HomeMy WebLinkAboutSR_HEX_Report_and_Exhibits_FFCC_191119_FINALDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_HEX_Report_FFCC_191119_v1
A. REPORT TO THE HEARING EXAMINER
Hearing Date: November 19, 2019
Project File Number: PR18-000336
Project Name: Family First Community Center
Land Use File Number: LUA19-000212, SA-A, CU-H, ECF, V-A, MOD
Project Manager: Clark H. Close, Senior Planner
Owner: Renton School District, 300 SW 7th St, Renton, WA 98057
Applicant: Russ Woodruff, City of Renton, 1055 S Grady Way, Renton, WA 98057
Contact: Meredith Everist, Baylis Architects, 10801 Main St, #110, Bellevue, WA 98004
Project Location: 16022 116th Ave SE, Renton, WA 98056
Project Summary: The applicant is requesting Administrative Site Plan Review, Hearing Examiner
Conditional Use Permit review, Height Variance, Street Waiver, Driveway Design
Modification, and Environmental (SEPA) Review to construct a community center
at 16022 116th Ave SE (APN 2823059034). The existing site is zoned Residential-6
(R-6) and is currently occupied by Cascade Elementary School and associated
improvements. The proposed 21,110 square foot one-story community center
would be open to the general public and would offer services such as after school
programs and activities, health care offices with labs, counseling services, and
childcare for facility users. Access to the new facility would be provided via an
existing driveway at the south end of the property. Site improvements would also
include 90 new onsite parking spaces and 29 shared parking spaces with the
school. COR Maps identified regulated slopes on the site. Construction is expected
to begin in May 2020 and end in July 2021.
Site Area: 14.9 acres
SE 162nd St
SE 160th St 116th Ave SE 114th Ave SE SE 160th St 120th Ave SE 119th Ave SE SE 163rd St 121st Ave SE SE 161st St 122nd Ave SE SE 162th St
City of Renton Department of Community & Economic Development
Family First Community Center
Staff Report to the Hearing Examiner
LUA19-000212, SA-A, CU-H, ECF, V-A, MOD
Report of November 19, 2019 Page 2 of 26
SR_HEX_Report_FFCC_191119_v1
B. EXHIBITS:
Exhibits 1-25: As shown in the Environmental Review Committee (ERC) Report
Exhibit 26: Staff Report to the Hearing Examiner
Exhibit 27: Environmental “SEPA” Determination, ERC Mitigation Measures and Advisory Notes
Exhibit 28: Neighborhood Meeting Materials
Exhibit 29: Conditional Use Permit Justification
Exhibit 30: Building Height Variance Request
Exhibit 31: Street Improvements Waiver Request
Exhibit 32: Street Improvements Modification Request
C. GENERAL INFORMATION:
1. Owner(s) of Record: Renton School District, 300 SW 7th St, Renton, WA
98057
2. Zoning Classification: Residential-6 (R-6)
3. Comprehensive Plan Land Use Designation: Residential Medium Density (MD)
4. Existing Site Use: Educational Institution (Cascade Elementary School)
5. Critical Areas: Regulated Slopes (>15% & <=25%)
6. Neighborhood Characteristics:
a. North:
High pressure natural gas transmission pipelines operated by Williams – Northwest
Pipeline and detached single-family residential dwellings. Residential Medium Density
(MD) Comprehensive Plan Land Use Designation; Residential-6 (R-6).
b. East: Detached single-family residential dwellings. Residential Medium Density (MD)
Comprehensive Plan Land Use Designation; Residential-6 (R-6).
c. South: Detached single-family residential dwellings. Residential Medium Density (MD)
Comprehensive Plan Land Use Designation; Residential-6 (R-6).
d. West: Religious institutions and detached single-family residential dwellings. Residential
Medium Density (MD) Comprehensive Plan Land Use Designation; Residential-6 (R-6).
7. Site Area: 14.9 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Annexation (Benson Hill) A-06-002 5327 03/01/2008
City of Renton Department of Community & Economic Development
Family First Community Center
Staff Report to the Hearing Examiner
LUA19-000212, SA-A, CU-H, ECF, V-A, MOD
Report of November 19, 2019 Page 3 of 26
SR_HEX_Report_FFCC_191119_v1
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by Soos Creek Water and Sewer District.
b. Sewer: Wastewater service is provided by the Soos Creek Water and Sewer District.
c. Surface/Storm Water: There is an existing storm drainage system in 116th Ave SE. Stormwater runoff
from the existing site consists of surface, shallow, and piped flow to the existing biofiltration swale
located on the south side of the site, which then discharges to the existing stormwater system at the
southeast corner of the site as defined by the project Technical Information Report dated August 22,
2019 prepared by Coughlin Porter Lundeen.
2. Streets: 116th Ave SE is a Minor Arterial Street with an existing right-of-way (ROW) width of 60 feet as
measured using the King County Assessor’s Map. The pavement width is 35 feet (two 11-foot lanes with
a seven-foot (7’) shoulder on the west side of the roadway) with a one-half foot (0.5’) wide curb, six-foot
(6’) planter strip, and a five-foot (5’) wide sidewalk on the east side of the roadway.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE (RMC):
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in the Zoning Designations
c. Section 4-2-110: Residential Development Standards
2. Chapter 4 City-Wide Property Development Standards
3. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
4. Chapter 9 Permits – Specific
a. Section 4-9-030: Conditional Use Permits
b. Section 4-9-200: Master Plan and Site Plan Review
c. Section 4-9-250: Variances, Waivers, Modifications, and Alternatives
5. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on
September 11, 2019 and determined the application complete on September 18, 2019. The project
complies with the 120-day review period.
City of Renton Department of Community & Economic Development
Family First Community Center
Staff Report to the Hearing Examiner
LUA19-000212, SA-A, CU-H, ECF, V-A, MOD
Report of November 19, 2019 Page 4 of 26
SR_HEX_Report_FFCC_191119_v1
2. A public meeting was held on February 28, 2019 at Cascade Elementary School. 29 members of the public
attending the meeting, signed the sign-in sheet, and provided comments and questions. See Exhibit 28
for more information.
3. The project site is located at 16022 116th Ave SE, Renton, WA 98056 (Exhibit 2).
4. The project site is currently developed as Cascade Elementary School (Exhibits 3 and 18).
5. Access to the site would be provided via 116th Ave SE (Exhibit 4). Direct access to the new facility would
be provided via an existing driveway at the south end of the property.
6. The property is located within the Residential Medium Density (MD) Comprehensive Plan land use
designation.
7. The site is located within the Residential-6 (R-6) zoning classification.
8. Of the 21 inventoried trees, within the immediate vicinity of the project site, the applicant is proposing to
retain 12 trees (Exhibits 7 and 8).
9. No significant critical areas were identified on the site.
10. Approximately 4,200 cubic yards of export material is proposed in order to prepare the site for the
community center improvements.
11. The applicant is proposing to begin construction in May 2020 and end in July 2021.
12. Staff received one (1) public comment letter (Exhibit 19). On October 2, 2019, staff responded to Mr.
Gustaves (Exhibit 20). To further address public comments the following report contains analysis related
to relationship of the proposed project to two interstate high pressure natural gas transimission
pipelines within an easment held by Williams – Northwest Pipeline on the Renton School District
property. Upon further review, Mr. Gustaves indicated that it looks like the project would not affect the
pipeline.
13. No other public or agency comments were received.
14. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
October 14, 2019 the Environmental Review Committee issued a Determination of Non-Significance -
Mitigated (DNS-M) for the Family First Community Center (Exhibit 27). The DNS-M included one (1)
mitigation measure. A 14-day appeal period commenced on October 28, 2019 and ended on November
1, 2019. No appeals of the threshold determination have been filed.
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 (Exhibits
1-25):
1. The project construction shall comply with the recommendations found in the submitted
Geotechnical Engineering Report, prepared by The Riley Group, Inc. (RGI), dated June 8, 2018, and
future addenda.
16. 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.
17. Comprehensive Plan Compliance: The site is designated Residential Medium Density (MD) on the City’s
Comprehensive Plan Map. The purpose of the MD designation is to allow a variety of single-family and
multi-family development types, with continuity created through the application of design guidelines, the
organization of roadways, sidewalks, public spaces, and the placement of community gathering places
City of Renton Department of Community & Economic Development
Family First Community Center
Staff Report to the Hearing Examiner
LUA19-000212, SA-A, CU-H, ECF, V-A, MOD
Report of November 19, 2019 Page 5 of 26
SR_HEX_Report_FFCC_191119_v1
and civic amenities. The proposal is compliant with the following development standards if all conditions
of approval are met:
Compliance Comprehensive Plan Analysis
Policy L-2: Support compact urban development to improve health outcomes, support
transit use, maximize land use efficiency, and maximize public investment in
infrastructure and services.
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
Policy L-50: Respond to specific site conditions such as topography, natural features,
and solar access to encourage energy savings and recognize the unique features of the
site through the design of subdivisions and new buildings.
Policy L-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.
Policy L-56: Complement the built environment with landscaping using native,
naturalized, and ornamental plantings that are appropriate for the situation and
circumstance and provide for respite, recreation, and sun/shade.
Policy L-60: Improve the appearance of parking lots through landscaping and
screening.
Policy L-61: Promote environmentally friendly, energy-efficient development,
including building and infrastructure.
Policy L-62: Create a supportive environment for cultural activities and the arts.
Policy L-63: Collaborate with schools, businesses, and faith-based groups to promote
healthy lifestyles through education, activity, and nutrition.
Policy L-64: Design buildings with provisions for evacuation in case of all types of
emergency events.
18. Zoning Development Standard Compliance: The site is classified Residential-6 (R-6) on the City’s Zoning
Map. Development in the R-6 zone is intended to be single-family residential at moderate density.The
proposal is compliant with the following development standards, as outlined in RMC 4-2-110.A, if all
conditions of approval are met:
Compliance R-6 Zone Develop Standards and Analysis
See FOF 22
for CUP
Analysis
Use: Pursuant to RMC 4-2-060, City government facilities (community center) require
a Hearing Examiner Conditional Use Permit in all zones.
Staff Comment: The applicant is requesting a Hearing Examiner Conditional Use Permit
to construct a community center (Family First Community Center). The new facility
would consist of a one-story 21,100 square foot facility with 90 new onsite parking
City of Renton Department of Community & Economic Development
Family First Community Center
Staff Report to the Hearing Examiner
LUA19-000212, SA-A, CU-H, ECF, V-A, MOD
Report of November 19, 2019 Page 6 of 26
SR_HEX_Report_FFCC_191119_v1
spaces and 29 shared parking spaces, stormwater systems, and site access and
landscaping improvements.
The new facility would be open to the general public and would offer services such as
after school programs and activities, health care offices with labs, counseling services,
childcare for facility users, community garden and demonstration kitchen, lunch room,
locker rooms, gym, and fitness programs.
See also FOF 22, Conditional Use Permit for more information.
Lot Dimensions: The minimum lot size permitted in the R-6 zone is 7,000 sq. ft. A
minimum lot width of 60 feet is required (70 feet for corner lots) and a minimum lot
depth of 90 feet is required.
Staff Comment: No changes are proposed to the lot dimensions of the parcel at this
time. Prior to executing a long term lease, the Renton School District has indicated they
will be submitting a short plat application to subdivide the 14.88-acre school property
to create a separate 2.72-acre parcel for the community center. The future short plat
application would be reviewed for R-6 zoning development standard compliance. This
plat is anticipated to be recorded prior to a long-term lease agreement between the City
of Renton and the Renton School District.
Setbacks: The required setbacks in the R-6 zone are as follows: front yard is 25 feet,
side yard is combined 15 feet with not less than 5 feet on either side, secondary front
yard (applies to corner lots) is 25 feet, and the rear yard is 25 feet.
Staff Comment: The applicant is proposing to reconfigure the existing shared parking
spaces along 116th Ave SE. In addition, the community center building is proposed to
be located east of the existing shared parking and south of Cascade Elementary School.
The proposed approximate building setbacks from the existing property lines would be
as follows: 165-foot front yard, 597-foot north side yard, 66 1/2-foot south side yard,
and 409-foot rear yard. The community center would also provide over a 60-foot
separation distance from the southeast corner of the existing elementary school.
