HomeMy WebLinkAboutD_Admin_Report_Exhibits_Kiddie_Research_191001DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_Admin_Report_Kiddie_Research
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: October 1, 2019
Project File Number: PR19000253
Project Name: Kiddie Research Daycare
Land Use File Number: LUA19-000129,SA-A
Project Manager: Matt Herrera, Senior Planner
Owner: Ying Chiao Chen, Kiddie Research LLC
Applicant/Contact: Gina Brooks, Core Design, 12100 195th St, Suite 300, Bothell, WA 98011
Project Location: 3123 Sunset Blvd NE
Project Summary: The applicant is requesting Administrative Site Plan approval, two (2) modifications,
and one (1) waiver of street improvements for a proposed daycare center located at
3123 Sunset Blvd NE. The subject property is 17,059 square feet (0.39 acres) and
located in Commercial and Mixed Use land use designation and Center Village zoning
classification. The subject property is currently vacant. Access to the improved site
would be via a driveway located on the NE 12th Street frontage. The applicant
proposes to retain one (1) of the five (5) significant trees on the site. Proposed
stormwater improvements include a dry well for infiltration of roof runoff. The City’s
mapping system does not identify critical areas on the site. The applicant has
requested modifications to the Development Regulations related to frontage
improvements and vehicle parking. The applicant has submitted reports and
memoranda for impacts related to transportation, stormwater, geotechnical, and
tree removal/retention.
Site Area: 0.39
DocuSign Envelope ID: B9CD95BE-0D03-4BD5-96DA-BC68CF9205BC
City of Renton Department of Community & Economic Development
Kiddie Research Daycare
Administrative Report & Decision
LUA19-000129,SA-A
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B. EXHIBITS:
Exhibits 1-15 As shown in the Environmental Review Committee (ERC) Memo
Exhibit 16: Public Comment Letter and Staff Response
Exhibit 17: Planned Action Ordinance 5813
Exhibit 18: Sunset Area Final Environmental Impact Statement
Exhibit 19: Justification for Parking Modification
C. GENERAL INFORMATION:
1. Owner(s) of Record: Ying Chiao Chen, Kiddie Research LLC,
2023 GLENNWOOD AVE NE
RENTON WA 98056
2. Zoning Classification: Center Village (CV)
Urban Design District D
3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU)
4. Existing Site Use: Vacant
5. Critical Areas: None
6. Neighborhood Characteristics:
a. North: Office – CV zone
b. East: Medical/Dental Office – CV zone
c. South: Retail Store – CV zone
d. West: Retail Store – CV zone
7. Site Area: 0.39
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 N/A 1490 08/05/1954
Sunset Area Planned Action EIS LUA10-052 N/A 06/06/2011
Sunset Area Planned Action
Ordinance (Revised)
N/A 5813 08/08/2016
E. PUBLIC SERVICES:
1. Existing Utilities
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City of Renton Department of Community & Economic Development
Kiddie Research Daycare
Administrative Report & Decision
LUA19-000129,SA-A
Report of October 1, 2019 Page 3 of 42
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a. Water: Water service will be provided by the City of Renton. There is an existing 10-inch water main
in NE 12th Street that can provide 3,600 gallons per minute (gpm). There is a 12” water main west of
the site in NE Sunset Boulevard that can provide 4,000 gallons per minute (gpm).
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch concrete sewer
main in Sunset Blvd NE. Additionally, there is an existing 18-inch PVC trunk sewer in Sunset Blvd NE.
c. Surface/Storm Water: There is an existing catch basin adjacent to the site at the northeast corner of
Sunset Blvd NE and NE 12th Street and an existing 18-inch storm drain in Sunset Blvd NE.
2. Streets: Sunset Blvd NE is classified as a principal arterial street. The existing right of way width for NE
Sunset Boulevard varies from 82’ to 92’ along the project frontage. There is a 0.5’ curb, a 6’-8’ planter,
and 6’ sidewalk along the NE Sunset Boulevard frontage. NE 12th Street is classified as a collector arterial
street. There is a 0.5’ curb and 8’ sidewalk directly behind the curb along the NE 12th Street frontage.
3. Fire Protection: Renton Regional Fire Authority (RRFA).
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Zoning Districts – Uses and Standards
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations
c. Section 4-2-120A: Development Standards for Commercial Zoning Designations
d. Section 4-2-115: Residential Design and Open Space Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-100: Urban Design Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
5. Chapter 8 Permits – General and Appeals
6. Chapter 9 Permits – Specific
a. Section 4-9-200: Master Plan and Site Plan Review
b. Section 4-9-250: Variances, Waivers, Modifications, and Alternates
7. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
2. Transportation Element
3. Utilities Element
4. Capital Facilities Element
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City of Renton Department of Community & Economic Development
Kiddie Research Daycare
Administrative Report & Decision
LUA19-000129,SA-A
Report of October 1, 2019 Page 4 of 42
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H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on June 10,
2019 and determined the application complete on June 13, 2019. The project complies with the 120-day
review period.
