HomeMy WebLinkAboutD_Oasis_Academy_Center_FINALDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
D_Oasis_Academy_Center_FINAL
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: March 27, 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 Environmental (SEPA) Review and Administrative Site
Plan Review to convert the existing building into a day care center. The subject
property is located at 4508 NE 4th St and is comprised of one (1) parcel (APN
1023059117). The approximately 19,867 square foot (0.46 acres) site has public
street frontage on NE 4th St. The site is located within the Commercial Arterial
(CA) zoning district, Urban Design District D, and the Highlands Community
Planning Area. The privately owned site is developed with a two-story, 1,312-
gross-square-foot building, a 504-square-foot on-site trailer, asphalt parking,
and associated site improvements. The proposal is to establish a day care center
within the existing building and utilize the trailer for storage, with exterior
changes limited to a new fenced play area, accessibility upgrades, replacement
of damaged siding with in-kind materials, perimeter fencing, and rehabilitation
of existing landscaped areas. Access to the building is proposed via the existing
driveway curb cut off NE 4th St. Existing asphalt pavement totaling
approximately 5,628 square feet will remain unchanged. No new asphalt paving,
grading, or expansion of impervious surfaces is proposed. According to City of
Renton (COR) Maps, the site contains regulated sensitive slopes (25-40%), an
unnamed Type Ns (non-fish-bearing) piped stream, and is located within 200 feet
(200’) of a Category III wetland. The applicant submitted a SEPA Environmental
Checklist, Wetland and Stream Study, Technical Information Report, and Trip
Generation Assessment with the application.
Site Area: 19,867 SF (0.46 acres)
Docusign Envelope ID: F4D746D5-9DC7-4B1F-850E-68F13C75D21B
City of Renton Department of Community & Economic Development
Oasis Academy Center
Administrative Report & Decision
LUA25-000195, ECF, SA-A
Report of March 27, 2026 Page 2 of 41
D_Oasis_Academy_Center_Final
Project Location Map
B. EXHIBITS:
Exhibit 1-20: As shown in the Environmental Review Committee (ERC) Report
Exhibit 21: Administrative Decision
Exhibit 22: On Hold Letter, dated July 23, 2025
Exhibit 23: Off Hold Letter, dated November 13, 2025
Exhibit 24: On Hold Letter, dated November 25, 2025
Exhibit 25: Off Hold Letter, dated January 12, 2026
Exhibit 26: King County Wastewater Treatment Division Comment Letter, dated February 19,
2026
Exhibit 27: Staff Response Email to KCWTD Comment Letter, dated February 24, 2025
Exhibit 28: Environmental Determination of DNS-M, dated February 16, 2026
C. GENERAL INFORMATION:
1. Owner(s) of Record: Estate Highlands LLC
13415 NE 102nd St, Kirkland, WA 98033
2. Zoning Classification: Commercial Arterial (CA)
Urban Design District D
3. Comprehensive Plan Land Use
Designation:
Commercial Mixed Use (CMU)
4. Existing Site Use: Office, General
Docusign Envelope ID: F4D746D5-9DC7-4B1F-850E-68F13C75D21B
City of Renton Department of Community & Economic Development
Oasis Academy Center
Administrative Report & Decision
LUA25-000195, ECF, SA-A
Report of March 27, 2026 Page 3 of 41
D_Oasis_Academy_Center_Final
5. Critical Areas: Category III Wetland (within 200 feet), Type NS
piped stream on-site (non-fish bearing), Regulated
Sensitive Slopes (25-40%)
6. Neighborhood Characteristics:
a. North: Vacant; Commercial & Mixed Use (CMU) Comprehensive Plan Designation and
Commercial Arterial (CA) zone
b. East: Vacant; Commercial & Mixed Use (CMU) Comprehensive Plan Designation and
Commercial Arterial (CA) zone
c. South: NE 4th St; Drive-In/Drive-Through Retail or Service; Commercial & Mixed Use
(CMU) Comprehensive Plan Designation and Commercial Arterial (CA) zone
d. West: Vacant; Commercial & Mixed Use (CMU) Comprehensive Plan Designation and
Commercial Arterial (CA) zone
7. Site Area: 19,867 SF (0.46 acres)
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 6153 01/01/2025
Zoning N/A 6160 06/24/2025
Annexation (Wescott) A-78-001 3553 06/17/1981
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. There is an existing eight-inch (8”)
Cast Iron city water main located in NE 4th St that can deliver a maximum flow capacity of 2,500
gallons per minute (GPM).
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 24-inch (24”) gravity
wastewater main located in NE 4th St. There is an existing eight-inch (8”) gravity wastewater
main located to the north of the project site. There is an existing six-inch (6”) PVC sewer stub
connecting to the eight-inch (8”) sewer main to the north.
c. Surface/Storm Water: There is an existing twelve-inch (12”) private stormwater main that runs
in the east-west direction and is located approximately in the middle of the site below the
proposed outdoor storage area. The storm system conveys a stream that drains a large
upstream tributary area that includes wetlands and floodplains.
2. Streets: The proposed development fronts NE 4th St along the south property line which is classified
as a Principal Arterial Road. The existing ROW width is approximately eighty-four feet (84’).
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Zoning District – Uses and Standards
Docusign Envelope ID: F4D746D5-9DC7-4B1F-850E-68F13C75D21B
City of Renton Department of Community & Economic Development
Oasis Academy Center
Administrative Report & Decision
LUA25-000195, ECF, SA-A
Report of March 27, 2026 Page 4 of 41
D_Oasis_Academy_Center_Final
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations
c. Section 4-2-110: Residential Development Standards
d. Section 4-2-115: Residential Design and Open Space Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Areas Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 9 Permits - Specific
a. Section 4-9-070: Environmental Review Procedures
b. Section 4-9-200: Master Plan and Site Plan Review
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on June
18, 2025 and determined the application complete on July 14, 2025. Upon deeming the land use
application complete, the city issued a Notice of Application, which was mailed to the applicant,
property owner, and all property owners and tenants of record within three hundred feet (300’) of the
site. The Notice of Application was also posted on the city’s website and on a notice board installed
at the project site, consistent with Renton Municipal Code (RMC) 4-8-090C. During the review
process, staff placed the project on hold on July 23, 2025 to request additional information, then the
project was taken off hold on November 13, 2025. The project was put on hold again on November
25, 2025. The applicant submitted the requested materials, and the project was taken off hold on
January 12, 2026 (Exhibits 22-25). The project complies with the Type II 100-day review time period.
2. The project site is located at 4508 NE 4th St, Renton, WA 98059 (APN 1023059117).
3. The project site is currently developed with a two-story, 1,312-square-foot building, a 504-square-
foot on-site trailer, asphalt parking, and associated site improvements. The existing building was
previously occupied by PEMCO Insurance.
4. Access to the site would be provided via the existing driveway curb cut on NE 4th St.
5. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use
designation.
6. The site is located within the Commercial Arterial zoning classification, and Urban Design District D.
7. The applicant is proposing to retain all existing trees on-site.
Docusign Envelope ID: F4D746D5-9DC7-4B1F-850E-68F13C75D21B
City of Renton Department of Community & Economic Development
Oasis Academy Center
Administrative Report & Decision
LUA25-000195, ECF, SA-A
Report of March 27, 2026 Page 5 of 41
D_Oasis_Academy_Center_Final
8. The site is mapped with regulated sensitive slopes (25-40%), an unnamed Type Ns (non-fish-bearing)
piped stream on-site, and a Category III wetland located within two hundred feet (200') of the project
site.
9. No fill, excavation or grading is proposed.
10. The applicant is proposing to begin tenant improvements following permit approval.
11. The applicant is proposing to begin construction in spring of 2026.
12. Staff received comments from the Duwamish Tribe (Exhibit 18) and King County Wastewater
Treatment Division (KCWTD) (Exhibit 26). Staff responded to the comments (Exhibit 19 and 27) and
notified the applicant of the comments. No other public or agency comments were received.
13. 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 (Exhibit 20).
14. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as
amended), on February 16, 2026, the Environmental Review Committee issued a Determination of
Non-Significance - Mitigated (DNS-M) for the Oasis Academy Center (Exhibit 28). The DNS-M
included one (1) mitigation measure. A 14-day appeal period commenced on February 16, 2026, and
ended on March 2, 2026. No appeals of the threshold determination have been filed as of the date of
this report.
15. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee
(ERC) issued the following mitigation measures with the Determination of Non-Significance –
Mitigated:
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.
16. Comprehensive Plan Compliance: The site is designated Commercial & Mixed Use (CMU) on the
City’s Comprehensive Plan Map. The purpose of the CMU designation is to place areas with
established commercial and office areas near principle arterials within the Commercial and Mixed
Use (CMU) land use designation. Allow residential uses as part of mixed-use developments and
support new office and commercial development that is more intensive than what exists to create a
vibrant district and increase employment opportunities. The intention of this designation is to
transform strip commercial development into business districts through the intensification of uses
and with cohesive site planning, landscaping, signage, circulation, parking, and the provision of
public amenity features. The project proposal complies with the following Comprehensive Plan
Goals and Policies if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Goal LU-U: Preserve, protect, and enhance the quality and functions of the City’s
sensitive areas including lakes, rivers, streams, intermittent stream courses and
their floodplains, wetlands, aquifer, wildlife habitats, and areas of seismic and
geological hazards.
Policy LU-27: Minimize erosion and sedimentation in and near sensitive areas by
requiring appropriate construction techniques and resource practices, such as
low impact development.
Docusign Envelope ID: F4D746D5-9DC7-4B1F-850E-68F13C75D21B
City of Renton Department of Community & Economic Development
Oasis Academy Center
Administrative Report & Decision
LUA25-000195, ECF, SA-A
Report of March 27, 2026 Page 6 of 41
D_Oasis_Academy_Center_Final
17. Zoning Development Standard Compliance: The purpose of the Commercial Arterial (CA) zone is
to evolve from “strip commercial” linear business districts to business areas characterized by
enhanced site planning and pedestrian orientation, incorporating efficient parking lot design,
coordinated access, amenities and boulevard treatment with greater densities. The CA zone
provides for a wide variety of retail sales, services, and other commercial activities along high-
volume traffic corridors. Residential uses may be integrated into the zone through mixed-use
buildings. The proposal is compliant with the following development standards, as outlined in
Renton Municipal Code (RMC) 4-2-120A, if all conditions of approval are met:
Goal LU-FF: Strengthen the visual identity of Renton and its Community Planning
Areas and neighborhoods through quality design and development.
Policy LU-31: Maintain or increase the quantity and quality of wetlands. Ensure no
net reduction of wetlands due to development.
Policy LU-55: Preserve natural landforms, vegetation, distinctive stands of trees,
natural slopes, and scenic areas that contribute to the City’s identity, preserve
property values, and visually define the community and neighborhoods.
Compliance CA Zone Development Standards and Analysis
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. Day Care
Center is a permitted use within the commercial arterial (CA) zone.
Staff Comment: A Day Care Center is 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. The existing use is office, general, which
is permitted within the CA zone. The proposed day care center use is also
permitted in the CA zone and is consistent with the site’s Commercial Mixed Use
(CMU) Comprehensive Plan land use designation.
Lot Dimensions: The minimum lot size required in the CA zone is 5,000 sq. ft.
There are no minimum lot width or depth requirements.
Staff Comment: The existing parcel is approximately 19,867 square feet (0.46
acres), which exceeds the minimum lot size requirement for the CA zone. No
subdivision of the project site is proposed.
N/A
Density: The minimum density required in the CA zone is 20.0 dwelling units per
net acre. The maximum density permitted is 60 dwelling units per net acre in the
City Center and Highlands Community Planning Areas and 30 dwelling units per
net acre in the East Plateau and Kennydale Community Planning Areas. Net
density is calculated after the deduction of sensitive areas, areas intended for
public right-of-way, and private access easements.
Staff Comment: Not applicable. No new residential units are proposed as a part
of the project.