Following final short plat recording, the community center is expected to maintain a
rear yard setback of 238 feet and a future side yard setback of approximately 36 feet to
the north.
See FOF 24
for height
variance
analysis
Building Standards: The R-6 zone has a maximum building coverage of 40% and a
maximum impervious surface coverage of 55%. In the R-6 zone, a maximum building
height of 2 stories with a wall plate height of 24 feet is permitted. Roofs with a pitch
equal to or greater than 4:12 may project an additional six (6) vertical feet from the
maximum wall plate height. If the height of wall plates on a building are less than the
states maximum the roof may project higher to account for the difference, yet the
combined height of both features shall not exceed the combined maximums. Common
rooftop features, such as chimneys, may project an additional four (4) vertical feet from
the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than 4:12,
decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall
plate height if the projection is stepped back one-and-a-half (1.5) horizontal feet from
each minimum building setback line for each one (1) vertical foot above the maximum
wall plate height.
Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g.,
shed roof) may exceed the stated maximum if the average of wall plate heights is equal
or less than the maximum wall plate height allowed.
City of Renton Department of Community & Economic Development
Family First Community Center
Staff Report to the Hearing Examiner
LUA19-000212, SA-A, CU-H, ECF, V-A, MOD
Report of November 19, 2019 Page 7 of 26
SR_HEX_Report_FFCC_191119_v1
Staff Comment: The applicant is proposing an approximately 21,100 square foot
structure on a 14.9-acre parcel. According to King County Department of Assessments,
the existing elementary school has a gross building area of 45,701 square feet. The
parcel also includes three (3) portables (approx. 1,955 square feet) and a detached
accessory building (approx. 6,865 square feet). Together the existing buildings and
proposed new building would have a combined building coverage of approximately 12.3
percent of the lot (79,531 square feet / 648,141 square feet = 12.3%). The percentage
of building coverage is expected to increase to 17.8 percent (21,100 square feet /
118,483 square feet = 17.8%) following a future short plat of the lot. The project
improvements are expected to increase the impervious surface area of the parcel by
approximately 10 percent to approximately 44 percent of the lot.
The applicant is also requesting a variance to the maximum building height to 31’-3” to
locate the one-story community center on the school district property. The increased
height is primarily attributed to the gymnasium located at the rear of the building. See
FOF 23, Variance Analysis for more information.
Building height, building coverage, and impervious surface coverage for the community
center would be further verified at the time of building permit review.
Compliant if
condition of
approval is
met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional 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,
are to be located in this area when present. Spacing standards shall be as stipulated by
the Department of Community and Economic Development, provided there shall be a
minimum of one street tree planted per address. Any additional undeveloped right-of-
way areas shall be landscaped unless otherwise determined by the Administrator.
Where there is insufficient right-of-way space or no public frontage, street trees are
required in the front yard subject to approval of the Administrator. A minimum of two
trees are to be located in the front yard prior to final inspection for the new Single-
Family Residence.
Staff Comment: The applicant submitted a conceptual landscape plans (Exhibit 6) and
paving plan (Exhibit 12) with the project application. The landscape plan includes a
planting plan which contains several different tree and shrub species, including but not
limited to, October glory maple, sour gum, Austrian black pine, Douglas fir, Hogan cedar
vine maple Persian parrotia, Japanese stewartia, aurea and Kelsey dogwood, Oregon
grape, pacific wax myrtle, gulf stream heavenly bamboo, wild mockorange, western
sword fern, mount Vernon laurel, red flowering currant, nootka rose and common white
snowberry. In addition, the applicant has proposed raised planter beds for a community
garden near the building entrance. Perimeter parking lot landscaping and interior
parking lot landscaping are shown on the landscape plans and are consistent with RMC
4-4-070.
The proposed paving plan includes a six-foot (6’) wide sidewalk from 116th Ave SE to
the building entrance. In addition, the applicant is proposing various sidewalk widths
throughout the site. For example, portions of the sidewalk on the south side of the
building measure four feet (4’) wide and other portions of the concrete walkways
measure 16 ½ feet wide. The sidewalks widths should be constructed with a consistent
minimum width throughout the development. Therefore, staff recommends as a
condition of approval that the applicant maintain a minimum concrete sidewalk width
of six feet (6’) throughout the development. A final landscape plan shall be submitted
City of Renton Department of Community & Economic Development
Family First Community Center
Staff Report to the Hearing Examiner
LUA19-000212, SA-A, CU-H, ECF, V-A, MOD
Report of November 19, 2019 Page 8 of 26
SR_HEX_Report_FFCC_191119_v1
and approved by the Current Planning Project Manager prior to issuance of the
construction permits.
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 residential development.
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: The project area includes approximately 2.19 acres of grass fields and
native vegetation. The development would decrease the amount of pervious area and
landscape to approximately 1.02 acres. The applicant’s Arborist Report, prepared by Ian
Gray, City of Renton Urban Forestry & Natural Resources Manager (dated August 26,
2019; Exhibit 7), inventoried 21 trees in the vicinity of the project site. The applicant is
proposing to remove eight (8) significant trees (Linden and Paper Birch). Five (5) of the
eight (8) trees to be removed were found to be dead. In addition, one of the poor
damaged trees is located within the footprint of the proposed building. Pursuant to
RMC 4-4-130.H, tree retention standards in a residential zone (specifically Residential-
6 zone) require at least thirty percent (30%) significant tree retention during and post
development. The applicant is proposing to retain 12 of the project area’s significant
trees (Exhibit 8). According to the Arborist Report, trees being retained would be
required to have protective fencing placed at the dripline (as located by the longest
extended branch scribed as a circle at that distance radially around the entire tree).
Where driplines extend over existing hardscape, fencing would be placed at the edge of
that hardscape. All driplines of trees on adjacent properties which may overhang the
development parcel would be respected in the same manner and soil disturbance and
root damage shall be avoided wherever possible. If roots are encountered they should
be cut with a sharp tool cleanly back to the edge of the soil. No entrance into the tree
protection zone (TPZ) would be allowed. Where trees are grouped, protective fencing
shall be erected to encircle the whole group at the driplines. The City Arborist would be
available to consult once the project is underway, particularly when tree protection
zones need to be delineated in the field.
In addition to tree protection, the applicant is proposing to enhance the existing
landscaping onsite by planting 83 new trees, including deciduous trees (14-October
glory maple, 17-sour gum), evergreen trees (6-Austrian black pine, 12 Douglas fir, 9-
hogan cedar), and accent trees (14-vine maple, 4-Persian parrotia, and 7-Japanese
stewartia). The proposed new trees would be planted and irrigated throughout the
project site. As shown on the landscape and irrigation plans (Exhibits 6 and 9).
City of Renton Department of Community & Economic Development
Family First Community Center
Staff Report to the Hearing Examiner
LUA19-000212, SA-A, CU-H, ECF, V-A, MOD
Report of November 19, 2019 Page 9 of 26
SR_HEX_Report_FFCC_191119_v1
Screening: All on-site surface mounted utility equipment shall be screened from public
view. Screening shall consist of equipment cabinets enclosing the utility equipment,
solid fencing or a wall of a height at least as high as the equipment it screens, or a
landscaped visual barrier allowing for reasonable access to equipment. Equipment
cabinets, fencing, and walls shall be made of materials and/or colors compatible with
building materials. All operating equipment located on the roof of any building shall be
enclosed so as to be screened from public view.
Staff Comment: No rooftop equipment was identified in the elevations or the site plan.
At the north side of the building, a transformer pad was identified with landscaping on
three sides. In addition, two (2) rain collection cisterns (bid alternate) are proposed on
the northwest and southwest corners of the building. The proposed improvements
include an energy efficient design with green roof (bid alternate), with a goal of meeting
LEED Silver. The project design includes adequate onsite screening for utility equipment
from public view through the combination of landscaping, fencing, and building
architecture and placement.
Refuse and Recycling: In office, educational and institutional developments, a
minimum of two (2) square feet per every one thousand (1,000) square feet of building
gross floor area shall be provided for recyclables deposit areas and a minimum of four
(4) square feet per one thousand (1,000) square feet of building gross floor area shall
be provided for refuse deposit areas. A total minimum area of one hundred (100)
square feet shall be provided for recycling and refuse deposit areas.
Staff Comment: The applicant would provide a single refuse and recycling location near
the northeast corner of the building. The 11’ x 16’ (176 square foot) trash enclosure
would be easily accessible areas for both users and hauling trucks. The exterior would
be clad with corrugated metal siding to match the proposed community center’s
exterior cladding.
The trash location would be screened by public view from a combination of landscaping,
a corrugated metal siding enclosure and surrounding buildings. The applicant would be
required to provide a minimum area of 42 square feet for recyclable deposits and a
minimum area of 84 square feet for refuse deposits (126 square feet total). The
designated recycling and refuse deposit area would be adequate to meet the minimum
apportion requirements for deposit and collection areas of the code.
Parking: Parking regulations require that ‘other recreational’ uses provide a minimum
and maximum of 1 per occupant based upon 50% of the maximum occupant load as
established by the adopted Building and Fire Codes of the City of Renton.
Community Center parking requirements are not provided in Renton Municipal Code
(RMC).
Staff Comment: The RMC does not provide a specific parking calculation for Community
Centers. When a parking standards is not identified for a specified use, per RMC 4-4-
080.F.10.d, then staff shall determine which of the uses in the parking code is most
similar based upon staff experience with various uses and information provided by the
applicant. The applicant submitted a parking demand analysis with the Family First
Community Center Traffic Impact Study (Exhibit 21). The parking impact analysis was
conducted to evaluate the supply/demand generated by the proposed project.
For the project, the Institute of Transportation Engineers Parking Generation, Fifth
Edition, 2019, was used to determine parking demand for the proposed Family First
City of Renton Department of Community & Economic Development
Family First Community Center
Staff Report to the Hearing Examiner
LUA19-000212, SA-A, CU-H, ECF, V-A, MOD
Report of November 19, 2019 Page 10 of 26
SR_HEX_Report_FFCC_191119_v1
Community Center project at Cascade Elementary School. Based upon Recreational
Community Center and Clinic, direct application of published rates estimate the peak
development parking demand at a total of 92 parking stalls (Recreational Community
Center (ITE LUC 495) – 77 stalls and Clinic (ITE LUC 630) – 15 for the clinic). Onsite
improvements would also include 90 new onsite parking spaces and 29 shared parking
spaces with the elementary school. The shared parking spaces and contained parent
drop-off/pick-up area would be maintained at its current location but contained to
avoid conflict with the primary access for the proposed community center. During non-
peak school periods, the driveway restrictions from the southern parking lot could be
removed/opened by the School District and/or the Family First Community Center. As
needed, the school would be able to utilize the shared parking or community center
parking lot.
The applicant’s parking demand study, included in the Traffic Impact Study, indicated
that the 90 new onsite parking spaces, combined with the 29 shared parking spaces
with the school in front of the proposed community center would comply with the peak
development parking demand and no parking spillover is anticipated. Based on the
provided parking analysis, staff has determined the 90 new onsite parking spaces and
the 29-shared parking spaced with Cascade Elementary School would be sufficient to
meet the parking demand for this site and therefore the project is compliant with the
parking regulations.
If the parking followed the ‘other recreational’ uses with a minimum and maximum of
1 per occupant based upon 50% of the maximum occupant load as established by the
adopted Building and Fire Codes of the City of Renton, the parking demand would be
far higher than 92 parking stalls designated by the ITE manual.
The proposed parking conforms to the minimum requirements for compact stalls, drive
aisle, standard parking stall, dimensions and the provision of ADA accessible parking
stalls.
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. Bicycle parking
spaces shall be provided for secure extended use and shall protect the entire bicycle
and its components and accessories from theft and weather. Acceptable examples
include bike lockers, bike check-in systems, in-building parking, and limited access
fenced areas with weather protection. For in-building bike parking and limited access
fenced areas, fixed structures for locking individual bikes, such as racks, must be
provided within the facility. For fenced areas, the fence shall be either six feet (6') high,
or be floor-to-ceiling.
