HomeMy WebLinkAboutSR_HEX_Rainier Dog Resort and Spa_FINALDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_HEX_Rainier Dog Resort and Spa_FINAL
A. REPORT TO THE HEARING EXAMINER
Hearing Date: July 9, 2024
Project File Number: PR24-000018
Project Name: Rainier Dog Resort and Spa
Land Use File Number: LUA24-000093, SA-H, CU-H, ECF
Project Manager: Andrew Van Gordon, Associate Planner
Owner: KKDM LLC, P.O. Box 1121, Bellevue, WA 98009
Applicant/Contact: Owen Keeper, Lance Mueller and Associates Architects, 140 Lakeside Ave, Suite
310, Seattle, WA 98122
Project Location: 900 S Grady Way (APN 1723059021)
Project Summary: The applicant is requesting a Hearing Examiner Conditional Use Permit, Hearing
Examiner Site Plan Review and Environmental Review to establish a boarding and
daycare facility for dogs. The project site is located at 900 S Grady Way (APN
1723059021). The site is zoned Center Downtown (CD) and is within Urban Design
District A. Access is not proposed to be revised. Interior improvements, with no
exterior work on the building, is proposed. The existing gravel area of the property
is proposed to be enclosed with fencing and associated on-site landscaping between
the fence and right-of-way. Hours of operation are proposed to be 7 a.m. to 6 p.m.
with outdoor sessions between 10 a.m. and 4 p.m. The site is located within a High
Seismic Hazard Area and the Wellhead Protection Area Downtown: Zone 2.
Site Area: 0.88 acres
City of Renton Department of Community & Economic Development
Rainier Dog Resort and Spa
Staff Report to the Hearing Examiner
LUA24-000093, SA-H, CU-H, ECF
Report of July 9, 2024 Page 2 of 39
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B. EXHIBITS:
Exhibits 1-17: As shown in the Environmental Review Committee (ERC) Report
Exhibit 18: Staff Report to the Hearing Examiner
Exhibit 19: On Hold Notice, dated April 4, 2024
Exhibit 20: Off Hold Notice, dated May 2, 2024
Exhibit 21: Determination of Non-Significance – Mitigated, dated June 3, 2024
Exhibit 22: Applicant Response Letter, dated April 30, 2024
Exhibit 23: Refuse Enclosure Detail
Exhibit 24: Republic Services Agreement
C. GENERAL INFORMATION:
1. Owner(s) of Record: KKDM LLC, P.O. Box 1121, Bellevue, WA 98009
2. Zoning Classification: Center Downtown (CD)
Urban Design District ‘A’, City Center Sign Regulation
Area
3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU)
4. Existing Site Use: Vacant: Previously Recreational Facilities, Indoor
5. Critical Areas: High Seismic Hazard Area and Wellhead Protection Area Downtown: Zone 2
6. Neighborhood Characteristics:
a. North: Detached Dwellings. Residential High Density (RHD) and Commercial Mixed Use (CMU)
Comprehensive Plan Designations; CD and Residential-14 (R-14) Zoning Districts
b. East: Detached Dwelling, S Grady Way, Renton City Hall. CMU Comprehensive Plan
Designation; CD, Commercial Arterial (CA) and Commercial Office (CO) Zoning Districts
c. South: S Grady Way, Renton City Hall, Home Depot. CMU Comprehensive Plan Designation / CA
and CO Zoning Districts
d. West: Watershed Apartments, Williams Court Condos, Detached Dwellings. CMU and RHD
Comprehensive Plan Designations; / CD and R-14 Zoning Districts
7. Site Area: 0.88 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 (Incorporation) N/A 0 09/06/1901
City of Renton Department of Community & Economic Development
Rainier Dog Resort and Spa
Staff Report to the Hearing Examiner
LUA24-000093, SA-H, CU-H, ECF
Report of July 9, 2024 Page 3 of 39
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E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. There is an existing 12-inch (12”) water
main in Williams Ave S and an 18-inch (18”) water main in S Grady Way.
b. Sewer: Sewer service is provided by the City of Renton. There is an existing eight-inch (8”) gravity
sewer main in Williams Ave S.
c. Surface/Storm Water: There is an existing 18-inch (18”) ductile iron stormwater pipe running from
north to south within the right-of-way (ROW) of Williams Ave S. There is a 12-inch (12”) concrete
stormwater pipe running from northeast to southwest within the ROW of S Grady Way. An existing
private conveyance system is located within the existing surface parking lot and gravel areas which
conveys stormwater through a system of private parking lot conveyance pipes into the public storm
system in S Grady Way.
2. Streets: The project site abuts Williams Ave S to the west, S Grady Way to the south and Wells Ave S to
the east. Williams Ave S is classified as a Minor Arterial. Per the King County Assessor’s map, the existing
ROW is 60 feet (60’) with approximately 43 feet (43’) of paved roadway. There is a one-half-foot (0.5’)
wide concrete curb with an existing seven-foot (7’) wide sidewalk abutting Williams Ave S. Wells Ave S is
classified as a Minor Arterial. Per the King County Assessor’s map, the existing ROW is 60 feet (60’) with
approximately 36 feet (36’) of paved roadway. There is a half-foot (0.5’) wide concrete curb with an
existing three-foot (3’) wide landscaping strip, six-foot (6’) wide sidewalk and a two and one-half-feet
(2.5’) at the back-of-sidewalk that is undeveloped area between the pavement and edge of ROW along
Wells Ave S. S Grady Way is classified as a Principal Arterial. Per the King County Assessor’s map, the
existing ROW is 80 feet (80’) with approximately 55 feet (55’) of paving. There is a one-half-foot (0.5’)
wide concrete curb with existing six and one-half foot (6.5’) wide sidewalk and four-foot (4’) wide planting
strip behind the sidewalk along S Grady Way.
3. Fire Protection: Fire protection will be provided by Renton Regional Fire Authority (RRFA).
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
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 4-2-120B: Development Standards for Commercial Zoning Designations (CD, CO & COR)
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
b. Section 4-3-100: Urban Design Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
5. Chapter 9 Permits – Specific
a. Section 4-9-030: Conditional Use Permits
b. Section 4-9-070: Environmental Review Procedures
c. Section 4-9-200: Master Plan and Site Plan Review
City of Renton Department of Community & Economic Development
Rainier Dog Resort and Spa
Staff Report to the Hearing Examiner
LUA24-000093, SA-H, CU-H, ECF
Report of July 9, 2024 Page 4 of 39
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6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on March
11, 2024 and determined the application complete on March 14, 2024. The project was placed on-hold
April 4, 2024 (Exhibit 19) and taken off-hold May 2, 2024 (Exhibit 20). The project complies with the 120-
day review period.
2. The project site is located at 900 S Grady Way (APN 1723059021).
3. The project site is currently developed with a 13-stall paved surface parking lot and a 6,000 square foot
(7,290 gross square foot) building.
4. Access to the site would be provided via two (2) existing driveway access points onto S Grady Way. An
existing driveway access point onto Williams Ave S would be retained but with gated access and not
intended for general access.
5. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use
designation.
6. The site is located within the Center Downtown (CD) zoning classification and within Design District ‘A’.
7. There is one (1) tree located on-site, of which the applicant is proposing to retain it.
8. The site is mapped within a High Seismic Hazard Area and the Wellhead Protection Area Downtown: Zone
2 .
9. Calculations for fill and grade were not provided, but staff expects it to be minimal as the amount of
ground disturbance would be minimal and any needed mitigation could be conditioned through the civil
permit.
10. The applicant is proposing to begin construction as soon as possible after approval of needed permits.
11. Staff received one (1) public comment letter (Exhibit 8). To address public comments the following report
contains analysis related to concerns about potential noise issues impacting the surrounding
neighborhood.
12. Staff received one (1) agency comment letter from the Duwamish Tribe, dated March 18, 2024 (Exhibit 6).
The Tribe had concerns about historical and cultural preservation along with using native vegetation.
13. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
June 3, 2024 the Environmental Review Committee issued a Determination of Non-Significance - Mitigated
(DNS-M) for the Rainier Dog Resort and Spa (Exhibit 21). The DNS-M included four (4) mitigation measures.
A 14-day appeal period commenced on June 3, 2024 and ended on June 17, 2024. No appeals of the
threshold determination have been filed as of the date of this report.
14. 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:
1. The facility shall keep all windows closed at all times, except when needed to be open for unique
circumstances such as cleaning or life and safety. Doors shall only be opened for entering and
City of Renton Department of Community & Economic Development
Rainier Dog Resort and Spa
Staff Report to the Hearing Examiner
LUA24-000093, SA-H, CU-H, ECF
Report of July 9, 2024 Page 5 of 39
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exiting the building and/or life and safety circumstances and shall not remain open beyond the
immediate need.
2. The project shall comply with the recommendations of the Rainier Dog Resort and Spa Noise
Study, prepared by Alan Burt, P.E. and Joshua Wah-Blumberg of SSA acoustics dated April 30,
2024.
3. The applicant’s acoustical consultant shall review the project’s construction and building permit
plans to verify compliance with the acoustic report. The acoustical consultant shall submit a sealed
letter stating they have reviewed the construction and building permit plans and in their opinion
the plans and specifications meet the intent of the report.
4. The applicant shall provide an Inadvertent Discoveries Plan prepared by a qualified professional
with the civil construction permit application if any ground disturbance cuts below asphalt and/or
fill into native soils. The IDP shall be reviewed and approved by the Current Planning Project
Manager prior to permit issuance. Notice shall be provided to Concerned Tribes to have a tribal
monitor on-site if archaeological work or monitoring is performed.
15. 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.
16. Comprehensive Plan Compliance: The site is designated Commercial & Mixed Use (CMU) on the City’s
Comprehensive Plan Map. The purpose of the CMU designation is to allow residential uses as part of
mixed-use developments and support new office and commercial development that is more intensive
than what exists to create a vibrant district and increase employment opportunities. The intention of this
designation is to transform strip commercial development into business districts through the
intensification of uses and with cohesive site planning, landscaping, signage, circulation, parking, and the
provision of public amenity features. The proposal is compliant with the following development standards
if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
✓ Goal L-G: Pursue transition of non-conforming uses and structures to encourage
development patterns consistent with Renton’s land use plan.
✓
Goal L-K: Provide an energetic business environment for commercial activity providing
a range of service, office, commercial and mixed-use residential uses that enhance the
City’s employment and tax base along arterial streets and in Centers.
✓
Goal L-P: Minimize adverse impacts to natural systems, and address impacts of past
practice where feasible, through leadership, policy, regulation, and regional
coordination.
✓
Policy L-36: Land uses in areas subject to flooding, seismic, geologic, and coal mine
hazards should be designed to prevent property damage and environmental
degradation before, during, and after construction.
✓ 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-47: Accommodate change in a way that maintains Renton’s livability and
natural beauty.
City of Renton Department of Community & Economic Development
Rainier Dog Resort and Spa
Staff Report to the Hearing Examiner
LUA24-000093, SA-H, CU-H, ECF
Report of July 9, 2024 Page 6 of 39
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✓ Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
✓
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.
