HomeMy WebLinkAboutD_Site Plan and CU_Rainier Dog Resort & Spa_202407251
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CONDITIONAL USE AND SITE PLAN- 1
CAO VARIANCE - 1
BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON
RE: Rainier Dog Resort and Spa
Conditional Use and Site Plan
PR24-000018
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FINDINGS OF FACT,
CONCLUSIONS OF LAW AND
FINAL DECISION
Summary
The Applicant requests approvals of hearing examiner site plan and conditional use permit review for a
boarding and day care facility for dogs to be located at 900 S Grady Way. The applications are approved
subject to conditions.
Testimony
A computer-generated transcript of the hearing has been prepared to provide an overview of the hearing
testimony. The transcript is provided for informational purposes only as Appendix A.
Exhibits
Exhibits 1-27 as shown on the “Exhibits” list presented during the July 9, 2024 hearing were entered
into the record during the hearing.
FINDINGS OF FACT
Procedural:
1. Applicant. Owen Keeper, Lance Mueller and Associates Architects, 140 Lakeside Ave,
Suite 310, Seattle, WA 98122.
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CONDITIONAL USE AND SITE PLAN- 2
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2. Hearing. A virtual hearing was held on the applications on July 9, 2024, at 11 am, Zoom ID No.
946 7233 4580.
3. Project Description. The Applicant requests approvals of hearing examiner site plan and
conditional use permit review for a boarding and day care facility for dogs to be located at 900 S Grady
Way.
There is an existing 7,290sf building on the 6,000sf site with three existing access points (two on S.
Grady Way and one on Williams Avenue. The site has an existing chain link fence, landscaping and 13
parking stalls. Access is not proposed to be revised, though the Williams Avenue curb cut will be gated.
Interior improvements, with no exterior work on the building, are 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. The parking will remain unchanged though a new ADA accessible pedestrian
path will be created to link the entrance of the building to the existing sidewalks on Grady Way.
Additional landscaping will be provided while the site’s sole significant tree will be preserved. The 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.
4. Adequacy of Infrastructure/Public Services. The project will be served by adequate and
appropriate infrastructure and public services. Infrastructure and public services are more directly
addressed as follows:
A. Water and Sewer Service. The project is located within the City’s water and sewer service
areas. The Applicant will be extending water and sewer from existing mains to the proposal.
B. Fire and Police. The City of Renton will provide police service. Renton Regional Fire
Authority will provide fire service. Police and Fire Prevention staff indicated that sufficient
resources exist to furnish services to the proposed development with the improvements and
fire impact fees required of the project.
C. Drainage. As conditioned, the proposal provides for adequate and appropriate drainage
facilities since its proposed stormwater controls have been found by City staff to conform
to the City’s stormwater regulations. The applicant submitted a Preliminary Hydrogeologic
Assessment, dated February 6, 2024 (Exhibit 12) and authored 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). There are no proposed grading or
modifications to site soils and the project scope is limited to converting some hardscape
areas to landscape. Therefore, the report concluded there is no increased risk of adverse
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CONDITIONAL USE AND SITE PLAN- 3
CAO VARIANCE - 3
impacts to the local groundwater quality resulting from the project. The City will require
the applicant to demonstrate compliance with erosion control measures and construction
stormwater pollution prevention measures during the building permit process and outside
work. The applicant will be required to submit a Stormwater Pollution Prevention Plan
(SWPPP). A Construction Stormwater General Permit from the Department of Ecology is
not required since grading and clearing of the site does not exceed one (1) acre.
City staff were concerned the external restroom areas for the dogs might pose a drainage
issue if untreated runoff from dog feces were allowed into the storm system. Therefore, the
City has proposed, and this decision imposes, a condition of approval requiring any runoff,
wash-down water, or waste from any animal pen, kennel, containment, or exercise area
either inside or outside the building to be collected and disposed of in the sanitary sewer
after straining of solids and hair. This waste 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.
D. Parks/Open Space. The proposal does not require the provision of any parks or open space
because there is no residential component.
E. Transportation and Circulation. The proposal is served by adequate and appropriate
transportation facilities.