Staff Comment: Per RMC 4-4-080.F.11.a bicycle parking spaces are required at 10
percent (10%) of the number of required off-street parking spaces. The project would
be required to provide a minimum of nine (9) off-street bicycle parking stalls. In
addition, bicycle parking shall be provided for secure extended use and shall protect the
entire bicycle and its components and accessories from theft and weather per RMC 4-
4-080.F.11.c. Acceptable examples include bike lockers, bike check-in systems, in-
building parking, and limited access fenced areas with weather protection. Therefore,
staff recommends as a condition of approval that the applicant provide a secured
extended use bicycle parking area for a minimum of nine (9) off-street bicycle parking
stalls to be reviewed and approved by the Current Planning Project Manager prior to
building permit issuance.
City of Renton Department of Community & Economic Development
Family First Community Center
Staff Report to the Hearing Examiner
LUA19-000212, SA-A, CU-H, ECF, V-A, MOD
Report of November 19, 2019 Page 11 of 26
SR_HEX_Report_FFCC_191119_v1
Fences and Retaining Walls: In any residential district, the maximum height of any
fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front
yard and side yard along a street setback where the fence shall not exceed forty eight
inches (48") in height.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: No new fences or retaining walls are proposed for the project.
19. Design Standards: The parcel is not located in a Design District; therefore, design standards do not apply.
20. Critical Areas: Project sites, which contain critical areas, are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The site contains regulated slopes, shown as >15 percent to <25 percent in City
of Renton (COR) Maps. The regulated slopes appear to be manmade with the designed grading of the site
with the construction of the elementary school. A Geotechnical Engineering Report, prepared by The Riley
Group, Inc. (RGI), dated June 8, 2018 (Exhibit 13), was submitted with the preliminary plat application
materials. According to the submitted report, the site is suitable for the proposed construction from a
geotechnical standpoint. See the SEPA Environmental Review Committee Report and exhibits for more
critical areas analysis and review (Exhibits 1-25).
21. Site Plan Review Analysis: Pursuant to RMC 4-9-200.D, Site Plan Review is required for commercial projects
adjacent to or abutting residentially zoned property. For Master Plan applications compliance with the
review criteria for Site Plans are analyzed at a general level of detail to ensure nothing would preclude the
development of the Site Plan. Given Site Plan applications are evaluated for compliance with the specific
requirements of the RMC 4-9-200.E.3 the following table contains project elements intended to comply
with level of detail needed for Site Plan requests:
Compliance Site Plan Criteria and Analysis
Compliant if
Conditions of
Approval are
Met
a. Comprehensive Plan Compliance and consistency.
Staff Comment: See previous discussion under FOF 17, Comprehensive Plan Analysis.
Compliant if
Conditions of
Approval are
Met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 18, Zoning Development Standard
Compliance.
N/A
c. Design Regulation Compliance and Consistency.
Staff Comment: The proposed project is not located in a Design District Review.
N/A
d. Planned action ordinance and Development agreement Compliance and
Consistency.
Staff Comment: Not applicable.
Compliant if
Conditions of
Approval are
Met
See FOF 22 for
Conditional
Use Analysis
e. Off Site Impacts.
Structures: Restricting overscale structures and overconcentration of development
on a particular portion of the site.
Staff Comment: The proposed new building would not be out of scale in context to the
14.8-acre parcel or the existing site improvements. The overall scale of the community
center would be compatible with the existing elementary school. The proposed design
City of Renton Department of Community & Economic Development
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and See FOF
23 for
Variance
Analysis
is sensitive to the land use code with a shallow shed roof. The increased building height
is driven by the gymnasium use with sport courts that recommend a standard inside
clear height from floor to ceiling of 24 feet. The architectural features that connect the
building entry to the gymnasium is the galley. This part of the building design would be
approximately 25 feet.
See FOF 22, Conditional Use Analysis and See FOF 23, Variance Analysis for more
information.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: The site provides vehicle and pedestrian access via an existing driveway
at the south end of the property off 116th Ave SE and ingress and egress improvements
would be completed on the next adjacent driveway to the north for two-way traffic plus
a proposed Bus Only lane for improved access and circulation. Onsite improvements
would also include a six-foot (6’) wide sidewalk from 116th Ave SE to the proposed
building. In addition, onsite sidewalk improvement would be completed around the
facility and to the elementary school to provide safe walking routes between the two
(2) onsite uses. See recommended condition of approval for minimum sidewalk widths
under FOF 18, Zoning Development Standard Compliance: Landscaping.
Utilities, Loading and Storage Areas: Locating, designing and screening storage
areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to
minimize views from surrounding properties.
Staff Comment: See FOF 18, Zoning Development Standard: Screening.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: The proposed one-story structures would be roughly 31’-3” above grade
at the top of the structure or roof. The proposed building is not anticipated to interrupt
any visual accessibility to attractive natural features for neighboring properties.
Landscaping: Using landscaping to provide transitions between development and
surrounding properties to reduce noise and glare, maintain privacy, and generally
enhance the appearance of the project.
Staff Comment: Along the south property line, existing single-family residential
development abuts the project site. The applicant has proposed to provide a 10-foot on-
site fully sight-obscuring landscape visual barrier between the new parking lot and the
existing homes to the south. This buffer consists of Douglas Fir trees, Oregon grape and
red flowering current shrubs immediately abutting the property line. Furthermore,
mature trees are proposed to be retained along this property line that would further
enhance the transition between the new development and the south properties. See
discussion under FOF 18, Zoning Development Standard: Landscaping. The proposed
new landscaping would provide an enhanced appearance for the project.
Per the landscape plan and civil drawings, it appears the grading limits for the project
extend beyond the south property line. If the grading extends off-site, permission for
any off-site work would be required to be granted from the property owners of those
lots impacted by the construction work. Otherwise, construction limits would terminate
at the property line.
City of Renton Department of Community & Economic Development
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Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: The applicant submitted a general lighting plan with project application
(Exhibit 10). According to the applicant, nighttime lighting would include appropriate
exterior building and parking lot lighting for safety and security purposes (Exhibit 23).
In addition, there would also be nighttime lighting from the building windows during
hours of operation after daylight hours. Existing parking lot lights would be relocated,
as needed to suit the new layout. Approximately 10 new light posts would be installed
along the south and east part of the development to light the surface parking lot and
walkways. These lights are required for safety and security purposes and are not
expected to impact adjacent properties. In addition, exterior light and glare would be
limited through lighting placement and design as light fixtures are anticipated to point
down or be installed with cut-off shields to prevent off-site light spillage. Staff
recommends as a condition of approval that a lighting plan with fixture details be
provided at the time of building permit review for review and approval by the Current
Planning Project Manager prior to building permit issuance.
f. On Site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: The proposed location of the new building is close to the southwest
corner of the property. The closest buildings to the proposed community center are as
follows: west – approx. 238’, north – approx. 60’, east – approx. 415’, and south –
approx. 69’. Existing vegetation on the Renton School District property, plus a new
landscape planting plan with trees, shrubs and ground cover within the project area
would help provide a vegetation screen from any light or noise generated by the project.
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: The proposed new building would be one-story structure. The tallest
building would have a maximum height of 31’-3” feet. Due to the proposed location of
the building and topography, it is not anticipated that the scale of the proposed building
would adversely affect the view or sunlight currently available to adjacent or abutting
properties (Exhibit 5). The scale of the structures would be compatible with the existing
elementary school structures located on the same parcel. The proposal is expected to
improve access and circulation for buses and parent drop-off/pick-up.
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 applicant is proposing to retain and enhance the vegetation along
project side of 116th Ave SE. Only eight (8) interior trees are proposed for removal.
Approximately 44 percent of the site would be covered by structures, asphalt or other
impervious surfaces. See also FOF 17, Zoning Development Standard: Landscaping.
Reducing Parking Impervious Areas: Design parking areas to minimize impervious
surfaces, including but not limited to: (1) breaking up parking areas and directing
stormwater flows to multiple low impact development features such as
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bioretention areas; (2) locating parking near trees to provide storm water uptake;
(3) retaining or adding vegetation to parking areas; (4) placing existing parking that
exceeds maximum parking ratios in permeable pavement designed consistent with
the Surface Water Design Manual in RMC 4-6-030; and (5) using other low impact
development techniques consistent with RMC 4-6-030.
Staff Comment: The proposed drive aisles and new parking areas would add
approximately 95,000 square feet of impervious area to the parcel. The impervious
surface additions would be minimized and broken up with planter islands and perimeter
landscaping. In addition, the project is being designed to incorporate a number of
drainage features to collect, convey, treat, detain and infiltrate surface water runoff.
Stormwater would be treated to meet water quality using modular wetland systems.
Parking lot construction shall be in accordance with RMC 4-4-080.G.
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 18, Zoning Development Standard: Landscaping.
Compliant if
Conditions of
Approval are
Met
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: The only vehicular access to the parcel is from 116th Ave SE. Access to
the new facility would be provided via an existing driveway at the south end of the
property, from 116th Ave SE. Ingress and egress improvements would be completed
along the property frontage at the existing driveway and the next adjacent driveway to
the north for two-way traffic plus a proposed Bus Only lane.
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 applicant is proposing access and circulation improvements over
existing conditions to promote safety and efficiency of the internal circulation system
by making improvements to the southernmost driveways. Per the Traffic Impact Study,
prepared by TENW (Exhibit 21), several recommendations related to the arrival and
dismissal periods to help with circulation including: 1) restricting parent’s drop-off/pick-
up operations on-site within the existing southern parking lots, 2) reconfiguring the
parking lot to provide more perpendicular parking and a “by-pass” lane to
accommodate peak dismissal periods, and 3) consolidate the central drive providing a
more elongated on-site queuing area. The frontage improvement design and
construction is expected to improve parent drop-off/pick-up operations and bus access
and circulation for Cascade Elementary School.
The site plan includes internal drive aisles for improved access to designated parking
spaces and circulation to and from the buildings.
City of Renton Department of Community & Economic Development
Family First Community Center
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Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: The applicant provided a site plan that indicated a separate loading and
delivery area from the parking and pedestrian areas on the south side of the building.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: King County Metro provides public bus transportation near 116th Ave
SE from Puget Dr SE & Royal Hills Dr S (approx. 0.60 miles north of FFCC) or at 126th Ave
SE & SE 160th St (approx. 0.60 miles northeast of FFCC). See also FOF 18, Zoning
Development Standard: Bicycle Parking.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: The proposed project includes safe and attractive pedestrian
connections throughout the subject site. A condition for improved pedestrian
connections was included above under FOF 18: Zoning Development Standard
Compliance, Landscaping.
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: The applicant is proposing a community garden near the southwest
corner of the building. The community garden would include raised planters that would
be partially screen with landscape plantings. The project plans include a concrete
sidewalk around the building for passive recreation by users of the site; however, the
landscape plan lacks seating areas for users. Therefore, staff recommends, as a
condition of approval, that the applicant install a minimum of two (2) seating benches
to enhance the usability of the open spaces. A final detailed landscape plan shall be
submitted to and approved by the Current Planning Project Manager prior to issuance
of the construction permits.
i. Views and Public Access: When possible, providing view corridors to shorelines and
Mt. Rainier, and incorporating public access to shorelines.
Staff Comment: The proposed structure would not block view corridors to shorelines or
Mt. Rainier. The public access to shorelines requirement is not applicable to the
proposal.
N/A j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
Compliant if
Conditions of
Approval are
Met
k. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
Police and Fire.
Staff Comment: Police and Fire Prevention staff indicated that sufficient resources exist
to furnish services to the proposed development; if the applicant provides Code required
improvements and fees. The project would be subject to a fire impact fee based on the
rate of $2.36 per square foot of leisure facilities space (unless waived by the Renton
Regional Fire Authority). This fee is paid at time of building permit issuance. The
identified fee reflect the 2019 applicable fee. All fees assessed would be based on the
City of Renton Department of Community & Economic Development
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fee that is current at the time of the permit application or issuance, as applicable to the
permit type. See also Advisory Notes (Exhibit 25).
Water and Sewer.
Staff Comment: The applicant would be required to provide a minimum of three (3) fire
hydrants. The location and number of fire hydrants would be determined by the Renton
Regional Fire Authority based on the final fire flow demand and final site plan. A fire
hydrant is required within 50 feet of the building’s fire sprinkler system fire department
connection (FDC). Water and sewage availability certificates from Soos Creek Water and
Sewer District must be provided with the construction permit submittal. Review of the
water and sewer plans would be conducted by Soos Creek Water and Sewer District and
the Renton Regional Fire Authority. Plans approved by Soos Creek Water and Sewer
District shall be routed to the City for final review prior to permit issuance.