17. Zoning Development Standard Compliance: The purpose of the Center Downtown Zone (CD) is to provide
a mixed-use urban commercial center serving a regional market as well as high-density residential
development. Uses include a wide variety of retail sales, services, multi-family residential dwellings, and
recreation and entertainment uses. The proposal is compliant with the following development standards,
as outlined in RMC 4-2-120.B, if all conditions of approval are met:
Compliance CD Zone Develop Standards and Analysis
Compliant if
conditions of
approval are
met
Use(s):
Kennel: A commercial facility for the care and/or breeding of dogs and/or cats, except
that a pet day care is not a kennel although a pet day care and a kennel might be
housed within the same facility.
Pet Day Care: A commercial facility where four (4) or more dogs or other household
pet animals are left by their owners for period of supervision during the hours the
facility is open to the public (i.e., business hours).
Staff Comment: The applicant proposes a pet day care and kennel located within one
(1) facility. Per an applicant response letter dated April 30, 2024, provided to staff
(Exhibit 22) no more than 50 dogs at any time will be in the facility. Within the CD zone
both uses require an Administrative Conditional Use Permit. See FOF 21, Conditional
Use Analysis for recommended conditions of approval.
N/A
Density: The density range permitted in the CD zone is a minimum of 75.0 up to a
maximum of 150.0 dwelling units per net acre. Density may be increased to 200
dwelling units per net acre subject to conditional use permit approval.
Staff Comment: Not applicable. No residential units are proposed.
N/A
Lot Dimensions: There are no minimum lot size, width, or depth requirements in the
CD zone.
Staff Comment: Not applicable. Lot alteration or creation of new lots is not proposed.
Compliant if
condition of
approval is
met
Setbacks: There is no minimum front yard setback. The maximum front yard setback
is 15 feet for that portion of the building that is 25 feet or less in height. There is no
minimum secondary front yard setback. The maximum secondary front yard setback
is 15 feet for that portion of the building that is 25 feet or less in height. There is no
minimum rear yard setback, unless the ground floor facade provides windows for living
rooms of attached dwellings – then 10 ft. – unless adjacent to an alley, then none.
Additionally, if the CD lot abuts a lot zoned residential, then there shall be a 15 ft.
landscaped strip or a 5 ft. wide sight-obscuring landscaped strip and a solid 6 ft. high
barrier along the common boundary with an additional 5 ft. setback from the barrier.
There is no minimum side yard setback unless the ground floor facade provides living
room windows of attached dwellings – then 10 ft. – unless adjacent to an alley, then
none. Additionally, if the CD lot abuts a lot zoned residential, then there shall be a 15
ft. wide landscaped strip or a 5 ft. wide sight-obscuring landscaped strip and a solid 6
City of Renton Department of Community & Economic Development
Rainier Dog Resort and Spa
Staff Report to the Hearing Examiner
LUA24-000093, SA-H, CU-H, ECF
Report of July 9, 2024 Page 7 of 39
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ft. high barrier along the common boundary with an additional 5 ft. setback from the
barrier.
Staff Comment: Per the site plan (Exhibit 2) the existing building is approximately 45
and one-half feet (45.5’) from the S Grady Way ROW. Further, 536 Williams Ave S abuts
the project lot to the north and is located within the R-14 zone; a 15-foot (15’)
landscaped strip or a five-foot (5’) wide sight-obscuring landscaped strip and a solid
six-foot (6’) high barrier along the common boundary with an additional five-foot (5’)
setback from the barrier is not located on site. As such, the building is nonconforming
to existing zoning standards, so applicable standards in RMC 4-10-050, Nonconforming
Structures are required to be met. This would include limits on alteration before an
applicant would be required to start bringing the structure into conformance. This can
be reviewed and conditioned through the building permit and construction permit
process.
Based on the site plan and COR Maps aerial imagery, it appears that the side yard for
536 Williams Ave S encroaches onto the project site by approximately 13.5 feet (13.5’)
to 25.5 feet (25.5’). The side yard for 541 Wells Ave S also encroaches onto the project
site by approximately 2.25 feet (2.25’). The need for well identified on-site lot
boundaries is needed to not only meet zoning and mitigation measures but to also
avoid conflict with the neighboring properties over the location of property boundaries.
As such, staff recommends as a condition of approval the applicant complete a
boundary survey drafted by a Washington licensed surveyor of 900 S Grady Way. A
copy of the survey shall be submitted with the civil construction permit for review and
approval by the Current Planning Project Manager.
✓
Building Standards: There is no maximum building coverage requirement in the CD
zone. The maximum building height permitted is 150 ft., except when abutting a
residential zone, then the maximum height is 20 feet more than the maximum height
allowed in the abutting residential zone. Heights may exceed the maximum height
with a Hearing Examiner conditional use permit. Building height shall not exceed the
maximum allowed by the subject zoning district or the maximum allowed pursuant to
RMC 4-3-020, Airport Related Height and Use Restrictions, whichever is less.
Staff Comment: Per the provided elevations (Exhibit 15) the existing building has a
height of 22 feet nine inches (22’9”) to the highest point. The project site is located
within Airport Safety Zone 3 (Inner Turning Zone). The maximum permitted height in
the Airport Influence Area for this lot is 182 feet (182’) elevation above sea level. The
ground elevation is 32 feet (32’) elevation above sea level. The result would be an
airport height restriction of 150 feet (150’). Based on the provided elevations the
proposed building would be well under the airport height restriction.
N/A
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Minimum planting strip widths
between the curb and sidewalk are established according to the street development
standards of RMC 4-6-060. Street trees and, at a minimum, groundcover shall be
planted within planting strips pursuant to the following standards, provided there shall
be a minimum of one street tree planted per lot.
a. Trees shall be selected from the City’s Approved Street Tree List based on the
width of the planting strip and the presence or lack of overhead power lines;
provided, the Administrator and City arborist shall each retain the right to
City of Renton Department of Community & Economic Development
Rainier Dog Resort and Spa
Staff Report to the Hearing Examiner
LUA24-000093, SA-H, CU-H, ECF
Report of July 9, 2024 Page 8 of 39
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reject any proposed cultivar regardless of whether or not the cultivar is on the
City’s Approved Street Tree List.
b. Street trees shall have a minimum caliper of two inches (2"), and be planted
pursuant to the standards promulgated by the City, which may require root
barriers, structured soils, or other measures to help prevent tree roots from
damaging infrastructure.
c. Street trees shall be planted in the center of the planting strip between the
curb and the sidewalk at the following intervals; provided, that, where right-
of-way is constrained, irregular intervals and slight increases or decreases may
be permitted or required. Additionally, trees shall be planted in locations that
meet required spacing distances from facilities located in the right-of-way
including, but not limited to, underground utilities, street lights, utility poles,
traffic signs, fire hydrants, and driveways; such spacing standards are
identified in the City’s Approved Tree List. Generally, the following spacing is
required:
i. Small-sized maturing trees: thirty feet (30') on center;
ii. Medium-sized maturing trees: forty feet (40') on center; and
iii. Large-sized maturing trees: fifty feet (50') on center.
All parking lots shall have perimeter landscaping as follows:
Such landscaping shall be at least ten feet (10') in width as measured from the street
right-of-way. Standards for planting shall be as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-
family, commercial, and industrial uses at an average minimum rate of one
tree per thirty (30) lineal feet of street frontage.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped
area. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover in sufficient quantities to provide at least ninety percent (90%)
coverage of the landscaped area within three (3) years of installation.
Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows:
Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping
per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking
space, and 100 or more spaces shall provide 35 sf of landscaping per parking space.
Any interior parking lot landscaping area shall be sized to dimensions of at least eight
feet (8') by twelve feet (12'). Landscaping shall be dispersed throughout the parking
area and shall include a mixture of trees, shrubs, and groundcover as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-
family, commercial, and industrial uses. At least one tree for every six (6)
parking spaces within the lot interior shall be planted.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped
area shall be planted. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover shall be planted in sufficient quantities to provide at least ninety
percent (90%) coverage of the landscaped area within three (3) years of
installation.
City of Renton Department of Community & Economic Development
Rainier Dog Resort and Spa
Staff Report to the Hearing Examiner
LUA24-000093, SA-H, CU-H, ECF
Report of July 9, 2024 Page 9 of 39
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d. There shall be no more than fifty feet (50') between parking stalls and an
interior parking lot landscape area.
All of the landscaped area that is not planted with trees and shrubs or covered with a
tree grate must be planted in ground cover plants, which may include grasses. Mulch
must be confined to areas underneath plants and is not a substitute for ground cover
plants.
Ground cover plants, other than grasses, must be at least the four-inch (4") pot size,
provided such plants have well-developed roots and are not root bound or J-rooted;
alternative standards may be applied pursuant to RMC 4-4-070C. Area planted in
ground cover plants, other than grass seed or sod, must be planted in triangular
spacing. Ground cover plants must be planted at a density that will cover the entire
area within three (3) years.
All shrubs must be of sufficient size and number to meet the required standards within
three (3) years of planting. Shrubs must be at least a two (2) gallon container size at
planting. Shrubs shall be in beds that include a layer of mulch at least two inches (2")
in depth.
Broadleaf trees must be a minimum of two-inch (2") caliper. Conifer trees at the time
of planting must be fully branched and a minimum of six feet (6') in height.
Except for trees with a tree grate, trees shall include a mulch ring that has a depth of
at least three inches (3") and is at least three feet (3') in radius around the tree.
When a Commercial Zoned Lot or Use Is Abutting a Residential Zone, a fifteen-foot
(15') wide partially sight-obscuring landscaped visual barrier, or ten-foot (10') wide
fully sight-obscuring landscaped visual barrier, is required along the common property
line.
A permanent built-in irrigation system with an automatic controller shall be installed,
used, and maintained in working order in all landscaped areas.
Staff Comment: Not applicable. Changes in the use of a property or remodel of a
structure that requires improvements equal to or greater than 50 percent (50%) of the
assessed property valuation is subject to the following landscaping code subsections:
Street Trees and Landscaping Required Within the Right-of-Way on Public Streets;
Parking Lots; and Maintenance. Per the project narrative (Exhibit 3) the cost of the
project is estimated to be $60,000.00 to $70,000.00. Per the King County Assessor, the
assessed value of the property at the time of this report is $1,584,400.00. As such, the
specific requirements of this section are not applicable.
Compliant if
condition of
approval is
met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-
4-130) require the retention of 30 percent of trees in a commercial development. Tree
credit requirements shall apply at a minimum rate of thirty (30) credits per net acre
based on values for existing or new trees as provided in RMC 4-4-130H.1.b.v.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees
adjacent to critical areas and their associated buffers; and significant trees over sixty
feet (60') in height or greater than eighteen inches (18") caliper.
City of Renton Department of Community & Economic Development
Rainier Dog Resort and Spa
Staff Report to the Hearing Examiner
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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: One (1) 24-inch (24”) coniferous tree is located in the southwest corner
of the lot; it is proposed to be retained. The lot size is 0.88 acre, so a minimum of 26
tree credits (0.88 acres x 30 tree credits/acre = 26.4 tree credits, rounded down to 26)
are required. The retained tree is worth nine (9) credits so, 17 additional credits are
required. A conceptual landscape plan was not provided; however, the proposed site
plan does show the location of proposed plantings. As such, staff recommends as a
condition of approval that the applicant submit a detailed landscape plan with the civil
construction permit identifying how the project will meet the tree credit standards. The
detailed landscape plan shall be reviewed and approved by the Current Planning
Project Manager prior to civil construction permit approval.