Docusign Envelope ID: F4D746D5-9DC7-4B1F-850E-68F13C75D21B
City of Renton Department of Community & Economic Development
Oasis Academy Center
Administrative Report & Decision
LUA25-000195, ECF, SA-A
Report of March 27, 2026 Page 7 of 41
D_Oasis_Academy_Center_Final
Setbacks: The minimum front yard and secondary front yard setback is 15 ft. A
maximum front yard and secondary front yard setback of 20 ft. is required.
There are no minimum side or rear yard setbacks, except 15 feet if the lot abuts
or is adjacent to a lot zoned residential.
Staff Comment: As shown on the Site Plan (Exhibit 2), the existing building and
proposed improvements maintain the front yard (NE 4th St) setback of
approximately twenty-seven feet (27’). According to the site plan submitted with
the application, the existing two-story building is approximately twenty-seven
feet (27’) from NE 4th St and the trailer is approximately sixty-eight feet (68’) from
NE 4th St. These setbacks exceed the current maximum front yard setback
standard for new development in the Commercial Arterial zone; however, the
building and trailer are legally established existing structures, and the proposal
does not modify the building footprint or introduce new primary structures within
the front yard setback. Due to the project retaining the existing, nonconforming
front setback condition without increasing the degree of nonconformity, and no
new encroachments into required side or rear setbacks are proposed, the
development is considered to comply with applicable setback requirements for
the CA zone.
Building Standards: The CA zone has a maximum building coverage of 65% of
the total lot area or 75% if parking is provided within the building or within an on-
site parking garage. The maximum building height permitted is 50 ft., except 60
ft. if the building is mixed use.
Staff Comment: No changes to building footprint or height are proposed, and the
existing two-story building and on-site trailer would remain within the building
coverage and height limits for the CA zone. According to the Site Plan (Exhibit 2),
the existing 1,312-square-foot building on the 19,867-square-foot lot has a
building coverage of approximately 6.6 percent (6.6%), which is below the
maximum allowed. The site plan identifies the front facade height of
approximately eight feet (8') for the upper story along NE 4th St; when combined
with the eight-foot (8') first floor, the total two-story wall height is about sixteen
feet (16'), not including the roof. The overall height at the front elevation,
including the wall and roof edge, is approximately fourteen feet eight inches (14'
8"), and the taller rear portion of the building steps down the slope and remains
below the fifty-foot (50') height limit. Exterior work is limited to accessibility
related upgrades at the building entry, including provision of an ADA-compliant
accessible route of travel from on-site parking and the public sidewalk to the
primary entrance, which would be reviewed for compliance during the building
permit review process. These accessibility improvements are not anticipated to
increase overall impervious surface coverage on the site.
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.
Docusign Envelope ID: F4D746D5-9DC7-4B1F-850E-68F13C75D21B
City of Renton Department of Community & Economic Development
Oasis Academy Center
Administrative Report & Decision
LUA25-000195, ECF, SA-A
Report of March 27, 2026 Page 8 of 41
D_Oasis_Academy_Center_Final
a. Trees shall be selected from the City’s Approved Street Tree List based on the
width of the planting strip and the presence or lack of overhead power lines;
provided, the Administrator and City arborist shall each retain the right to reject
any proposed cultivar regardless of whether or not the cultivar is on the City’s
Approved Street Tree List.
b. Street trees shall have a minimum caliper of two inches (2") and be planted
pursuant to the standards promulgated by the City, which may require root
barriers, structured soils, or other measures to help prevent tree roots from
damaging infrastructure.
c. Street trees shall be planted in the center of the planting strip between the
curb and the sidewalk at the following intervals; provided, that, where right-of-
way is constrained, irregular intervals and slight increases or decreases may be
permitted or required. Additionally, trees shall be planted in locations that meet
required spacing distances from facilities located in the right-of-way including,
but not limited to, underground utilities, streetlights, utility poles, traffic signs,
fire hydrants, and driveways; such spacing standards are identified in the City’s
Approved Tree List. Generally, the following spacing is required:
i. Small-sized maturing trees: thirty feet (30') on center;
ii. Medium-sized maturing trees: forty feet (40') on center; and
iii. Large-sized maturing trees: fifty feet (50') on center.
All parking lots shall have perimeter landscaping as follows:
Such landscaping shall be at least ten feet (10') in width as measured from the
street right-of-way. Standards for planting shall be as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for
multi-family, commercial, and industrial uses at an average minimum
rate of one tree per thirty (30) lineal feet of street frontage.
b. Shrubs at the minimum rate of one per twenty (20) square feet of
landscaped area. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover in sufficient quantities to provide at least ninety percent
(90%) coverage of the landscaped area within three (3) years of
installation.
Surface parking lots with more than fourteen (14) stalls shall be landscaped as
follows:
Surface parking lots with between 15 and 50 spaces shall provide 15 sq. ft. of
landscaping per parking space, 51 and 99 spaces shall provide 25 sq. ft. of
landscaping per parking space, and 100 or more spaces shall provide 35 sq. ft.
of landscaping per parking space. Any interior parking lot landscaping area shall
be sized to dimensions of at least eight feet (8') by twelve feet (12'). Landscaping
shall be dispersed throughout the parking area and shall include a mixture of
trees, shrubs, and groundcover as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-
family, commercial, and industrial uses. At least one tree for every six (6) parking
spaces within the lot interior shall be planted.
Docusign Envelope ID: F4D746D5-9DC7-4B1F-850E-68F13C75D21B
City of Renton Department of Community & Economic Development
Oasis Academy Center
Administrative Report & Decision
LUA25-000195, ECF, SA-A
Report of March 27, 2026 Page 9 of 41
D_Oasis_Academy_Center_Final
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped
area shall be planted. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover shall be planted in sufficient quantities to provide at least ninety
percent (90%) coverage of the landscaped area within three (3) years of
installation.
d. There shall be no more than fifty feet (50') between parking stalls and an
interior parking lot landscape area.
All of the landscaped area that is not planted with trees and shrubs or covered
with a tree grate must be planted in ground cover plants, which may include
grasses. Mulch must be confined to areas underneath plants and is not a
substitute for ground cover plants.
Ground cover plants, other than grasses, must be at least the four-inch (4") pot
size, provided such plants have well-developed roots and are not root bound or
J-rooted; alternative standards may be applied pursuant to RMC 4-4-070C. Area
planted in ground cover plants, other than grass seed or sod, must be planted in
triangular spacing. Ground cover plants must be planted at a density that would
cover the entire area within three (3) years.
All shrubs must be of sufficient size and number to meet the required standards
within three (3) years of planting. Shrubs must be at least a two (2) gallon
container size at planting. Shrubs shall be in beds that include a layer of mulch
at least two inches (2") in depth.
Broadleaf trees must be a minimum of two-inch (2") caliper. Conifer trees at the
time of planting must be fully branched and a minimum of six feet (6') in height.
Except for trees with a tree grate, trees shall include a mulch ring that has a
depth of at least three inches (3") and is at least three feet (3') in radius around
the tree.
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: According to the Landscape Plan (Exhibit 7) submitted by the
applicant, all existing landscaped areas on the site are proposed to remain,
including the front landscape strip along NE 4th St, the west perimeter landscape
area, an interior parking lot planter adjacent to the building, and a vegetated
no‑disturbance zone in the northern portion of the property. Existing landscape
materials are described as low‑maintenance ornamental shrubs, groundcovers,
and small trees consistent with City of Renton Landscape Standards, with typical
species including escallonia, berberis, and hebe shrubs; vinca minor and
perennial fescue groundcovers; and flowering plum (Prunus cerasifera) and
ornamental cherry (Prunus serrulata) trees. The plan notes that all vegetation is
established and in good health, providing buffering, screening, and aesthetic
continuity, and that all beds are mulched with a three‑inch (3”) bark mulch layer
and served by an operational automatic irrigation system across landscaped
zones.
For the existing nine‑stall surface parking lot, the interior planter provides
landscaped area within the lot, and perimeter landscaping along the street
frontage and west property line provides visual buffering and screening in
Docusign Envelope ID: F4D746D5-9DC7-4B1F-850E-68F13C75D21B
City of Renton Department of Community & Economic Development
Oasis Academy Center
Administrative Report & Decision
LUA25-000195, ECF, SA-A
Report of March 27, 2026 Page 10 of 41
D_Oasis_Academy_Center_Final
accordance with the functional intent of RMC 4‑4‑070 for parking area
landscaping. The applicant’s Tree Retention and Tree Credit Worksheet (Exhibit
8) further confirms that all existing trees within these landscaped areas would be
retained and continue to contribute to shade, screening, and canopy consistent
with the city’s landscaping and tree regulations.
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: According to the Tree Retention and Tree Credit Worksheet
(Exhibit 8) and Landscape Plan (Exhibit 7) submitted by the applicant, no trees
are proposed for removal, and all existing trees on the site would be retained.
The project site is approximately 19,867 square feet in area, or 0.46 acres, which
results in a minimum requirement of 14 tree credits at a rate of 30 tree credits
per net acre. The worksheet demonstrates that the existing trees on-site
collectively provide 70 tree credits, exceeding the minimum required credits for
the property. The proposal complies with both the minimum tree retention
requirement and the minimum tree credit requirement for the site.
Refuse and Recycling: In manufacturing and other nonresidential
developments, a minimum of three (3) square feet per every one thousand
(1,000) square feet of building gross floor area must be provided for recyclables
deposit areas, and a minimum of six (6) square feet per one thousand (1,000)
square feet of building gross floor area must be provided for refuse deposit
areas, with a total minimum area of one hundred (100) square feet required for
recyclables and refuse deposit areas.
Staff Comment: Per the submitted Parking Analysis and Landscape Plan
(Exhibits 6 and 7), the applicant proposes a dedicated refuse and recycling
enclosure on the site measuring approximately ten feet by ten feet (10' x 10'), for
a total area of one hundred (100) square feet. The enclosure is shown as a
six-foot (6') tall, fully screened structure located along the north side of the
existing building within the developed portion of the site, outside required
building setbacks and landscape buffers, and clear of drive aisles and
pedestrian paths. The location is arranged to allow convenient access for both
Docusign Envelope ID: F4D746D5-9DC7-4B1F-850E-68F13C75D21B
City of Renton Department of Community & Economic Development
Oasis Academy Center
Administrative Report & Decision
LUA25-000195, ECF, SA-A
Report of March 27, 2026 Page 11 of 41
D_Oasis_Academy_Center_Final
day care staff and collection service, while remaining outside required drive
aisles and pedestrian paths. Based on the provided dimensions and
configuration, the proposed refuse and recycling enclosure meets the minimum
100-square-foot area requirement and the six-foot (6’) screening requirement for
refuse and recycling facilities, and therefore complies with the standard.
Compliant if
Condition of
Approval is
met
Vehicular Access: A connection shall be provided for site-to-site vehicle access
ways, where topographically feasible, to allow a smooth flow of traffic across
abutting CA lots without the need to use a street. Access may comprise the aisle
between rows of parking stalls, but is not allowed between a building and a
public street.
Staff Comment: The project site is located on the north side of NE 4th St and is
currently served by two (2) existing driveway curb cuts along the NE 4th St
frontage that provides access to the on‑site parking area and building entrances.
Due to the regulated critical areas and associated buffers on the north portion of
the lot, as well as vacant lots on adjacent parcels to the east and west, extending
internal drive aisles to provide cross‑site vehicular access is not practicable
without encroaching into critical areas or relying on private easements across
neighboring properties. As a result, vehicular access is limited to NE 4th St.
However, driveway standards in RMC 4-4-080 allow no more than one (1)
driveway for each one hundred sixty-five feet (165') of street frontage serving any
one (1) property or among properties under unified ownership or control. Based
on the NE 4th St frontage of the subject parcel, only a single driveway access
point is permitted, and the two (2) existing driveways exceed the maximum
allowed by code. To achieve compliance with RMC 4-4-080, staff recommends,
as a condition of approval, that the applicant remove one (1) of the existing NE
4th St driveway curb cuts and consolidate vehicular access to a single driveway
on NE 4th St. Compliance for this standard would be reviewed and approved by
Development Engineering and the Current Planning Project Manager prior to
building permit issuance.