Drainage.
Staff Comment: A Preliminary Drainage Plan and Technical Information Report (TIR),
dated August 22, 2019 (Exhibit 11), was submitted by Coughlin Porter Lundeen with the
Land Use Application. Based on the City of Renton’s flow control map, the site falls
within the Flow Control Duration Standard area matching Forested Site Conditions and
is within the Lower Cedar River Drainage Basin. The development would be subject to
Full Drainage Review in accordance with the 2017 Renton Surface Water Design Manual
(RSWDM) and the applicant would be required to provide Enhanced Basic water quality
treatment for this project.
A Construction Stormwater Permit from Department of Ecology is required since
clearing and grading of the site exceeds one acre. In addition, a Stormwater Pollution
Prevention Plan (SWPPP) would be required for this site.
The development is subject to a surface water system development charge (SDC) for
stormwater. The 2019 SDC for stormwater is $0.72 per square foot of new impervious
surface area, but not less than $1,800.00. This fee is payable prior to issuance of the
construction permit.
Transportation.
Staff Comment: A Traffic Impact Study, prepared by TENW, dated May 29, 2019 (Exhibit
21), was submitted with the project application. The submitted report indicated that at
full build-out the proposed development would generate 669 average daily trips (ADT)
with 46 AM peak-hour vehicular trips (32 entering and 14 exiting) and 54 PM peak-hour
vehicular trips (23 entering and 31 exiting). The applicant is proposing driveway
improvements, revised circulation patterns and parking regulations to improve the
school traffic and account for the new community center. The arrival and dismissal
period proposed recommendation is further overviewed in Figure 9 of the Traffic Impact
Study (Exhibit 21).
The applicant is requesting a waiver from street frontage improvements along 116th
Ave SE. The City of Renton’s 2018-2023 Capital Improvement Program identifies
planned transportation improvements for 116th Ave SE roadway (Puget Drive SE to
Southern City Limits) – widen roadway from two (2) lanes to three (3) lanes with bicycle
lanes along 116th Ave SE, including new pavement, curb, gutter, sidewalk, street lights,
traffic signals, storm drainage, channelization and landscaping. Phase 1 improvements
from SE Petrovitsky Rd to SE 168th St (south of the project site) are programmed for
2019 to 2023. Future phases would be developed for scoping, cost and schedule by City
City of Renton Department of Community & Economic Development
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of Renton staff. Future improvements would enhance vehicular, bicycle and pedestrian
safety along this north-south transportation corridor.
The proposal has passed the City’s Traffic Concurrency Test per RMC 4-6-070.D (Exhibit
22), which is based upon a test of the citywide Transportation Plan, consideration of
growth levels included in the LOS-tested Transportation Plan, and payment of applicable
Transportation Impact Fees.
The proposed project would be responsible for the payment of applicable
Transportation Impact Fees at the time of Building Permit issuance (unless the fee is
waived or reduced by Renton City Council).
N/A l. Phasing: The applicant is not requesting any additional phasing.
m. Stormwater: Providing optimal locations of stormwater infiltrating low impact
development facilities. Avoiding placement of buildings or impervious areas on soils
with infiltration capability to the maximum extent practicable.
Staff Comment: See previous discussion above under Drainage.
22. Conditional Use Analysis: The applicant is requesting a conditional use permit for the subject property to
construct a community center at 16022 116th Ave SE in the Residential-6 (R-6) zone (Exhibit 29). The
proposed project would consists of 21,110 square foot one-story structure, parking and stormwater
improvements located south of the existing Cascade Elementary School. The proposal is compliant with
the following conditional use criteria if conditions of approval are met, pursuant to RMC 4-9-030.D.
Therefore, staff recommends approval of the requested Conditional Use Permit.
Compliance Conditional Use Criteria and Analysis
a. Consistency with Plans and Regulations: The proposed use shall be compatible
with the general goals, objectives, policies and standards of the Comprehensive
Plan, the zoning regulations and any other plans, programs, maps or ordinances of
the City of Renton.
Staff Comment: The applicant is proposing to construct a new City government facility
(community center), just south of Cascade Elementary School. The parcel is situated in
an area designated as Residential Medium Density (MD) in the Comprehensive Plan and
is zoned as Residential-6 (R-6). Comprehensive Plan Policy L-63 seeks development that
would collaborate with schools, businesses, and faith-based groups to promote healthy
lifestyles through education, activity, and nutrition. The Residential-6 (R-6) zoning
district implements the Residential Medium Density (MD) which seeks development
where land is suitable for larger lot development, an opportunity for infill development,
and where critical areas are limited.
The proposed new community center would support the goals of enhancing social
equity and resiliency and fostering safe, healthy, cohesive neighborhoods that
accommodate a diverse population. Additionally, the community center offers,
employment opportunities, active recreation and would be a community resource that
brings people together.
The site plan improvements offer a well-defined vehicular travel flow through the site
and makes for a safe and convenient entry onto the public right-of-way. The Family First
Community Center provides improvements that are consistent with the stated goals and
policies of the 2015 City of Renton Comprehensive Plan, see FOF 17, Comprehensive
City of Renton Department of Community & Economic Development
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Plan Compliance for more information. Additionally, see FOF 18, Zoning Development
Standard Compliance.
b. Appropriate Location: The proposed location shall not result in the detrimental
overconcentration of a particular use within the City or within the immediate area
of the proposed use. The proposed location shall be suited for the proposed use.
Staff Comment: The Cascade Benson neighborhood of Renton is a large area of single-
family development and related support services including schools, houses of worship,
parks and small businesses. According to the applicant, the 2015 demographics data
was as follows: the area population was 3,800; 19 percent of the population was 14
years or younger; 27 percent of the housing was occupied by renters; 12 percent of the
population lived below the poverty line earning less than $24,000 per household; and
over 65 percent of students were eligible for free or reduced price lunch. Demographics
for Cascade Elementary school included 26 percent Hispanic/Latino, 18 percent African
- American/Black. The proposed community center is expected to fill a vital need for
youth and families in the Cascade Benson area. The programs that would be provided
in the community center include sports and recreation, health and wellness, after-
school programs for youth and children, and tutoring and mentoring.
The proposed location is well-suited to the use because many users of the community
center would come from the neighborhood itself and/or Cascade Elementary. The
project would not result in the detrimental overconcentration of a particular use within
the City or within the immediate area of the proposed use, as the proposed use is
complementary to the elementary school onsite, provided the conditions of approval
are met.
Compliant if
Conditions of
Approval are
Met
c. Effect on Adjacent Properties: The proposed use at the proposed location shall not
result in substantial or undue adverse effects on adjacent property.
Staff Comment: The site for the community center is located south of Cascade
Elementary school. According to the applicant, adjacent single-family residences to the
south would be shielded from the development by a fully sight obscuring landscape
buffer and residences to the east would be buffered by the school’s existing ballfield. In
addition, the community center would front on 116th Ave SE and would be setback from
the street by approximately 150 feet (separated from the street by the existing parking
area). Finally, the applicant contends that the single story development would include
adequate on-site parking to serve users of the facility and would not have an adverse
impact on views.
The proposed new development is a supportive use to the current elementary school
and would offer community services to the neighborhood. Ten employees would be
required to operate the facility. The development is expected to make improvements to
access and circulation to and from the property through the re-using the existing
driveway location and via driveway access improvements on a second adjacent
driveway located on 116th Ave SE.
On February 28, 2019, the applicant held an open house/neighborhood meeting as
required by the City of Renton RMC 4-8-090 (Exhibit 28). The meeting was held at the
Cascade Elementary School gymnasium. Individual invitations were mailed to owners
within 300 feet of the site (approx. 97 notices). The intent of the meeting was to
encourage discussion and dialogue between the project partners (City of Renton –
Mayor’s Office and Capital Project Coordinator with the Project Architect, Doug Baldwin
- Family First Community Center Foundation Director, Dr. Damien Pattenaude – Renton
City of Renton Department of Community & Economic Development
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School District Superintendent, and Tom Trompeter – CEO of HealthPoint and the
neighboring property owners and interested citizens). Turnout at the meeting was good.
Specific comments or questions were received and the Architect provided written
questions and responses, which were attached to the Neighborhood Meeting Materials
(Exhibit 28).
The Family First Community Center would feature design elements to help make the
facility compatible with the surrounding properties such as:
• Visual screening and landscaping.
• Building materials selected to complement each other, such as metal wall panels,
fiberglass windows, glulam columns, and aluminum sunshades. The specific color
palette has not been finalized; however, a natural pallet of colors of gray (timeless
silver) and blue (cool Tahoe blue) are envisioned from the color elevations provided
(Exhibits 16 and 17).
• Pole-mounted light fixtures point down or installed with cut-off shields to prevent
off-site light spillage.
• Paved visitor and staff parking for current and future needs.
• Driveway improvement to allow for improvements to access and circulation.
As a result, staff believes the proposed site improvements of the property at this
location would not result in a substantial or undue adverse effects on adjacent or nearby
properties, provided the conditions of approval are met.
Compliant if
Conditions of
Approval are
Met
d. Compatibility: The proposed use shall be compatible with the scale and character
of the neighborhood.
Staff Comment: According to the applicant, the proposed community center building
was designed to be compatible with the scale and character of the neighborhood. The
proposed one-story building would be similar in height to the adjacent Cascade
Elementary School building. Taller portions of the building include the entry gallery and
the gymnasium for function and to enhance architectural modulation (Exhibit 15).
Finally, the applicant contends that the nearby buildings in the neighborhood are mostly
one- and two-story buildings with surface parking and landscape areas similar to the
proposed community center.
The immediate neighborhood and adjacent developed sites surrounding the school
district property are generally single-family residential or religious institution. Staff
believes the proposed one-story community center facility is architecturally designed in
a manner that is similar in scale and character as many buildings along 116th Ave SE
and within the Benson Community Planning Area. Therefore, the proposed use is
compatible with the scale and character of the surrounding area, provided the
conditions of approval are met.
e. Parking: Adequate parking is, or will be made, available.
Staff Comment: The proposed project would add 90 new parking spaces. Two (2)
additional stalls would be added to a portion of the school parking that would be
reconfigured with the proposed project. The area to be reconfigured currently has 27
existing stalls. As a result of the work, the reconfigured lot would have a total of 29
stalls. For the community center use, a total of 119 parking stalls are proposed, 90 on-
site plus 29 shared with the school.
City of Renton Department of Community & Economic Development
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With respect to parking requirements, there is currently no specific land use identified
in the Renton City Code that fits the intended uses of the proposed development. To
determine parking demand, the applicant’s traffic engineer employed the Institute of
Transportation Engineers Parking Generation, Fifth Edition, 2019. Based upon
Recreational Community Center and Clinic, direct application of published rates
estimated the peak development parking demand at a total of 92 parking stalls.
Therefore, the applicant is able to meet the parking demand of 92 stalls with a parking
supply of 119 new and shared off-street parking stalls dedicated to the project. For more
information, see also FOF 18, Zoning Development Standard: Parking.
f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall
mitigate potential effects on the surrounding area.
Staff Comment: Access to the community center parking would be from 116th Ave SE
using the existing curb cut at the south end of the parcel. School parking and student
pick-up/drop off access would be modified in accordance with Transportation
Engineering Northwest (TENW) recommendation as outlined in their report dated
February 13, 2019 (Exhibit 21). Per TENW observations, the current student pick-
up/drop off results in a queuing area back up on 116th AVE SE. The proposed mitigation
includes modifying the vehicle access north of the community center parking access and
creating a parking and queuing area on-site for student pick-up/drop off. Adjacent to
this proposed access is a proposed Bus Only access lane.
Vehicular traffic accessing the community center during student pick-up/drop off times
of the day would be restricted from accessing the school parking by a gate closure
system. Per the TIA, the proposed development would generate approximately 669
average daily trips (ADT) with 46 AM peak-hour vehicular trips (32 entering and 14
exiting) and 54 PM peak-hour vehicular trips (23 entering and 31 exiting). Published
average trip rates compiled by the Institute of Transportation Engineers (ITE) in the Trip
Generation Manual, 10th Edition, 2017, were applied. See also FOF 21, Site Plan Review:
Transportation.
g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed
use shall be evaluated and mitigated.