Compliant if
conditions of
approval is
met
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: The applicant did not provide specific details about roof or surface
mounted equipment and/or screening identified for such equipment with the land use
application. It is unclear if this is because the applicant is not proposing any or they
have not determined at this time what is specifically needed. Therefore, staff
recommends as a condition of approval, the applicant submit a separate detailed plan
set identifying the location and screening provided for all rooftop utility/mechanical
equipment with the building permit application. The plan shall include detail sheets
that provide cross section details and identify proposed rooftop screening that is
integral and complementary to the architecture of the building. The plan shall be
reviewed and approved by the Current Planning Project Manager prior to building
permit approval.
The applicant shall submit a surface mounted utility plan that includes cross-section
details with the civil construction permit application. The applicant shall work with
franchise utilities to ensure, as practical, utility boxes do not obstruct or displace
pedestrian areas. The plan shall provide and identify screening measures consistent
with the overall design of the development. The surface mounted utility plan shall be
reviewed and approved by the Current Planning Project Manager prior to civil
construction permit approval.
Compliant if
conditions of
approval is
met
Refuse and Recycling: In manufacturing and other nonresidential developments, a
minimum of three (3) square feet per every one thousand (1,000) square feet of
building gross floor area shall be provided for recyclables deposit areas and a minimum
of 10 square feet per one thousand (1,000) square feet of building gross floor area
City of Renton Department of Community & Economic Development
Rainier Dog Resort and Spa
Staff Report to the Hearing Examiner
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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 building has a gross square footage of 7,290 square feet. A
minimum of 21.87 square feet ((7,290 square feet / 1,000 square) x 3 square feet =
21.87 square feet) is required for recyclables. A minimum of 72.9 square feet ((7,290
square feet / 1,000 square feet) x 10 square feet = 72.9 square feet) is required for
refuse. A combined 94.77 square feet is required; as this does not meet the minimum
100 square feet, 100 square feet is required. Per the provided trash enclosure drawings
(Exhibit 23), 135.5 feet (135.5’) is being provided. The area would be enclosed by a six-
foot (6’) tall sight blocking fence. It is located 15 feet (15’) away from the Williams Ave
S ROW and approximately 102 feet (102’) from the nearest residentially zoned lot (536
Williams Ave S). The proposed gate opening is 16 feet (16’) in width with no overhead
weather protection. The applicant provided a Customer Service Agreement showing
that two (2) 96-gallon commercial trash carts will be used for the business (Exhibit 24).
The trash carts would be covered and have weather protection, so overhead weather
protection would not be needed. However, the agreement was not signed by Republic
Services. As such, staff recommends as a condition of approval that the applicant
provide a completed agreement with the building permit. The agreement shall identify
what type of refuse and recycling containers will be used and be signed by all applicable
parties. If the type of container to be used are not weather-proofed, then a roof over
the storage area shall be provided. The design shall be reviewed and approved by the
Current Planning Project Manager prior to building permit approval.
N/A
Parking: All parking shall be provided in the rear portion of the yard, with access taken
from an alley, when available. Parking shall not be located in the front yard, nor in a
side yard facing the street nor rear yard facing the street. Parking may be located off-
site or subject to a joint parking requirement. Parking regulations do not provide
specific minimum/maximum stall counts for either the kennel or pet day care use.
Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are
8 ½ feet by 16 feet.
Staff Comment: Not applicable. Parking requirements in RMC 4-4-080, Parking,
Loading and Driveway Regulations are applicable in the CD zone in the following cases:
i. New Buildings or Structures: If construction replaces an existing building, only
the area of the original structure shall be used to calculate required parking.
ii. Building/Structure Additions: Only the area exceeding the area of the original
structure shall be used to calculate required parking.
Neither of these are occurring, therefore this section is not applicable to the project.
N/A
Bicycle Parking: The number of bicycle parking spaces shall be equal to ten percent
(10%) of the number of required off-street vehicle parking spaces.
Staff Comment: Not applicable. See “Parking” above.
Compliant if
conditions of
approval is
met
Fences and Retaining Walls: The maximum height of any fence, hedge or retaining
wall is eight feet (8'), provided the fence, hedge, or retaining wall does not exceed
forty-eight inches (48") in height within fifteen feet (15’) of the front or secondary front
yard property line. Fences, hedges, or retaining walls shall not exceed forty-eight
inches (48") in height within fifteen feet (15') of a rear yard property line that abuts a
City of Renton Department of Community & Economic Development
Rainier Dog Resort and Spa
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public street. In no case shall a fence, hedge, or retaining wall exceed forty-two inches
(42") in height in any part of the clear vision area.
Chain-link fencing within commercial zones (outside of the Center Downtown Zone)
shall be coated with black, brown, grey, or green bonded vinyl.
Fences, hedges, and retaining walls shall not stand in or in front of any required
landscaping. If a new or replaced fence is proposed within fifteen feet (15’) of a public
street on a site that is nonconforming with regard to street frontage landscaping
requirements, the site shall be brought into compliance with street frontage
landscaping requirements prior to fence installation.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: The applicant is proposing an eight-foot (8’) tall fence (Exhibit 10). The
fence would enclose an existing exterior mostly gravel area and would be used for
exterior play and bathroom areas. Fencing with sound paneling is proposed along the
northern boundaries of the enclose with the remainder being vinyl fencing. Fencing in
this northern area follow the general location of existing unpermitted chain link fencing
including a small portion which appears to be off site. Other portions of the fence would
be parallel with the right-of-way of S Grady Way and Williams Ave S. In these areas,
the fencing would be set back 15-feet (15’) from the right-of-way.
As proposed the fencing meets standards within RMC 4-4-040, Fences, Hedges and
Retaining Walls. Additional mitigation measures have been approved through the DNS-
M which are not being currently shown on the applicant’s design but would still meet
development standards. No further conditions are needed through the design
regulations.
N/A
Special Development Standards:
Upper story setbacks: None, unless adjacent to and facing a residentially zoned lot or
if the facade contains living room windows – then 10 ft. for the second story and 15 ft.
for all upper stories.
Staff Comment: Not applicable. Neither upper stories nor residential units are proposed
as part of the project.
18. Design District Review: The project site is located within Design District ‘A’. The following table contains
project elements intended to comply with the standards of the Design District ‘A’ standards and guidelines,
as outlined in RMC 4-3-100.E:
Compliance Design District Guideline and Standard Analysis
1. SITE DESIGN AND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision
of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy
visibility from public rights-of-way; and to encourage pedestrian activity.
a. Building Location and Orientation:
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and
pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to
other structures and open space. To ensure an appropriate transition between buildings, parking areas,
and other land uses; and increase privacy for residential uses.
City of Renton Department of Community & Economic Development
Rainier Dog Resort and Spa
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Report of July 9, 2024 Page 13 of 39
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Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well
as with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented
environment. Lots shall be configured to encourage variety and so that natural light is available to
buildings and open space. The privacy of individuals in residential uses shall be provided for.
N/A
Standard: The availability of natural light (both direct and reflected) and direct sun
exposure to nearby buildings and open space (except parking areas) shall be
considered when siting structures.
Staff Comment: Not applicable. The intent of this requirement is associated with new
structures and exterior modifications to a structure. As the project does not include a
new building, expansion or exterior modifications to the existing structure, this
requirement is not applicable.
N/A
Standard: Buildings shall be oriented to the street with clear connections to the
sidewalk.
Staff Comment: Not applicable. See discussion above. Of note, the existing building is
oriented towards S Grady Way with a proposed ADA accessible pathway from the
front door to the sidewalk.
N/A
Standard: The front entry of a building shall be oriented to the street or a landscaped
pedestrian-only courtyard.
Staff Comment: Not applicable. See discussion above. Of note, the existing front entry
is oriented towards S Grady Way.
N/A
Standard: Buildings with residential uses located at the street level shall be:
a. Set back from the sidewalk a minimum of ten feet (10') and feature
substantial landscaping between the sidewalk and the building; or
b. Have the ground floor residential uses raised above street level for residents’
privacy.
Staff Comment: Not applicable. Residential uses are not proposed.
N/A
Standard: Office buildings shall have pedestrian-oriented façades. In limited
circumstances the Administrator may allow façades that do not feature a pedestrian
orientation; if so, substantial landscaping between the sidewalk and building shall be
provided. Such landscaping shall be at least thirty feet (30’) in width as measured
from the sidewalk.
Staff Comment: Not applicable. Office uses are not proposed.
b. Building Entries:
Intent: To make building entrances convenient to locate and easy to access, and ensure that building
entries further the pedestrian nature of the fronting sidewalk and the urban character of the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent entry.
Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided
and shall enhance the overall quality of the pedestrian experience on the site.
City of Renton Department of Community & Economic Development
Rainier Dog Resort and Spa
Staff Report to the Hearing Examiner
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Report of July 9, 2024 Page 14 of 39
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N/A
Standard: A primary entrance of each building shall be located on the facade facing a
street, shall be prominent, visible from the street, connected by a walkway to the public
sidewalk, and include human-scale elements.
Staff Comment: Not applicable. The intent of this requirement is associated with new
structures, conversion from residential to commercial or commercial to residential and
exterior modifications. As the project does not include a new building, expansion or
exterior modification, or conversion from residential to commercial or vice versa, this
requirement is not applicable. Of note, the existing primary entrance is on the facade
facing S Grady Way, is visible from the street, framed by windows and would be
connected to the public sidewalk through a proposed ADA accessible pathway.
N/A
Standard: A primary entrance of each building shall be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry
doors, and/or ornamental lighting.
Staff Comment: Not applicable. See discussion above. Of note, the primary entrance
includes a façade overhang unique to the entrance.
N/A
Standard Building entries from a street shall be clearly marked with canopies,
architectural elements, ornamental lighting, or landscaping and include weather
protection at least four and one-half feet (4-1/2') wide (illustration below). Buildings
that are taller than thirty feet (30') in height shall also ensure that the weather
protection is proportional to the distance above ground level.
Staff Comment: Not applicable. See discussion above.
N/A
Standard: Building entries from a parking lot shall be subordinate to those related to
the street.
Staff Comment: Not applicable. See discussion above.
N/A
Standard: Features such as entries, lobbies, and display windows shall be oriented to a
street or pedestrian-oriented space; otherwise, screening or decorative features
should be incorporated.
Staff Comment: Not applicable. See discussion above.
N/A
Standard: Multiple buildings on the same site shall direct views to building entries by
providing a continuous network of pedestrian paths and open spaces that incorporate
landscaping.
Staff Comment: Not applicable. Multiple buildings are not present on the site.
N/A
Standard: Ground floor residential units that are directly accessible from the street
shall include entries from front yards to provide transition space from the street or
entries from an open space such as a courtyard or garden that is accessible from the
street.
Staff Comment: Not applicable. Residential units are not proposed.
c. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton’s long-established,
existing neighborhoods are preserved.