The applicant provided a Trip Generation Memo authored by TENW and dated April 19,
2024 (Ex. 13). A Traffic Impact Analysis is required when a project proposal results in 20
new a.m. or p.m. peak hour trips. Trips in this case are both the new trips generated by the
proposed use and those trips in relation to the prior use of the project site. The site
generated traffic volumes were calculated using data from the Institute of Transportation
Engineers (ITE) Trip Generation Manual, 11th Edition, (2021).
The Trip Generation Memo 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
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 the prior use - Health/Fitness Club (LUC 492).
Weekday peak hour a.m. trips would generate an increase of 13 new vehicle trips, with six
vehicles leaving and seven vehicles entering the site. Weekday peak hour p.m. trips would
generate a decrease of two new vehicle trips with three fewer vehicles entering and one
vehicle exiting the site.
The calculation of impact fees is similarly modified by the prior use of the project site. The
prior use was vacated less than three years ago at the time of this decision and therefore
the applicant may benefit from the prior use’s impact fees. However, that vacancy
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CONDITIONAL USE AND SITE PLAN- 4
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exemption may not apply by the time of the building permit issuance if that occurs after
September 2021 (RMC 4-1-190G4) (Ex. 14). The impact fee will be reviewed at time of
building permit application. 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.
Access is proposed via two existing driveway access points from S Grady Way. No
changes to the existing access are proposed, though the applicant will provide accessible
pedestrian access from the existing sidewalk on S. Grady Way to the front of the building.
An existing driveway access point on Williams Ave. S will be retained but with gated
access. The Williams Avenue access is not intended for general access. City staff have also
determined in the staff report that the proposed circulation system provides for desirable
transitions and linkages between uses, streets, walkways and adjacent properties.
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 not expected as the project is not expected to exceed the $175,000 threshold
to trigger said requirements.
F. Schools. The proposal does not require the provision of adequate and appropriate school
facilities because there is no residential component.
G. Refuse and Recycling. As conditioned, the proposal complies with applicable refuse and
recycling regulations and thus provides for adequate and appropriate facilities to address
solid waste impacts.
RMC 4-4-090E4 requires a minimum of 3sf per 1,000sf of building gross floor area
shall be provided for recyclables deposit areas. A minimum of 4sf per 1,000sf of
building gross floor area shall be provided for refuse deposit areas. A total minimum
area of 100sf shall be provided for refuse and recyclables deposit areas.
At a gross building square footage of 7,290sf, the minimum requirement is 21.87sf for
recyclables and 72.9sf for refuse, for a total of 94.77sf. As this is less than the minimum
code required space, the project will be required to meet the minimum of 100sf of
combined refuse and recycling space. The applicant proposes 135.5sf (Ex. 23). The area
will be enclosed by a 6-foot-tall sight blocking fence located 15-feet from the Williams
Ave S ROW and approximately 102-feet from the nearest residentially zoned lot (536
Williams Ave S). The proposed gate opening is 16-feet in width with no overhead
weather protection. Overhead weather protection is not needed because, according to
the Customer Service Agreement, the two 96-gallon commercial trash carts will be
covered and have their own weather protection (Ex. 24). However, the agreement was
not signed by Republic Services. A condition of approval will require the applicant to
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CONDITIONAL USE AND SITE PLAN- 5
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provide a completed agreement with the building permit. The agreement will 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 will be reviewed for approval by the Current
Planning Project Manager prior to building permit approval.
H. Parking. The proposal provides for adequate and appropriate parking because the proposed
parking complies with the City’s parking standards.
The 6,000sf site is currently developed with a 7,290sf gross square foot building and a 13-
stall, paved surface parking lot. No exterior changes to the building or parking are
proposed, therefore RMC 4-4-080 does not apply. Parking requirements within the CD
zone for this use is a maximum of one stall per 1,000sf of net floor area, with no minimum
requirement. The building has a net floor area of 7,290sf for a maximum of seven 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. Staff feels the existing configuration and amount
of parking is adequate. No changes to the existing parking lot are proposed or required.
I. Landscaping and Fencing. As conditioned, the proposal provides for adequate and
appropriate landscaping and fencing by conforming to the City’s landscaping standards.
The applicant is proposing an 8’ tall fence (Ex. 10). The fence would enclose an existing
exterior mostly gravel area and would be used for exterior play and bathroom areas for the
dogs. Fencing with sound paneling is proposed along the northern boundaries of the
enclosure with the remainder being vinyl fencing. Fencing in this northern area will 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’ 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.