Parking: Parking regulations require 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: The applicant’s Parking Analysis (Exhibit 6) identifies a total of
nine (9) on-site parking spaces serving the day care center, including staff
parking, parent and guardian pick-up and drop-off, and required accessible
parking. Of these, at least three (3) stalls are designated for staff parking, at least
two (2) stalls are designated for short-term parent and guardian pick-up and
drop-off—one (1) located near the primary entrance at the front of the building
and the other located at the rear to serve a secondary access point—and two (2)
stalls are designed as ADA-compliant spaces, meeting the minimum
requirement of one (1) accessible stall for parking lots with up to 25 spaces.
The remaining stalls function as flexible spaces that can accommodate either
additional staff vehicles or short-term visitor use during peak drop-off and pick-
Docusign Envelope ID: F4D746D5-9DC7-4B1F-850E-68F13C75D21B
City of Renton Department of Community & Economic Development
Oasis Academy Center
Administrative Report & Decision
LUA25-000195, ECF, SA-A
Report of March 27, 2026 Page 12 of 41
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18. Design Standards: The project site is located within Urban Design District ‘D’. The following table
contains project elements intended to comply with the standards of the Design District ‘D’ standards
and guidelines, as outlined in RMC 4-3-100E. Per RMC 4-3-100B.1, the only development activity
associated with the project required to comply with the Urban Design Standards is as follows:
exterior modifications such as facade changes, windows, awnings, signage, etc., shall comply with
the design requirements for the new portion of the structure, sign, or site improvement. Therefore,
the analysis below only relates to the new exterior modifications proposed including the vestibule,
canopy, window graphics, signage, outdoor seating areas, and recycling and refuse deposit
enclosure.
Compliance Design District Guideline and Standard Analysis
1. SITE DESIGN AND BUILDING LOCATION:
up periods. The total of nine (9) stalls exceeds the minimum number of spaces
identified in the parking analysis as necessary to support the anticipated staffing
level and enrollment for the day care center use. Based on the number,
distribution, and configuration of the proposed nine (9) spaces, including
provision of short-term spaces at both the front and rear of the building, staff
finds that the on-site parking supply provides adequate accommodation for
staff, accessible parking, and parent and guardian pick-up and drop-off
consistent with RMC 4-4-080 and the operational needs of the Oasis Academy
Center. Therefore, the proposal complies with the parking requirements for the
CA zone.
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: Bicycle parking is required at the rate of ten percent (10%) of
required vehicular parking stalls. 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, that 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.
Compliance
not yet
demonstrated
Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot
provided the fence, retaining wall or hedge does not stand in or in front of any
required landscaping or pose a traffic vision hazard.
There shall be a minimum three-foot (3') landscaped setback at the base of
retaining walls abutting public rights-of-way.
Staff Comment: The applicant proposes installing six-foot (6’) tall chain-link
fencing along the west property line and on the east side of the project site
(Exhibit 2). The applicant must demonstrate compliance with the fence
requirements prior to building permit issuance.
Docusign Envelope ID: F4D746D5-9DC7-4B1F-850E-68F13C75D21B
City of Renton Department of Community & Economic Development
Oasis Academy Center
Administrative Report & Decision
LUA25-000195, ECF, SA-A
Report of March 27, 2026 Page 13 of 41
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Intent: To ensure that buildings are located in relation to streets and other buildings so that the
Vision of the City of Renton can be realized for a high-density urban environment; so that
businesses enjoy visibility from public rights-of-way; and to encourage pedestrian activity.
a. Building Location and Orientation:
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and
pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available
to other structures and open space. To ensure an appropriate transition between buildings,
parking areas, and other land uses; and increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as
well as with the roads, open space, and pedestrian amenities while working to create a pedestrian
oriented environment. Lots shall be configured to encourage variety and so that natural light is
available to buildings and open space. The privacy of individuals in residential uses shall be
provided for.
Standard: The availability of natural light (both direct and reflected) and direct sun
exposure to nearby buildings and open space (except parking areas) shall be
considered when siting structures.
Staff Comment: The existing building is two (2) stories in height on a site that slopes
down away from the street, with an apparent height of approximately fourteen feet
eight inches (14' 8") along the primary street-facing facade. Due to the downhill
grade, the taller rear portion of the building is set lower relative to the street and
does not obstruct natural light to surrounding properties, all of which contain taller
buildings or are currently vacant. The proposed exterior changes would not alter
the building’s height or massing and therefore would have no impact on the
availability of natural light to neighboring properties.
Standard: Buildings shall be oriented to the street with clear connections to the
sidewalk.
Staff Comment: The building is currently oriented toward NE 4th St, with the
primary entrance facing NE 4th St. The project retains the existing primary
customer entrance on the south facade facing NE 4th St, with an accessible route
from the parking area to the main entry shown on the site plan. The new
accessibility ramp is integrated into the existing entry approach and does not
introduce additional doors or access points that would weaken the legibility of the
main entrance. Pedestrian circulation for parents and guardians is focused
between the parking area and front entrance, with no new building entries
proposed on the sides or rear that would conflict with the established entry
hierarchy. Staff finds that the project maintains a clearly identifiable primary
entrance and preserves functional pedestrian access consistent with Urban
Design District D entry and access guidelines.
Standard: The front entry of a building shall be oriented to the street or a
landscaped pedestrian-only courtyard.
Staff Comment: The front of the building is oriented towards NE 4th St and therefore
the proposal complies with the standard.
N/A Standard: Buildings with residential uses located at the street level shall be:
Docusign Envelope ID: F4D746D5-9DC7-4B1F-850E-68F13C75D21B
City of Renton Department of Community & Economic Development
Oasis Academy Center
Administrative Report & Decision
LUA25-000195, ECF, SA-A
Report of March 27, 2026 Page 14 of 41
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a. Set back from the sidewalk a minimum of ten feet (10') and feature
substantial landscaping between the sidewalk and the building; or
b. Have the ground floor residential uses raised above street level for
residents’ privacy.
Staff Comment: Not applicable. No residential uses are proposed at the street
level.
N/A
Standard: Office buildings shall have pedestrian-oriented façades. In limited
circumstances the Administrator may allow façades that do not feature a
pedestrian orientation; if so, substantial landscaping between the sidewalk and
building shall be provided. Such landscaping shall be at least thirty feet (30’) in
width as measured from the sidewalk.
Staff Comment: Not applicable. The project does not include an office building.
b. Building Entries:
Intent: To make building entrances convenient to locate and easy to access and ensure that
building entries further the pedestrian nature of the fronting sidewalk and the urban character of
the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent
entry. Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall
be provided and shall enhance the overall quality of the pedestrian experience on the site.
Standard: A primary entrance of each building shall be located on the facade
facing a street, shall be prominent, visible from the street, connected by a walkway
to the public sidewalk, and include human-scale elements.
Staff Comment: The existing primary entrance to the building is located on the
south facade facing NE 4th St and is connected to both the on-site parking area and
public sidewalk via an accessible walkway, consistent with the requirement that
the main entry face a street and be served by a direct pedestrian connection. No
new building entrances are proposed as part of the change of use, and the project
instead focuses on accessibility upgrades and interior reconfiguration, so the
overall location, visibility, and hierarchy of the primary entrance remain
unchanged. The adjacent outdoor play area and associated fencing are scaled to
children, use transparent materials, and are located near the main entry, which
adds human scale elements and maintains a clear relationship between the
entrance, pedestrian path, and active use areas. These updates enhance the
building’s connection to the public sidewalk and incorporate human scale
elements to improve the overall street presence.
Standard: A primary entrance of each building shall be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry
doors, and/or ornamental lighting.
Staff Comment: See comments above.
Standard Building entries from a street shall be clearly marked with canopies,
architectural elements, ornamental lighting, or landscaping and include weather
protection at least four and one-half feet (4-1/2') wide (illustration below).
Docusign Envelope ID: F4D746D5-9DC7-4B1F-850E-68F13C75D21B
City of Renton Department of Community & Economic Development
Oasis Academy Center
Administrative Report & Decision
LUA25-000195, ECF, SA-A
Report of March 27, 2026 Page 15 of 41
D_Oasis_Academy_Center_Final
Buildings that are taller than thirty feet (30') in height shall also ensure that the
weather protection is proportional to the distance above ground level.
Staff Comment: See comments above.
Standard: Building entries from a parking lot shall be subordinate to those related
to the street.
Staff Comment: One of the building’s entries exists on the east side of the building
on the first floor. The east entry is subordinate in nature as it does not include a
separate canopy and is primarily intended to serve as a service or staff entrance.
Standard: Features such as entries, lobbies, and display windows shall be
oriented to a street or pedestrian-oriented space; otherwise, screening or
decorative features should be incorporated.
Staff Comment: Glass windows are present on the south side of the building on the
ground floor facing the street. The primary entry is oriented towards the street and
incorporates decorative elements such as overhead weather protection and
facade material changes.
Standard: Multiple buildings on the same site shall direct views to building entries
by providing a continuous network of pedestrian paths and open spaces that
incorporate landscaping.
Staff Comment: The project site contains the primary two-story building and an
on-site trailer used for storage. Pedestrian circulation is organized around the
primary day care entrance on the south facade, with an accessible route
connecting the parking area, primary entry, and adjacent fenced play area. Existing
and rehabilitated landscaping along NE 4th St, within the parking lot edge, and
around the outdoor play area helps define this pedestrian path and visually
reinforce the primary entry, while the storage trailer remains secondary in function
and does not introduce competing pedestrian routes. As a result, the multiple
structures on the site are served by a continuous pedestrian network that directs
views and movement to the primary building entrance and complies with this
standard.
N/A
Standard: Ground floor residential units that are directly accessible from the
street shall include entries from front yards to provide transition space from the
street or entries from an open space such as a courtyard or garden that is
accessible from the street.
Staff Comment: Not applicable. Ground floor residential units are not proposed.
c. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton’s long-
established, existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition
where new buildings differ from surrounding development in terms of building height, bulk and
scale.
Standard: At least one of the following design elements shall be used to promote
a transition to surrounding uses:
Docusign Envelope ID: F4D746D5-9DC7-4B1F-850E-68F13C75D21B
City of Renton Department of Community & Economic Development
Oasis Academy Center
Administrative Report & Decision
LUA25-000195, ECF, SA-A
Report of March 27, 2026 Page 16 of 41
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1. Building proportions, including step-backs on upper levels in accordance
with the surrounding planned and existing land use forms; or
2. Building articulation to divide a larger architectural element into smaller
increments; or
3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk
and transition with existing development.
Additionally, the Administrator may require increased setbacks at the side or rear
of a building in order to reduce the bulk and scale of larger buildings and/or so that
sunlight reaches adjacent and/or abutting yards.
Staff Comment: No changes are proposed to the building’s overall height, bulk, or
roof form, and the structure remains a modest two (2) stories, similar in scale to
nearby commercial buildings along NE 4th St. The new entry ramp and play area
elements at the building base add human scale features that help break up the
facade without increasing mass. Given the building’s relatively small size and low
profile, these limited exterior modifications provide an appropriate transition to
surrounding development consistent with this standard.
d. Service Element Location and Design:
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles,
loading docks) by locating service and loading areas away from high-volume pedestrian areas, and
screening them from view in high visibility areas.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians
and other abutting uses are minimized. The impacts of service elements shall be mitigated with
landscaping and an enclosure with fencing that is made of quality materials. Service areas not
adjacent to streets, pathways, or pedestrian-oriented spaces are encouraged to implement
vegetative screening in addition to or as part of service enclosures.
Standard: Service elements shall be located and designed to minimize the
impacts on the pedestrian environment and adjacent uses. Service elements shall
be concentrated and located where they are accessible to service vehicles and
convenient for tenant use.