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Rainier Dog Resort and Spa
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Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where
new buildings differ from surrounding development in terms of building height, bulk and scale.
✓
Standard: At least one of the following design elements shall be used to promote a
transition to surrounding uses:
1. Building proportions, including step-backs on upper levels in accordance with
the surrounding planned and existing land use forms; or
2. Building articulation to divide a larger architectural element into smaller
increments; or
3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and
transition with existing development.
Additionally, the Administrator may require increased setbacks at the side or rear of a
building in order to reduce the bulk and scale of larger buildings and/or so that sunlight
reaches adjacent and/or abutting yards.
Staff Comment: Not applicable. The intent of this requirement is associated with new
structures and exterior modifications to a structure. As the project does not include a
new building, expansion or exterior modifications to the existing structure, this
requirement is not applicable.
d. Service Element Location and Design:
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading
docks) by locating service and loading areas away from high-volume pedestrian areas, and screening
them from view in high visibility areas.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping
and an enclosure with fencing that is made of quality materials. Service areas not adjacent to streets,
pathways, or pedestrian-oriented spaces are encouraged to implement vegetative screening in addition
to or as part of service enclosures.
Compliant if
conditions of
approval are
met
Standard: Service elements shall be located and designed to minimize the impacts on
the pedestrian environment and adjacent uses. Service elements shall be concentrated
and located where they are accessible to service vehicles and convenient for tenant
use.
Staff Comment: Per the site plan, the refuse and recycling collection area would be
located on an existing concrete slab on the north side of the existing building. Per the
provided refuse enclosure detail, the collection area would be enclosed with a six-foot
(6’) tall fence and gate. One (1) portion of the fence would also double as part of the
proposed fence enclosure located on the west side of the property. This fence is
proposed to be set back 15 feet (15’) from the Williams Ave S ROW with on-site
vegetation between the ROW and the fence. Further, the location is not within the
customer permitted areas of the use but as it is located adjacent to the building would
be convenient for the tenant. The containers would be placed at the curb on Williams
Ave S by the tenant for pickup by Republic Services, so accessibility to service vehicles
would not be an issue as proposed. See FOF 17, Zoning Development Standard
Compliance: Refuse and Recycling and FOF 20, Site Plan Review: Landscaping for
additional information and conditions.
City of Renton Department of Community & Economic Development
Rainier Dog Resort and Spa
Staff Report to the Hearing Examiner
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Report of July 9, 2024 Page 16 of 39
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Compliant if
conditions of
approval are
met
Standard: In addition to standard enclosure requirements, garbage, recycling
collection, and utility areas shall be enclosed on all sides, including the roof and
screened around their perimeter by a wall or fence and have self-closing doors.
Staff Comment: The proposed garbage and recycling collection point is enclosed on all
sides but would not have a roof. As discussed previously, the collection bins would have
weatherproof covers on them. Even without the roof the collection point is meeting the
intent of the requirements in that it would be located away from high-volume areas by
being placed on the north side of the building and is screened by both a fence and
landscaping from the public view. This also meets the guidelines as the impacts to
pedestrians and other abutting uses are minimized because of the location and
screening. See FOF 17, Zoning Development Standard Compliance: Refuse and Recycling
and comments above for additional information and conditions.
With regards to self-closing doors, the applicant’s design does not include them.
Therefore, staff recommends as a condition of approval the applicant submit a revised
refuse and recycling plan with the building permit application which includes a detail
sheet of the self-closing door/gate mechanism. The revised plan shall be reviewed and
approved by the Current Planning Project Manager prior to building permit issuance.
Compliant if
conditions of
approval are
met
Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or
some combination of the three (3).
Staff Comment: The applicant did not provide a material list for the enclosure. As such,
staff recommends as a condition of approval the applicant submit a revised refuse and
recycling plan with the building permit application which includes a detail sheet of the
materials used to construct the enclosure. Masonry, ornamental metal or wood or some
combination of the three (3) shall be used. The revised plan shall be reviewed and
approved by the Current Planning Project Manager prior to building permit issuance.
Compliant if
condition of
approval is
met
Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented
space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of
such facility.
Staff Comment: The service area is located adjacent to Williams Ave S. The space would
be shielded from view of the street by an eight-foot (8’) tall fence enclosing the general
area where the service area is located in addition to a six-foot (6’) tall fence enclosing
the service area specifically. A 15-foot (15’) on-site landscaped strip would be placed
between the eight-foot (8’) tall fence and the Williams Ave S ROW. This would meet the
intent and guidelines as the impacts to pedestrians uses are minimized because of
location and screening. See FOF 20, Site Plan Review: Landscaping for additional
information and conditions.
2. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate
various modes of transportation, including public mass transit, in order to reduce traffic volumes and
other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in
reducing the impacts of parking areas; allow an active pedestrian environment by maintaining
contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize
the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the
district.
a. Surface Parking:
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Rainier Dog Resort and Spa
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Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in
back of buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the
parking area and associated vehicles. Large areas of surface parking shall also be designed to
accommodate future infill development.
N/A
Standard: Parking shall be located so that no surface parking is located between:
a. A building and the front property line; and/or
b. A building and the side property line (when on a corner lot).
Staff Comment: Not applicable. The applicant is not proposing a new surface parking
lot or revisions to the existing parking lot.
N/A
Standard: Parking shall be located so that it is screened from surrounding streets by
buildings, landscaping, and/or gateway features as dictated by location.
Staff Comment: Not applicable. See discussion above.
b. Structured Parking Garages:
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of
structured parking; physically and visually integrate parking garages with other uses; and reduce the
overall impact of parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be
complementary with adjacent and abutting buildings. They shall be sited to complement, not
subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s)
should be used to enhance garages.
N/A
Standard: Parking structures shall provide space for ground floor commercial uses
along street frontages at a minimum of seventy five percent (75%) of the building
frontage width.
Staff Comment: Not applicable. A parking structure is not proposed as part of the
project.
N/A
Standard: The entire facade must feature a pedestrian-oriented facade. The
Administrator of the Department of Community and Economic Development may
approve parking structures that do not feature a pedestrian orientation in limited
circumstances. If allowed, the structure shall be set back at least six feet (6') from the
sidewalk and feature substantial landscaping. This landscaping shall include a
combination of evergreen and deciduous trees, shrubs, and ground cover. This setback
shall be increased to ten feet (10') when abutting a primary arterial and/or minor
arterial.
Staff Comment: Not applicable. See discussion above.
N/A
Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or
other architectural elements and/or materials.
Staff Comment: Not applicable. See discussion above.
N/A
Standard: The entry to the parking garage shall be located away from the primary
street, to either the side or rear of the building.
Staff Comment: Not applicable. See discussion above.
City of Renton Department of Community & Economic Development
Rainier Dog Resort and Spa
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N/A
Standard: Parking garages at grade shall include screening or be enclosed from view
with treatment such as walls, decorative grilles, trellis with landscaping, or a
combination of treatments.
Staff Comment: Not applicable. See discussion above.
N/A
Standard: The Administrator of the Department of Community and Economic
Development or designee may allow a reduced setback where the applicant can
successfully demonstrate that the landscaped area and/or other design treatment
meets the intent of these standards and guidelines. Possible treatments to reduce the
setback include landscaping components plus one or more of the following integrated
with the architectural design of the building:
a. Ornamental grillwork (other than vertical bars);
b. Decorative artwork;
c. Display windows;
d. Brick, tile, or stone;
e. Pre-cast decorative panels;
f. Vine-covered trellis;
g. Raised landscaping beds with decorative materials; or
h. Other treatments that meet the intent of this standard...
Staff Comment: Not applicable. See discussion above.
c. Vehicular Access:
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt
pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized.
N/A
Standard: Access to parking lots and garages shall be from alleys, when available. If not
available, access shall occur at side streets.
Staff Comment: Not applicable. The existing site has three (3) access driveways: two (2)
from S Grady Way and one (1) from Williams Ave S. The applicant is proposing to
maintain the existing access points from S Grady Way as they access the existing surface
parking lot. The access point from Williams Ave S would be retained but will be gated
off to vehicle access as it leads to where the play and bathroom areas for the dogs would
be located.
N/A
Standard: The number of driveways and curb cuts shall be minimized for vehicular
access purposes, so that pedestrian circulation along the sidewalk is minimally
impeded.
Staff Comment: Not applicable. There are three (3) access driveways on the property.
No additional driveways/curb cuts are proposed. The driveway from Williams Ave S is
proposed to be gated and not used for vehicle access. See above for additional
information.
City of Renton Department of Community & Economic Development
Rainier Dog Resort and Spa
Staff Report to the Hearing Examiner
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3. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Village by
creating pedestrian networks and by providing strong links from streets and drives to building
entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to
walk between businesses, on sidewalks, to and from access points, and through parking lots; and
promote the use of multi-modal and public transportation systems in order to reduce other vehicular
traffic.
a. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance
the pedestrian environment.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking
areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity
and encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to
pedestrians and drivers.
Compliant if
condition of
approval is
met
Standard: A pedestrian circulation system of pathways that are clearly delineated and
connect buildings, open space, and parking areas with the sidewalk system and
abutting properties shall be provided.
a. Pathways shall be located so that there are clear sight lines, to increase safety.
b. Pathways shall be an all-weather or appropriate permeable walking surface
material, unless the applicant can demonstrate that the proposed surface is
appropriate for the anticipated number of users and complementary to the
design of the development.
Staff Comment: Per the site plan, the applicant proposes an ADA accessible route from
the front entrance to the sidewalk within the S Grady Way ROW. The route would abut
the boundary of the existing surface parking area. An existing five-foot (5’) wide at
grade asphalt pathway is currently located between the parking stalls and the building;
it continues southwest of the building between the parking stalls and an unvegetated
area between Williams Ave S and the building. The applicant would then extend the
route through an area currently landscaped with bushes following existing on-site
curbing to the sidewalk in the S Grady Way ROW south of the building. The extension
would be five feet (5’) wide and paved with concrete. The route is relatively straight
except for the turn it makes to head towards the sidewalk when coming from the
building. However, based on the site plan and aerial images from the City of Renton
(COR) Maps system, curbing and/or wheel stops are not consistent along the entirety
of the length of the route abutting the surface parking. It is reasonable to believe that
this would cause an issue in the future with vehicles parking within the pedestrian route
and blocking the route for pedestrians and/or blocking sight lines. As such, staff
recommends as a condition of approval that the applicant provide a revised site plan
submitted with the civil permit showing wheel stops in each parking stall to prevent
vehicle protrusion within the pedestrian pathway. Wheel stops shall be two feet (2’)
from the end of the stall for head in parking. The plan shall be reviewed and approved
by the Current Planning Project Manager prior to civil permit issuance.
Compliant if
condition of
Standard: Pathways within parking areas shall be provided and differentiated by
material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting
paving materials. Permeable materials are encouraged. The pathways shall be
City of Renton Department of Community & Economic Development
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SR_HEX_Rainier Dog Resort and Spa_FINAL
approval is
met
perpendicular to the applicable building facade and no greater than one hundred fifty
feet (150') apart.