Vegetation is proposed within this 15-foot-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.
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CONDITIONAL USE AND SITE PLAN- 6
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A preliminary planting plan was not provided although the site plan does identify the
location of proposed plantings. Without vegetation, the new 8-foot-tall solid fences, and
by extension the existing building façade facing Williams Ave S, would become large,
long, blank walls running for approximately 92’ on the S Grady Way side and
approximately 217’ on the Williams Ave S side. The Duwamish Tribe (Ex. 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.
A condition of approval will require the applicant to 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 planting plan must demonstrate that the landscaping strips along S Grady Way and
Williams Ave S will be planted with trees, bushes and ground cover to meet the City
landscaping requirements of RMC 4-9-200.B and RMC 4-9-200.E.3.
The City’s landscaping regulations of RMC 4-4-070 do not apply because the
improvements do not meet the minimum required 50% of the assessed property valuation
threshold to trigger the code (Ex. 3). The refuse and recycling area will be shielded from
the public view by landscaping and fencing.
J. Transit and Bicycle. The proposal complies with City bicycle parking requirements and
thus provides for adequate bicycle facilities. Transit is also easily accessible.
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 S and S Grady Way intersection
approximately 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.
5. Adverse Impacts. As conditioned, there are no significant adverse impacts associated with the
proposal. On June 2, 3034, the City issued a Mitigated Determination of Non-significance (MDNS) for
the project. Adequate infrastructure serves the site as determined in Finding of Fact No. 4. Impacts are
more specifically addressed as follows:
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CONDITIONAL USE AND SITE PLAN- 7
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A. Views. No impacts to views are anticipated. 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.
B. Compatibility. As conditioned, the proposal is compatible with surrounding uses.
The proposed use will be compatible with surrounding uses in that the applicant will occupy
an existing building with minimal exterior changes proposed. New fencing and landscaping
as well as a new pedestrian path should increase compatibility over the existing
circumstance by increased screening for the existing adjacent single-family residences.
Surrounding properties are mixed use. The subject building height, at less than 23 feet, is
similar to the surrounding single-family homes. Also in the area is the newer Watershed
Apartments project, which is six stories and is within 20 feet of the right of way. 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. A condition of approval
to increase compatibility requires the applicant to submit a surface mounted utility plan that
includes cross-section details with the civil construction permit application. The applicant
must work with franchise utilities to ensure, as practical, utility boxes do not obstruct or
displace pedestrian areas. The plan will provide and identify screening measures consistent
with the overall design of the development. The surface mounted utility plan will be
reviewed and approved by the Current Planning Project Manager prior to civil construction
permit approval.
C. Light, glare, noise and privacy. As conditioned and mitigated, the proposal will not create
any significant adverse light, noise or glare impacts and will not impact privacy.
1. Light and Glare. As conditioned, no lighting impacts are anticipated. The
applicant will be occupying an existing building with minimal exterior
improvements. The applicant did not submit a lighting plan. A condition of
approval will require the applicant to submit a lighting plan with the building
permit identifying all proposed exterior lighting improvements. Code compliant
lighting must be pedestrian scaled with downlighting. Light may not be cast
beyond the boundaries of the property. The lighting plan will be reviewed and
approved by the Current Planning Project Manager prior to building permit
issuance.
2. Noise. As conditioned and mitigated, no adverse impacts from noise are
anticipated. The business anticipates serving up to 50 dogs simultaneously with
the potential for up to 10 dogs being outside at any given time during the business
hours. The City received a comment letter expressing concerns over the potential
noise impacts to adjacent residential homes (Ex. 8). The City provided several
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CONDITIONAL USE AND SITE PLAN- 8
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mitigation measures with respect to noise in the SEPA MDNS. Specifically, the
facility must keep windows closed at all times and minimize the times doors are
open; the project is required to comply with the recommendations of the Noise
Study (Ex. 4); and the applicant’s consultant must review the project’s
construction and building permit plans to verify compliance with the acoustic
report. The acoustical consultant must 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. Measures to reduce noise within
the applicant’s noise report 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 of 536 Williams Ave
S and 541 Wells Ave S. These measures should reduce or eliminate the impact of
noise on adjacent residences.