2. The project site is located 3123 Sunset Blvd NE.
3. The project site is currently vacant.
4. Access to the site would be provided via a driveway along NE 12th St. The existing driveway along Sunset
Blvd NE would be removed.
5. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use
designation.
6. The site is located within the Center Village (CV) zoning classification.
7. There are approximately five trees located on-site, of which the applicant is proposing retain one tree.
8. There are no critical areas map on the site and the applicant did not identify any critical area with studies
or plans submitted with the land use application.
9. Approximately 31 cubic yards of material would be cut on-site and approximately 540 cubic yards of fill is
proposed to be brought into the site.
10. The applicant is proposing to begin construction in autumn of 2020 and end in in the last quarter of
2021.
11. Staff received one public comment letter and provided a written response (Exhibit 16). To address public
comments the following report contains analysis related to parking and transportation.
12. The subject property is located within the Sunset Planned Action Area where a Planned Action
Ordinance (Ord. 5813) (Exhibit 17) was adopted in accordance with the State Environmental Policy Act
(SEPA) for redevelopment of the Highlands Area. The Final EIS document was issued April 1, 2011
(Exhibit 18).
13. The Environmental Review Committee (ERC) reviewed the Kiddie Research Daycare Center application
and issued a Concurrence Memo designating the proposal a planned action (Exhibit 1) and therefore the
project would not require a SEPA threshold determination, preparation of an EIS, or be subject to
further environmental review pursuant to SEPA.
14. 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.
15. 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:
DocuSign Envelope ID: B9CD95BE-0D03-4BD5-96DA-BC68CF9205BC
City of Renton Department of Community & Economic Development
Kiddie Research Daycare
Administrative Report & Decision
LUA19-000129,SA-A
Report of October 1, 2019 Page 5 of 42
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Compliance Comprehensive Plan Analysis
Policy L-2: Support compact urban development to improve health outcomes, support
transit use, maximize land use efficiency, and maximize public investment in
infrastructure and services.
Goal L-P: Minimize adverse impacts to natural systems, and address impacts of past
practice where feasible, through leadership, policy, regulation, and regional
coordination.
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.
Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
Policy L-51: Include human-scale features such as pedestrian pathways, quality
landscaping, and public spaces that have discernible edges, entries, and borders to
create a distinctive sense of place in neighborhoods, commercial areas, and centers.
Policy L-52: Orient buildings in developments toward the street or a common area,
rather than toward parking lots.
Policy L-56: Complement the built environment with landscaping using native,
naturalized, and ornamental plantings that are appropriate for the situation and
circumstance and provide for respite, recreation, and sun/shade.
Policy L-60: Improve the appearance of parking lots through landscaping and
screening.
Policy T-22: Review new developments fronting on state highways in the City in
accordance with WSDOT access standards for state managed access highways.
Policy T-44: Ensure adequate transportation facilities are in place at the time of
development approval or that an adopted strategy is in place to provide adequate
facilities within six years.
Policy T-45: Ensure that new development contributes its fair share of the cost of
transportation facilities, programs and services needed to mitigate growth related
transportation impacts.
Policy U-5: Approval of development should be conditioned on the availability of
adequate utility service and should not result in decreases in local levels of service for
existing development. All new development should be required to pay their fair share
of construction costs for necessary utility system improvements.
Policy U-29: Control runoff from new development, redevelopment, and construction
sites through the implementation of development design standards and construction
techniques that promote the use of best management practices to maintain and
improve storm water quality and manage stormwater flow.
DocuSign Envelope ID: B9CD95BE-0D03-4BD5-96DA-BC68CF9205BC
City of Renton Department of Community & Economic Development
Kiddie Research Daycare
Administrative Report & Decision
LUA19-000129,SA-A
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Policy CF-2: Ensure adequate public facilities are in place concurrent with
development. Concurrent with development shall mean the existence of adequate
facilities, strategies, or services when development occurs or the existence of a
financial commitment to provide adequate facilities, strategies, or services within six
years of when development occurs.
Policy CF-4: Levy impact fees on development that are commensurate with the cost of
funding new or expanded capital facilities and services necessary for the development.
16. Zoning Development Standard Compliance: The purpose of the Center Village Zone (CV) is to provide an
opportunity for concentrated mixed-use residential and commercial redevelopment designed to urban
rather than suburban development standards that supports transit-oriented development and pedestrian
activity. Use allowances promote commercial and retail development opportunities for residents to shop
locally. Uses and standards allow complementary, high-density residential development, and discourage
garden-style, multi-family development. The proposal is compliant with the following development
standards, as outlined in RMC 4-2-120.A, if all conditions of approval are met:
Compliance CV Zone Develop Standards and Analysis
Use: The applicant proposes to develop the site with a day care center
Staff Comment: Pursuant to RMC 4-2-060K. Services, day care centers are an allowed
use in the CV zone
N/A
Density: The density range required in the CV zone is a minimum of 20.0 dwelling units
per net acre to a maximum 80 dwelling units per net acre. Assisted living bonus: 1.5
times the maximum density may be allowed subject to conditions of RMC 4-9-065. Net
density is calculated after the deduction of sensitive areas, areas intended for public
right-of-way, and private access easements from the gross site area.