Staff Comment: The newly proposed portion of the pedestrian pathway is concrete. The
remainder is asphalt, the same material as the surface parking area. As such, staff
recommends as a condition of approval that the applicant provide a revised site plan
with the civil permit providing a different material and/or texture for the pedestrian
pathway than the existing surface parking area. The plan shall be reviewed and
approved by the Current Planning Project Manager prior to civil permit issuance.
With regards to length, there is only one (1) pathway so the 150-foot (150’) separation
is not applicable. With regards to location, the pathway is parallel to the existing
building in the portion which abuts the building. The proposed pathway however does
meet the guidelines of the requirement. With the proposed design the pathway would
be separate from the parking areas and provide safe access to the building without
intruding into the maneuverability area of the surface parking lot. With the
recommended conditions of approval to provide different materials/texturing and
wheel stops, the pathway would be easily identifiable to pedestrians and drivers.
✓
Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient
width to accommodate anticipated numbers of users. Specifically:
a. Sidewalks and pathways along the facades of mixed use and retail buildings
100 or more feet in width (measured along the facade) shall provide sidewalks
at least 12 feet in width. The walkway shall include an 8 foot minimum
unobstructed walking surface.
b. Interior pathways shall be provided and shall vary in width to establish a
hierarchy. The widths shall be based on the intended number of users; to be
no smaller than five feet (5') and no greater than twelve feet (12').
Staff Comment: While the building is 100 feet four inches (100’ 4”) in width, the building
is not a mixed use or retail building. The proposed pedestrian pathway is five feet (5’) in
width.
N/A
Standard: Mid-block connections between buildings shall be provided.
Staff Comment: Not applicable.
N/A
Standard: Permeable pavement pedestrian circulation features shall be used where
feasible, consistent with the Surface Water Design Manual.
Staff Comment: Not applicable.
4. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreation are available to residents, workers,
and visitors and that these areas are of sufficient size for the intended activity and in convenient
locations. To create usable and inviting open space that is accessible to the public; and to promote
pedestrian activity on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian-oriented space at
the street corner to emphasize pedestrian activity (illustration below). Recreation and common open
space areas are integral aspects of quality development that encourage pedestrians and users. These
areas shall be provided in an amount that is adequate to be functional and usable; they shall also be
landscaped and located so that they are appealing to users and pedestrians
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Rainier Dog Resort and Spa
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N/A
Standard: All mixed use residential and attached housing developments of ten (10) or
more dwelling units shall provide common opens space and/or recreation areas.
a. At minimum, fifty (50) square feet per unit shall be provided.
b. The location, layout, and proposed type of common space or recreation area
shall be subject to approval by the Administrator.
c. Open space or recreation areas shall be located to provide sun and light
exposure to the area and located so that they are aggregated to provide usable
area(s) for residents.
d. For projects with more than one hundred (100) dwelling units, vegetated low
impact development facilities may be used in required or provided open space
where feasible and designed consistent with the Surface Water Design Manual.
Such facilities shall be counted towards no more than fifty percent (50%) of the
required open space.
e. At least one of the following shall be provided in each open space and/or
recreation area (the Administrator may require more than one of the following
elements for developments having more than one hundred (100) units):
i. Courtyards, plazas, pea patches, or multi-purpose open spaces;
ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces
above the street level must feature views or amenities that are unique to
the site and are provided as an asset to the development;
iii. Pedestrian corridors dedicated to passive recreation and separate from the
public street system;
iv. Recreation facilities including, but not limited to, tennis/sports courts,
swimming pools, exercise areas, game rooms, or other similar facilities; or
v. Children’s play spaces that are centrally located near a majority of dwelling
units and visible from surrounding units. They shall also be located away
from hazardous areas such as garbage dumpsters, drainage facilities, and
parking areas.
f. The following shall not be counted toward the common open space or
recreation area requirement:
i. Required landscaping, driveways, parking, or other vehicular use areas.
ii. Required yard setback areas. Except for areas that are developed as private
or semi-private (from abutting or adjacent properties) courtyards, plazas
or passive use areas containing landscaping and fencing sufficient to create
a fully usable area accessible to all residents of the development.
iii. Private decks, balconies, and private ground floor open space.
iv. Other required landscaping and sensitive area buffers without common
access links, such as pedestrian trails.
Staff Comment: Not applicable. The project is neither a residential nor a mixed use
residential proposal.
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N/A
Standard: All buildings and developments with over thirty thousand (30,000) square
feet of nonresidential uses (excludes parking garage floorplate areas) shall provide
pedestrian-oriented space.
a. The pedestrian-oriented space shall be provided according to the following
formula: 1% of the site area + 1% of the gross building area, at minimum.
b. The pedestrian-oriented space shall include all of the following:
i. Visual and pedestrian access (including barrier-free access) to the abutting
structures from the public right-of-way or a nonvehicular courtyard; and
ii. Paved walking surfaces of either concrete or approved unit paving; and
iii. On-site or building-mounted lighting providing at least four (4) foot-
candles (average) on the ground; and
iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one
individual seat per sixty (60) square feet of plaza area or open space.
c. The following areas shall not count as pedestrian-oriented space:
i. The minimum required walkway. However, where walkways are widened
or enhanced beyond minimum requirements, the area may count as
pedestrian-oriented space if the Administrator determines such space
meets the definition of pedestrian-oriented space.
ii. Areas that abut landscaped parking lots, chain link fences, blank walls,
and/or dumpsters or service areas.
d. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited
within pedestrian-oriented space.
Staff Comment: Not applicable. Over 30,000 square feet of nonresidential use is not
proposed.
N/A
Standard: Public plazas shall be provided at intersections identified in the Commercial
Arterial Zone Public Plaza Locations Map and as listed below:
a. Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
b. Bronson Area: Intersections with Bronson Way North at:
i. Factory Avenue N./Houser Way S.;
ii. Garden Avenue N.; and
iii. Park Avenue N. and N. First Street.
c. Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
d. Northeast Fourth Area: Intersections with N.E. Fourth at:
i. Duvall Avenue N.E.;
ii. Monroe Avenue N.E.; and
iii. Union Avenue N.E.
e. Grady Area: Intersections with Grady Way at:
i. Lind Avenue S.W.;
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ii. Rainier Avenue S.;
iii. Shattuck Avenue S.; and
iv. Talbot Road S.
f. Puget Area: Intersection of S. Puget Drive and Benson Road S.
g. Rainier Avenue Area: Intersections with Rainier Avenue S. at:
i. Airport Way/Renton Avenue S.;
ii. S. Second Street;
iii. S. Third Street/S.W. Sunset Boulevard;
iv. S. Fourth Street; and
v. S. Seventh Street.
h. North Renton Area: Intersections with Park Avenue N. at:
i. N. Fourth Street; and
ii. N. Fifth Street.
i. Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
i. Duvall Avenue N.E.; and
ii. Union Avenue N.E.
N/A
Standard: The plaza shall measure no less than one thousand (1,000) square feet with
a minimum dimension of twenty feet (20') on one side abutting the sidewalk.
N/A
Standard: The public plaza must be landscaped consistent with RMC 4-4-070, including
at minimum street trees, decorative paving, pedestrian-scaled lighting, and seating.
Vegetated low impact development facilities may be used in the plaza where feasible
and designed consistent with the Surface Water Design Manual. Such facilities shall
count towards no more than fifty percent (50%) of the plaza requirement.
5. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a human
scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To
discourage franchise retail architecture.
a. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure
that all sides of a building, that can be seen by the public, are visually interesting.
Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of
buildings, break up long blank walls, add visual interest, and enhance the character of the
neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to
residential buildings.
N/A
Standard: All building facades shall include modulation or articulation at intervals of no
more than forty feet (40').
Staff Comment: Not applicable. The use would be located within an existing building.
The applicant is not proposing exterior modifications to the structure.
City of Renton Department of Community & Economic Development
Rainier Dog Resort and Spa
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N/A
Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in
height, and eight feet (8') in width.
Staff Comment: Not applicable. See discussion above.
N/A
Standard: Buildings greater than one hundred sixty feet (160') in length shall provide a
variety of modulations and articulations to reduce the apparent bulk and scale of the
facade (illustration in District B, below); or provide an additional special feature such
as a clock tower, courtyard, fountain, or public gathering area.
Staff Comment: Not applicable. The building is less than 160 feet (160’) in length. The
use would be located within an existing building. The applicant is not proposing exterior
modifications to the structure.
b. Ground-Level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale
character of the pedestrian environment; and ensure that all sides of a building within near or distant
public view have visual interest.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood
siding is encouraged. The primary building entrance should be made visibly prominent by incorporating
architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting
(illustration below). Detail features should also be used, to include things such as decorative entry
paving, street furniture (benches, etc.), and/or public art.
N/A
Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape
feature shall be provided along the facade’s ground floor.
Staff Comment: Not applicable. The use would be located within an existing building.
The applicant is not proposing exterior modifications to the structure.
N/A
Standard: On any facade visible to the public, transparent windows and/or doors are
required to comprise at least 50 percent of the portion of the ground floor facade that
is between 4 feet and 8 feet above ground (as measured on the true elevation).
Staff Comment: Not applicable. See discussion above.
N/A
Standard: Upper portions of building facades shall have clear windows with visibility
into and out of the building. However, screening may be applied to provide shade and
energy efficiency. The minimum amount of light transmittance for windows shall be 50
percent.
Staff Comment: Not applicable. See discussion above.
N/A Standard: Display windows shall be designed for frequent change of merchandise,
rather than permanent displays.
N/A
Standard: Where windows or storefronts occur, they must principally contain clear
glazing.
Staff Comment: Not applicable. See discussion above.
N/A
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
Staff Comment: Not applicable. See discussion above.
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N/A
Standard: Untreated blank walls visible from public streets, sidewalks, or interior
pedestrian pathways are prohibited. A wall (including building facades and retaining
walls) is considered a blank wall if:
a. It is a ground floor wall or portion of a ground floor wall over 6 feet in height,
has a horizontal length greater than 15 feet, and does not include a window,
door, building modulation or other architectural detailing; or
b. Any portion of a ground floor wall has a surface area of 400 square feet or
greater and does not include a window, door, building modulation or other
architectural detailing.
Staff Comment: Not applicable. See discussion above.
N/A
Standard: If blank walls are required or unavoidable, blank walls shall be treated with
one or more of the following:
a. A planting bed at least five feet in width containing trees, shrubs, evergreen
ground cover, or vines adjacent to the blank wall;
b. Trellis or other vine supports with evergreen climbing vines;
c. Architectural detailing such as reveals, contrasting materials, or other special
detailing that meets the intent of this standard;
d. Artwork, such as bas-relief sculpture, mural, or similar; or
e. Seating area with special paving and seasonal planting.
Staff Comment: Not applicable. See discussion above.
c. Building Roof Lines:
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban
project and contribute to the visual continuity of the district.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest
to the building.
N/A
Standard: Buildings shall use at least one of the following elements to create varied
and interesting roof profiles:
a. Extended parapets;
b. Feature elements projecting above parapets;
c. Projected cornices;
d. Pitched or sloped roofs
e. Buildings containing predominantly residential uses shall have pitched roofs
with a minimum slope of one to four (1:4) and shall have dormers or interesting
roof forms that break up the massiveness of an uninterrupted sloping roof.