3. Privacy. No new construction is proposed. The existing building, at less than 23’
high, is similar in height to adjacent single-family residences (Ex. 15). The
building itself will not increase impacts on privacy. An existing chain link fence
is being replaced with a solid, eight-foot-tall fence with intervening landscaping.
The resultant project will increase, rather than decrease, privacy for abutting
residential uses.
D. Critical Areas. The project site is located in a high seismic area and a wellhead protection
area. The proposal is found to adequately avoid impacts to these critical areas since it
conforms to the City’s critical area regulations as provided in further detail below.
i. Seismic Hazard. Though the project is located within a High Seismic Hazard Areas,
no exterior changes to the existing building are proposed. Exterior improvements
include removal of existing unpermitted chain link fencing to be replaced with new
fencing and a 15-foot landscaping strip between the fencing and the property line along
S Grady Way and Williams Ave S, and construction of a trash/recycling enclosure at
an existing concrete pad on the north side of the existing building (Ex. 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
will be limited to 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 restrooms for ADA compliance and
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CONDITIONAL USE AND SITE PLAN- 9
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improved accessibility is proposed. Because the building is existing and exterior
changes are minimal, the applicant was not required to provide a geotechnical report.
ii. Wellhead Protection Area. The project area is 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
(Ex. 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 (Ex. 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. Erosion control measures, if
needed, can be conditioned through the civil construction permit.
6. Tree Retention. Beyond the City’s critical area regulations, the only regulations requiring
protection of vegetation are the City’s tree retention standards. As conditioned, the proposal meets the
City’s tree retention standards and thus is found to adequately protect and retain site trees.
The City’s tree retention standards (RMC 4-4-130) require the retention of 30% of trees in a commercial
development. Tree retention credits apply at a minimum rate of 30 credits per net acre. One 24-inch 24”
coniferous tree is located in the southwest corner of the lot and 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 credits. An additional 17 tree credits are
required. Though a conceptual landscape plan was not provided, the proposed site plan shows the
location of proposed plantings. A condition of approval will require the applicant to submit a detailed
landscape plan with the civil construction permit identifying how the project will meet the tree credit
standards. The detailed landscape plan will be reviewed and approved by the Current Planning Project
Manager prior to civil construction permit approval.
Conclusions of Law
1. Authority. The conditional use permit and site plan applications require hearing examiner review
and final approval.
The proposed uses are a pet day care center and a kennel. In the CD Zone, both uses require
Administrative Conditional Use approval (RMC 4-2-060). However, the Site Plan requires approval by
the Hearing Examiner because it is a commercially zoned project adjacent to or abutting residentially
zoned property (RMC 4-9-200.D.2.c). RMC 4-8-080(C)(2) requires consolidated permits to be
collectively processed under “the highest-number procedure.” The Type III review is the “highest-
number procedure” for the permit applications identified above and therefore must be employed for the
conditional use and site plan applications. As outlined in RMC 4-8-080(G), the hearing examiner is
authorized to hold hearings and issue final decisions on Type III applications subject to closed record
appeal to the Renton City Council.
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2. Zoning/Design District/Comprehensive Plan Designations. The subject property is zoned Center
Downtown (CD) within Urban Design District A. Its comprehensive plan land use designation is
Commercial Mixed Use (CMU).
3. Review Criteria. Conditional use criteria are governed by RMC 4-9-030(D). Site Plan criteria
are governed by RMC 4-9-200.E.3. All applicable review criteria for the conditional use and site plan
applications are quoted below in italics and applied through corresponding conclusions of law.
CONDITIONAL USE
The Administrator or designee or the Hearing Examiner shall consider, as applicable, the following
factors for all applications:
RMC 4-9-030(D)(1): 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.
4. As conditioned, the proposal is consistent with all applicable comprehensive plan policies and
development standards, including those of Design District A, as outlined in Findings No. 16-21 of the
staff report, adopted by this reference as if set forth in full.
RMC 4-9-030(D)(2): 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.
5. For the reasons identified in Finding of Fact No. 4 and 5, the proposal as conditioned is
compatible with surrounding uses, will be served by adequate infrastructure and will not create
significant adverse impacts to adjoining properties. For these reasons the proposed location is suited
for the proposed use.