Staff Comment: Service elements, including the service entry, staff parking area,
and refuse and recycling enclosure, are located away from the primary entrance at
the rear (north) side of the building, thereby minimizing impacts on the pedestrian
environment.
Standard: In addition to standard enclosure requirements, garbage, recycling
collection, and utility areas shall be enclosed on all sides, including the roof and
screened around their perimeter by a wall or fence and have self-closing doors.
Staff Comment: As noted under FOF 17, Refuse and Recycling, the applicant
provides an existing six-foot (6’) tall refuse and recycling area sized at
approximately ten feet (10’) by ten feet (10’), providing full-height screening of
containers from public view. The enclosure is designed to function as a
consolidated service area within the parking lot, with gates oriented towards the
drive aisle for collection access. Final construction drawings would need to
confirm use of durable materials such as wood, masonry, or ornamental metal and
inclusion of self-closing gates to fully meet this standard. Therefore, the proposed
Docusign Envelope ID: F4D746D5-9DC7-4B1F-850E-68F13C75D21B
City of Renton Department of Community & Economic Development
Oasis Academy Center
Administrative Report & Decision
LUA25-000195, ECF, SA-A
Report of March 27, 2026 Page 17 of 41
D_Oasis_Academy_Center_Final
temporary enclosure meets the intent of the service element location and design
guideline.
Standard: Service enclosures shall be made of masonry, ornamental metal or
wood, or some combination of the three (3).
Staff Comment: See comment above.
Standard: If the service area is adjacent to a street, pathway, or pedestrian-
oriented space, a landscaped planting strip, minimum 3 feet wide, shall be located
on 3 sides of such facility.
Staff Comment: The service area is located at an interior area of the site in the
existing parking lot. Existing landscaping is present on the north side of the
proposed temporary enclosure, including mature vegetation.
2. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate
various modes of transportation, including public mass 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 impact of parking lots; and use access streets and parking to
maintain an urban edge to the district.
a. Surface Parking:
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily
in back of buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of
the parking area and associated vehicles. Large areas of surface parking shall also be designed to
accommodate future infill development.
Standard: Parking shall be located so that no surface parking is located between:
a. A building and the front property line; and/or
b. A building and the side property line (when on a corner lot).
Staff Comment: The existing surface parking lot is located primarily at the rear of
the site, north of the building, and most stalls are not between the building and the
front or side property lines. Under existing conditions, multiple stalls were
historically located in the front of the building facing NE 4th St; with this
redevelopment, on-site parking has been reconfigured so that only one (1) short-
term loading space for parent or guardian pick-up and drop-off and one (1) ADA
stall remain near the front entrance to provide convenient, accessible access. All
other stalls are consolidated behind the building, reducing the extent of parking
between the structure and the street compared to the existing condition. As a
result, the proposal moved the site closer to full compliance with the standard by
shifting parking to the rear while retaining only the minimum front-area spaces
needed to support safe and accessible day care operations.
Standard: Parking shall be located so that it is screened from surrounding streets
by buildings, landscaping, and/or gateway features as dictated by location.
Docusign Envelope ID: F4D746D5-9DC7-4B1F-850E-68F13C75D21B
City of Renton Department of Community & Economic Development
Oasis Academy Center
Administrative Report & Decision
LUA25-000195, ECF, SA-A
Report of March 27, 2026 Page 18 of 41
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Staff Comment: The on-site parking lot is partially screened from NE 4th St by the
existing building and by perimeter landscaping that includes trees and shrubs
along the north, east and west property lines. As part of this project, the parking
layout has been modified to consolidate most stalls behind the building and limit
front-area spaces to one (1) short-term loading space and one (1) ADA stall near
the main entrance, reducing the amount of parking directly visible from the street
compared to existing conditions. These changes, together with the retained
building and landscaping, continue to soften views of parked vehicles from NE 4th
St and adjoining properties and improve overall conformance with the screening
standard.
b. Structured Parking Garages:
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of
structured parking; physically and visually integrate parking garages with other uses; and reduce
the overall impact of parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be
complementary with adjacent and abutting buildings. They shall be sited to complement, not
subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s)
should be used to enhance garages.
N/A
Standard: Parking structures shall provide space for ground floor commercial
uses along street frontages at a minimum of seventy five percent (75%) of the
building frontage width.
Staff Comment: Not applicable, as no structured parking is proposed.
N/A
Standard: The entire facade must feature a pedestrian-oriented facade. The
Administrator of the Department of Community and Economic Development may
approve parking structures that do not feature a pedestrian orientation in limited
circumstances. If allowed, the structure shall be set back at least six feet (6') from
the sidewalk and feature substantial landscaping. This landscaping shall include
a combination of evergreen and deciduous trees, shrubs, and ground cover. This
setback shall be increased to ten feet (10') when abutting a primary arterial and/or
minor arterial.
Staff Comment: Not applicable. See comment above.
N/A
Standard: Public facing facades shall be articulated by arches, lintels, masonry
trim, or other architectural elements and/or materials.
Staff Comment: Not applicable. See comment above.
N/A
Standard: The entry to the parking garage shall be located away from the primary
street, to either the side or rear of the building.
Staff Comment: Not applicable. See comment above.
N/A
Standard: Parking garages at grade shall include screening or be enclosed from
view with treatment such as walls, decorative grilles, trellis with landscaping, or a
combination of treatments.
Staff Comment: Not applicable. See comment above.
Docusign Envelope ID: F4D746D5-9DC7-4B1F-850E-68F13C75D21B
City of Renton Department of Community & Economic Development
Oasis Academy Center
Administrative Report & Decision
LUA25-000195, ECF, SA-A
Report of March 27, 2026 Page 19 of 41
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N/A
Standard: The Administrator of the Department of Community and Economic
Development or designee may allow a reduced setback where the applicant can
successfully demonstrate that the landscaped area and/or other design treatment
meets the intent of these standards and guidelines. Possible treatments to reduce
the setback include landscaping components plus one or more of the following
integrated with the architectural design of the building:
a. Ornamental grillwork (other than vertical bars);
b. Decorative artwork;
c. Display windows;
d. Brick, tile, or stone;
e. Pre-cast decorative panels;
f. Vine-covered trellis;
g. Raised landscaping beds with decorative materials; or
h. Other treatments that meet the intent of this standard.
Staff Comment: Not applicable. See comment above.
c. Vehicular Access:
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt
pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be
minimized.
Standard: Access to parking lots and garages shall be from alleys, when available.
If not available, access shall occur at side streets.
Staff Comment: The existing parking lot at the rear (north) side of the site is
accessed via the driveway off NE 4th St. One (1) of the two (2) curb cuts off NE 4th
St would be removed. Due to the location of most of the parking at the rear of the
site, the parking lot and driveway are not anticipated to impede or interrupt
pedestrian mobility.
Standard: The number of driveways and curb cuts shall be minimized for vehicular
access purposes, so that pedestrian circulation along the sidewalk is minimally
impeded.
Staff Comment: See above comment.
3. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Village
by creating pedestrian networks and by providing strong links from streets and drives to building
entrances; make the pedestrian environment safer and more convenient, comfortable, and
pleasant to walk between businesses, on sidewalks, to and from access points, and through
parking lots; and promote the use of multi-modal and public transportation systems in order to
reduce other vehicular traffic.
a. Pedestrian Circulation:
Docusign Envelope ID: F4D746D5-9DC7-4B1F-850E-68F13C75D21B
City of Renton Department of Community & Economic Development
Oasis Academy Center
Administrative Report & Decision
LUA25-000195, ECF, SA-A
Report of March 27, 2026 Page 20 of 41
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Intent: To create a network of linkages for pedestrians to improve safety and convenience and
enhance the pedestrian environment.
Guidelines: The pedestrian environment shall be given priority and importance in the design of
projects. Sidewalks and/or pathways shall be provided and shall provide safe access to buildings
from parking areas. Providing pedestrian connections to abutting properties is an important
aspect of connectivity and encourages pedestrian activity and shall be considered. Pathways
shall be easily identifiable to pedestrians and drivers.
Standard: A pedestrian circulation system of pathways that are clearly delineated
and connect buildings, open space, and parking areas with the sidewalk system
and abutting properties shall be provided.
a. Pathways shall be located so that there are clear sight lines, to increase
safety.
b. Pathways shall be an all-weather or appropriate permeable walking
surface material, unless the applicant can demonstrate that the proposed
surface is appropriate for the anticipated number of users and
complementary to the design of the development.
Staff Comment: The existing site provides a direct paved route from the on-site
parking area and driveway on NE 4th St to the primary building entrance and the
adjacent outdoor play area, allowing staff, parents, and children to move safely
between parking, entry, and play space. These walkways are visible from the
parking area and street, maintain clear sight lines, and use hard surface materials
that function year-round. Given the small size of the site and the proposed parking,
the existing circulation pattern adequately connects the building, open space,
parking, and public sidewalk and meets the intent of this standard.
Standard: Pathways within parking areas shall be provided and differentiated by
material or texture (i.e., raised walkway, stamped concrete, or pavers) from
abutting paving materials. Permeable materials are encouraged. The pathways
shall be perpendicular to the applicable building facade and no greater than one
hundred fifty feet (150') apart.
Staff Comment: The on-site parking area consists of a single drive aisle and a single
row of stalls serving a relatively small day care facility, with walking distances from
parked vehicles to the primary entrance well under one hundred fifty feet (150').
Given the compact scale and simple configuration of the lot, a separate,
differentiated internal pathway would not materially change pedestrian circulation
or safety and is not warranted in this context. Pedestrians can access the building
directly from adjacent stalls via short, low-conflict movements to the existing
accessible route and main entry. As a result, the parking layout functions in a
manner consistent with the intent of the standard without additional internal
pathway treatments.
Standard: Sidewalks and pathways along the facades of buildings shall be of
sufficient width to accommodate anticipated numbers of users. Specifically:
a. Sidewalks and pathways along the facades of mixed use and retail
buildings 100 or more feet in width (measured along the facade) shall
provide sidewalks at least 12 feet in width. The walkway shall include an 8-
foot minimum unobstructed walking surface.
Docusign Envelope ID: F4D746D5-9DC7-4B1F-850E-68F13C75D21B
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Oasis Academy Center
Administrative Report & Decision
LUA25-000195, ECF, SA-A
Report of March 27, 2026 Page 21 of 41
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b. Interior pathways shall be provided and shall vary in width to establish a
hierarchy. The widths shall be based on the intended number of users; to
be no smaller than five feet (5') and no greater than twelve feet (12').
Staff Comment: Sidewalks and hardscaped open-space areas are present along
the primary street facing facade where the main entrance is located, providing
adequate space for parents, children, and staff to queue, pass, and circulate at
drop-off and pick-up times. Along the remaining facades, paved access is limited
to what is needed for staff and service use, reflecting the modest scale of the
building and the focused public entry at the front, enhancing accessibility and
providing ample pedestrian circulation.
N/A Standard: Mid-block connections between buildings shall be provided.
Staff Comment: Not applicable.
N/A
Standard: Permeable pavement pedestrian circulation features shall be used
where feasible, consistent with the Surface Water Design Manual.
Staff Comment: The project retains the existing asphalt parking and pedestrian
routes and limits new hardscape to focused accessibility upgrades, with no
expansion of paved circulation areas. Given the small scale of improvements and
reliance on existing pavement, there are no locations where introducing permeable
pedestrian surfaces would be practical or warranted. The feasibility component of
this standard is therefore satisfied without additional permeable pavement
features.
4. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreation are available to residents,
workers, and visitors and that these areas are of sufficient size for the intended activity and in
convenient locations. To create usable and inviting open space that is accessible to the public;
and to promote pedestrian activity on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian-oriented
space at the street corner to emphasize pedestrian activity (illustration below). Recreation and
common open space areas are integral aspects of quality development that encourage
pedestrians and users. These areas shall be provided in an amount that is adequate to be
functional and usable; they shall also be landscaped and located so that they are appealing to
users and pedestrians.