Staff Comment: Not applicable. No residential development is proposed.
N/A
Lot Dimensions: The minimum lot size required (for lots created after Nov. 10 2004) in
the CV zone is 25,000 sq. ft. There are no minimum lot width or depth requirements.
Staff Comment: Not applicable. The subject property is 17,059 square feet in size,
however the lot was created previous to November 10, 2004. The applicant does not
propose to subdivide the lot.
Setbacks: The minimum front yard setback is 15 ft. The minimum setback may be
reduced to 0 ft. through the site plan review process, provided blank walls are not
located within the reduced setback. A maximum front yard setback of 20 ft. is required.
The minimum secondary front setback is 15 ft. The minimum setback may be reduced
to 0 ft. through the site plan review process, provided blank walls are not located within
the reduced setback. The maximum secondary front yard setback is 20 feet. There are
no minimum side or rear yard setbacks, except 15 ft. if the lot abuts or is adjacent to a
lot zoned residential.
Staff Comment: The site contains front (NE 12th St) and secondary front (Sunset Blvd NE)
yards. As shown on the civil site plan (Exhibit 7) the proposed building footprint is shown
setback 15-feet from the Sunset Blvd NE and NE 12th St frontages post-dedication. There
would be no side or rear yards as the abutting north and east properties are CV zoned.
DocuSign Envelope ID: B9CD95BE-0D03-4BD5-96DA-BC68CF9205BC
City of Renton Department of Community & Economic Development
Kiddie Research Daycare
Administrative Report & Decision
LUA19-000129,SA-A
Report of October 1, 2019 Page 7 of 42
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Building Standards: The CV zone has a maximum building coverage 65% of total lot
area or 75% if parking is provided within the building or within an on-site parking
garage. The maximum building height permitted is 50 ft., except 60 ft. if the ground
floor of the building is in commercial use.
Staff Comment: Following dedication for frontage improvements, the applicant’s lot
would result in 12,626 square feet of lot area. The applicant’s proposed building would
be two stories in height (approximately 27.5-feet) and cover 7,488 square feet or 59-
percent (59%) of the lot.
Partially met.
See also FOF
17
Building Orientation: See urban design regulations in RMC 4-3-100. Commercial and
civic uses shall provide entry features on all sides of a building facing a public right-of-
way or parking lot. The front entry of residential only uses shall be oriented to a public
or private street developed to the required standards in RMC 4-6-060.
Staff Comment: The proposed building is located on two (2) street frontages, Sunset
Blvd NE and NE 12th St. Due to security concerns and ground floor layout, a main
entrance to the daycare is provided on NE 12th St. Exterior egress doors and a
mechanical room door are located on the Sunset Blvd NE frontage. The exterior doors
on the Sunset Blvd NE façade of the building contain a weather protection canopy and
add articulation to the building, however due to security concerns related to the
childcare use, a single, central entrance would be more appropriate and therefore
additional features on the Sunset Blvd NE façade are not necessary.
The main entrance located on NE 12th St is recessed at approximately a 45-degree angle
from the street frontage providing weather protection. Pavers and from the parking
area and a pedestrian pathway extend from the entry. Additional entry features will be
recommended as conditions of approval. See FOF 17 Design District Review: Building
Entries.
Compliant if
conditions of
approval is
met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover,
are to be located in this area when present. Spacing standards shall be as stipulated by
the Department of Community and Economic Development, provided there shall be a
minimum of one street tree planted per address. Any additional undeveloped right-of-
way areas shall be landscaped unless otherwise determined by the Administrator.
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.
Staff Comment: The applicant submitted a Conceptual Landscaping Plan (Exhibit 9) with
the land use application. Proposed planting areas would contain trees, shrubs, and
groundcover including Pacific Wax Myrtle, Oregon Grape, Evergreen Huckleberry,
DocuSign Envelope ID: B9CD95BE-0D03-4BD5-96DA-BC68CF9205BC
City of Renton Department of Community & Economic Development
Kiddie Research Daycare
Administrative Report & Decision
LUA19-000129,SA-A
Report of October 1, 2019 Page 8 of 42
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Snowberry, and Kinnikinnik. Staff recommends as a condition of approval the applicant
submit a detailed landscaping plan with the civil construction permit application. The
detailed landscape plan shall include all applicable items listed in RMC 4-8-120D.12
including but not limited to a detailed planting plan with location, size, spacing and
names of retained and proposed vegetation with an irrigation plan. The detailed
landscape plan shall be reviewed and approved by the Current Planning Project
Manager prior permit issuance.
