and a non-fish-bearing (Ns) stream on or near the project site. The on-site Category III wetland, associated buffer, and non-fish bearing stream are documented in the Wetland and Stream Study (Exhibit 9). The applicant has provided Wetland Buffer Avoidance Documentation demonstrating that all proposed improvements including the daycare tenant space, trailer use, play area, and associated site features are located outside regulated critical areas and buffers within a clearly identified no-disturbance zone. No grading, vegetation removal, or construction activities are proposed within the wetland, stream, or buffer areas, and no new stormwater outfalls or discharge points to these features are proposed. Existing trees, tree retention, and tree credit calculations associated with critical area buffers and site landscaping are documented in the Tree Retention and Tree Credit Worksheet (Exhibit 8). As a result, no direct impacts to regulated surface waters or critical area functions are anticipated. Mitigation Measures: No further mitigation is recommended. Nexus: Not applicable. b. Groundwater Impacts: The proposal does not include deep excavation, dewatering, or installation of subsurface discharge facilities beyond the existing utility connections that serve the site. Ground disturbance is limited to minor footing work and small improvements within already developed areas, and the environmental checklist does not identify any known contamination or groundwater wells on the site. Groundwater impacts are therefore not anticipated. Mitigation Measures: No further mitigation is recommended. Docusign Envelope ID: FFB6F336-7B75-4DAC-8020-35E8974E808F City of Renton Department of Community & Economic Development Oasis Academy Center Staff Report to the Environmental Review Committee LUA25-000195, ECF, SA-A Report of February 16, 2026 Page 5 of 8 ERC_Report_Oasis_Academy_Center_260216_v1_FINAL Nexus: Not applicable. c. Water Runoff (including stormwater) Impacts: Stormwater runoff would continue to originate from existing impervious surfaces, including the building roof, asphalt pavement, and walkways. No new asphalt paving, concrete slabs, or sealed surfaces are proposed, and existing drainage patterns and the on-site stormwater collection system would remain in place. Runoff would continue to be collected via existing roof drains and surface flow to on-site inlets and conveyed to the municipal stormwater system, with no new discharge points and no direct discharge to wetlands or streams. The proposed 626-square-foot outdoor play area would not include a concrete slab, asphalt, membrane, or any other impermeable base beneath the play area. Proposed fencing locations and landscape areas adjacent to the play area and parking are shown on the Landscape Plan (Exhibit 7). As designed, the project is not anticipated to increase stormwater quantity or alter drainage patterns in a manner that would adversely affect downstream systems or critical areas. Best management practices, including maintenance of existing stormwater infrastructure, limiting soil disturbance during construction, and implementing erosion and sediment control as needed, would be used to reduce stormwater impacts. Compliance with the 2022 Renton Surface Water Design Manual and any conditions imposed through Development Engineering review would be required at building permit review; if new impervious surface is added at that time, the project shall comply with all applicable requirements of the then-current Renton Surface Water Design Manual. Mitigation Measures: No further mitigation is recommended. Nexus: Not applicable. 4. Environmental Health a. Environmental Health Hazards Impacts: The project involves interior tenant improvements and minor exterior work for the proposed playground area, with no industrial processes or use of hazardous substances proposed. Normal daycare operations would not generate hazardous or toxic materials beyond small quantities of typical cleaning products, which would be stored and used in accordance with manufacturer instructions. The checklist does not identify known contaminated sites or hazardous waste handling on the property. If asbestos-containing materials, lead-based paint, or other regulated building materials are encountered during renovation, they would be managed under applicable state and federal requirements. Mitigation Measures: No further mitigation is recommended. Nexus: Not applicable. b. Noise Impacts: Short-term construction activity-related noise impacts would primarily result from the proposed playground and interior improvements proposed as part of the project. Construction activity hours are restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall be permitted on Sundays. Haul hours shall be restricted to the hours between eight-thirty (8:30) a.m. and three-thirty (3:30) p.m., Monday through Friday unless otherwise approved in advance by the Development Services Division. All noise levels would be required to comply with City of Renton code (Chapter 7 Noise Level Regulations) and Washington Administrative Code (WAC 173-60, Maximum Environmental Docusign Envelope ID: FFB6F336-7B75-4DAC-8020-35E8974E808F City of Renton Department of Community & Economic Development Oasis Academy Center Staff Report to the Environmental Review Committee LUA25-000195, ECF, SA-A Report of February 16, 2026 Page 6 of 8 ERC_Report_Oasis_Academy_Center_260216_v1_FINAL Noise Levels). The anticipated temporary noise impacts would be those commonly associated with mixed-use construction. Long-term, outdoor play activity and vehicle noise from drop-off and pick-up would occur during daytime hours and are typical for a small daycare in the Commercial Arterial (CA) zone; no significant noise impacts are anticipated. No further site- specific mitigation is proposed. Mitigation Measures: No further mitigation is recommended. Nexus: Not applicable. 