Staff Comment: Not applicable. The use would be located within an existing building.
The applicant is not proposing exterior modifications to the structure.
✓ Standard: Roof mounted mechanical equipment shall not be visible to pedestrians.
d. Building Materials:
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Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of
materials that reduce the visual bulk of large buildings; and encourage the use of materials that add
visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a
building that is attractive and of high quality. Material variation shall be used to create visual appeal
and eliminate monotony of facades. This shall occur on all facades in a consistent manner. High quality
materials shall be used. If materials like concrete or block walls are used they shall be enhanced to
create variation and enhance their visual appeal.
N/A
Standard: All sides of buildings visible from a street, pathway, parking area, or open
space shall be finished on all sides with the same building materials, detailing, and color
scheme, or if different, with materials of the same quality.
Staff Comment: Not applicable. The use would be located within an existing building.
The applicant is not proposing exterior modifications to the structure.
N/A
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns or textural changes.
Staff Comment: Not applicable. See discussion above.
N/A
Standard: Materials, individually or in combination, shall have texture, pattern, and be
detailed on all visible facades.
Staff Comment: Not applicable See discussion above.
N/A
Standard: Materials shall be durable, high quality, and consistent with more traditional
urban development, such as brick, integrally colored concrete masonry, pre-finished
metal, stone, steel, glass and cast-in-place concrete.
Staff Comment: Not applicable. See discussion above.
N/A
Standard: If concrete is used, walls shall be enhanced by techniques such as texturing,
reveals, and/or coloring with a concrete coating or admixture.
N/A
Standard: If concrete block walls are used, they shall be enhanced with integral color,
textured blocks and colored mortar, decorative bond pattern and/or shall incorporate
other masonry materials.
N/A
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns, or textural changes.
Staff Comment: Not applicable. See discussion above.
6. LIGHTING:
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as
plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the
visual attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building
and site during the evening hours shall be provided.
N/A
Standard: Pedestrian-scale lighting shall be provided at primary and secondary building
entrances. Examples include sconces on building facades, awnings with down-lighting
and decorative street lighting.
City of Renton Department of Community & Economic Development
Rainier Dog Resort and Spa
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Report of July 9, 2024 Page 27 of 39
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Staff Comment: Not applicable. The use would be located within an existing building.
The applicant is not proposing exterior modifications to the structure.
N/A
Standard: Accent lighting shall also be provided on building facades (such as sconces)
and/or to illuminate other key elements of the site such as gateways, specimen trees,
other significant landscaping, water features, and/or artwork.
Staff Comment: Not applicable. See discussion above.
N/A
Standard: Downlighting shall be used in all cases to assure safe pedestrian and
vehicular movement, unless alternative pedestrian scale lighting has been approved
administratively or is specifically listed as exempt from provisions located in RMC 4-4-
075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday or
decorative lighting, right-of-way-lighting, etc.).
Staff Comment: Not applicable. See discussion above.
19. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the CD
zoning classification when it is not exempt from Environmental (SEPA) Review. Given Site Plan applications
are evaluated for compliance with the specific requirements of the RMC 4-9-200.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 16, Comprehensive Plan Analysis.
Compliant if
conditions of
approval are
met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 17, Zoning Development Standard
Compliance.
Compliant if
conditions of
approval are
met
c. Design Regulation Compliance and Consistency.
Staff Comment: See discussion under FOF 18, Design Standards.
N/A d. Planned action ordinance and Development agreement Compliance and
Consistency.
Compliant if
conditions of
approval are
met
e. Off-site Impacts.
Structures: Restricting overscale structures and overconcentration of development
on a particular portion of the site.
Staff Comment: See FOF 18, Design Standards: Building Character and Massing.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: The applicant will provide a new five-foot (5’) wide pedestrian pathway
connecting the building to the sidewalk within the S Grady Way ROW.
Utilities, Loading and Storage Areas: Locating, designing and screening storage
areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to
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minimize views from surrounding properties. Locate utilities underground
consistent with RMC 4-6-090.
Staff Comment: See FOF 17, Zoning Development Standard: Screening.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: The applicant proposes to use the existing building located on the
project site. Expansion, either horizontal or vertical, is not proposed. As such, the
existing views would be maintained.
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: The applicant proposed to install a new eight-foot (8’) tall fence to
enclose the large gravel area for the use of play and bathroom areas for the dogs. As
proposed the fence would be set back 15-feet (15’) from the S Grady Way ROW and
Williams Ave S ROW. Vegetation is proposed within this 15-foot (15’) wide strip.
Additional vegetation is proposed between the existing building and Williams Ave S. Of
note, vegetation is not proposed along the shared property line with 536 Williams Ave
S as required by CD zoning requirements. See FOF 17, Zoning Development Standard
Compliance: Setbacks for further discussion.
A preliminary planting plan was not provided although the site plan does identify the
location of proposed plantings. Without vegetation, the new eight-foot (8’) tall solid
fences, and by extension the existing building façade facing Williams Ave S, would
become large, long, blank walls running for approximately 92 feet (92’) on the S Grady
Way side and approximately 217 feet (217’) on the Williams Ave S side. Staff received
comment from the Duwamish Tribe (Exhibit 6) strongly recommending that only native
vegetation be used to enhance native avian life and native pollinators as well as to
mitigate seasonal urban flooding. Additionally, overhead electrical lines run along the
property’s frontage along both S Grady Way and Williams Ave S. To avoid conflict with
overhead lines, small maturing trees are most appropriate in these areas. As such, staff
recommends as a condition of approval that the applicant submit a detailed
landscaping plan prepared by a landscape architect registered in the State of
Washington with the civil construction permit application showing newly planted
vegetation within the identified landscaping strips along S Grady Way and Williams Ave
S and include along the boundary with 536 Williams Ave S. The landscaping strips along
S Grady Way and Williams Ave S shall be planted with trees, bushes and ground cover.
Trees shall be small sized maturing trees with a minimum mature height of 10 feet (10’)
and planted 30 feet (30’) apart on center. Bushes shall be planted at a rate of four (4)
shrubs per five (5) linear feet; bushes shall have a mature size from three feet (3’) to six
feet (6’) tall. Minimum size at planting shall be two or three (2 or 3) gallon pot or balled
and burlapped equivalent. Ground cover shall be planted at a rate of 18 ground cover
plants per five (5) linear feet of landscaping strip. The landscaping strip abutting 536
Williams Ave S shall be planted with trees, bushes and ground cover. Trees shall be large
sized maturing trees planted 50 feet (50’) apart on center. Bushes and ground cover
shall be planted at the same rate and size as the strips along S Grady Way and Williams
Ave S. Plantings shall be native coniferous species unless otherwise approved by the
Current Planning Project Manager. A permanent built-in irrigation system with
automatic controller shall be installed, used and maintained in working order. The plan
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shall be reviewed and approved by the Current Planning Project Manager prior to
construction permit issuance.
See discussion under FOF 17, Zoning Development Standard: Landscaping for further
discussion.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: A lighting plan was not provided with the application as the applicant
has not proposed new lighting. See Lighting discussion under FOF 18, Design Standards:
Lighting for further discussion. However, staff recognizes that the applicant may want
to install lighting at the time of building permit review as part of the tenant
improvement. As such, staff recommends as a condition of approval that the applicant
submit a detailed lighting plan with the building permit identifying all proposed exterior
lighting improvements. Lighting shall be pedestrian scaled with downlighting. Light
shall not be cast beyond the boundaries of the property. The detailed lighting plan shall
be reviewed and approved by the Current Planning Project Manager prior to building
permit issuance.
Compliant if
conditions of
approval are
met
f. On-site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: The applicant is not proposing expansion or exterior modification of the
existing building. Mitigation measures approved through the DNS-M include noise
reduction measures associated with the existing building and for newly constructed
fencing.
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 applicant is not proposing expansion or exterior modification of the
existing building. Newly installed fencing would be set back 15 feet (15’) from the S
Grady Way and Williams Ave S ROWs with on-site landscaping between the fence and
ROW. Additional vegetation would be placed between the fence and 536 Williams Ave
S. See FOF 17, Zoning Development Standard: Landscaping, FOF 17, Zoning
Development Standard: Fences and Retaining Walls, and FOF 19, Site Plan Review: Off-
Site Impacts, Landscaping for further discussion.
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 project site is virtually flat with the entirety of the site developed in
some manner. However, the project would result in additional on-site landscaping. See
discussion above for additional information.
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
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
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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 applicant proposes to maintain the existing surface parking. No
additional impervious surface is proposed to be created for parking.
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. Landscaping shall be consistent with RMC
4-4-070.
Staff Comment: See FOF 17, Zoning Development Standard: Landscaping and the
discussion above for additional information.
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: All abutting streets are arterials; Wells Ave S and Williams Ave S are
minor arterials and S Grady Way is a primary arterial. The site has three (3) existing
access points: two (2) from S Grady Way and one (1) from Willliams Ave S. The applicant
is proposing to maintain the existing access points from S Grady Way as they access the
existing surface parking lot. The access point from Williams Ave S will be retained but
will be gated off to vehicle access as it leads to where the play and bathroom areas for
the dogs would be located. Overall, the project will have fewer usable access points.
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 proposal includes a new ADA accessible pedestrian pathway which
connects the building to the sidewalk within the S Grady Way ROW. Provided
recommended conditions of approval are met, the pathway will have protection to
separate pedestrians from vehicles. See FOF 19, Site Plan Review: Pedestrian
Environmental for additional information.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: The applicant did not specifically identify how loading and delivery
would be accomplished. Staff expects that most loading and delivery would occur by
clients dropping off and picking up their dog. Clients would use the existing parking lot
and stalls.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: The closest transit stop is located on the south side of S Grady Way
adjacent to the project. Access is provided via public sidewalk; a user would need to
cross S Grady Way at the intersection of S Grady Way and Williams Ave S. The closest
transit stop on the north side of S Grady Way is located just to the west of the Talbot Rd
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S and S Grady Way intersection approximately 900 feet (900’) to the west of the project
site. Bicycle facilities are not required as part of the project, however, due to the nature
of the use, staff finds it unlikely that clients would be using bicycles to drop off and pick
up their dogs. See FOF 17, Zoning Development Standard Compliance: Parking for
additional information.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: See FOF 18, Design Standards.
N/A
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: See FOF 18, Design Standards: Recreation Areas and Common Open
Space.
✓
i. Views and Public Access: When possible, providing view corridors to shorelines and
Mt. Rainier, and incorporating public access to shorelines
Staff Comment: The applicant is not proposing expansion or external improvements to
the existing building. As such, views would not change from the existing condition. The
public access requirement is not applicable to the proposal.
✓
j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
Staff Comment: The existing project area is already developed. No existing systems
occur.
✓
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. A Fire Impact Fee, based on the 2023 – 2024 City of Renton Fee
Schedule of $0.66 per square foot of retail space would be applicable to the proposal if
the building permit is issued in 2024. Impact fees would be assessed at the rate in effect
at the time of building permit issuance.
Water and Sewer.