The applicant’s conceptual landscaping plan identifies a ten-foot wide landscaping area
along NE 12th St and along a portion of the Sunset Blvd NE. The northern portion of
Sunset Blvd NE that would be required to contain the 10-foot landscaping screen has
been noted on the landscaping plan to provide a temporary play area that would be
filled in with street frontage landscaping at the time of the planned Sunset Blvd NE
capital improvement project. As there are no code provisions that would allow such a
temporary play area to displace the required street frontage landscaping, staff
recommends as a condition of approval the applicant replace the area noted as a
temporary play area on the Sunset Blvd NE frontage with the required 10-foot wide
street frontage landscaping screen on the detailed landscaping plan. The detailed
landscaping plan shall be reviewed and approved by the Current Planning Project
Manager prior to civil construction permit issuance.
Due to the future capital improvement project along Sunset Blvd NE, the applicant has
requested a waiver of street improvements (see FOF 21) for the construction of frontage
improvements that would include a planter strip with street trees along Sunset Blvd NE.
The applicant will however be required to provide the eight-foot wide planter strip
along the NE 12th St frontage, which is shown on the conceptual landscape plan. The
applicant has proposed three Chanticleer trees spaced approximately 33-feet on center
with Kinnikinnik groundcover planter. Staff recommends as a condition of approval, the
applicant contact the Current Planning Project Manager prior to submitting the detailed
landscaping plan with the civil construction permit to identify the appropriate street
tree species and spacing for the NE 12th frontage improvements. Street tree species and
spacing shall be reviewed and approved by the Current Planning Project Manager prior
to permit issuance.
Compliant if
condition of
approval is
met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-
4-130) require at least ten percent (10%) of the significant trees be considered
protected and retained in commercial developments.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees adjacent
to critical areas and their associated buffers; and significant trees over sixty feet (60')
in height or greater than eighteen inches ( 18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non-native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
DocuSign Envelope ID: B9CD95BE-0D03-4BD5-96DA-BC68CF9205BC
City of Renton Department of Community & Economic Development
Kiddie Research Daycare
Administrative Report & Decision
LUA19-000129,SA-A
Report of October 1, 2019 Page 9 of 42
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Staff Comment: The applicant’s arborist report (Exhibit 13) identified five Norway
Maple trees ranging between 6.5 caliper inches to 23 caliper inches on the site. All five
trees are located in frontage areas that would be dedicated to the City per the
development regulations. Four of the maples are located along the NE 12th St frontage
and would be removed to construct the City’s required 8-foot wide sidewalk. The
remaining maple is located along the Sunset Blvd NE frontage and would remain should
the applicant not construct frontage improvements per FOF 21.
There is also vegetation along the Sunset Blvd NE frontage that is within the area to be
dedicated to the City with the development of this parcel. Vegetation includes trees,
shrubs, and groundcover. With the exception of the Norway Maple, trees within this
area were not identified in the arborist report. It is unclear why this vegetation was not
identified however it could be due to trees not meeting the caliper inch threshold for
meeting the significant tree definition. In order to maintain consistency with the
purpose statement of the Tree Retention and Land Clearing Regulations, trees and
vegetation should be retained within this area. Therefore staff recommends as a
condition of approval, the applicant provide species, location, and condition of all
vegetation within the area along the Sunset Blvd NE frontage that would be dedicated
to the City on the detailed landscaping plan submitted with the civil construction permit.
Additionally, any remnant paved areas from the previous car wash use shall be removed
and replaced with groundcover. No vegetation shall be removed or altered within the
dedicated street frontage without the approval of the Current Planning Project
Manager.
During construction, trees to be retained (i.e., protected trees), would be required to
comply with the tree protection measures during construction (RMC 4-4-130H.9). The
eight central components of tree protection include defining and protecting the drip
line, erecting and maintaining a temporary six-foot-high chain link construction fence
with placards around the tree to be retained, protecting the tree from grade changes,
keeping the area clear of impervious surface material, restricting grading within the
drip line, providing 3” of bark mulch within the required fencing, retaining a certified
arborist to ensure trees are protected from development activities, and alternate
protection/safeguards as necessary.
See also FOF
19
Parking: Parking may not be located between the building and the public street unless
located within a structured parking garage.
Parking regulations for day care centers require a minimum and maximum of 1 for each
employee and 2 drop-off/pick-up spaces within 100 feet of the main entrance for every
25 clients of the program.
Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8
½ feet by 16 feet.
Staff Comment: The applicant proposes a vehicle parking area that would be largely
covered by the second floor of the day care building. Eastern portion of the stalls would
be uncovered as the building angles to west. The parking area would be open on the
east side but obscured from view by the proposed location of the garbage and recycling
enclosure. As shown on the site plan (Exhibit 2) no parking would be located between
the building and street.
The applicant has indicated 12 staff would be employed by the day care center. The
parking area would contain 20 spaces with the proposed lift system associated with the
DocuSign Envelope ID: B9CD95BE-0D03-4BD5-96DA-BC68CF9205BC
City of Renton Department of Community & Economic Development
Kiddie Research Daycare
Administrative Report & Decision
LUA19-000129,SA-A
Report of October 1, 2019 Page 10 of 42
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modification (see FOF 19: Parking Modification). All spaces are within 100-feet of the
main entrance along NE 12th St.
