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HomeMy WebLinkAboutJ_CUP_Justification_190215_v1.pdf Miller Hayashi Architects PLLC 118 N. 35th St. Suite 200 Seattle, WA 98103 T 206 634 0177 millerhayashi.com 19-02-12 CUP Justification DRAFT.doc Excel Public Charter School 16950 116th Ave SE Conditional Use Justification 2/15/2019 Consistency with Plans and Regulations: The proposed use shall be compatible with the general purpose, goals, objectives and standards of the comprehensive plan, the zoning ordinance and any other plans, programs, maps or ordinances of the City of Renton. The proposed school use is compatible with and supports the general purpose, goals, objectives and standards of the Comprehensive Plan and zoning ordinance. The project supports Goals L-H and L-I of the Comprehensive Plan in supporting residential growth and by developing an underutilized site adjacent to established neighborhoods. The project takes advantage of the underutilized and vacant portion of the site, that has not been utilized successfully for commercial purposes for a number of years, and provides an educational amenity that will benefit the immediate residential area. The new use will attract students and their families to the commercial area, supporting the existing businesses, and support growth of commercial uses within the currently under-utilized shopping center. The project meets the development standards set forth in the Renton zoning ordinance. 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. The proposed location is suited for the proposed use. The site is surrounded by residential development that will be served by the proposed school. The school is greater than one mile away from the nearest middle or high school, and does not create an overconcentration of this use within the immediate area. The proposed location on the site is ideal, as it offers the necessary site area to support programmatic functions, and for safe student circulation to and on the site. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. The proposed use will not result in substantial or undue adverse effects on the adjacent properties. The project improves the neighborhood by revitalizing a vacant site and building. The school will be in session during day time hours only, expected to operate between 8:00am and 3:30pm. After school programs for students are expected to operate until 5:00pm. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. RECEIVED 03/06/2019 amorganroth PLANNING DIVISION Miller Hayashi Architects PLLC 118 N. 35th St. Suite 200 Seattle, WA 98103 T 206 634 0177 millerhayashi.com 19-02-12 CUP Justification DRAFT.doc The scale of the proposed project is compatible with the scale and character of the neighborhood. The existing building is of similar scale to the remainder of the shopping center. The proposed modifications to the exterior of the building increase transparency between the building and the adjacent site. An increase in building height of some elements is proposed, in order to raise the parapet height to accommodate re-roofing the building and provide daylighting into the building. However, the building height is still well under the 50’ maximum height limit of the development standards and in scale with the adjacent buildings. The existing building is screened from the adjacent residential uses with landscaping. Parking: Adequate parking is, or will be made, available. Adequate parking, meeting City of Renton land use code requirements, will be made available, utilizing the existing parking area. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. The School would develop and implement a Transportation Management Plan (TMP) to manage school-day on-site queuing and parking, to manage event parking, and to encourage travel of faculty, staff and students by bus, walking, biking, and carpool. The project would also pay Transportation Impact Fees in accordance with City requirements. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. Noise generated from the site will be limited to day time hours, consisting primarily of students using the outdoor recreation area. Light and glare will be mitigated by the use of shielded exterior fixtures. 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. Landscaping is being proposed to provide a buffer to the adjacent residential uses, and throughout the parking area, per the City of Renton zoning code.