Staff Comment: The site and adjacent properties would experience temporary noise
increases during construction activities. According to the applicant, exterior lights
provided for the community center would be directed onto the building itself or the
ground immediately abutting to it. Light emissions would not be visible above the
roofline of the building. Parking lot lighting would be non-glare and mounted no more
than twenty-five feet above the ground to minimize the impact onto adjacent and
abutting properties. All fixtures would be fitted with a cutoff type luminaire to prevent
spillage onto an adjacent parcels.
To mitigate noise, construction activities would be restricted to the hours between 7:00
am and 8:00 pm, Monday through Friday. Work on Saturdays would be restricted to the
hours between 9:00 am and 8:00 pm. No work would be permitted on Sundays (Exhibits
24 and 29).
After construction, noise would be from daily vehicular and pedestrian activity by users
of the community center. The 83 new trees proposed within the landscaping plan would
be used to help mitigate noise, light and glare from the development.
City of Renton Department of Community & Economic Development
Family First Community Center
Staff Report to the Hearing Examiner
LUA19-000212, SA-A, CU-H, ECF, V-A, MOD
Report of November 19, 2019 Page 21 of 26
SR_HEX_Report_FFCC_191119_v1
h. Landscaping: Landscaping shall be provided in all areas not occupied by buildings,
paving, or critical areas. Additional landscaping may be required to buffer adjacent
properties from potentially adverse effects of the proposed use.
Staff Comment: Landscaping would be provided throughout the development area not
occupied by the building or paving (Exhibit 6). Street frontage landscaping would
include trees, shrubs and grasses. Along the south property line, adjacent to the single-
family use, a ten-foot wide fully sight-obscuring landscaped visual barrier would be
provided. See FOF 18, Zoning Development Standard: Landscaping.
23. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
Police and Fire: See FOF 21, Site Plan Review Analysis: Police and Fire.
Schools: Family First Community Center would be serving Cascade Elementary School
and would not add new students to the Renton School District.
Parks: No park impact fees would be required for Family First Community Center.
Storm Water: An adequate drainage system shall be provided for the proper drainage
of all surface water.
Staff Comment: See FOF 21, Site Plan Review Analysis: Drainage.
Water: See FOF 21, Site Plan Review Analysis: Water and Sewer.
Sanitary Sewer: See FOF 21, Site Plan Review Analysis: Water and Sewer.
24. Variance Analysis: The applicant is requesting a building height variance to the maximum 24-foot wall plate
height in the Residential-6 (R-6) zone to 31’-3” (Exhibit 30). The proposal is compliant with the following
variance criteria, pursuant to RMC 4-9-250.B.5. Therefore, staff recommends approval of the requested
variance.
Compliance Variance Criteria and Analysis
i. That the applicant suffers practical difficulties and unnecessary hardship and the
variance is necessary because of special circumstances applicable to subject
property, including size, shape, topography, location or surroundings of the subject
property, and the strict application of the Zoning Code is found to deprive subject
property owner of rights and privileges enjoyed by other property owners in the
vicinity and under identical zone classification.
Staff Comment: The applicant contends that special circumstances apply to the subject
site and additional height is necessary to accommodate the Community Center’s
programmed uses. The proposed building height is driven by the gymnasium use with
sport courts. The industry standard for a gymnasium clear height is 24 feet from floor
to ceiling. The proposed design height accommodates the recommended clear height
plus the building structure and roof assembly for a proposed height of 31’-3” above
grade plane at the gym. In addition, the building includes an architectural feature that
connects the building entry to the gymnasium, called the gallery space. The
programmed height of the galley feature is 25 feet. According to the applicant, the
proposed height for these features is the minimum needed to meet the gymnasium
clearances, provide roof drainage and create architectural design interest.
City of Renton Department of Community & Economic Development
Family First Community Center
Staff Report to the Hearing Examiner
LUA19-000212, SA-A, CU-H, ECF, V-A, MOD
Report of November 19, 2019 Page 22 of 26
SR_HEX_Report_FFCC_191119_v1
25. Street Waiver Analysis: The applicant is requesting a waiver of street improvements from RMC 4-6-060.F.2
in order to retain the existing frontage improvements along 116th Ave SE (Exhibit 31). The proposal is
compliant with the following waiver criteria, pursuant to RMC 4-9-250.C.5, if all conditions of approval are
met. Therefore, staff is recommending approval of the requested waiver, subject to conditions as noted
below:
Compliance Waiver Criteria and Analysis
N/A a. Required street improvements will alter an existing wetlands or stream, or have a
negative impact on a shoreline’s area.
Staff concurs with this reasoning and finds the applicant suffers practical difficulties and
unnecessary hardship and the requested 31’-3” building height is the minimum
necessary to accommodate the programmed uses of the Family First Community
Center.
j. That the granting of the variance will not be materially detrimental to the public
welfare or injurious to the property or improvements in the vicinity and zone in
which subject property is situated.
Staff Comment: The applicant contends that the overall scale of the community center
would not be materially detrimental to the public welfare or injurious to the property or
improvements in the zone or immediate vicinity. The location of the proposed structure
would be located south of the existing Cascade Elementary School, setback from 116th
Ave SE, and setback from existing single-family homes located on adjacent parcels. The
height proposed would be similar to the existing elementary school.
Based on the above analysis staff concurs with the applicant that the proposal would
not be materially detrimental to the public welfare or injurious to the property or
improvements in the vicinity.
k. That approval shall not constitute a grant of special privilege inconsistent with the
limitation upon uses of other properties in the vicinity and zone in which the
subject property is situated.
Staff Comment: The applicant contends that a special circumstance is not applicable to
the Community Center compared to other property owners in the vicinity, such as the
Cascade Elementary School.
Because of the location and proposed use, staff believes that allowing a community
center with a height greater than that allowed by the underlying zone would not
constitute a grant of special privilege. Other requests, under similar circumstances,
would likely be granted for building heights under 32 feet.
l. That the approval is a minimum variance that will accomplish the desired purpose.
Staff Comment: The applicant contends that the proposed variance for increased
building height of the proposed community center structure is the minimum variance
required for the construction of an adequately sized facility. While a shorter structure
could be built on the subject site, the requested project would fulfill the applicant’s
desired purpose of constructing a community center with the desired program height
to meet performance demands. Staff concurs with the applicant and supports the
variance for greater than allowable roof height.
City of Renton Department of Community & Economic Development
Family First Community Center
Staff Report to the Hearing Examiner
LUA19-000212, SA-A, CU-H, ECF, V-A, MOD
Report of November 19, 2019 Page 23 of 26
SR_HEX_Report_FFCC_191119_v1
Staff Analysis: There are no wetlands or streams along the property frontage of 116th
Ave SE.
N/A
b. Existing steep topography would make required street improvements infeasible.
Staff Analysis: There are no identified steep slopes along the property frontage;
therefore, this standard is not applicable.
Compliant if
all conditions
of approval
are met
c. Required street improvements would have a negative impact on other properties,
such as restricting available access.
Staff Analysis: The maintained street section is consistent with the surrounding
neighborhood and would maintain pedestrian safety. Installation of frontage
improvements along 116th Ave SE would require the applicant to remove existing
sidewalks and install a wider roadway by two and one-half feet (2 ½’), a two-foot (2’)
wider planter strip along the property frontage, and reconstruct the sidewalk. The
impacts of construction would have a negative impact on other properties and retaining
the existing improvements would not have a negative impact on other properties. Staff
recommends a condition of approval:
The applicant shall dedicate five and one-half feet (5 ½’) of right-of-way along
116th Ave SE so that when the City does secure the funding for the frontage
improvements, the right-of-way is available to install improvements. Right-of-
way dedication would be completed with short plat recording.
The applicant shall bring the existing ramps along the project frontage up to
current ADA standards. The ADA ramp improvements shall be included in the
construction permit application for the proposed project and shall be
completed prior to building final occupancy.
d. There are no similar improvements in the vicinity and there is little likelihood that
the improvements will be needed or required in the next ten (10) years.
Staff Analysis: There is an existing six-foot (6’) wide planter and a five-foot (5’) wide
sidewalk along 116th Ave SE. The frontage improvements also include a one-half foot
(0.5’) wide curb between the roadway and the planter strip. The project street frontage
improvements along 116th Ave SE are included in the City’s current Six-Year
Transportation Improvement Program (TIP) for roadway widening or improvements,
however, there is no funding at this time for the improvements. Therefore, it is unlikely
that improvements would be needed before 2024 or longer.
e. In no case shall a waiver be granted unless it is shown that there will be no
detrimental effect on the public health, safety or welfare if the improvements are
not installed, and that the improvements are not needed for current or future
development.
Staff Analysis: Existing pavement width and existing pedestrian sidewalks and pathway
provide for safe vehicular and pedestrian travel; therefore, maintaining these
improvements would not result in a detrimental effect on public health, safety or
welfare.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: See comments under criterion ‘c’.
26. Driveway Design Modification Analysis: The applicant is requesting a modification from RMC 4-4-080.I in
order to increase the maximum driveway width along 116th Ave SE (Exhibit 32). The proposal is compliant
with the following modification criteria, pursuant to RMC 4-9-250, if all conditions of approval are met.
City of Renton Department of Community & Economic Development
Family First Community Center
Staff Report to the Hearing Examiner
LUA19-000212, SA-A, CU-H, ECF, V-A, MOD
Report of November 19, 2019 Page 24 of 26
SR_HEX_Report_FFCC_191119_v1
Therefore, staff is recommending approval of the requested modification, subject to conditions as noted
below:
Compliance Modification Criteria and Analysis
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and the
proposed modification is the minimum adjustment necessary to implement these
policies and objectives.
Staff Analysis: See FOF 17, Comprehensive Plan Compliance.
Compliant if
conditions of
approval are
met
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Analysis: The applicant contends that the modification includes designating the
existing southernmost driveway for community center access and revising the next
adjacent driveway to the north for two-way traffic plus a proposed Bus Only lane. Per
RMC 4-4-080.I.3.c, All Other Uses, limits the width of any driveway to not exceed thirty
feet (30'). The applicant is requesting a driveway design modification to allow a 49-foot
wide driveway to accommodate expand the parking area to create on-site student
load/unload queuing area and create a new access for a School Bus Only lane. This
configuration consists of a 24-foot wide driveway for two-way load/unload traffic, a 14-
foot wide driveway for Bus Only access, and an approximately 11-foot wide island that
separates these two access points. The overall curb cut width would be approximately
49-feet across. The engineered driveway revision is expected to improve access and
circulation.
Per the Traffic Impact Study prepared by TENW (Exhibit 21), it was recommended that
the existing student load/unload zone be maintained at its current location, but
modified to mitigate the current student load/unload procedure that results in over
capacity queuing on 116th Ave SE. The school bus access is currently the same access
point as the student load/unload access resulting in increased traffic conflicts and
slowdowns.
According to the applicant, the Code takes into consideration the need for certain land
uses to have larger driveway widths and allows widths up to 50 feet wide for some
Industrial and Commercial uses. The applicant contends that the proposal conforms to
the purpose and intent of the code in that it would minimize the traffic impacts of the
existing student load/unload operations.
Staff concurs with the applicant that the proposed modification would meet the
objectives and safety, function, appearance, and maintainability intended by the code
requirements provided the applicant with all street waiver conditions of approval.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Analysis: The proposal includes adequate ingress and egress driveways for all
intended users of the site and there is no evidence that it would be injurious to other
properties in the vicinity. Therefore, the proposed modification would not have impacts
on surrounding properties within the vicinity of the subject site.
d. Conforms to the intent and purpose of the Code.
Staff Analysis: See comments under criterion ‘b’.
City of Renton Department of Community & Economic Development
Family First Community Center
Staff Report to the Hearing Examiner
LUA19-000212, SA-A, CU-H, ECF, V-A, MOD
Report of November 19, 2019 Page 25 of 26
SR_HEX_Report_FFCC_191119_v1
e. Can be shown to be justified and required for the use and situation intended; and
Staff Analysis: See comments under criterion ‘b’.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Analysis: See comments under criterion ‘c’.