With the exception of the elevated parking spaces associated with the lift system (see
FOF 19), standard spaces measure 9-feet by 20-feet and the three compact spaces
measure 8.5-feet by 15-feet. The drive aisle meets the standard 24-foot width
requirement.
Compliant if
condition of
approval is
met.
Bicycle Parking: The number of bicycle parking spaces shall be equal to ten percent
(10%) of the number of required off-street vehicle parking spaces.
Staff Comment: The applicant’s submitted plans do not identify the required bicycle
parking for the development. Therefore staff recommends as a condition of approval
the applicant submit a revised site plan or floor plan with the building permit
application that identifies the location of at least two bicycle parking spaces meeting
the requirements RMC 4-4-080F.11. The revised site plan or floor plan shall be reviewed
and approved by the Current Planning Project Manager prior to permit issuance.
See FOF 17
Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot provided
the fence, retaining wall or hedge does not stand in or in front of any required
landscaping or pose a traffic vision hazard.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: The applicant has proposed a chain link style fence barrier on the
second floor exterior play area. See FOF 17 Design District Review: Building
Architectural Design for analysis and condition of approval.
Compliant if
condition of
approval is
met
Refuse and Recycling: 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 six (6) square feet per one thousand (1,000) square feet of
building gross floor area shall be provided for refuse deposit areas. A total minimum
area of one hundred (100) square feet shall be provided for recycling and refuse
deposit areas.
Collection points shall be located in a manner so that hauling trucks do not obstruct
pedestrian or vehicle traffic on-site, or project into any public right-of-way.
Staff Comment: The proposed building contains 10,699 square feet thereby defaulting
to the minimum 100 square feet of recycling and refuse deposit area. The architectural
site plan (Exhibit 5) indicates a refuse and recycling area of 105 square feet. The
enclosure is located along the NE 12th Street frontage and would be cladded with 5-inch
cement board or cedar siding with foundation screening along the street frontage and
eastern side. Additionally, the applicant has proposed a vegetated green roof on top of
the enclosure. The gates for the enclosure open along the northern wall into one of the
vehicle parking spaces. The gates do not meet the minimum 12-foot width requirement
and it is unclear what the vertical clearance of the opening is provided as no elevation
of the enclosure were submitted. It is unclear how a service hauler would access the
enclosure. It appears there would not be adequate clearance or maneuverability to
access from the parking area due to the second story of the building located over the
drive aisle of the building. Therefore staff recommends as a condition of approval, the
applicant submit and receive approval for a modification related to the gate opening,
vertical clearance, and non-obstruction requirements for the refuse and recycling
DocuSign Envelope ID: B9CD95BE-0D03-4BD5-96DA-BC68CF9205BC
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Kiddie Research Daycare
Administrative Report & Decision
LUA19-000129,SA-A
Report of October 1, 2019 Page 11 of 42
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enclosure prior to submitting civil construction and building permits for the proposal.
As a component of the modification submittal requirements, the applicant shall provide
a written approval from the City’s contracted refuse and recycling hauler to utilize the
proposed layout and access. The approval shall identify how the hauler will access the
enclosure.
Screening: All onsite 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’s proposed elevations (Exhibit 3) identifies rooftop
screening for HVAC equipment consisting on 5-inch wide rough sawn cedar boards that
would obscure the equipment from view. No surface mounted equipment is readily
apparent on the utility or landscape plan. Further scrutiny of rooftop equipment and
any surface mounted equipment will be done with the building and civil construction
permit stage of review.
17. Design District Review: The project site is located within Design District ‘D’. The following table contains
project elements intended to comply with the standards of the Design District ‘D’ Standards and
guidelines, as outlined in RMC 4-3-100.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.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well
as with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented
environment. Lots shall be configured to encourage variety and so that natural light is available to
buildings and open space. The privacy of individuals in residential uses shall be provided for.
Standard: The availability of natural light (both direct and reflected) and direct sun
exposure to nearby buildings and open space (except parking areas) shall be
considered when siting structures.
Staff Comment: The two story structure is at a scale and location where natural light
exposure would likely not impact neighboring buildings based on their location north
and east of the subject property.
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Standard: Buildings shall be oriented to the street with clear connections to the
sidewalk.
Staff Comment: The proposed building is located 15-feet from the future dedication
street frontage with a seven-foot wide connection to the NE 12th St frontage.
Pedestrian level glazing along the street facing façade provides transparency and
orientation to the abutting streets.
Standard: The front entry of a building shall be oriented to the street or a landscaped
pedestrian-only courtyard.
Staff Comment: The building’s front entry is oriented to NE 12th St.
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. No residential uses are 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.
Compliant if
condition of
approval is
met
Standard: A primary entrance of each building shall be located on the facade facing a
street, shall be prominent, visible from the street, connected by a walkway to the public
sidewalk, and include human-scale elements.