Staff found with respect to the Design District Guidelines, the project is not applicable to the review
standards of the building location and orientation because the building exterior has no proposed
changes and does not contain residential or office use components. Similarly, the building entries,
transition to surrounding development, building architectural design and lighting requirements were
not applicable because this is an existing structure that is not proposed to change. Recreational areas
are not required.
With respect to service element location and design, 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 6-foot-tall fence and gate. One 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 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
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Services, so accessibility to service vehicles would not be an issue as proposed. Impacts to pedestrians
and other abutting uses are minimized because of the location and screening. However, the current
design does not include self-closing doors. Therefore, a condition of approval will require the applicant
to submit a revised refuse and recycling plan with the building permit application which includes a
detail sheet of the self-closing door/gate mechanism. A further condition of approval will require the
applicant to 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 shall be used. Both elements of the revised plan will be
reviewed and approved by the Current Planning Project Manager prior to building permit issuance.
As noted above the existing parking and vehicular access from S. Grady Way will not change. A new
accessible pedestrian route is proposed from the existing sidewalk on S. Grady Way to the entrance to
the building. The route is relatively straight except for the turn it makes to head towards the sidewalk
when coming from the building. 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, a condition of approval will require the applicant to 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 from the end of the stall for
head in parking. Additionally, 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 to provide ease of identification of the vehicular versus pedestrian areas.
The plan will be reviewed and approved by the Current Planning Project Manager prior to civil permit
issuance.
RMC 4-9-030(D)(3): Effect on Adjacent Properties: The proposed use at the proposed location shall
not result in substantial or undue adverse effects on adjacent property.
6. As determined in Finding of Fact No. 5, as conditioned, there are no significant adverse impacts
associated with the proposal, so it will not result in substantial or undue adverse effects on adjacent
property.
RMC 4-9-030(D)(4): Compatibility: The proposed use shall be compatible with the scale and
character of the neighborhood.
7. As determined in Finding of Fact No. 5B, the proposed use is compatible with the scale and
character of the neighborhood.
RMC 4-9-030(D)(5): Parking: Adequate parking is, or will be made, available.
8. As determined in Finding of Fact No. 4H, the site is served by adequate parking.
RMC 4-9-030(D)(6): Traffic: The use shall ensure safe movement for vehicles and pedestrians and
shall mitigate potential effects on the surrounding area.
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9. As outlined in Finding of Fact No. 4E, the proposal provides for safe circulation and adequate
traffic mitigation and facilities.
RMC 4-9-030(D)(7): Noise, Light and Glare: Potential noise, light and glare impacts from the
proposed use shall be evaluated and mitigated.
10. As determined in Finding of Fact No. 5C, the proposal as conditioned will not result in any
adverse light, noise or glare impacts.
RMC 4-9-030(D)(8): 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.
11. The criterion is met. As conditioned, the project will comply with the City’s landscaping
requirements. (See Finding of Fact No. 4I).
SITE PLAN
RMC 4-9-200(E)(3): Criteria: The Administrator or designee must find a proposed project to be in
compliance with the following:
a. Compliance and Consistency: Conformance with plans, policies, regulations and approvals,
including:
i. Comprehensive Plan: The Comprehensive Plan, its elements, goals, objectives, and
policies, especially those of the applicable land use designation; the Community Design
Element; and any applicable adopted Neighborhood Plan;
ii. Applicable land use regulations;
iii. Relevant Planned Action Ordinance and Development Agreements; and
iv. Design Regulations: Intent and guidelines of the design regulations located in RMC
4-3-100.
12. As concluded in Conclusion of Law No. 4, the proposal is consistent with the City’s
comprehensive plan, development regulations and design standards.
RMC 4-9-200(E)(3)(b): Off-Site Impacts: Mitigation of impacts to surrounding properties and uses,
including:
i. Structures: Restricting overscale structures and overconcentration of development on a
particular portion of the site;
ii. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and
adjacent properties;
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iii. Loading and Storage Areas: Locating, designing and screening storage areas, utilities,
rooftop equipment, loading areas, and refuse and recyclables to minimize views from
surrounding properties;
iv. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to
attractive natural features;
v. 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; and
vi. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive
brightness or glare to adjacent properties and streets.