I. CONCLUSIONS:
1. The subject site is located in the Residential Medium Density (MD) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 17.
2. The subject site is located in the Residential-6 (R-6) 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 18.
3. The proposed site plan complies with the Critical Areas Regulations provided the applicant complies with
City Code and conditions of approval, see FOF 20.
4. The proposed site plan complies with the Site Plan Review standards as established by City Code provided
all advisory notes and conditions are complied with, see FOF 21.
5. The proposed site plan complies with the Conditional Use Permit criteria as established by City Code
provided all advisory notes and conditions are complied with, see FOF 22.
6. There are adequate public services and facilities to accommodate the proposed site plan, see FOF 23.
7. The proposed site plan complies with the variance criteria as established by City Code provided all advisory
notes and conditions are complied with, see FOF 24.
8. The proposed site plan complies with the street waiver criteria as established by City Code provided all
advisory notes and conditions are complied with, see FOF 25.
9. The proposed site plan complies with driveway design modification criteria as established by City Code
provided all advisory notes and conditions are complied with, see FOF 26.
10. Key features, which are integral to this project include access and circulation improvements, a recreational
community center, after-school programs and activities, Maker-Space studios for students, a community
health clinic, and a gathering place for everyone – kids, adults, and seniors.
J. RECOMMENDATION:
Staff recommends approval of the Family First Community Center, File No. LUA19-000212, SA-A, CU-H, ECF, V-
A, MOD, as depicted in the Site Plan (Exhibit 2), subject to the following conditions:
1. The applicant shall comply with the mitigation measures issued as part of the Determination of Non-
Significance Mitigated, dated October 14, 2019.
2. The applicant shall maintain a minimum concrete sidewalk width of six feet (6’) throughout the
development. A final landscape plan shall be submitted and approved by the Current Planning Project
Manager prior to issuance of the construction permits.
3. The applicant provide a secured extended use bicycle parking area for a minimum of nine (9) off-street
bicycle parking stalls to be reviewed and approved by the Current Planning Project Manager prior to
building permit issuance.
City of Renton Department of Community & Economic Development
Family First Community Center
Staff Report to the Hearing Examiner
LUA19-000212, SA-A, CU-H, ECF, V-A, MOD
Report of November 19, 2019 Page 26 of 26
SR_HEX_Report_FFCC_191119_v1
4. A lighting plan with fixture details shall be provided at the time of building permit review for review and
approval by the Current Planning Project Manager prior to building permit issuance.
5. The applicant install a minimum of two (2) seating benches to enhance the usability of the open spaces.
A final detailed landscape plan shall be submitted to and approved by the Current Planning Project
Manager prior to issuance of the construction permits.
6. The applicant shall dedicate five and one-half feet (5 ½’) of right-of-way along 116th Ave SE so that when
the City does secure the funding for the frontage improvements, the right-of-way is available to install
improvements. Right-of-way dedication would be completed with short plat recording.
7. The applicant shall bring the existing ramps along the project frontage up to current ADA standards. The
ADA ramp improvements shall be included in the construction permit application for the proposed project
and shall be completed prior to building final occupancy.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
Family First Community Center
Land Use File Number:
LUA19-000212, SA-A, CU-H, ECF, V-A, MOD
Date of Hearing
November 19, 2019
Staff Contact
Clark H. Close
Senior Planner
Project Contact/Applicant
Meredith Everist
Baylis Architects
10801 Main St, #110,
Bellevue, WA 98004
Project Location
16022 116th Ave SE,
Renton, WA 98056
The following exhibits are included with the Staff Report to the Hearing Examiner:
Exhibits 1-25: As shown in the Environmental Review Committee (ERC) Report
Exhibit 26: Staff Report to the Hearing Examiner
Exhibit 27: Environmental “SEPA” Determination, ERC Mitigation Measures and Advisory Notes
Exhibit 28: Neighborhood Meeting Materials
Exhibit 29: Conditional Use Permit Justification
Exhibit 30: Building Height Variance Request
Exhibit 31: Street Improvements Waiver Request
Exhibit 32: Street Improvements Modification Request
Enclosure
cc: King County Wastewater Treatment Division Ramin Pazooki, WSDOT, NW Region
Boyd Powers, Department of Natural Resources Larry Fisher, WDFW
Karen Walter, Fisheries, Muckleshoot Indian Tribe Duwamish Tribal Office
Melissa Calvert, Muckleshoot Cultural Resources Program US Army Corp. of Engineers
Stephanie Jolivette, Office of Archaeology & Historic Preservation Washington State Department of Ecology
October 18, 2019
Washington State
Department of Ecology
Environmental Review Section
PO Box 47703
Olympia, WA 98504-7703
Subject: ENVIRONMENTAL (SEPA) THRESHOLD DETERMINATION
Transmitted herewith is a copy of the Environmental Determination for the following project reviewed
by the Environmental Review Committee (ERC) on October 14, 2019:
SEPA DETERMINATION: Determination of Non-Significance - Mitigated (DNS-M)
PROJECT NAME: Family First Community Center
PROJECT NUMBER: LUA19-000212, SA-A, CU-H, ECF, V-A, MOD
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on
November 1, 2019, together with the required fee with: Hearing Examiner, City of Renton, 1055 South
Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and
information regarding the appeal process may be obtained from the City Clerk’s Office, (425) 430-6510.
Please refer to the enclosed Notice of Environmental Determination for complete details. If you have
questions, please call me at (425) 430-7289.
For the Environmental Review Committee,
Clark H. Close
Senior Planner
DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT
Planning Division
1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200, ext. 2
www.rentonwa.gov
OF ENVIRONMENTAL DETERMINATION
ISSUANCE OF A DETERMINATION OF
NON-SIGNIFICANCE - MITIGATED (DNS-M)
POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION
DNSM: THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED
ACTION HAS PROBABLE SIGNIFICANT IMPACTS THAT CAN BE MITIGATED THROUGH MITIGATION MEASURES.
DATE OF NOTICE OF ENVIRONMENTAL
DETERMINATION:
October 18, 2019
PROJECT NAME/NUMBER: PR18-000336 Family First Community Center /
LUA19-000212, SA-A, CU-H, ECF, V-A, MOD
PROJECT LOCATION: 16022 116th Ave SE, Renton, WA 98058
APPLICANT/PROJECT CONTACT PERSON: Meredith Everist, Baylis Architects / 10801 Main Street, #110, Bellevue, WA
98004 / everistm@baylisarchitects.com
LOCATION WHERE APPLICATION MAY BE
REVIEWED:
Applicant documents are available online through the City of Renton
Document Center website. See also http://bit.ly/2kzfAao
PROJECT DESCRIPTION: The applicant is requesting Administrative Site Plan Review, Hearing Examiner
Conditional Use Permit review, Height Variance, Driveway Design Modification, Street Modification and Waiver, and
Environmental (SEPA) Review to construct a community center at 16022 116th Ave SE (APN 2823059034). The existing
site is zoned Residential-6 (R-6) and is currently occupied by Cascade Elementary School and associated improvements.
The proposed 21,110 square foot one-story community center would be open to the general public and would offer
services such as after school programs and activities, health care offices with labs, counseling services, and childcare for
facility users. Access to the new facility would be provided via an existing driveway at the south end of the property. Site
improvements would also include 90 new onsite parking spaces and 29 shared parking spaces with the school. No critical
areas were identified on the site. Construction is expected to begin in May 2020 and end in July 2021.
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on November 1, 2019,
together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057.
Appeals to the Examiner are governed by City of RMC 4-8-110 and information regarding the appeal process may be
obtained from the Renton City Clerk’s Office, (425) 430-6510.
PUBLIC HEARING: A public hearing is tentatively scheduled for November 19, 2019 at 11:00 AM
before the Renton Hearing Examiner in Renton Council Chambers on the 7th floor of Renton City Hall, located at 1055
South Grady Way. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing.
NOTICE
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
SIGNATURES:
Gregg Zimmerman, Administrator
Public Works Department
Date Rick M. Marshall, Administrator
Renton Regional Fire Authority
Date
Kelly Beymer, Administrator
Community Services Department
Date C.E. Vincent, Administrator Date
Department Of Community & Economic Development
ENVIRONMENTAL (SEPA) DETERMINATION OF
NON-SIGNIFICANCE - MITIGATED (DNS-M)
PROJECT NUMBER: LUA19-000212, SA-A, CU-H, ECF, V-A, MOD
APPLICANT: Russ Woodruff, City of Renton, 1055 S Grady Way, Renton, WA 98057
PROJECT NAME: Family First Community Center
PROJECT DESCRIPTION: The applicant is requesting Administrative Site Plan Review, Hearing Examiner
Conditional Use Permit review, Height Variance, Driveway Design Modification, Street Modification and Waiver, and
Environmental (SEPA) Review to construct a community center at 16022 116th Ave SE (APN 2823059034). The existing
site is zoned Residential-6 (R-6) and is currently occupied by Cascade Elementary School and associated improvements.
The proposed 21,110 square foot one-story community center would be open to the general public and would offer
services such as after school programs and activities, health care offices with labs, counseling services, and childcare for
facility users. Access to the new facility would be provided via an existing driveway at the south end of the property. Site
improvements would also include 90 new onsite parking spaces and 29 shared parking spaces with the school. No critical
areas were identified on the site. Construction is expected to begin in May 2020 and end in July 2021.
PROJECT LOCATION: 16022 116th Ave SE, Renton, WA 98056
LEAD AGENCY: City of Renton
Environmental Review Committee
Department of Community & Economic Development
The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse
impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c).
Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of
Section 4-9-070D Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified
during the environmental review process. Because other agencies of jurisdiction may be involved, the lead agency will not
act on this proposal for fourteen (14) days.
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on November 1, 2019.
Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady
Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained
from the Renton City Clerk’s Office, (425) 430-6510.
PUBLICATION DATE: October 18, 2019
DATE OF DECISION: October 14, 2019
DocuSign Envelope ID: 28C409A9-F5AA-448B-8873-F3931CE67FA8
10/15/2019 | 12:21 PM PDT 10/15/2019 | 12:10 PM PDT
10/15/2019 | 10:33 AM PDT 10/15/2019 | 9:51 AM PDT
DETERMINATION OF NON-SIGNIFICANCE – MITIGATED
(DNS-M) MITIGATION MEASURES AND ADVISORY NOTES
PROJECT NUMBER: PR18-000336/LUA19-000212
APPLICANT: Meredith Everist, Baylis Architects, 10801 Main St, #110, Bellevue,
WA 98004, everistm@baylisarchitects.com
PROJECT NAME: Family First Community Center
PROJECT DESCRIPTION: The applicant is requesting Administrative Site Plan Review,
Hearing Examiner Conditional Use Permit review, Height Variance, Driveway Design Mod ification,
Street Modification and Waiver, and Environmental (SEPA) Review to construct a community center at
16022 116th Ave SE (APN 2823059034). The existing site is zoned Residential -6 (R-6) and is currently
occupied by Cascade Elementary School and associated improvements. The proposed 21,110 square
foot one-story community center would be open to the general public and would offer services such as
after school programs and activities, health care offices with labs, counseling services, and childcare fo r
facility users. Access to the new facility would be provided via an existing driveway at the south end of
the property. Site improvements would also include 90 new onsite parking spaces and 29 shared
parking spaces with the school. No critical areas were identified on the site. Construction is expected to
begin in May 2020 and end in July 2021.
PROJECT LOCATION: 16022 116th Ave SE, Renton, WA 98056
LEAD AGENCY: The City of Renton
Department of Community & Economic Development
Planning Division
MITIGATION MEASURES:
1. The project construction shall comply with the recommendations found in the submitted
Geotechnical Engineering Report, prepared by The Riley Group, Inc. (RGI), dated Jue 8, 2018,
and future addenda.
ADIVISORY NOTES:
The following notes are supplemental information provided in conjunction with the administrative
land use action. Because these notes are provided as information only, they are not subject to the
appeal process for the land use actions.