Staff Comment: The primary entrance along NE 12th St would be connected to the public
sidewalk via a pedestrian pathway. As shown on the elevations and perspectives sheet
(Exhibit 3) the entry is recessed at a 45-degree angle from the plane of façade. The
recession provides weather protection by way of the second floor overhang, however
the entry lacks prominence and thereby may not be as visible as it could be from the
street. Therefore staff recommends as a condition of approval, the applicant submit
revised exterior elevations with the building permit application that provides primary
entry elements that are prominent and visible from the street. Elements may include
but are not limited to additional architectural articulation such as exterior cladding that
differs in material and/or color from other portions of the building, pedestrian level
lighting, and planters. The revised elevations shall be reviewed and approved by the
Current Planning Project Manager prior to permit issuance.
Standard: A primary entrance of each building shall be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry
doors, and/or ornamental lighting.
Staff Comment: See comment above.
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Compliant if
condition of
approval is
met
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. Buildings that are taller than
thirty feet (30') in height shall also ensure that the weather protection is proportional
to the distance above ground level.
Staff Comment: See primary entrance comments above. It is unclear whether the
recessed primary entry results in weather protection that is at least 4.5-feet wide and
the canopies extending along the egress doors on the Sunset Blvd NE frontage only
extend 3-feet from the building. Therefore staff recommends as a condition of approval
the applicant submit revised elevations with the building permit application that
provides weather protection on entries at least 4.5-feet wide as measured
perpendicular to the building. The revised elevation shall be reviewed and approved by
the Current Planning Project Manager prior to permit issuance.
Standard: Building entries from a parking lot shall be subordinate to those related to
the street.
Staff Comment: The building’s primary entry on NE 12th St also serves the parking area.
Only emergency egress doors are located in the parking area.
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: See other entry discussions 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: No applicable. The proposal is for a single building.
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. No residential units are proposed.
c. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton’s long-established,
existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where
new buildings differ from surrounding development in terms of building height, bulk and scale.
Standard: At least one of the following design elements shall be used to promote a
transition to surrounding uses:
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
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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: The building’s two story height is commensurate with the surrounding
businesses and Center Village zone. A portion of the Sunset Blvd NE roof line is setback
providing a reduction in bulk and exterior elevated play area for the children.
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.
See also FOF
16 Refuse and
Recycling
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: The location of the garbage enclosure would not impact the pedestrian
environment and adjacent uses as the proposed location is not located near pedestrian
areas or adjacent buildings. Tenants would have direct access to the enclosure from the
primary entry through the parking area to the enclosure. The applicant will need to
provide evidence per FOF 16 Refuse and Recycling that service vehicles are able to
access the enclosure.
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 garbage and recycling screening detail (Exhibit 4) and Landscaping
Plan (Exhibit 9) indicate the enclosure would be enclosed on all sides with 5-inch cement
board or cedar siding. The enclosure would also contain a vegetated green roof. Doors
are called out on the detail as self-closing.
Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or
some combination of the three (3).
Staff Comment: See discussion above.
Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented
space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of
such facility.
Staff Comment: As shown on the Landscaping Plan (Exhibit 9) the enclosure would have
foundation landscaping 5-feet in width along the NE 12th St frontage. The additional 10-
foot wide street frontage landscaping would provide additional screening, however the
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enclosure would have an attractive lap siding exterior and green roof providing
additional architectural interest to the development and obscure the view of the parked
vehicles from NE 12th St.
e. Gateways:
Intent: To distinguish gateways as primary entrances to districts or to the City, special design features
and architectural elements at gateways should be provided. While gateways should be distinctive
within the context of the district, they should also be compatible with the district in form and scale.
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.
N/A
Standard: Developments located at district gateways shall be marked with visually
prominent features.
Staff Comment: Not applicable, the subject property is not located at a district gateway.
N/A
Standard: Gateway elements shall be oriented toward and scaled for both pedestrians
and vehicles.
Staff Comment: Not applicable.
N/A
Standard: Visual prominence shall be distinguished by two (2) or more of the following:
a. Public art;
b. Special landscape treatment;
c. Open space/plaza;
d. Landmark building form;
e. Special paving, unique pedestrian scale lighting, or bollards;
f. Prominent architectural features (trellis, arbor, pergola, or gazebo);
g. Neighborhood or district entry identification (commercial signs do not qualify).
Staff Comment: Not applicable.
2. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate
various modes of transportation, including public mass transit, in order to reduce traffic volumes and
other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in
reducing the impacts of parking areas; allow an active pedestrian environment by maintaining
contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize
the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the
district.
a. Surface Parking:
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in
back of buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the
parking area and associated vehicles. Large areas of surface parking shall also be designed to
accommodate future infill development.
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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: No surface parking is located between the street and the building. The
parking is located under the second floor of the building abutting the eastern property
line.
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: The parking area is screened by the building, refuse and recycling
enclosure, and landscaping (existing off-site and proposed on-site).
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. The proposed parking area is not structured as it is open
on the eastern and southern side of the building.
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.
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.
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.
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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.
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.
c. Vehicular Access:
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt
pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized.
Standard: Access to parking lots and garages shall be from alleys, when available. If not
available, access shall occur at side streets.