N/A
Standard: All mixed use residential and attached housing developments of ten
(10) or more dwelling units shall provide common opens space and/or recreation
areas.
a. At minimum, fifty (50) square feet per unit shall be provided.
b. The location, layout, and proposed type of common space or recreation
area shall be subject to approval by the Administrator.
c. Open space or recreation areas shall be located to provide sun and light
exposure to the area and located so that they are aggregated to provide
usable area(s) for residents.
d. For projects with more than one hundred (100) dwelling units, vegetated
low impact development facilities may be used in required or provided
Docusign Envelope ID: F4D746D5-9DC7-4B1F-850E-68F13C75D21B
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Oasis Academy Center
Administrative Report & Decision
LUA25-000195, ECF, SA-A
Report of March 27, 2026 Page 22 of 41
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open space where feasible and designed consistent with the Surface
Water Design Manual. Such facilities shall be counted towards no more
than fifty percent (50%) of the required open space.
e. At least one of the following shall be provided in each open space and/or
recreation area (the Administrator may require more than one of the
following elements for developments having more than one hundred (100)
units):
i. Courtyards, plazas, pea patches, or multi-purpose open spaces;
ii. Upper level common decks, patios, terraces, or roof gardens. Such
spaces above the street level must feature views or amenities that are
unique to the site and are provided as an asset to the development;
iii. Pedestrian corridors dedicated to passive recreation and separate
from the public street system;
iv. Recreation facilities including, but not limited to, tennis/sports courts,
swimming pools, exercise areas, game rooms, or other similar
facilities; or
v. Children’s play spaces that are centrally located near a majority of
dwelling units and visible from surrounding units. They shall also be
located away from hazardous areas such as garbage dumpsters,
drainage facilities, and parking areas.
f. The following shall not be counted toward the common open space or
recreation area requirement:
i. Required landscaping, driveways, parking, or other vehicular use
areas.
ii. Required yard setback areas. Except for areas that are developed as
private or semi-private (from abutting or adjacent properties)
courtyards, plazas or passive use areas containing landscaping and
fencing sufficient to create a fully usable area accessible to all
residents of the development.
iii. Private decks, balconies, and private ground floor open space.
iv. Other required landscaping and sensitive area buffers without
common access links, such as pedestrian trails.
Staff Comment: Not applicable, as no residential units are proposed.
N/A
Standard: All buildings and developments with over thirty thousand (30,000)
square feet of nonresidential uses (excludes parking garage floorplate areas) shall
provide pedestrian-oriented space.
a. The pedestrian-oriented space shall be provided according to the following
formula: 1% of the site area + 1% of the gross building area, at minimum.
b. The pedestrian-oriented space shall include all of the following:
i. Visual and pedestrian access (including barrier-free access) to the
abutting structures from the public right-of-way or a nonvehicular
courtyard; and
Docusign Envelope ID: F4D746D5-9DC7-4B1F-850E-68F13C75D21B
City of Renton Department of Community & Economic Development
Oasis Academy Center
Administrative Report & Decision
LUA25-000195, ECF, SA-A
Report of March 27, 2026 Page 23 of 41
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ii. Paved walking surfaces of either concrete or approved unit paving; and
iii. On-site or building-mounted lighting providing at least four (4) foot-
candles (average) on the ground; and
iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one
individual seat per sixty (60) square feet of plaza area or open space.
c. The following areas shall not count as pedestrian-oriented space:
i. The minimum required walkway. However, where walkways are
widened or enhanced beyond minimum requirements, the area may
count as pedestrian-oriented space if the Administrator determines
such space meets the definition of pedestrian-oriented space.
ii. Areas that abut landscaped parking lots, chain link fences, blank walls,
and/or dumpsters or service areas.
d. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is
prohibited within pedestrian-oriented space.
Staff Comment: Not applicable. The building has less than 30,000 square feet of
nonresidential space.
N/A
Standard: Public plazas shall be provided at intersections identified in the
Commercial Arterial Zone Public Plaza Locations Map and as listed below:
a. Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
b. Bronson Area: Intersections with Bronson Way North at:
i. Factory Avenue N./Houser Way S.;
ii. Garden Avenue N.; and
iii. Park Avenue N. and N. First Street.
c. Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
d. Northeast Fourth Area: Intersections with N.E. Fourth at:
i. Duvall Avenue N.E.;
ii. Monroe Avenue N.E.; and
iii. Union Avenue N.E.
e. Grady Area: Intersections with Grady Way at:
i. Lind Avenue S.W.;
ii. Rainier Avenue S.;
iii. Shattuck Avenue S.; and
iv. Talbot Road S.
f. Puget Area: Intersection of S. Puget Drive and Benson Road S.
g. Rainier Avenue Area: Intersections with Rainier Avenue S. at:
i. Airport Way/Renton Avenue S.;
ii. S. Second Street;
Docusign Envelope ID: F4D746D5-9DC7-4B1F-850E-68F13C75D21B
City of Renton Department of Community & Economic Development
Oasis Academy Center
Administrative Report & Decision
LUA25-000195, ECF, SA-A
Report of March 27, 2026 Page 24 of 41
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iii. S. Third Street/S.W. Sunset Boulevard;
iv. S. Fourth Street; and
v. S. Seventh Street.
h. North Renton Area: Intersections with Park Avenue N. at:
i. N. Fourth Street; and
ii. N. Fifth Street.
i. Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
i. Duvall Avenue N.E.; and
ii. Union Avenue N.E.
N/A
Standard: The plaza shall measure no less than one thousand (1,000) square feet
with a minimum dimension of twenty feet (20') on one side abutting the sidewalk.
Staff Comment: Not applicable.
N/A
Standard: The public plaza must be landscaped consistent with RMC 4-4-070,
including at minimum street trees, decorative paving, pedestrian-scaled lighting,
and seating. Vegetated low impact development facilities may be used in the plaza
where feasible and designed consistent with the Surface Water Design Manual.
Such facilities shall count towards no more than fifty percent (50%) of the plaza
requirement.
Staff Comment: Not applicable.
5. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a
human scale, and uses appropriate building materials that are suitable for the Pacific Northwest
climate. To discourage franchise retail architecture.
a. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and
ensure that all sides of a building, that can be seen by the public, are visually interesting.
Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size
of buildings, break up long blank walls, add visual interest, and enhance the character of the
neighborhood. Articulation, modulation, and their intervals should create a sense of scale
important to residential buildings.
Standard: All building facades shall include modulation or articulation at intervals
of no more than forty feet (40').
Staff Comment: No structural changes are proposed to the building’s facade and
the project complies with the intent of the building character and massing design
guideline.
Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16')
in height, and eight feet (8') in width.
Staff Comment: See comment above.
Docusign Envelope ID: F4D746D5-9DC7-4B1F-850E-68F13C75D21B
City of Renton Department of Community & Economic Development
Oasis Academy Center
Administrative Report & Decision
LUA25-000195, ECF, SA-A
Report of March 27, 2026 Page 25 of 41
D_Oasis_Academy_Center_Final
N/A
Standard: Buildings greater than one hundred sixty feet (160') in length shall
provide a variety of modulations and articulations to reduce the apparent bulk and
scale of the facade (illustration in District B, below); or provide an additional
special feature such as a clock tower, courtyard, fountain, or public gathering area.
Staff Comment: Not applicable.
b. Ground-Level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale
character of the pedestrian environment; and ensure that all sides of a building within near or
distant public view have visual interest.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal
wood siding is encouraged. The primary building entrance should be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or
ornamental lighting (illustration below). Detail features should also be used, to include things
such as decorative entry paving, street furniture (benches, etc.), and/or public art.
Standard: Human-scaled elements such as a lighting fixture, trellis, or other
landscape feature shall be provided along the facade’s ground floor.
Staff Comment: The existing building already incorporates human scaled features
at the ground level, including standard height entry doors, low window openings,
and adjacent landscaped areas that soften the base of the structure and frame the
main entrance. The day care conversion adds human scaled elements near the
primary entry and play area, such as the accessible ramp, low fencing, and clearly
defined walking surfaces, which reinforce the pedestrian focus at the ground floor.
Together, these features provide visual interest and a comfortable sense of scale
along the street facing facade, consistent with the intent of this standard.
Standard: On any facade visible to the public, transparent windows and/or doors
are required to comprise at least 50 percent of the portion of the ground floor
facade that is between 4 feet and 8 feet above ground (as measured on the true
elevation).
Staff Comment: The building facade that faces a public street contains windows
that comprise at least fifty percent (50%) of the portion of the ground floor facade
between four feet (4’) and eight feet (8’) above ground.
Standard: Upper portions of building facades shall have clear windows with
visibility into and out of the building. However, screening may be applied to provide
shade and energy efficiency. The minimum amount of light transmittance for
windows shall be 50 percent.
Staff Comment: Upper-level windows are present on the north and west facades
of the building.
N/A
Standard: Display windows shall be designed for frequent change of
merchandise, rather than permanent displays.
Staff Comment: Not applicable.
Standard: Where windows or storefronts occur, they must principally contain
clear glazing.
Docusign Envelope ID: F4D746D5-9DC7-4B1F-850E-68F13C75D21B
City of Renton Department of Community & Economic Development
Oasis Academy Center
Administrative Report & Decision
LUA25-000195, ECF, SA-A
Report of March 27, 2026 Page 26 of 41
D_Oasis_Academy_Center_Final
Staff Comment: Existing ground level windows on the north, east, south and west
facades contain clear glazing.
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
Staff Comment: No tinted or reflective glazing is proposed.
Standard: Untreated blank walls visible from public streets, sidewalks, or interior
pedestrian pathways are prohibited. A wall (including building facades and
retaining walls) is considered a blank wall if:
a. It is a ground floor wall or portion of a ground floor wall over 6 feet in height,
has a horizontal length greater than 15 feet, and does not include a window,
door, building modulation or other architectural detailing; or
b. Any portion of a ground floor wall has a surface area of four hundred (400)
square feet or greater and does not include a window, door, building
modulation or other architectural detailing.
Staff Comment: As shown on elevations, no blank walls would be visible from
public streets, sidewalks, or pedestrian pathways.
N/A
Standard: If blank walls are required or unavoidable, blank walls shall be treated
with one or more of the following:
a. A planting bed at least five feet in width containing trees, shrubs, evergreen
ground cover, or vines adjacent to the blank wall;
b. Trellis or other vine supports with evergreen climbing vines;
c. Architectural detailing such as reveals, contrasting materials, or other
special detailing that meets the intent of this standard;
d. Artwork, such as bas-relief sculpture, mural, or similar; or
e. Seating area with special paving and seasonal planting.
Staff Comment: Not applicable.
c. Building Roof Lines:
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban
project and contribute to the visual continuity of the district.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual
interest to the building.
Standard: Buildings shall use at least one of the following elements to create
varied and interesting roof profiles:
a. Extended parapets;
b. Feature elements projecting above parapets;
c. Projected cornices;
d. Pitched or sloped roofs.
Staff Comment: The existing building incorporates a simple pitched roof form that
already provides a varied and legible roof profile consistent with this standard. No
Docusign Envelope ID: F4D746D5-9DC7-4B1F-850E-68F13C75D21B
City of Renton Department of Community & Economic Development
Oasis Academy Center
Administrative Report & Decision
LUA25-000195, ECF, SA-A
Report of March 27, 2026 Page 27 of 41
D_Oasis_Academy_Center_Final
changes to the roof dimensions or configuration are proposed as part of the day
care conversion, and the existing pitched roof will be maintained.
Standard: All operating equipment located on the roof of any building shall be
enclosed so as to be screened from public view.
Staff Comment: Roof-mounted mechanical equipment must not be visible to
pedestrians.
Standard: Buildings containing predominantly residential uses shall have pitched
roofs with a minimum slope of one to four (1:4) and shall have dormers or
interesting roof forms that break up the massiveness of an uninterrupted sloping
roof.
Staff Comment: See comment above.
d. Building Materials:
Intent: To ensure high standards of quality and effective maintenance over time; encourage the
use of materials that reduce the visual bulk of large buildings; and encourage the use of materials
that add visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a
building that is attractive and of high quality. Material variation shall be used to create visual
appeal and eliminate monotony of facades. This shall occur on all facades in a consistent manner.