5. Aesthetics Impacts: The project retains the existing commercial building and trailer and does not change overall building height or architectural character. Exterior modifications are limited to in-kind replacement of damaged siding, accessibility improvements, installation of a small, fenced play area, perimeter fencing, and rehabilitation of existing landscaping, all of which are compatible with the surrounding commercial development pattern along NE 4th St. The overall architectural concept, facade treatments, and site layout are illustrated in the Architectural Conceptual Renderings (Exhibit 12), and building and site improvements, including fencing and planting, are depicted on the Landscape Plan (Exhibit 7). No significant adverse aesthetic impacts are anticipated. Mitigation Measures: No further mitigation is recommended. Nexus: Not applicable. 6. Light and Glare Impacts: The project site is located within a developed Commercial Arterial (CA) zone with existing ambient lighting from nearby commercial uses and NE 4th St. The proposal does not include new exterior lighting. The Duwamish Tribe has requested that any permanent lighting associated with the project be dark-sky compliant to reduce light pollution and protect night-sky conditions important to traditional cultural practices (Exhibit 18). With appropriate fixture selection and aiming, no significant adverse light and glare impacts are anticipated. The applicant contends that any new or modified outdoor lighting would be shielded and directed downwards to prevent spillovers onto adjacent properties. Mitigation Measures: No further mitigation is recommended. Nexus: Not applicable. 7. Historic and Cultural Preservation Impacts: The project site is located within the ancestral lands of the Duwamish people. Staff received a comment from the Duwamish Tribal Historic Preservation Office (Exhibit 18) during the 14-day public comment period identifying the area as culturally significant with a low probability of encountering unknown archaeological deposits. The DAHP WISAARD predictive model indicates a moderately low risk for encountering archaeological resources depending on project parameters. This letter notes that this area is considered culturally significant and that there are three (3) historical and ancestral Duwamish place names within about one (1) mile of the project location. The Duwamish Tribe requested that an Inadvertent Discovery Plan (IDP) be provided for the proposed project if any groundbreaking activity occurs below fill, topsoil, or other impervious surfaces into native soil, due to the potential for archaeological resources being discovered on the project site. To ensure that any archaeological deposits are managed appropriately, staff recommends, as a SEPA mitigation measure, that the applicant submit an Inadvertent Discovery Plan (IDP) prepared by a qualified professional with the building permit for review and approval by the Current Planning Docusign Envelope ID: FFB6F336-7B75-4DAC-8020-35E8974E808F City of Renton Department of Community & Economic Development Oasis Academy Center Staff Report to the Environmental Review Committee LUA25-000195, ECF, SA-A Report of February 16, 2026 Page 7 of 8 ERC_Report_Oasis_Academy_Center_260216_v1_FINAL Project Manager prior to permit issuance. In addition, the applicant shall provide notification to Tribes’ cultural committee prior to the start of construction. Mitigation Measures: The applicant shall submit an Inadvertent Discovery Plan (IDP) prepared by a qualified professional with the building permit for review and approval by the Current Planning Project Manager prior to permit issuance. The applicant shall provide notification to Tribes’ cultural committee prior to the start of construction. Nexus: City of Renton Comprehensive Plan Goals and Policies LU-AA, LU-44, and LU-45; Chapter 27.53 RCW, Archaeological Sites and Resources; Chapter 27.44 RCW, Indian Graves and Records; Chapter 197-11 WAC, SEPA Rules; and Duwamish Tribe Comment Letter, dated July 16, 2025. 8. Transportation Impacts: The applicant submitted a Trip Generation Assessment, prepared by Heath & Associates, dated March 5, 2025 (Exhibit 11), with the project application. In addition, a Transportation Concurrency Memorandum, prepared by Development Engineering, dated July 23, 2025 (Exhibit 10), was completed to assess the proposal’s transportation impacts. The Trip Generation Assessment applies ITE Trip Generation Manual (11th Edition) Land Use Code 565 (Day Care Center) to the proposed daycare and Land Use Code 712 (Small Office Building) to the existing office use, using building square footage as the input variable. Using ITE average rates, the proposed daycare is estimated to generate 87 gross new daily trips, 20 gross AM peak-hour trips, and 20 gross PM peak-hour trips, with the previous office use providing trip credit; this results in approximately 61 net new daily trips, 17 net new AM peak-hour trips (8 entering, 9 exiting), and 16 net new PM peak-hour trips (8 entering, 8 exiting). The assessment