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: October 10, 2019
TO: Clark Close, Senior Planner
FROM: Brianne Bannwarth, Development Engineering Manager
SUBJECT: Utility and Transportation Comments for Family First Community Center
16022 116th Avenue SE
LUA19-000212
I have reviewed the application for the Family First Community Center at 16022 116th Avenue SE
(APN 2823059034). The project proposes to construct a 27,000 square foot recreational center
with 120 surface parking stalls. The following are the civil review comments for the proposed
project:
EXISTING CONDITIONS
The site is approximately 14.9 acres in size and is rectangular in shape. Cascade Elementary School
with associated parking lot resides on the west portion of existing property and the remaining
portion is open fields with lawn.
Water Water service is provided by Soos Creek Water and Sewer District.
Sewer Wastewater service is provided by the Soos Creek Water and Sewer District.
Storm There is an existing storm drainage system in 116th Avenue SE. Stormwater runoff from
the existing site consists of surface, shallow, and piped flow to the existing biofiltration
swale located on the south side of the site, which then discharges to the existing
stormwater system at the southeast corner of the site as defined by the project
Technical Information Report dated August 22, 2019 prepared by Coughlin Porter
Lundeen.
Streets 116th Avenue SE is a Minor Arterial Street with an existing right of way (ROW) width of
60 feet as measured using the King County Assessor’s Map. The pavement width is 35
feet (two 11-foot lanes with 7 foot shoulder on the west side of the roadway) with a
0.5-foot curb, 6-foot planter strip, and 5-foot sidewalk on the west side of the roadway.
Family First Community Center – LUA19-000212
Page 2 of 6
October 10, 2019
CODE REQUIREMENTS
WATER
1. Please obtain a water availability certificate from Soos Creek Water and Sewer District
and provide it with the construction permit submittal.
2. Review of the water plans will be conducted by Soos Creek Water and Sewer District and
the Renton Regional Fire Authority.
3. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for
final review prior to permit issuance.
SEWER
1. Please obtain a sewage availability certificate from Soos Creek Water and Sewer District
and provide it with the construction permit submittal.
2. Review of the sewage plans will be conducted by Soos Creek Water and Sewer District.
3. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for
final review prior to permit issuance.
SURFACE WATER
1. A geotechnical report, dated June 8, 2018, completed by Riley Group, Inc. for the site has
been provided. Erosion control measures will need to be in place prior to starting grading
activities on the site. The report discusses the soil and groundwater characteristics of the
site including a very brief discussion regarding the infiltration potential and provide
recommendations for project design and construction. The report notes that the site is
underlain by up to 11 feet of fill material. Geotechnical recommendations presented need
to be address within the project plans.
2. A Preliminary Drainage Plan and Technical Information Report (TIR), dated August 22,
2019, was submitted by Coughlin Porter Lundeen with the Land Use Application. Based
on the City of Renton’s flow control map, the site falls within the Flow Control Duration
Standard area matching Forested Site Conditions and is within the Lower Cedar River
Drainage Basin. The development is subject to Full Drainage Review in accordance with
the 2017 Renton Surface Water Design Manual (RSWDM). All nine core requirements and
five out of the six special requirements discussed in the Technical Information Report.
a. Discharge at the Natural Location, RSWDM Core Requirement #1: The existing
project site’s surface water discharges to an existing conveyance system located
at the southeast portion of the site. The surface water is then directed to the
storm drainage system within the adjacent residential neighborhood.
b. Off-site Analysis, RSWDM Core Requirement #2: The project off-site analysis
evaluated the upstream and downstream area. The analysis identified that there
were no downstream concerns.
c. Flow Control, RSWDM Core Requirement #3: The proposed detention system
shall be designed in accordance with the RSWDM that is current at the time of
civil construction permit application. Separate structural plans will be required to
be submitted for review and approval under a separate building permit for the
detention system ensuring that system can withstand fire truck loading. Special
inspection from the building department is required. The project proposes two
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October 10, 2019
proprietary detention Stormtech Chamber system (SC-310 and MC-3500) to
address the flow control requirements. The following are items that will need to
be addressed as part of the Civil Construction Permit Application:
i. In accordance with the Flow Control Duration Standard Matching
Forested Site Conditions, the developed mitigated 2-year and 10-year
peak flow rates shall match the pre-developed (forested) 2-year and 10-
year peak flow rates. Additionally, the developed mitigated flow
duration extending from 50% of the 2-year to the full 50-year flow must
match the pre-developed (forested) condition.
ii. Targeted area not able to be routed to the detention vault shall be
modeled as bypass area (i.e. unmitigated flow directed to the projects
downstream point of compliance). This includes the slope area that is
surrounding the parking lot on the east side of the development.
iii. Lid and access panels for the detention vault shall be located outside of
the ADA paths and stalls.
iv. Applicant shall provide flow control model calculations to verify that the
storage volume proposed can adequately mitigate created flows.
d. Conveyance, RSWDM Core Requirement #4: All new conveyance systems
constructed as part of the project must be sized to RSWDM standards for the total
tributary area (onsite and offsite) that the storm systems serve.
i. Pipe connects into the proposed structures shall be evaluated for
constructability as part of the Civil Construction Permit Applications.
Details of structure connections shall be provided.
e. Core Requirements #5 through #7: Core Requirements shall be fully addressed as
part of the Civil Construction Permit Application.
f. Water Quality, RSWDM Core Requirement #8: Based on the commercial use of
the project, Enhanced Basic Water Quality Treatment is required. The project
proposes to use two proprietary system to meet the water quality assessment.
One of the system will replace the existing bioretention swale providing water
quality for the existing site impervious area. The second will be downstream of
the proposed detention system for the proposed improvements.
i. Applicant shall provide model calculations showing the required volume
to be treated by the water quality facilities, per Core Requirement 8. .
g. Onsite BMPs, RSWDM Core Requirement #9: Appropriate on-site BMPs will be
required to help mitigate the new runoff created by this development. A
preliminary drainage plan, including the application of on-site BMPs, has been
included with the land use application. Infiltration has been determined to be
infeasible based on the fill material on site, therefore, the project proposes to
implement non-infiltrative bioretention, soil quality preservation, and vegetated
roof to meet this requirement. The final drainage plan and drainage report must
be submitted with the civil construction permit application.
i. Final evaluation of the application of on-site BMPs to the maximum
extent feasible will be completed during civil construction permit
review. The applicant may be required to apply additional on-site BMPs
in order to meet the minimum requirements outlined in Core
Requirement #9.
ii. Non-infiltrative bioretention (bioretention with underdrain) does not
meet the requirements of Core Requirement #9, unless approved via an
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October 10, 2019
adjustment per Section 1.4 of the RSWDM that, at minimum, addresses
comparable hydraulic performance, water quality concerns, and
maintainability.
iii. Permeable pavement is deemed infeasible in the TIR, yet the design
plans call out pervious concrete parking stalls.
h. Aquifer Protection Area, RSWDM Special Requirement #6: The existing site is
outside of the City’s Aquifer Protection Area, however, the Technical
Information Report shall be revised as part of the Civil Construction Permit
Application to address this requirement.
3. The current City of Renton Surface Water Standard Plans that shall be used in all
drainage submittals are available online at the City of Renton website.
4. A Construction Stormwater General Permit from Department of Ecology will be required
since grading and clearing of the site exceeds one acre. A Stormwater Pollution
Prevention Plan (SWPPP) is required for this site.
5. Surface water system development fee is $0.720 per square foot of new impervious
surface, but not less than $1,800.00. This is assessed based on the final approved civil
construction plans and payable prior to issuance of the construction permit.
TRANSPORTATION
1. The transportation impact fee that is current at the time of building permit application
will be levied, payable at issuance of building permit.
2. The proposed development fronts along 116th Avenue SE, a Minor Arterial street. Existing
right-of-way (ROW) width is approximately 60 feet. The City’s Transportation Division has
established a corridor plan for this section of 116th Ave SE. The corridor determined by
the City’s Transportation Division which supports recommendations in the Benson Hill
Community Plan, requires a right-of-way width of 71-ft. The paved roadway section is 44-
ft, consisting of two 11-ft travel lanes, one 12-ft center turn lane, and two 5-ft bike lanes.
A 0.5-ft vertical curb, 8-ft planter and 5-ft sidewalk are required along each side of the
roadway. Dedication of 5.5-ft of right-of-way would be required.
a. The applicant submitted a waiver request as part of the land use application to
maintain the existing roadway improvements fronting the subject property.
Community and Economic Development Staff in conjunction with Pubic Works
Transportation staff have reviewed the street waiver request. Staff
recommends approval of the waiver given that the existing street section meets
the transportation needs for connectivity, pedestrian access, and separation
between vehicular and pedestrian movements. Staff does recommend a
condition of approval to dedicate the required 5.5-feet right of way required to
complete the proposed corridor plan and upgrading all of the existing driveway
curb ramps along the west property line to meet current ADA requirements.
3. Transportation Engineering NorthWest (TENW) provided a transportation memorandum
dated February 13, 2019. The site generated traffic volumes were calculated using data
from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition,
(2017). The TIA evaluated traffic operations at seven intersections around the site. The
intersections evaluated during the PM Peak Hour were:
a. 116th Avenue SE / S Puget Drive / Royal Hills Drive SE
b. 116th Avenue SE / SE 22nd Street
c. 116th Avenue SE / SE 164th Street
Family First Community Center – LUA19-000212
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October 10, 2019
d. 116th Avenue SE / SE Petrovitsky Road
e. 116th Avenue SE / Project North Driveway (AM Peak Hour as well)
f. 116th Avenue SE / Project Center Shared Site Driveway (AM Peak Hour as well)
g. 116th Avenue SE / Project South Shared Site Driveway (AM Peak Hour as well)
The intersections were evaluated using Level of Service (LOS) methodology under existing
conditions, existing plus project conditions, and project opening year conditions. LOS
evaluation was done in accordance with the industry standard 2010 Highway Capacity
Manual (HCM). Study intersections were visited by Idax Data Solutions in May 2018 during
the AM and PM Peak periods.
Traffic counts were done between 7:00 AM and 9:00 AM and between 4:00 PM and 6:00
during the weekday. From this data, existing LOS was determined for each intersection.
The report concludes that in the existing condition, each intersection operates at LOS D
or better. It was noted that the circulation of pedestrians and vehicles during the peak
arrival and dismissal periods are not operating efficiently.
Project trip generation was completed using the 10th Edition of the Institute of
Transportation Engineers (ITE) trip generation manual. The 10th Edition of the ITE manual
is the industry and City standard for determining trip generation. The Recreational
Community Center use (Code 495) and Clinic use (Code 630) were used for the proposed
trip generation. The Family First Community Center is projected to generate
approximately 46 AM net new AM peak hour trips, 54 PM peak hour trips, and 669 net
new daily trips. New trip distribution was projected for the AM and PM peak hours. Trips
were assigned to the existing City streets at the study intersections based on field
observations by TENW and the proposed configuration of the parking lot and site
circulation. City staff has reviewed the trip generation and trip assignment and found that
the tables in the report do not match the tables referenced in the Attachments. Please
reconcile values and provide updated impact fee calculations based on the actual trip
values.
Using the trip assignments, the LOS for the existing plus project conditions was
determined for each intersection. The report concludes that in the existing plus project
condition, the signalized, unsignalized intersection, and the minor street driveway
approaches are projected to operate at acceptable LOS.
The report identifies several recommendations related to the arrival and dismissal periods
to help with circulation including:
Restricting parent’s drop-off/pick-up operations on-site within the existing
southern parking lots,
Reconfiguring the parking lot to provide more perpendicular parking and “by-
pass” lane to accommodate peak dismissal periods, and
Consolidate the central drive providing a more elongated on-site queuing area.
City staff is in support of the recommendations identified in the Transportation Impact
Analysis.
Family First Community Center – LUA19-000212
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October 10, 2019
Driveway sight distance was evaluated at the two existing site driveways (center and
south driveways) are anticipated to meet minimum AASHTO entering and stopping sight
distance requirements.
4. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each
intersection. Ramps shall be oriented to provide direct pedestrian crossings.
5. The project exceeds 5,000 square feet of new additional building, therefore, street
lighting will be required along 116th Avenue SE as per RMC 4-6-060.
6. If frontage improvements are required, undergrounding of utilities along 116th Avenue SE
will be required as per the requirements of RMC 4-6-090.