High quality materials shall be used. If materials like concrete or block walls are used, they shall
be enhanced to create variation and enhance their visual appeal.
Standard: All sides of buildings visible from a street, pathway, parking area, or
open space shall be finished on all sides with the same building materials,
detailing, and color scheme, or if different, with materials of the same quality.
Staff Comment: The submittal materials indicate that the existing building is to
remain in its current condition, with no new exterior cladding proposed beyond in-
kind repair of damaged siding. The ERC report and architectural plans describe a
small, existing commercial structure with consistent exterior treatment on all
visible sides, and the applicant has not proposed any changes that would
introduce lower quality materials or create unfinished elevations. Based on the
information provided, staff finds that the project maintains a uniform level of
material quality and finish on all visible facades, consistent with this standard.
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns or textural changes.
Staff Comment: The existing building already incorporates material variation
through its mix of painted siding, brick at the front entry, and storefront-style
window bands, along with the white canopy, columns, and railings that visually
contrast with the darker wall color. Together, these elements create changes in
color, texture, and depth across the facades consistent with the intent of this
standard. No new exterior materials are proposed beyond repair and repainting of
existing elements, and staff finds that maintaining the current composition of
materials is acceptable for a small, single-tenant commercial building of this
scale.
Docusign Envelope ID: F4D746D5-9DC7-4B1F-850E-68F13C75D21B
City of Renton Department of Community & Economic Development
Oasis Academy Center
Administrative Report & Decision
LUA25-000195, ECF, SA-A
Report of March 27, 2026 Page 28 of 41
D_Oasis_Academy_Center_Final
Standard: Materials, individually or in combination, shall have texture, pattern,
and be detailed on all visible facades.
Staff Comment: See comments above.
Standard: Materials shall be durable, high quality, and consistent with more
traditional urban development, such as brick, integrally colored concrete
masonry, pre-finished metal, stone, steel, glass and cast-in-place concrete.
Staff Comment: The submittal documents identify the existing exterior as
consisting primarily of standard commercial wall construction with glazing at
entries and along portions of the street facing facade, all of which are typical
durable materials for small commercial buildings. No lower quality or temporary
exterior materials are proposed, and any siding replacement is described as in-
kind repair which would retain the existing durable building envelope. On this basis,
staff concludes that the project continues to employ durable, appropriate urban
materials and meets the intent of the building materials standards for this change
of use.
N/A
Standard: If concrete is used, walls shall be enhanced by techniques such as
texturing, reveals, and/or coloring with a concrete coating or admixture.
Staff Comment: Not applicable; concrete is not proposed.
N/A
Standard: If concrete block walls are used, they shall be enhanced with integral
color, textured blocks and colored mortar, decorative bond pattern and/or shall
incorporate other masonry materials.
Staff Comment: Not applicable. Concrete block walls are not proposed.
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns, or textural changes.
Staff Comment: The existing building already incorporates variation through the
combination of wall surfaces and glazing, which breaks up the facade and avoids
a uniform material treatment. Given the limited exterior changes proposed, this
existing palette provides sufficient variation to meet the intent of the standard.
6. LIGHTING:
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as
plazas, pedestrian walkways, parking areas, building entries, and other public places; and
increase the visual attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the
building and site during the evening hours shall be provided.
Compliant
if Condition
of Approval
is met
Standard: Pedestrian-scale lighting shall be provided at primary and secondary
building entrances. Examples include sconces on building facades, awnings with
downlighting and decorative street lighting.
Staff Comment: The submittal does not include an exterior lighting plan or clearly
identified fixtures at building entrances, so staff cannot confirm that pedestrian
scale lighting would be provided. Therefore, staff recommends, as a condition of
approval, that the applicant submit a detailed lighting plan that adequately
provides for public safety without casting excessive glare on adjacent properties.
Docusign Envelope ID: F4D746D5-9DC7-4B1F-850E-68F13C75D21B
City of Renton Department of Community & Economic Development
Oasis Academy Center
Administrative Report & Decision
LUA25-000195, ECF, SA-A
Report of March 27, 2026 Page 29 of 41
D_Oasis_Academy_Center_Final
This plan should include details regarding pedestrian-scale lighting around the
primary building entrances. The detailed lighting plan shall be submitted for review
and approval by the Current Planning Project Manager prior to building permit
issuance.
Standard: Accent lighting shall also be provided on building facades (such as
sconces) and/or to illuminate other key elements of the site such as gateways,
specimen trees, other significant landscaping, water features, and/or artwork.
Staff Comment: See above for recommended condition of approval.
Standard: Downlighting shall be used in all cases to assure safe pedestrian and
vehicular movement, unless alternative pedestrian scale lighting has been
approved administratively or is specifically listed as exempt from provisions
located in RMC 4-4-075, Lighting, Exterior On-Site (i.e., signage, governmental
flags, temporary holiday or decorative lighting, right-of-way-lighting, etc.).
Staff Comment: See above for recommended condition of approval.
19. Site Plan Review: Pursuant to RMC 4-9-200B, Site Plan Review is required for development in the
CA zoning classification when it is not exempt from Environmental (SEPA) Review. Given Site Plan
applications are evaluated for compliance with the specific requirements of the RMC 4-9-200E.3 the
following table contains project elements intended to comply with the level of detail needed for Site
Plan requests:
Compliance Site Plan Criteria and Analysis
a. Comprehensive Plan Compliance and consistency.
Staff Comment: See previous discussion under FOF 16, Comprehensive Plan
Analysis.
Compliant
if Condition
of Approval
is Met
b. Zoning Compliance and Consistency.
Staff Comment: See previous discussion under FOF 17, Zoning Development
Standard Compliance.
Compliant
if Condition
of Approval
is Met
c. Design Regulation Compliance and Consistency.
Staff Comment: See discussion under FOF 18, Design District Review.
N/A
d. Planned action ordinance and Development agreement Compliance and
Consistency.
Staff Comment: Not applicable.
Complianc
e not yet
demonstrat
ed
e. Off Site Impacts.
Structures: Restricting overscale structures and overconcentration of
development on a particular portion of the site.
Staff Comment: The proposal does not include any new building additions or
expansions of the existing structure, and the overall building height and footprint
on the 19,867-square-foot lot would remain unchanged. The new exterior
Docusign Envelope ID: F4D746D5-9DC7-4B1F-850E-68F13C75D21B
City of Renton Department of Community & Economic Development
Oasis Academy Center
Administrative Report & Decision
LUA25-000195, ECF, SA-A
Report of March 27, 2026 Page 30 of 41
D_Oasis_Academy_Center_Final
improvements associated with the day care use, including the 626-square-foot
outdoor play area, fencing, and accessibility ramp, are small in scale, located
within already developed portions of the site, and do not add substantial bulk or
mass. The existing two-story commercial building and associated site
improvements are appropriately scaled for a day care center in the Commercial
Arterial zone and are consistent with the small scale commercial and service
buildings typically found within Urban Design District D. Development on the site
remains well distributed among the existing building, trailer, parking, landscaping,
and play area, so there is no visual overconcentration of structures in any single
area. Therefore, staff finds that the proposed development would not result in an
overscale structure or overconcentration of development on the site.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: The proposal would retain a single consolidated vehicle access
point from NE 4th St that serves as both ingress and egress for the site, with an
internal drive aisle providing direct access to nine (9) on-site parking spaces and
facilitating clear circulation for staff and parent/guardian pick-up and drop-off. The
existing parking layout supports short-term parking near the building entrance, and
the modest scale of the day care use ensures that vehicle movements can be
accommodated without creating on-site congestion or blocking emergency
access.
The site currently includes an ADA-accessible stall and an accessible route from
parking to the primary day care entrance, and an accessible route of travel is also
required from the public sidewalk along NE 4th St to the building entrance in
compliance with ADA standards. At the time of building permit application, the
applicant would be required to demonstrate that existing and proposed parking,
accessible stalls, and pedestrian routes from both the right-of-way and on-site
parking areas meet current ADA requirements, and, if found deficient, construct or
modify improvements as necessary to provide a continuous, code-compliant
accessible route of travel.
Existing sidewalks along NE 4th St link the site to the broader pedestrian network
in the Commercial Arterial corridor. Overall, the circulation system provides clear
and functional transitions between the street, parking, and building entrances
while supporting safe pedestrian access consistent with the intended character of
Urban Design District D.
See “Vehicle Access” under FOF 17: Zoning Development Standard Compliance
for additional circulation analysis.
Loading and Storage Areas: Locating, designing and screening storage areas,
utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize
views from surrounding properties.
Staff Comment: The project includes a consolidated refuse and recycling
enclosure on-site sized at approximately 100 square feet and enclosed to a height
of six feet (6’), located within the interior of the parking area rather than along the
NE 4th St frontage. This placement keeps service functions away from the primary
pedestrian entry and limits visibility from the public right-of-way, while still allowing
convenient access for collection vehicles and staff. No new exterior storage areas
Docusign Envelope ID: F4D746D5-9DC7-4B1F-850E-68F13C75D21B
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Oasis Academy Center
Administrative Report & Decision
LUA25-000195, ECF, SA-A
Report of March 27, 2026 Page 31 of 41
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or rooftop equipment beyond typical HVAC units are identified with the day care
conversion. Any existing or future rooftop mechanical equipment would be
reviewed at the time of building permit to ensure compliance with applicable
screening standards. Overall, the proposed location and screening of loading and
storage functions minimize views from surrounding properties and are consistent
with the city’s loading and service area criteria.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: The site is located within an established commercial corridor and
is largely surrounded by existing development and roadway infrastructure, with no
prominent public views to distant natural features from the street frontage. The
project retains existing trees and vegetated areas on-site, particularly within the no
disturbance area at the rear of the property, so any limited views of on-site greenery
from NE 4th St would be maintained. Development associated with the day care
center is confined to previously disturbed areas and does not introduce new
building height or mass that would block notable views to natural features.
Landscaping: Using landscaping to provide transitions between developments
and surrounding properties to reduce noise and glare, maintain privacy, and
generally enhance the appearance of the project.
Staff Comment: The proposed landscaping is generally acceptable and would help
break up the expanse of surface parking required by the use. See discussion under
FOF 17: Zoning Development Standard Compliance, Landscaping.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: No lighting specifications are shown on the utility or site plans, and
no separate lighting plan was submitted. As noted above, a condition of approval
already requires the applicant to provide a lighting plan at the time of building
permit review. The plan shall demonstrate that exterior lighting would provide
adequate illumination for safety while avoiding excessive light spillover onto
adjacent properties and complying with applicable city lighting standards.
f. On Site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: The existing building at 4508 NE 4th St is located on the lot with its
primary frontage toward NE 4th St, and the day care conversion does not change
its placement, spacing, or orientation. The proposed outdoor play area, fencing,
and accessibility ramp are clustered immediately adjacent to the building within
previously developed portions of the site. This configuration maintains separation
from the residential property to the north through the intervening critical area buffer
and designated no-disturbance zone. The critical area buffer and associated
vegetation provide a physical and visual buffer that helps reduce potential privacy
and noise impacts to the abutting residence, particularly from outdoor play
activities. The east and west sides of the subject lot are currently vacant, and
surrounding development along NE 4th St is otherwise commercial in nature, so no
additional sensitive uses directly abut the site on those sides. Staff finds that the
Docusign Envelope ID: F4D746D5-9DC7-4B1F-850E-68F13C75D21B
City of Renton Department of Community & Economic Development
Oasis Academy Center
Administrative Report & Decision
LUA25-000195, ECF, SA-A
Report of March 27, 2026 Page 32 of 41
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structure placement and orientation, in combination with the existing critical area
buffer, provide reasonable privacy and noise attenuation for adjacent residential
and commercial properties.
Structure Scale: Consideration of the scale of proposed structures in relation to
natural characteristics, views and vistas, site amenities, sunlight, prevailing winds,
and pedestrian and vehicle needs.