Staff Comment: The applicant provided a preliminary overall site plan/utility plan
(Exhibit 2). The plan shows no new domestic or fire services and that the project would
utilize the existing water meter and connection to the City main. Change of use would
trigger backflow requirements. The existing backflow prevention device for the
domestic service must meet current standards as required by Washington State
Department of Health (WAC 246-290-490). In accordance with Drinking Water
Regulations, the building must have a 3/4-inch RPBA (Reduced Pressure Backflow
Assembly). The RPBA shall be installed inside an above ground heated enclosure per City
Standard Plan 350.2. The RPBA may be located inside the building if a drainage outlet
City of Renton Department of Community & Economic Development
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for the relief valve is provided, and the location is approved by the City Plan Reviewer
and City Water Utility Department.
The provided utility plan shows that the project would utilize the existing side sewer and
connection to the City main. In general, dumpster/recycling areas need direct drainage
to the sanity sewer system through an oil/water interceptor. The applicant provided
documentation from Republic Services showing two (2) 96-gallon commercial carts
being utilized for weekly pickup. The City sewer department has determined that this
service would be sufficient in lieu of a covered dumpster/recycling area drain. Any floor
drains for indoor dog play areas shall be directed to the sanitary sewer system via the
internal plumbing and not the outdoor storm drainage system. These items can be
reviewed and approved through the civil construction permit and building permit
applications.
Drainage.
Staff Comment: A Preliminary Hydrogeologic Assessment, dated February 6, 2024
(Exhibit 12) was submitted by Earth Solutions NW, LLC. Based on the City’s flow control
map, the site falls within the Peak Rate Flow Control Standard area matching Existing
Conditions and is within the Black River Drainage Basin. Since the development is
proposing only interior improvements with minor modification to the site like striping,
minor walkway improvements, removal of existing gravel surfaces and fencing, the
development is not subject to Drainage Review in accordance with the 2022 Renton
Surface Water Design Manual (RWSDM). The report concluded that since there are no
grading or modifications to site soils and that the project scope is limited to converting
some hardscape areas to landscape that there is no increased risk of adverse impacts
to the local groundwater quality resulting from the project. Erosion control measures
and construction stormwater pollution prevention measures to meet the City
requirements shall be provided for during the building permit process and outside work.
A Stormwater Pollution Prevention Plan (SWPPP) is required for any outside work, but
a Construction Stormwater General Permit from the Department of Ecology would not
be required since grading and clearing of the site does not exceed one (1) acre.
Transportation.
Staff Comment: Access is proposed via two (2) existing driveway access points from S
Grady Way. The project fronts upon S Grady Way to the south/southeast, Williams Ave
S to the west and Wells Ave S to the east. Williams Ave S and Wells Ave S are classified
as minor arterials with S Grady Way classified as a primary arterial. Frontage
improvements with dedication are nor expected as the project is not expected to exceed
the $175,000 threshold to trigger said requirements.
A Trip Generation Memo dated April 19, 2024 was provided by TENW (Exhibit 13). The
site generated traffic volumes were calculated using data from the Institute of
Transportation Engineers (ITE) Trip Generation Manual, 11th Edition, (2021). The
analysis determined vehicle traffic generated from the proposed development did not
exceed 20 new vehicle trips per hour in either the a.m. or p.m. peak periods with credit
given due to the site being occupied by a business within the last three (3) years prior
to this application. Based on the calculations provided, the proposed development
would average a decrease of 133 new daily vehicle trips for dog daycare/boarding
facility (LUC 565) versus Health/Fitness Club (LUC492). Weekday peak hour a.m. trips
would generate an increase of 13 new vehicle trips, with six (6) vehicles leaving and
seven (7) vehicles entering the site. Weekday peak hour p.m. trips would generate a
City of Renton Department of Community & Economic Development
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20. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions
of approval are complied with):
Compliance Critical Areas Analysis
✓
Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or
independent review, conditions of approval for developments may include buffers
and/or setbacks from buffers. A standard 15-foot building setback is required for all
structures from Protected Slope areas.
A 50-foot buffer and 15-foot building setback are required from Very High Landslide
Hazard Areas.
Staff Comment: City of Renton (COR) Maps identifies the project area as being within a
High Seismic Hazard Area. Exterior improvements include removal of existing
unpermitted chain link fencing to be replaced with new fencing and a 15-foot (15’)
landscaping strip between the fencing and the property line along S Grady Way and
Williams Ave S, construction of a trash/recycling enclosure at an existing concrete pad
on the north side of the existing building (Exhibit 3). Per the site plan a new ADA
accessible pathway would be constructed through an existing vegetated area in the
southwest portion of the property connecting the existing on-site pedestrian pathway
with the sidewalk in the ROW of S Grady Way. Ground disturbance would be limited to
decrease of two (2) new vehicle trips with three (3) fewer vehicles entering and one (1)
vehicle exiting the site. Of note, per RMC 4-1-190G.4, Vacant Structures or Buildings:
“When an existing structure or building or portion thereof has been vacant for a period
of three (3) years or more, the impact fee shall be the applicable impact fee for the land
use of the new category; there shall not be a deduction of the impact fee that was or
was previously paid for the land use category of the prior use.” The impact fee will be
reviewed at time of building permit application and due to vacancy limits may not be
subject to receiving credit as the previous use was abandoned September 2021 per the
previous tenant lease (Exhibit 14). Increased traffic created by the development would
be mitigated by payment of transportation impact fees. Currently this fee is assessed at
$8,031.94 per net new p.m. peak hour person vehicle trip. This fee increases each year,
and the applicable fee is paid at the time of building permit issuance.
N/A
l. Phasing: Including a detailed sequencing plan with development phases and
estimated time frames, for phased projects. Each phase must be able to stand on its
own without reliance upon development of subsequent phases in order to meet all
development standards of Title IV.
Staff Comment: 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: The CD zone permits 100 percent (100%) maximum lot coverage for
buildings and impervious surfaces. Both allowances discourage placement of buildings
and impervious surface to maximize stormwater infiltration in favor of maximizing
coverage efficiency. The project site does not currently include stormwater infiltration
facilities. It would be an unreasonable expectation from the City to require infiltration
facilities.
City of Renton Department of Community & Economic Development
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removal/installation of fencing, removal of asphalt for new landscaping, planting of
vegetation and construction of the pedestrian pathway. Calculations for fill and grade
were not provided, but staff expects it to be minimal as the amount of ground
disturbance would be minimal. Needed mitigation could be conditioned through the
civil construction permit. With regards to the existing structure, expansion and/or
exterior improvements are not proposed. Interior improvements, to include demolition
of some interior walls, construction of new interior walls, cosmetic enhancements such
as wall and floor finishes and reconfiguration of the existing two (2) restrooms for ADA
compliance and improved accessibility is proposed. A geotechnical report was not
provided, but if needed, could be required with the building permit.
✓
Wellhead Protection Areas:
Staff Comment: COR Maps identifies the project area as being within the Downtown
Wellhead Protection Area Zone 2. The project does not include a prohibited facility as
outlined in RMC 4-3-050, Critical Area Regulations. Per the SEPA Environmental
Checklist (Exhibit 11), no groundwater would be withdrawn, and no waste material
would be discharged into the ground. Due to the concern about animal waste in the
wellhead protection area, the applicant provided a Hydrogeological Assessment,
prepared by Scott S. Riegel of Earth Solutions NW, LLC, dated February 6, 2024 (Exhibit
12). Per the author’s assessment no adverse impacts to the local groundwater would
occur. Based on the limited scope of the project and no significant change in use, no
additional prohibitions or requirements would be required above those outlined in Zone
2 code sections of RMC 4-3-050, Critical Area Regulations. It is expected that erosion
control measures, if needed, can be conditioned through the civil construction permit.
21. Conditional Use Analysis: The applicant proposes a pet day care and kennel located within one (1) facility.
Within the CD zone both uses require an Administrative Conditional Use Permit. Because the Site Plan
Review requires a public hearing, the conditional use permit is also before the Hearing Examiner. The
proposal is compliant with the following conditional use criteria, 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: See FOF 16 and FOF 17 for Comprehensive Plan and zoning regulation
compliance.
Compliant if
condition of
approval is
met
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: Staff is unaware of any other dog kennel or pet day care uses within
the immediate area. The proposed location is at the crossroads of multiple arterial
streets including a primary arterial (S Grady Way). While the use is located within the
CD zone, to the north are residentially zoned properties. Kennel and daycare facilities
would pull clients from residential areas, and the location is well suited for quick drop
off and pick up for clients. A large gravel area is already located on the property for the
play and bathroom areas and would not need to remove existing vegetation to create
City of Renton Department of Community & Economic Development
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these open areas. With the recommended condition that landscaping be installed, the
project would increase the amount of vegetation and create a more varied street front.
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: Staff received public comment with concerns about the amount of noise
the facility would create (Exhibit 8). The Environmental Determination mitigation
measures require the applicant to: keep windows and doors closed at all times except
for unique circumstances, life and safety and entering/existing the building; follow the
recommendations of the provided noise report which include construction of noise
barriers on the north, west, east and south side of the outdoor play/bathroom area,
limit the outdoor area available to dogs and ensure that dogs are not within 15 feet
(15’) of 536 Williams Ave S and 541 Wells Ave S; have the applicant’s acoustical
consultant review the project’s construction and building permit plans to verify
compliance with the recommendations of the acoustic report (Exhibit 4). See FOF 14 for
additional information. Staff has not seen that there are other substantial or undue
adverse effects on adjacent property.
✓
d. Compatibility: The proposed use shall be compatible with the scale and character
of the neighborhood.
Staff Comment: The project would revise little of the existing development on site
besides placing new fencing, a pedestrian pathway and new landscaping. The existing
building is 22 feet nine inches (22’ 9”) to the highest point which is, height wise,
comparable to a detached dwelling; the maximum permitted height in the R-14 is 24
feet (24’) and can be increased up to 32 feet (32’) through an administrative conditional
use permit. Adjacent to the project on the west side of Williams Ave S is the newer
Watershed Apartments project which is six (6) stories and is within 20 feet (20’) of the
ROW. To the south is Home Depot which is a typical big box retailer with expansive
surface parking. Additionally, City Hall, with its multi-story building, surface parking and
structured parking is adjacent to the project on the south side of S Grady Way.
✓
e. Parking: Adequate parking is, or will be made, available.
Staff Comment: Parking requirements within the CD zone for this use is a maximum of
one (1) stall per 1,000 square feet of net floor area, with no minimum requirement. The
building has a net floor area of 7,290 square feet for a maximum of seven (7) stalls. The
site has 13 existing stalls in an existing paved surface parking lot. Based on the traffic
study there would be fewer daily trips than the previous use. As such, the project has
more stalls than would otherwise be permitted, and staff expects that there would be
adequate parking. See FOF 19, Site Plan Review: Transportation for additional
discussion.
✓
f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall
mitigate potential effects on the surrounding area.
Staff Comment: See FOF 19, Site Plan Review: Transportation for compliance.
✓
g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed
use shall be evaluated and mitigated.
Staff Comment: See FOF 14 and Effect on Adjacent Properties above for compliance.
City of Renton Department of Community & Economic Development
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✓
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: See FOF 19, Site Plan Review: Landscaping for compliance.