Staff Comment: No alleys are abutting the property. The applicant would close the
existing Sunset Blvd NE driveway and provide one vehicle access driveway along NE 12th
St.
Standard: The number of driveways and curb cuts shall be minimized for vehicular
access purposes, so that pedestrian circulation along the sidewalk is minimally
impeded.
Staff Comment: See above.
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.
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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: The Landscaping Plan (Exhibit 9) indicates an approximately 7-foot
wide pedestrian pathway from the primary entrance through the foundation and street
frontage landscaping. The pathway is a direct connection approximately 15-feet long
resulting in a clear sight line. The Landscaping Plan does not indicate the materials of
the pathway therefore staff recommends as a condition of approval the applicant
submit a revised landscaping plan sheet with the civil construction permit that provides
an all-weather surface such as concrete, pavers, or other walking surface approved the
Current Planning Project Manager. The revised sheet shall be reviewed and approved
by the Current Planning Project Manager prior to permit issuance.
Egress doors on the Sunset Blvd NE are not provided pathways as shown on any of the
submitted plans. This is acceptable as there is considerable frontage dedication that
would occur on this frontage and the design of the Sunset Blvd NE frontage along the
property is not at a stage yet that would anticipate pedestrian connections to those
egress doors.
Compliant if
condition of
approval is
met
Standard: Pathways within parking areas shall be provided and differentiated by
material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting
paving materials. Permeable materials are encouraged. The pathways shall be
perpendicular to the applicable building facade and no greater than one hundred fifty
feet (150') apart.
Staff Comment: The Floor Plan (Exhibit 4) indicates a 7-foot wide pedestrian pathway
composed of pavers within the parking area that is parallel to the building. If vehicles
were parked in stalls 10-14 it would appear difficult for the pedestrians who parked in
stalls 1-9 to access the pathway and building entry. There appears to be space to
provide a perpendicular pathway between one of stalls marked 10-14 as there are two
marked raised planter beds abutting stalls 13 and 14. As the parking area will be
covered by the second story of the building, it would appear difficult for plants to thrive
without natural light and pedestrian connectivity to the building entry would take
priority over the proposed planter(s). Therefore staff recommends as a condition of
approval the applicant submit revised civil and landscape sheets with the civil
construction permit that provides a minimum 5-foot wide pedestrian pathway
DocuSign Envelope ID: B9CD95BE-0D03-4BD5-96DA-BC68CF9205BC
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perpendicular to the building between stalls 12 and 13 or another location as approved
by the Current Planning Project Manager. The revised sheets shall be reviewed and
approved by the Current Planning Project Manager prior to permit issuance.
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').
c. For all other interior pathways, the proposed walkway shall be of sufficient
width to accommodate the anticipated number of users.
Staff Comment: See discussion above.
N/A Standard: Mid-block connections between buildings shall be provided.
Standard: Permeable pavement pedestrian circulation features shall be used where
feasible, consistent with the Surface Water Design Manual.
Staff Comment: Staff would review and consider permeable pavement if proposed with
the civil construction permit application.
b. Pedestrian Amenities:
Intent: To create attractive spaces that unify the building and street environments and are inviting and
comfortable for pedestrians; and provide publicly accessible areas that function for a variety of year-
round activities, under typical seasonal weather conditions.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included.
Compliant if
condition of
approval is
met
Standard: Architectural elements that incorporate plants, particularly at building
entrances, in publicly accessible spaces and at facades along streets, shall be provided.
Staff Comment: In order to further emphasize the prominence of the building’s primary
and only entrance along NE 12th St., staff recommends as a condition of approval the
applicant incorporate ground and hanging planters or other architectural elements
approved by the Current Planning Project Manager near the building’s primary entry.
Such elements shall be shown on revised landscape plans submitted with the civil
construction permit to be reviewed and approved by the Current Planning Project
Manager prior to permit issuance.
Compliant if
condition of
approval is
met
Standard: Amenities such as outdoor group seating, benches, transit shelters,
fountains, and public art shall be provided.
a. Site furniture shall be made of durable, vandal- and weather-resistant
materials that do not retain rainwater and can be reasonably maintained over
an extended period of time.
b. Site furniture and amenities shall not impede or block pedestrian access to
public spaces or building entrances.
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Staff Comment: The applicant has not provided details of exterior pedestrian amenities
that would be provided. There would be adequate space to provide such amenities
comingled with the foundation and street frontage landscaping shown on the
Landscaping Plan (Exhibit 9). Therefore staff recommends as a condition of approval
the applicant submit revised landscaping sheets with the civil construction permit that
provides exterior site furniture such as seating near the building’s primary entry. The
revised sheets shall be reviewed and approved by the Current Planning Project Manager
prior to permit issuance.
Compliant
with intent
and guidelines
if condition of
approval is
met
Standard: Pedestrian overhead weather protection in the form of awnings, marquees,
canopies, or building overhangs shall be provided. These elements shall be a minimum
of four and one-half feet (4-1/2') wide along at least seventy five percent (75%) of the
length of the building facade facing the street, a maximum height of fifteen feet (15')
above the ground elevation, and no lower than eight feet (8') above ground level.