13. As conditioned, the criteria quoted above are met. As outlined in Finding of Fact No. 4E, the
proposal provides for desirable transitions and linkages between uses, streets, walkways and adjacent
properties. As determined in Finding of Fact No. 4G, the proposal complies with the City’s refuse and
recycling standards. As determined in Finding of Fact No. 5A, the proposal will not adversely affect
any views. As determined in Finding of Fact No. 4I, the proposal is consistent with the City’s
landscaping standards. The proposal will not create any significant light impacts, including excessive
brightness or glare, for the reasons identified in Finding of Fact No. 5C. A condition of approval
requires screening of rooftop equipment and utilities. Loading and delivery is accomplished via the
front door off S. Grady Way as customers drop off and pick up their dogs.
RMC 4-9-200(E)(3)(c): On-Site Impacts: Mitigation of impacts to the site, including:
i. Structure Placement: Provisions for privacy and noise reduction by building placement,
spacing and orientation;
ii. 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;
iii. 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;
and
iv. 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.
14. The criteria quoted above are met. Privacy impacts are adequately addressed as identified in
Finding of Fact No. 4I and 5C. Due to compliance with the City’s critical areas ordinance with respect
to geologically hazardous areas and wellhead protection areas, there are no natural features adversely
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affected by the proposal. The scale of the structure is adequately mitigated through the extensive design
standards of Design District A, as partially addressed in Finding of Fact No. 4I and 5B and discussed
at length in the staff report.
RMC 4-9-200(E)(3)(d): Access and Circulation: Safe and efficient access and circulation for all
users, including:
i. 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;
ii. 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;
iii. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian
areas;
iv. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access; and
v. Pedestrians: Providing safe and attractive pedestrian connections between parking areas,
buildings, public sidewalks and adjacent properties.
15. The proposal provides for safe and efficient access and vehicular and pedestrian circulation as
required by the criterion above for the reasons identified in Finding of Fact No. 4E. Transit and bicycle
facilities are available as determined in Finding of Fact No. 4J. The loading and delivery area occurs at
the front entrance as customers drop off and pick up their dogs.
RMC 4-9-200(E)(3)(e): 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.
16. No open space is required as described in Finding of Fact No. 4D.
RMC 4-9-200(E)(3)(f): Views and Public Access: When possible, providing view corridors to
shorelines and Mt. Rainier, and incorporating public access to shorelines.
17. 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.
RMC 4-9-200(E)(3)(g): Natural Systems: Arranging project elements to protect existing natural
systems where applicable.
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18. The City’s critical area regulations identify and adequately protect all natural systems of
significance. As determined in Finding of Fact No. 5D, the project protects all affected critical areas
as required by the critical area regulations.
RMC 4-9-200(E)(3)(h): Services and Infrastructure: Making available public services and facilities
to accommodate the proposed use.
19. The project is served by adequate services and facilities as determined in Finding of Fact No. 4.
RMC 4-9-200(E)(3)(i): Phasing: Including a detailed sequencing plan with development phases and
estimated time frames, for phased projects.
20. There is no phasing plan proposed.
DECISION
The site plan and conditional use meet all applicable review criteria for the reasons identified in the
Conclusions of Law of this decision and are approved, 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
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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 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
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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.
DATED this 23rd day of July, 2024.
City of Renton Hearing Examiner
Appeal Right and Valuation Notices
As consolidated, RMC 4-8-080(G) classifies the application(s) subject to this decision as Type III
applications subject to closed record appeal to the City of Renton City Council. Appeals of the hearing
examiner’s decision must be filed within fourteen (14) calendar days from the date of the decision. A
request for reconsideration to the hearing examiner may also be filed within this 14-day appeal period.
Affected property owners may request a change in valuation for property tax purposes notwithstanding
any program of revaluation
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
HEARING EXAMINER DECISION
EXHIBITS
Project Name:
Rainier Dog Resort and Spa
Project 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 Hearing Examiner Decision:
Exhibits 1-17: As shown in the Environmental Review Committee (ERC) Report
Exhibits 18-24: As shown in the Staff Report to the Hearing Examiner
Exhibit 25: Staff PowerPoint
Exhibit 26: COR Maps, http://rp.rentonwa.gov/Html5Public/Index.html?viewer=CORMaps
Exhibit 27: Google Earth, https://www.google.com/earth/