Compliant if
conditions of
approval are
met
i. Specific Requirements for Kennels and Pet Daycares: In addition to the criteria
above, the following criteria shall also be considered for kennel and pet daycare
applications:
a. History: Past history of animal control complaints relating to the applicant’s
dogs and cats at the address for which the kennel and/or pet daycare is located
or to be located. Conditional Use Permits shall not be issued for kennels or pet
daycares to applicants who have previously had such permits revoked or
renewal refused, for a period of one (1) year after the date of revocation or
refusal to renew.
b. Standards for Keeping Animals: The applicant or facility owner shall comply
with the requirements of RMC 4-4-010, Animal Keeping and Beekeeping
Standards.
Staff Comment: Staff is unaware of animal control complaints at the proposed address
where the use is proposed to be located. General animal care is proposed within the
existing building. The dogs would only be permitted outside for play and bathroom and
would be supervised by employees. Per the project narrative, hours of operation would
be from 7:00 a.m. to 6:00 p.m. Outdoor play will be limited to 10:00 a.m. to 4:00 p.m.
Per the project narrative, the maximum net floor area for animal supervision would be
4,856 square feet; this allows for a maximum of 324 dogs; the maximum number of
dogs at one time would be 50. The planned maximum number of animals to be sheltered
would be required on the Business License application. As such, staff recommends as a
condition of approval that at the time of building permit review, the applicant shall
provide a copy of the Business License application identifying the maximum number of
dogs to be sheltered. Prior to final occupancy the applicant shall provide a copy of the
approved Business License to the Current Planning Project Manager. Any floor drains
for indoor dog play areas shall be directed to the sanitary sewer system via the internal
plumbing and not the outdoor storm drainage system. See FOF 19, Site Plan Review:
Water and Sewer for additional discussion related to drainage. A specific waste removal
plan was not provided by the applicant. As such, staff recommends as a condition of
approval that any indoor or outdoor areas used for animal containment or exercise shall
be maintained by removing animal waste on a daily basis for proper disposal as solid
waste. Any runoff, wash-down water, or waste from any animal pen, kennel,
containment, or exercise area shall be collected and disposed of in the sanitary sewer
after straining of solids and hair and shall not be allowed to enter the stormwater
drainage or surface water disposal system; strained solids and hair shall be properly
disposed of as solid waste.
Kennels and pet day care facilities require a permit from the Seattle-King County Health
Department. As such, staff recommends as a condition of approval that the applicant
provide a copy of their permit from the Seattle-King County Health Department with the
submittal documents for the building permit application. The permit shall be reviewed
and approved by the Current Planning Project Manager prior to tenant occupancy.
22. Availability and Impact on Public Services:
City of Renton Department of Community & Economic Development
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Compliance Availability and Impact on Public Services Analysis
✓
Police and Fire:
Staff Comment: See FOF 19, Site Plan Review: Police and Fire.
N/A
Schools:
Staff Comment: Not applicable. There is no residential portion of the project that would
trigger school review or impact fees.
N/A
Parks:
Staff Comment: Not applicable. There is no residential portion of the project that would
trigger park impact fees.
✓
Storm Water:
Staff Comment: See FOF 19, Site Plan Review: Drainage and FOF 19, Site Plan Review:
Stormwater.
✓
Water:
Staff Comment: See FOF 19, Site Plan Review: Water and Sewer.
✓
Sanitary Sewer:
Staff Comment: See FOF 19, Site Plan Review: Water and Sewer.
I. CONCLUSIONS:
1. The subject site is located in the Commercial & Mixed Use (CMU) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 16, Comprehensive Plan
Compliance.
2. The subject site is located in the Center Downtown (CD) 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 17, Zoning Development Standard Compliance.
3. The proposed Site Plan Review and Conditional Use Permit complies with the Urban Design District ‘A’
Standards provided the applicant complies with City Code and conditions of approval, see FOF 18, Design
District Review.
4. The proposed Site Plan Review and Conditional Use Permit complies with the Site Plan Review criteria
provided the applicant complies with City Code and conditions of approval, see FOF 19, Site Plan Review.
5. The proposed Site Plan Review and Conditional Use Permit complies with the Critical Areas Regulations
provided the applicant complies with City Code and conditions of approval, see FOF 20, Critical Areas.
6. The proposed Site Plan Review and Conditional Use Permit complies with the street standards as
established by City Code, provided the project complies with all advisory notes and conditions of approval
contained herein, see FOF 19, Site Plan Review and FOF 21, Conditional Use Analysis.
7. There are adequate public services and facilities to accommodate the proposed Site Plan Review and
Conditional Use Permit, see FOF19, Site Plan Review and FOF 22, Availability and Impact on Public Services.
8. Key features, which are integral to this project include installing floor drains for indoor dog play areas
directed to the sanitary sewer system via the internal pluming and not the outdoor storm drainage system,
acoustic noise barrier fencing, screening landscaping to include trees, shrubs and groundcover, and noise
mitigation features.
City of Renton Department of Community & Economic Development
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J. RECOMMENDATION:
Staff recommends approval of the Rainier Dog Resort and Spa, File No. LUA24-000093, SA-H, CU-H, ECF, 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 June 3, 2024.
2. The applicant shall complete a boundary survey drafted by a Washington licensed surveyor of 900 S Grady
Way. A copy of the survey shall be submitted with the civil construction permit for review and approval
by the Current Planning Project Manager.
3. The applicant shall submit a landscape plan with the civil construction permit identifying how the project
will meet the tree credit standards. The plan shall be reviewed and approved by the Current Planning
Project Manager prior to civil construction permit approval.
4. The applicant shall submit a separate detailed plan set identifying the location and screening provided for
all rooftop utility/mechanical equipment with the building permit application. The plan shall include detail
sheets that provide cross section details and identify proposed rooftop screening that is integral and
complementary to the architecture of the building. The plan shall be reviewed and approved by the
Current Planning Project Manager prior to building permit approval.
5. The applicant shall submit a surface mounted utility plan that includes cross-section details with the civil
construction permit application. The applicant shall work with franchise utilities to ensure, as practical,
utility boxes do not obstruct or displace pedestrian areas. The plan shall provide and identify screening
measures consistent with the overall design of the development. The surface mounted utility plan shall
be reviewed and approved by the Current Planning Project Manager prior to civil construction permit
approval.
6. The applicant shall provide a completed agreement with the building permit. The agreement shall identify
what type of refuse and recycling containers will be used and be signed by all applicable parties. If the
type of container to be used are not weather-proofed, then a roof over the storage area shall be provided.
The design shall be reviewed and approved by the Current Planning Project Manager prior to building
permit approval.
7. The applicant shall submit a revised refuse and recycling plan with the building permit application which
includes a detail sheet of the self-closing door/gate mechanism. The revised plan shall be reviewed and
approved by the Current Planning Project Manager prior to building permit issuance.
8. The applicant shall submit a revised refuse and recycling plan with the building permit application which
includes a detail sheet of the materials used to construct the enclosure. Masonry, ornamental metal or
wood or some combination of the three (3) shall be used. The revised plan shall be reviewed and approved
by the Current Planning Project Manager prior to building permit issuance.
9. The applicant shall provide a revised site plan submitted with the civil permit showing wheel stops in each
parking stall to prevent vehicle protrusion within the pedestrian pathway. Wheel stops shall be two feet
(2’) from the end of the stall for head in parking. The plan shall be reviewed and approved by the Current
Planning Project Manager prior to civil permit issuance.
10. The applicant shall provide a revised site plan with the civil permit providing a different material and/or
texture for the pedestrian pathway than the existing surface parking area. The plan shall be reviewed and
approved by the Current Planning Project Manager prior to civil permit issuance.
11. The applicant shall submit a detailed landscaping plan prepared by a landscape architect registered in the
State of Washington with the civil construction permit application showing newly planted vegetation
within the identified landscaping strips along S Grady Way and Williams Ave S and include along the
City of Renton Department of Community & Economic Development
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boundary with 536 Williams Ave S. The landscaping strips along S Grady Way and Williams Ave S shall be
planted with trees, bushes and ground cover. Trees shall be small sized maturing trees with a minimum
mature height of 10 feet (10’) and planted 30 feet (30’) apart on center. Bushes shall be planted at a rate
of four (4) shrubs per five (5) linear feet; bushes shall have a mature size from three feet (3’) to six feet
(6’) tall. Minimum size at planting shall be two or three (2 or 3) gallon pot or balled and burlapped
equivalent. Ground cover shall be planted at a rate of 18 ground cover plants per five (5) linear feet of
landscaping strip. The landscaping strip abutting 536 Williams Ave S shall be planted with trees, bushes
and ground cover. Trees shall be large sized maturing trees planted 50 feet (50’) apart on center. Bushes
and ground cover shall be planted at the same rate and size as the strips along S Grady Way and Williams
Ave S. Plantings shall be native coniferous species unless otherwise approved by the Current Planning
Project Manager. A permanent built-in irrigation system with automatic controller shall be installed, used
and maintained in working order. The plan shall be reviewed and approved by the Current Planning
Project Manager prior to construction permit issuance.
12. The applicant shall submit a lighting plan with the building permit identifying all proposed exterior lighting
improvements. Lighting shall be pedestrian scaled with downlighting. Light shall not be cast beyond the
boundaries of the property. The plan shall be reviewed and approved by the Current Planning Project
Manager prior to building permit issuance.
13. At the time of building permit review, the applicant shall provide a copy of the Business License application
identifying the maximum number of dogs to be sheltered. Prior to final occupancy the applicant shall
provide a copy of the approved Business License to the Current Planning Project Manager.
14. Any indoor or outdoor areas used for animal containment or exercise shall be maintained by removing
animal waste on a daily basis for proper disposal as solid waste. Any runoff, wash-down water, or waste
from any animal pen, kennel, containment, or exercise area shall be collected and disposed of in the
sanitary sewer after straining of solids and hair and shall not be allowed to enter the stormwater drainage
or surface water disposal system; strained solids and hair shall be properly disposed of as solid waste.
15. The applicant shall provide a copy of their permit from the Seattle-King County Health Department with
the submittal documents for the building permit application. The permit shall be reviewed and approved
by the Current Planning Project Manager prior to tenant occupancy.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
Rainier Dog Resort and Spa
Land Use File Number:
LUA24-000093, SA-H, CU-H, ECF
Date of Hearing
July 9, 2024
Staff Contact
Andrew Van Gordon
Associate Planner
Project Contact/Applicant
Owen Keeper
Lance Mueller and Associates
Architects
140 Lakeside Ave, Suite 310,
Seattle, WA 98122
Project Location
900 S Grady Way (APN
1723059021)
The following exhibits are included with the Staff Report to the Hearing Examiner:
Exhibits 1-17: As shown in the Environmental Review Committee (ERC) Report
Exhibit 18: Staff Report to the Hearing Examiner
Exhibit 19: On Hold Notice, dated April 4, 2024
Exhibit 20: Off Hold Notice, dated May 2, 2024
Exhibit 21: Determination of Non-Significance – Mitigated, dated June 3, 2024
Exhibit 22: Applicant Response Letter, dated April 30, 2024
Exhibit 23: Refuse Enclosure Detail
Exhibit 24: Republic Services Agreement