Staff Comment: No additions are proposed to the existing two-story commercial
building, and the overall building height and footprint remain unchanged, with only
a 626-square-foot play area and minor site improvements proposed. The modest
scale of the building is consistent with other small commercial and service
structures in the Commercial Arterial (CA) zone and Urban Design District D, and
the relatively flat site lacks prominent natural features or broader public view
corridors that could be adversely affected. The residential property to the north is
separated from the developed portion of the site by the critical area buffer and no-
disturbance zone, which, together with existing vegetation and topography, helps
moderate the visual and acoustic presence of the day care use. Adequate open
areas remain for parking, landscaping, and circulation around the building,
preserving sunlight access and accommodating pedestrian and vehicle needs.
Staff concludes that the existing structure and proposed exterior improvements
are appropriately scaled in relation to the site size, surrounding development, and
the adjacent residential use.
Natural Features: Protection of the natural landscape by retaining existing
vegetation and soils, using topography to reduce undue cutting and filling, and
limiting impervious surfaces.
Staff Comment: The site contains relatively limited natural features within the
developed portion of the lot due to its location in a highly urbanized, auto-oriented
corridor, with most of the property occupied by the existing building, trailer, and
asphalt parking areas. While the parcel includes areas of regulated sensitive slope,
and a critical area buffer at the north end, the area supporting the day care use is
gently sloped and already disturbed. No new cutting or filling is required for the
conversion. Existing natural features on the active portion of the site are largely
confined to perimeter and parking lot landscaping and the vegetated critical area
buffer. These features would be preserved and enhanced as part of the project, and
overall impervious surface coverage would remain largely unchanged. See FOF 17:
Zoning Development Standard Compliance, Landscaping.
Landscaping: Use of landscaping to soften the appearance of parking areas, to
provide shade and privacy where needed, to define and enhance open spaces, and
generally to enhance the appearance of the project. Landscaping also includes the
design and protection of planting areas so that they are less susceptible to damage
from vehicles or pedestrian movements.
Staff Comment: See FOF 17: Zoning Development Standard Compliance,
Landscaping, for a detailed discussion of existing and proposed planting areas
around the building, parking lot, and critical area buffer. The project retains and
enhances perimeter and parking lot landscaping that softens views of parked
vehicles, provides shade, and improves stormwater uptake consistent with the
intent of RMC 4-6-030 to reduce effective parking lot imperviousness. No
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City of Renton Department of Community & Economic Development
Oasis Academy Center
Administrative Report & Decision
LUA25-000195, ECF, SA-A
Report of March 27, 2026 Page 33 of 41
D_Oasis_Academy_Center_Final
expansion of the paved parking area is proposed, and landscape islands and edge
plantings are maintained to help intercept runoff and protect planting areas from
vehicle and pedestrian damage.
g. Access and Circulation
Location and Consolidation: Providing access points on side streets or frontage
streets rather than directly onto arterial streets and consolidation of ingress and
egress points on the site and, when feasible, with adjacent properties.
Staff Comment: See FOF 17: Zoning Development Standard Compliance, Vehicle
Access.
Internal Circulation: Promoting safety and efficiency of the internal circulation
system, including the location, design and dimensions of vehicular and pedestrian
access points, drives, parking, turnarounds, walkways, bikeways, and emergency
access ways.
Staff Comment: The site has been designed to provide a safe and efficient internal
circulation system that accommodates customers, employees, and service
vehicle traffic while also providing for pedestrian access and emergency response
needs. Internal circulation for 4508 NE 4th St relies on the existing single driveway
on NE 4th St, which provides combined ingress and egress and is adequate for the
modest traffic generated by the day care use. Within the site, the drive aisle and
nine (9) parking spaces are arranged to allow straightforward two-way vehicle
movements, short-term pick-up and drop-off, and safe maneuvering for passenger
vehicles and emergency responders. Existing sidewalks along NE 4th St and a
direct pedestrian path from the parking area to the main building entrance provide
safe, ADA-accessible pedestrian circulation between the public right-of-way,
parking, and the day care center entry. The aisle width complies with city standards
for two-way traffic and fire apparatus access.
Pedestrian circulation is provided via the existing sidewalks along NE 4th St
frontages. An existing pedestrian walkway leading to the customer entrance on the
south side of the existing service building would not be altered and ensures ADA-
compliant and safe pedestrian access from the main customer parking area.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: All loading and delivery activity is anticipated to occur on the north
side of the building, away from the primary entrance and main pedestrian approach
along NE 4th St. Concentrating service functions on the north side provides clear
separation between service vehicles, customer pick-up and drop-off activity, and
primary pedestrian circulation routes. This configuration reduces potential
conflicts between loading operations, parked vehicles, and people walking to and
from the day care entrance and supports safe and efficient on-site operations.
Locating loading functions behind the building and outside the highest activity
areas aligns with the intent of the loading and delivery standard to minimize safety
risks and improve overall site circulation.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
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City of Renton Department of Community & Economic Development
Oasis Academy Center
Administrative Report & Decision
LUA25-000195, ECF, SA-A
Report of March 27, 2026 Page 34 of 41
D_Oasis_Academy_Center_Final
Staff Comment: The site is located along an established transit corridor on NE 4th
St, with King County Metro Route 105 operating between the Renton Transit Center
and Renton Highlands and a stop located about one (1) block from the project site.
This provides convenient access for families and staff who use transit. No bike
racks are proposed, limiting the ability for cyclists to safely secure their bike when
visiting or working at the site. See recommended condition of approval related to
the provision of bicycle parking under FOF 17, Zoning Development Standard
Compliance, Bicycle Parking.
Pedestrians: Providing safe and attractive pedestrian connections between
parking areas, buildings, public sidewalks and adjacent properties.
Staff Comment: See “Internal Circulation” under criterion ‘g’.
h. Open Space: Incorporating open spaces to serve as distinctive project focal
points and to provide adequate areas for passive and active recreation by the
occupants/users of the site.
Staff Comment: Open space on the site is focused on the new fenced outdoor play
area, which provides dedicated active recreation space for children enrolled in the
day care center. Existing vegetated areas, including landscaping near the parking
lot and within the critical area buffer at the north end of the property, also
contribute to a small amount of informal passive open space and visual relief for
staff, families, and the adjacent residence.
i. Views and Public Access: When possible, providing view corridors to
shorelines and Mt. Rainier, and incorporating public access to shorelines.
Staff Comment: The existing structure would not block view corridors to shorelines
or Mt. Rainier. The public access requirement is not applicable to the proposal.
j. Natural Systems: Arranging project elements to protect existing natural
systems where applicable.
Staff Comments: See “Natural Features” under criterion ‘f’ above.
k. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use.
Staff Comments: The proposal does not include any new public services or
facilities as part of the project. The site is located on NE 4th St, a Commercial
Arterial that can adequately accommodate vehicular traffic to and from the day
care. In addition, a King County Metro Route 105 and 111 bus stop is located within
approximately one-quarter (¼) mile of the site, providing transit access between
the Renton Transit Center and the Renton Highlands for staff and families.
Police and Fire.
Staff Comment: Police and Fire Prevention staff indicated that sufficient resources
exist to furnish services to the proposed development, provided the applicant
installs all code-required improvements and pays applicable impact fees (Exhibit
20). Fire Impact Fees for educational occupancies are currently charged at a rate
of $63.96 per enrolled student, with impact fee credit applied for the former office
use at a rate of $0.28 per square foot. Renton Regional Fire Authority has confirmed
that fire flow and fire department apparatus access roadways are adequate as they
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City of Renton Department of Community & Economic Development
Oasis Academy Center
Administrative Report & Decision
LUA25-000195, ECF, SA-A
Report of March 27, 2026 Page 35 of 41
D_Oasis_Academy_Center_Final
exist, and that any proposed kitchen hood would require an approved hood fire
suppression system under a separate fire department permit.
Water and Sewer.
Staff Comment: Based on the information submitted with the land use application
and the Engineering Division’s preliminary review, water and sewer service to the
site would continue to be provided by the City of Renton through existing public
mains in NE 4th St and the existing three-quarter-inch (3/4”) water meter and side
sewer connection serving the building. No upsizing or extension of public water or
sewer infrastructure is anticipated. Standard meter installation fees, side sewer
CCTV verification, and confirmation of the existing septic decommissioning and
sewer stub connection will be required at the time of building permit review.
Drainage.
Staff Comment: The applicant submitted a Stormwater Technical Information
Report (TIR) memo (Exhibit 14) identifying the project as a small tenant
improvement converting an existing office building into a day care facility. The
memo concludes that the proposal qualifies for the Small Project Exemption under
the 2022 Renton Surface Water Design Manual because it would disturb less than
7,000 square feet of land and does not add 2,000 square feet or more of new or
replaced impervious surface. Stormwater from the site would continue to
discharge into the existing private conveyance system that crosses the property
and ultimately connects to the broader drainage network. As a result, the project is
exempt from Minimum Requirements 1–9 and no new flow control or water quality
treatment facilities are proposed or required; however, standard temporary
erosion and sediment control measures will still be required during construction.
Given the absence of new impervious area and reliance on existing drainage
infrastructure, compliance with the Small Project Exemption criteria is anticipated
to adequately address stormwater impacts, with final verification to occur at the
time of building permit review.
Transportation.
Staff Comment: The applicant submitted a Trip Generation Assessment, prepared
by Heath & Associates and dated March 5, 2025 (Exhibit 11), and a Transportation
Concurrency Memorandum, prepared by city staff and dated July 23, 2025 (Exhibit
10), which evaluate anticipated vehicle trip generation, trip distribution, and the
project’s effects on the surrounding street system for the proposed change of use
from a small office to a day care facility at 4508 NE 4th St.
The subject property fronts NE 4th St, which is already improved with curb, gutter,
and sidewalk along the site frontage, and primary access would continue to be
provided via the existing driveway connection(s) on NE 4th St with no new curb cuts
or reconfiguration proposed. Using ITE Trip Generation Manual, 11th Edition, Land
Use Code 565 (Day Care Center) for the proposed use and Land Use Code 712
(Small Office Building) for the prior use, the Trip Generation Assessment estimates
that the day care would generate approximately 87 gross new weekday daily trips,
20 gross AM peak hour trips, and 20 gross PM peak hour trips, with credit for the
existing office use resulting in about 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).
Because this net new peak-hour volume is under the city’s 20-trip threshold, no
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City of Renton Department of Community & Economic Development
Oasis Academy Center
Administrative Report & Decision
LUA25-000195, ECF, SA-A
Report of March 27, 2026 Page 36 of 41
D_Oasis_Academy_Center_Final
further intersection operational analysis is required, and the assessment notes
that a portion of day care trips are expected to be pass‑by traffic already present
on NE 4th St.
The Transportation Concurrency Memorandum concludes that sufficient citywide
trip capacity remains under the city’s adopted transportation model and that the
proposal passes the City of Renton Traffic Concurrency Test in accordance with
RMC 4‑6‑070D. The project would be subject to Transportation Impact Fees
consistent with the current fee schedule, as outlined in the Advisory Notes (Exhibit
20), with the exact amount to be calculated at building permit issuance based on
the adopted rate in effect at that time. In addition, while RMC 4-6-060 Street
Standards generally requires frontage improvements when new construction or
additions exceed a valuation threshold, this proposal is limited to a change of use
and interior tenant improvements with no building additions or new construction
over one hundred seventy-five thousand dollars ($175,000.00). This project falls
within the Section 4-6-060.D exemptions for interior remodels and lower-valuation
work and is therefore not required to construct additional street frontage
improvements along NE 4th St. With payment of applicable impact fees and
completion of any required site-specific street or frontage improvements identified
through permit review, the project is anticipated to comply with the city’s level of
service and concurrency standards.
N/A a. Phasing: The applicant is not requesting any phasing.
b. Stormwater: Providing optimal locations of stormwater infiltrating low
impact development facilities. Avoiding placement of buildings or impervious
areas on soils with infiltration capability to the maximum extent practicable.