also notes that ITE data indicates that a portion of daycare trips may be pass-by, meaning some peak-hour traffic may already be present on the street system and not represent fully new trips. On-site parking supply and demand for the daycare use are evaluated in the Parking Analysis (Exhibit 6), which indicates that existing parking can accommodate staff and parent/guardian pick-up and drop-off. The daycare would utilize existing driveway access on NE 4th St, on-site parking, and a designated drop-off/pick-up area, and the surrounding corridor includes sidewalks and crosswalks that provide pedestrian and ADA-accessible connections to the site. The City’s Transportation Concurrency Memorandum (Exhibit 10) finds that the development would generate an increase of approximately 61 weekday daily trips, 17 weekday AM peak-hour trips, and 16 weekday PM peak-hour trips and confirms that the project passes the City of Renton Traffic Concurrency Test under RMC 4-6-070D, with sufficient citywide trip capacity remaining. The Trip Generation Assessment, Traffic Impact Analysis, and Transportation Concurrency Memorandum indicate that the project complies with City of Renton transportation requirements and is not expected to create adverse transportation impacts. Required transportation mitigation would consist of payment of applicable transportation impact fees and completion of frontage and any site-specific street improvements identified through land use and permit review; no additional SEPA-specific transportation mitigation is recommended. Mitigation Measures: No further mitigation is recommended. Nexus: Not applicable. 9. Public Services Impacts: The project may increase demand for police, fire, and emergency medical services consistent with a small daycare facility in an existing commercial area. Renton Regional Fire Authority and other departments have reviewed the proposal, and no significant adverse impacts to public services have been identified; the site can be served with existing fire access and water supply subject to standard conditions. Fire access and water supply conditions are identified in the Advisory Notes (Exhibit 20). Docusign Envelope ID: FFB6F336-7B75-4DAC-8020-35E8974E808F City of Renton Department of Community & Economic Development Oasis Academy Center Staff Report to the Environmental Review Committee LUA25-000195, ECF, SA-A Report of February 16, 2026 Page 8 of 8 ERC_Report_Oasis_Academy_Center_260216_v1_FINAL Mitigation Measures: No further mitigation is recommended. Nexus: Not applicable. 10. Utilities Impacts: The property is currently served by City of Renton water, sewer, and stormwater systems, as well as by franchise utilities such as power and telecommunications. The change of use and modest increase in occupancy associated with the daycare can be accommodated within existing utility capacity, although side sewer CCTV, decommissioning of any existing septic system, and minor system adjustments may be required through Development Engineering review. Existing and proposed utility connections, locations of water, sewer, and storm lines, and on-site service configurations are shown on the Utility Plan (Exhibit 13). Development Engineering conditions regarding side sewer inspection, potential septic decommissioning, and any necessary utility upgrades are included in the Advisory Notes (Exhibit 20). No new off-site utility extensions are proposed, and no adverse utility impacts are anticipated. Mitigation Measures: No further mitigation is recommended. Nexus: Not applicable. E. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report and/or “Advisory Notes” to the applicant. ✓ Copies of all Review Comments are contained in the Official File and may be attached to this report. The Environmental Determination decision will become final if the decision is not appealed within the 14- day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on March 2, 2026. 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. Docusign Envelope ID: FFB6F336-7B75-4DAC-8020-35E8974E808F CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE EXHIBITS Project Name: Oasis Academy Center Land Use File Number: LUA25-000195, ECF, SA-A Date of Meeting February 16, 2026 Staff Contact Mariah Kerrihard Associate Planner Project Contact/Applicant Cristhian Arcila, Eleven Siding LLC, 2825 NE 4th Ct, Renton, WA 98056 Project Location 4508 NE 4th St, Renton, WA 98059 (APN 1023059117) The following exhibits are included with the ERC Report: Exhibit 1:Environmental Review Committee (ERC) Report Exhibit 2:Site Plan Exhibit 3:Neighborhood Detail Map Exhibit 4:SEPA Environmental Checklist, dated February 5, 2026 Exhibit 5:Project Narrative Exhibit 6:Parking Analysis Exhibit 7:Landscape Plan Exhibit 8:Tree Retention and Tree Credit Worksheet Exhibit 9:Wetland and Stream Study, prepared by Altman Oliver Associates, LLC, dated May 21, 2025 Exhibit 10:Transportation Concurrency Memorandum Exhibit 11:Trip Generation Assessment, prepared by Health & Associates, dated March 5, 2025 Exhibit 12:Architectural Conceptual Rendering Exhibit 13:Utility Plan Exhibit 14:Technical Information Report Exhibit 15:Septic Abandonment Report Exhibit 16:Septic Decommissioning Report Exhibit 17:Sewer Camera Inspection Report Exhibit 18:Duwamish Tribe Comment Letter, dated July 15, 2025 Exhibit 19:Staff Response Email to Duwamish Tribe Comment Letter, dated July 16, 2025 Exhibit 20:Advisory Notes Docusign Envelope ID: FFB6F336-7B75-4DAC-8020-35E8974E808F