7. Paving and trench restoration within the City of Renton right of way shall comply with the
City’s Restoration and Overlay requirements. The document is available at
https://edocs.rentonwa.gov/Documents/0/edoc/1074326/Trench%20Restoration%20a
nd%20Street%20Overlay%20Requirements.pdf.
8. Parking lot construction shall be in accordance with City code 4-4-80G.Street lighting and
street trees are required to meet current city standards. Lighting plans are required to
be submitted with the land use application and will be reviewed during the construction
utility permit review.
9. Transportation Concurrency under separate cover.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along
property frontage or within the site must be underground. The construction of these
franchise utilities must be inspected and approved by a City of Renton inspector.
2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft
from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
3. Adequate separation between utilities as well as other features shall be provided in
accordance with code requirements.
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other
utilities is required with the exception of water lines which require 10-ft
horizontal and 1.5-ft vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or
wall or building.
c. Trench of any utility should not be in the zone of influence of the retaining wall
or of the building.
4. A civil construction permit for the site, utility and street improvements will require a
separate plan submittal. Civil construction plans shall conform to the City Renton
Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the
City’s website for submittal requirements:
https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=9687014
5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on
separate sheets.
6. Fees quoted in this document reflect the fees applicable in the year 2019 only and will be
assessed based on the fee that is current at the time of the permit application or issuance,
as applicable to the permit type. Please visit www.rentonwa.gov for the current
development fee schedule.
7. * An additional 5% technology fee will be added to each fee marked with an asterisk (*).
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA19-000212
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative land use
action. Because these notes are provided as information only, they are not subject to the appeal process for
the land use action.
Planning:
(Contact: Clark H. Close, 425-430-7289, cclose@rentonwa.gov)
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division.
2. Commercial and other nonresidential construction activities shall be restricted to the hours between
seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall
be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall
be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an
appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where
no further construction work will occur within ninety (90) days. Alternative measures such as mulch,
sodding, or plastic covering as specified in the current King County Surfac e Water Management Design
Manual as adopted by the City of Renton may be proposed between the dates of November 1st and
March 31st of each year. The Development Services Division’s approval of this work is required prior to
final inspection and approval of the permit.
4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is
being cleared.
5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or
fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the
area defined by the drip line of any tree to be retained.
6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around
the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be
placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on
each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups
of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the
applicant shall provide supervision whenever equipment or trucks are moving near trees.
7. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible
for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and
/or your U.S. Fish and Wildlife Service permit.
Development Engineering:
(Contact: Justin Johnson, 425-430-7291, jtjohnson@rentonwa.gov)
1. See Attached Development Engineering Memo dated October 10, 2019.
Fire Authority:
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
Environmental Impact Comments:
1. Fire impact fees are applicable at the rate of $2.36 per square foot. This fee is paid at time of building
permit issuance.
ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA19-000212
Fire Code Related Comments:
1. The preliminary fire flow is 2,750 gpm. A minimum of three fire hydrants are required. One within 150-
feet and two others within 300-feet of the building. One hydrant is required within 50-feet of the fire
department connection for the sprinkler system. A certificate from Soos Creek Water is required. A
looped water main is required around the building as fire flow exceeds 2,500 gpm.
2. Approved fire sprinkler and fire alarm systems are required throughout the building. Direct outside
access is required to the fire sprinkler riser room. Fire alarm system is required to be fully addressable
and full detection is required. Separate plans and permits required by the fire department.
3. Fire department apparatus access roadways are required within 150 -feet of all points on the buildings.
Fire access roads are required to be a minimum of 20-feet unobstructed width with turning radius of
25-feet inside and 45-feet outside minimum. Fire lane signage required for the onsite roadways.
Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading.
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
1. No comments at this time.
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. Parks Impact fee per Ordinance 5670 applies.
Police:
(Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov)
1. No comments at this time.
Building:
(Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov)
1. Recommendations of the geotechnical report must be followed as a condition of building permits.
Community Meeting for:
Proposed Family First Community Center
Date: Thursday, February 28, 2019
Time: 6:00 PM – 7:30 PM
Location: Cascade Elementary School ‐ Gym
16022 116th Ave SE
Renton, WA 98058
The City of Renton Community Services Department is proposing to build the new Family
First Community Center on a portion of the Cascade Elementary School property. The
project will be built by the City in partnership with the Family First Community Center
Foundation directed by Doug Baldwin, the Renton School District and HealthPoint
Community Health Centers.
The center will be approximately 22,000 square feet. Programs will focus on youth and
family education, health and fitness. A large recreation area will provide a gym, fitness
and dance spaces with programming provided by the Family First Community Center staff.
A dedicated space will be operated by the Renton School District to provide Science,
Technology, Engineering, and Mathematics (STEM) for area youth. HealthPoint will
provide medical, dental and counseling services for area residents. The 1‐story building
will be constructed and operated to meet established sustainable, efficient standards. The
project will include site improvements, including more parking, revised access from 116th
Ave SE, and greater landscaping to meet center, school and neighborhood needs.
Programs will be coordinated between the center and school district to minimize
conflicting activities.
Join us at this meeting to learn more about this wonderful project.
The intent of this neighborhood meeting is to facilitate an informal discussion between the City
of Renton Community Services Department and the neighbors regarding the project. This meeting
is in addition to any future public hearing or public comment opportunities available under City
of Renton development review processes.
September 5, 2019
Family First Community Center
CONDITIONAL USE PERMIT JUSTIFICATION
The proposed Family First Community Center will be located adjacent to the existing Cascade Elementary
School at 16022 116th Ave SE, in Renton. The total school lot area is 14.88 acres and will be subdivided to
create a separate parcel for the community center that will be approximately 2.96 acres (129,000 SF). The
building, approximately 21,100 SF in area, will accommodate a variety of uses including a gymnasium,
exercise facilities, classrooms, meeting rooms, offices, childcare, a community clinic and administrative
spaces.
The site is zoned Residential-6 (R-6). Per the Renton Municipal Code, this zone is established for single
family dwellings and is intended to implement the Residential Medium Density Comprehensive Plan
designation. The zone allows a variety of neighborhood support uses through the Conditional Use process
including City government facilities, cultural facilities and some healthcare services.
Consistency with Plans and Regulations
The proposed community center is consistent with the vision of the City of Renton Comprehensive Plan.
The community center will support the goals of enhancing social equity and resiliency and fostering safe,
healthy, cohesive neighborhoods that accommodate a diverse population.
Additionally, the community center offers, employment opportunities, active recreation and will be a
community resource that brings people together.
Appropriate Location
The Cascade Benson neighborhood of Renton is a large area of single-family development and related
support services including schools, houses of worship, parks and small businesses. According to 2015
demographics data the area population was 3,800; 19 percent of the population was 14 years or younger;
27 percent of the housing was occupied by renters; 12 percent of the population lived below the poverty line
earning less than $24,000 per household; over 65 percent of students were eligible for free or reduced price
lunch. Demographics for Cascade Elementary school included 26 percent Hispanic/Latino, 18 percent
African - American/Black.
The community center fills a vital need for youth and families in the Cascade Benson area. The programs
that will be provided in the community center include sports and recreation, health and wellness, after-school
programs for youth and children, and tutoring and mentoring.
The proposed location does not result in a detrimental overconcentration of a use in the City or within the
immediate area of the proposed use. The proposed location is well-suited to the use because many users
of the community center will come from the neighborhood itself and/or Cascade Elementary.
Effect on Adjacent Properties
The site for the community center is located south of Cascade Elementary school. Adjacent single-family
residences to the south will be buffered by heavy landscaping, and residences to the east will be buffered by
the school’s existing ball field. The community center will front on 116th Ave SE, but will be set back from the
September 5, 2019
Family First Community Center
BUILDING HEIGHT VARIANCE REQUEST
The proposed Family First Community Center is in an R-6 zone that allows a 24’ maximum wall plate height
measured from grade plane. We are requesting a modification to the maximum building height allowance to
accommodate the Community Center’s programmed uses.
The proposed building height is driven by the gymnasium use with sport courts that recommend a standard
inside clear height from floor to ceiling of 24’. The proposed design height accommodates the
recommended clear height plus the building structure and roof assembly for a proposed height of 31’-3”
above grade plane at the gym. An architectural feature that connects the building entry to the gymnasium is
the Gallery space and the proposed maximum height for that feature is 25’. The proposed height for these
features is the minimum needed to meet the gymnasium clearances, provide roof drainage and create
architectural design interest.
The special circumstance that is applicable to the Community Center compared to other property owners in
the vicinity, is that it is required to be approved through the Conditional Use process. This process provides
the opportunity to evaluate special characteristics of the project related to the use that may not be in strict
adherence with the zoning district.
The propose design is sensitive to the land use code with a shallow shed roof that springs from the 24’
clearance above the sport court. The overall scale of the community center would be compatible with the
existing Cascade Elementary School that is approximately 24’ high and would not be materially detrimental
to the public welfare or injurious to the property or improvements in the vicinity.
September 5, 2019
Family First Community Center
STREET IMPROVEMENTS WAIVER REQUEST
The proposed Family First Community Center and the existing Cascade Elementary School front on 116th
Ave SE, a Minor Arterial Road. The existing right-of-way width is approximately 60 feet. To meet the City’s
complete street standards for minor arterial streets, minimum right of way width is 91 feet. However, the
City’s Transportation Department has established a corridor plan for this section of 116th Ave SE. The
corridor determined by the City’s Transportation Department requires a right-of-way width of 71-ft. The
paved roadway section 44-ft, consisting of two 11-ft travel lanes, one 12-ft center turn lane, and two 5-ft bike
lanes. A 0.5-ft vertical curb, 8-ft planter and 5-ft sidewalk are required along each side of the roadway. To
accommodate this road section along the proposed development site, a right-of-way dedication of 5.5-ft will
be required.
The existing frontage improvements along the redevelopment site include approximately 6-ft planter strip
and 5-ft sidewalk. The existing pavement width is approximately 44-ft allowing the required travel and bike
lanes per the City’s established corridor plan.
We are requesting the street improvements for this development project be waived and the existing sidewalk
and planter be maintained in their current configuration. The proposed development includes very limited
work along the frontage and most of the frontage will not be impacted by the project and is intended to
remain as existing. There are no similar frontage improvements in the vicinity of the school and there is little
likelihood the improvements will be needed or required for current or future development.
September 5, 2019
Family First Community Center
STREET IMPROVEMENTS MODIFICATION REQUEST
The Family First Community Center project includes proposed modifications and improvements to the
existing Cascade Elementary School’s south parking lot. The modifications include designating the existing
southernmost driveway for Community Center access and revising the next adjacent driveway to the north
for two-way traffic plus a proposed Bus Only lane.
The RMC Development Regulations note the maximum driveway width for “All Other Uses” to not exceed
30’ width. We are requesting a modification to allow a 49’ driveway width to accommodate a Bus Only lane.
Per the Traffic Impact Study prepared by Transportation Engineering Northwest (TENW), dated February 13,
2019, it is recommended that the existing student load/unload zone be maintained at its current location, but
modified to mitigate the current student load/unload procedure that results in over capacity queuing on 116th
Ave SE. The school bus access is currently the same access point as the student load/unload access
resulting in increased traffic conflicts and slowdowns.
The recommended mitigation is to expand the parking area to create on-site student load/unload queuing
area and create a new access for School Bus Only. This configuration consists of a 24’ wide driveway for
two-way load/unload traffic, a 14’ wide driveway for Bus Only access, and an approximately 11’ wide island
that separates these two access points. The overall curb cut width would be approximately 49’, exceeding
the code allowed width by 19’.
The proposed design layout is consistent with the Land Use Element of the Comprehensive Plan to support
compact urban development and maximize land use efficiency through the improvement of the school’s
traffic conflict and creating an efficient access to the proposed Community Center. The Community Planning
Element will be addressed by enhancing the vehicle and pedestrian experience for the existing school and
community.
The proposed design is in alignment with the mitigation methods proposed by TENW and there is no
evidence that it will be injurious to other properties in the vicinity. The Code takes into consideration the
need for certain land uses to have larger driveway widths and allows widths up to 50’ for some Industrial and
Commercial uses. The proposal conforms to the purpose and intent of the code in that it would minimize the
traffic impacts of the existing student load/unload operations.