Staff Comment: The existing development does not include stormwater infiltration
or other low impact development facilities, and the project does not propose new
impervious area or reconfigure site drainage. Given the small tenant-improvement
scope and reliance on existing paved and compacted areas, there is limited
opportunity to relocate buildings or hard surfaces to better take advantage of
infiltrating soils. In this context, optimizing locations for new infiltration facilities is
not practicable, and continued use of the existing conveyance system is
appropriate for the proposed day care use.
20. Critical Areas: Project sites which contain critical areas are required to comply with the Critical
Areas Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if
all conditions of approval are complied with:
Compliance Critical Areas Analysis
Geologically Hazardous Areas: Based upon the results of a geotechnical report
and/or independent review, conditions of approval for developments may include
buffers and/or setbacks from buffers. A standard 15-foot building setback is
required for all structures from Protected Slope areas.
A 50-foot buffer and 15-foot building setback are required from Very High
Landslide Hazard Areas.
Staff Comment: According to City of Renton (COR) maps, the site contains
regulated sensitive slopes but no mapped landslide hazard areas within the
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City of Renton Department of Community & Economic Development
Oasis Academy Center
Administrative Report & Decision
LUA25-000195, ECF, SA-A
Report of March 27, 2026 Page 37 of 41
D_Oasis_Academy_Center_Final
portion of the property proposed for the day care use. For this proposal, the
applicant did not submit a geotechnical report because no new building footprints,
additions, or significant grading are proposed, and the existing building and parking
areas are located on a sloped, previously disturbed portion of the lot. The project
does not modify existing foundations, expand development toward the slope, or
encroach into any mapped slopes or the standard 15-foot (15’) building setback
from regulated slopes. Based on the limited scope of work and the absence of new
construction within or near slope hazard areas, staff determined that a
geotechnical report was not required at this time. Compliance with any applicable
setback requirements for regulated slopes would be confirmed at the time of
building permit review and is anticipated to sufficiently address geologic hazard
concerns for the limited scope of improvements.
Streams: The following buffer requirements are applicable to streams in
accordance with RMC 4-3-050G.2.a: Type F streams require a 115-foot standard
buffer and a 200-foot increased buffer, Type Np streams require a 75-foot standard
buffer and a 100-foot increased buffer, and Type Ns streams require a 50-foot
standard buffer and a 67-foot increased buffer. An additional 15-foot building
setback is required from the edge of all stream buffer areas.
Staff Comment: A non-fish-bearing Type Ns piped stream (Stream 1) associated
with Wetland A is located along the eastern edge of the site, as documented in the
Wetland and Stream Study, prepared by Altman Oliver Associates, LLC, dated May
21, 2025 (Exhibit 9). The study confirms that the Type Ns stream is subject to a
fifty-foot (50’) standard buffer and fifteen-foot (15’) building setback under RMC
4-3-050G.2, and that this stream buffer lies entirely within the more restrictive
eighty-foot (80’) Category III wetland (Habitat score 3-5) buffer shown on the site
and landscape plans. All proposed day care improvements, including the fenced
play area, accessibility upgrades, and landscape rehabilitation, are located
outside the delineated wetland and stream buffers and the additional fifteen-foot
(15’) building setback, so no buffer modifications or stream alterations are
proposed. Compliance with these standards will be verified at building permit
review.
Wetlands: The following buffer requirements are applicable to wetlands in
accordance with RMC 4-3-050G.2.j:
Wetland Category or Type Buffer Width
Structure
Setback
Beyond
Buffer
Wetland
Characteristic
Standard
Buffer1
Increased
Buffer2
Category I Bogs and Natural
Heritage Wetlands –
Habitat score 8 – 9
225 ft 300 ft
15 ft3 Natural Heritage
Wetlands and Bogs –
All Others
190 ft 250 ft
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City of Renton Department of Community & Economic Development
Oasis Academy Center
Administrative Report & Decision
LUA25-000195, ECF, SA-A
Report of March 27, 2026 Page 38 of 41
D_Oasis_Academy_Center_Final
Habitat score 8 – 9 225 ft 300 ft
Habitat score 6 – 7 110 ft 150 ft
Habitat score 3 – 5 75 ft 100 ft
Category II Habitat score 8 – 9 225 ft 300 ft
Habitat score 6 – 7 110 ft 150 ft
Habitat score 3 – 5 75 ft 100 ft
Category III Habitat score 8 – 9 225 ft 300 ft
Habitat score 6 – 7 110 ft 150 ft
Habitat score 3 – 5 60 ft 80 ft
Category IV All 40 ft 50 ft
Footnotes:
1. To apply the standard buffer width criteria for performance standards under
subsection G2e of this Section, vegetation buffer standards under subsection G2n
of this Section and habitat corridor must be met.
2. Buffers that do not meet criteria for vegetation buffer standards and habitat
corridor are assigned the increased buffer width.
3. The following may be allowed in the building setback area:
a. Landscaping;
b. Uncovered decks, less than eighteen inches (18") above grade;
c. Building overhangs, if such overhangs do not extend more than twenty-four
inches (24") into the setback area; and
d. Impervious ground surfaces, such as driveways and patios; provided, that
such improvements may be subject to water quality regulations and maximum
impervious surface limitations.
e. Other similar architectural elements, as determined by the Administrator.
Staff Comment: The submitted Wetland and Stream Study (Exhibit 9) identifies a
single off-site Category III wetland (Wetland A) with a habitat score of 3–5, which
requires an eighty-foot (80') buffer and additional fifteen-foot (15’) building setback
under RMC 4-3-050G.2. The critical areas map and site and landscape plans show
the eighty-foot (80’) Category III wetland buffer and fifteen-foot (15’) setback
extending across the northern portion of the property as a no-disturbance zone,
with all proposed day care improvements including the fenced play area,
accessibility upgrades, and landscape rehabilitation located outside the buffer
and setback limits. No encroachments, buffer reductions, or alterations to
Wetland A are proposed, and the existing vegetated buffer area will be preserved
in place. Continued compliance with the mapped eighty-foot (80’) buffer and
fifteen-foot (15’) setback will be verified at the time of building permit review.
Docusign Envelope ID: F4D746D5-9DC7-4B1F-850E-68F13C75D21B
City of Renton Department of Community & Economic Development
Oasis Academy Center
Administrative Report & Decision
LUA25-000195, ECF, SA-A
Report of March 27, 2026 Page 39 of 41
D_Oasis_Academy_Center_Final
I. CONCLUSIONS:
1. The subject site is located in the Commercial & Mixed Use (CMU) Comprehensive Plan designation
and complies with the goals and policies established with this designation, see FOF 5 and FOF 16.
2. The subject site is located in the Commercial Arterial (CA) zoning designation and complies with the
zoning and development standards established with this designation provided the applicant
complies with City Code and conditions of approval, see FOF 6 and FOF 17.
3. The proposed site plan review complies with the street standards as established by City Code,
provided the project complies with all advisory notes and conditions of approval contained herein,
see FOF 19.
4. The proposed site plan review complies with the Urban Design Regulations provided the applicant
complies with City Code and conditions of approval, see FOF 18.
5. The proposed site plan review complies with the site plan review criteria as established by City Code
provided the applicant complies with City Code and conditions of approval, see FOF 19.
6. There are adequate public services and facilities to accommodate the proposed site plan review,
see FOF 19.
7. The proposed site plan review complies with the Critical Areas Regulations provided the applicant
complies with City Code and conditions of approval, see FOF 20.
8. Key features which are integral to this project include the reconfiguration of on-site parking and
consolidated NE 4th St driveway access, the creation of a secure fenced outdoor play area with
associated accessibility upgrades, and the preservation of on-site critical area buffers and existing
vegetation.
J. DECISION:
The Oasis Academy Center site plan review, File No. LUA25-000195, ECF, SA-A, as depicted in Exhibit 2, is
approved and is subject to the following conditions:
1. The applicant shall remove one (1) of the existing NE 4th St driveway curb cuts and consolidate
vehicular access to a single driveway on NE 4th St, with the specific driveway to remain and driveway
closure details reviewed and approved by Development Engineering and the Current Planning
Project Manager prior to building permit issuance.
2. The applicant shall provide detailed plans for bicycle parking spaces meeting the standards of RMC
4-4-080F.11, with the design, specifications, and placement of bicycle parking submitted for review
and approval by the Current Planning Project Manager prior to building permit issuance.
3. The applicant shall submit a detailed lighting plan that adequately provides for public safety without
casting excessive glare on adjacent properties. This plan should include details regarding
pedestrian-scale lighting around the primary building entrances. The detailed lighting plan shall be
submitted for review and approval by the Current Planning Project Manager prior to building permit
issuance.
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City of Renton Department of Community & Economic Development
Oasis Academy Center
Administrative Report & Decision
LUA25-000195, ECF, SA-A
Report of March 27, 2026 Page 40 of 41
D_Oasis_Academy_Center_Final
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Matthew Herrera, Planning Director Date
TRANSMITTED on March 27, 2026 to the Owner/Applicant/Contact:
Owner: Applicant: Contact:
Estate Highlands LLC
13415 NE 102nd St
Kirkland, WA 98033
Hector Vigna
Legacy Construction Group LLC
551 S Sullivan St, Unit C
Seattle, WA 98108
Cristhian Arcila
Eleven Siding LLC
2825 NE 4th Ct
Renton, WA 98056
TRANSMITTED on March 27, 2026 to the Parties of Record:
Duwamish Tribe
Nancy Sackman
preservationdept@duwamishtribe.org
Emmeline Aquino
kcwtd_otheragencyplanning@kingcounty.gov
King County Wastewater Treatment Department
201 S Jackson St, KSC-NR-0503
Seattle, WA 98104
TRANSMITTED on March 27, 2026 to the following:
Gina Estep, CED Administrator
Justin Johnson, Development Engineering Director
Nathan Janders, Development Engineering Manager
Clark Close, Current Planning Manager
Anjela Barton, Fire Marshal
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the
decision date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the
Hearing Examiner on or before 5:00 PM on April 10, 2026. An appeal of the decision must be filed within
the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Appeals must be submitted
electronically to the City Clerk at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub
Monday through Friday. The appeal fee, normally due at the time an appeal is submitted, will be collected at
a future date if your appeal is submitted electronically. The appeal submitted in person may be paid on the
first floor in our Finance Department. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and
additional information regarding the appeal process may be obtained from the City Clerk’s Office,
cityclerk@rentonwa.gov.
EXPIRATION: The Administrative Site Development Plan Review decision will expire two (2) years from the
date of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-200.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be
reopened by the approval body. The approval body may modify his decision if material evidence not readily
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Oasis Academy Center
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LUA25-000195, ECF, SA-A
Report of March 27, 2026 Page 41 of 41
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discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After
review of the reconsideration request, if the approval body finds sufficient evidence to amend the original
decision, there will be no further extension of the appeal period. Any person wishing to take further action
must file a formal appeal within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one)
communications may occur concerning the land use decision. The Doctrine applies not only to the initial
decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval
date must be made in writing through the Hearing Examiner. All communications are public record and this
permits all interested parties to know the contents of the communication and would allow them to openly
rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by
the Court.
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CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Oasis Academy Center
Land Use File Number:
LUA25-000195, ECF, SA-A
Date of Report
March 27, 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 Administrative report:
Exhibit 1-20: As shown in the Environmental Review Committee (ERC) Report
Exhibit 21: Administrative Decision
Exhibit 22: On Hold Letter, dated July 23, 2025
Exhibit 23: Off Hold Letter, dated November 13, 2025
Exhibit 24: On Hold Letter, dated November 25, 2025
Exhibit 25: Off Hold Letter, dated January 12, 2026
Exhibit 26: King County Wastewater Treatment Division Comment Letter, dated February 19,
2026
Exhibit 27: Staff Response Email to KCWTD Comment Letter, dated February 24, 2025
Exhibit 28: Environmental Determination of DNS-M, dated February 16, 2026
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