Staff Comment: Previous recommended conditions of approval would ensure the
primary entrance and exterior egress points would contain the 4.5-foot wide weather
protection (see FOF 17 Building Entries) and exterior site furniture for outdoor gathering
would be provided (see above). However, tacking awnings and canopies along 75-
percent of the two facades would not compliment the architecture of the building.
Additionally, there will be considerable unimproved ROW along the Sunset Blvd NE
frontage until such time the future capital improvement project is completed, which has
yet to be determined. Providing pedestrian spaces along that frontage before knowing
the design or timeline of the capital project would not meet the intended purpose.
However, the applicant would be able to provide a sheltered exterior space along the
NE 12th St frontage to complement the site furniture to be provided as conditioned
above. Therefore staff recommends as a condition of approval, the applicant submit
revised elevation plans with the building permit application that provides overhead
weather protection for some of the outdoor pedestrian seating areas. The revised
elevations shall be reviewed and approved by the Current Planning Project Manager.
4. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreation are available to residents, workers,
and visitors and that these areas are of sufficient size for the intended activity and in convenient
locations. To create usable and inviting open space that is accessible to the public; and to promote
pedestrian activity on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian-oriented space at
the street corner to emphasize pedestrian activity (illustration below). Recreation and common open
space areas are integral aspects of quality development that encourage pedestrians and users. These
areas shall be provided in an amount that is adequate to be functional and usable; they shall also be
landscaped and located so that they are appealing to users and pedestrians
N/A
Standard: All mixed use residential and attached housing developments of ten (10) or
more dwelling units shall provide common opens space and/or recreation areas.
a. At minimum, fifty (50) square feet per unit shall be provided.
b. The location, layout, and proposed type of common space or recreation area
shall be subject to approval by the Administrator.
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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. No residential development is proposed.
N/A
Standard: All buildings and developments with over thirty thousand (30,000) square
feet of nonresidential uses (excludes parking garage floorplate areas) shall provide
pedestrian-oriented space.
a. The pedestrian-oriented space shall be provided according to the following
formula: 1% of the site area + 1% of the gross building area, at minimum.
b. The pedestrian-oriented space shall include all of the following:
i. Visual and pedestrian access (including barrier-free access) to the abutting
structures from the public right-of-way or a nonvehicular courtyard; and
DocuSign Envelope ID: B9CD95BE-0D03-4BD5-96DA-BC68CF9205BC
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Administrative Report & Decision
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ii. Paved walking surfaces of either concrete or approved unit paving; and
iii. On-site or building-mounted lighting providing at least four (4) foot-
candles (average) on the ground; and
iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one
individual seat per sixty (60) square feet of plaza area or open space.
c. The following areas shall not count as pedestrian-oriented space:
i. The minimum required walkway. However, where walkways are widened
or enhanced beyond minimum requirements, the area may count as
pedestrian-oriented space if the Administrator determines such space
meets the definition of pedestrian-oriented space.
ii. Areas that abut landscaped parking lots, chain link fences, blank walls,
and/or dumpsters or service areas.
d. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited
within pedestrian-oriented space.
Staff Comment: Not applicable. The proposed building is approximately 10,699 square
feet.
N/A
Standard: Public plazas shall be provided at intersections identified in the Commercial
Arterial Zone Public Plaza Locations Map and as listed below:
a. Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
b. Bronson Area: Intersections with Bronson Way North at:
i. Factory Avenue N./Houser Way S.;
ii. Garden Avenue N.; and
iii. Park Avenue N. and N. First Street.
c. Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
d. Northeast Fourth Area: Intersections with N.E. Fourth at:
i. Duvall Avenue N.E.;
ii. Monroe Avenue N.E.; and
iii. Union Avenue N.E.
e. Grady Area: Intersections with Grady Way at:
i. Lind Avenue S.W.;
ii. Rainier Avenue S.;
iii. Shattuck Avenue S.; and
iv. Talbot Road S.
f. Puget Area: Intersection of S. Puget Drive and Benson Road S.
g. Rainier Avenue Area: Intersections with Rainier Avenue S. at:
i. Airport Way/Renton Avenue S.;
ii. S. Second Street;
DocuSign Envelope ID: B9CD95BE-0D03-4BD5-96DA-BC68CF9205BC
City of Renton Department of Community & Economic Development
Kiddie Research Daycare
Administrative Report & Decision
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Report of October 1, 2019 Page 23 of 42
SR_Admin_Report_Kiddie_Research
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.
Standard: All building facades shall include modulation or articulation at intervals of no
more than forty feet (40').
Staff Comment: As shown on the Elevations and Perspectives sheets (Exhibit 3), the
building would contain a second story setback, canopies above exterior doors, and
expansive glazing with colored perforated metal shades along the Sunset Blvd NE
frontage. The NE 12th St frontage begins with a chamfered corner with wrapped glazing.
This frontage also includes expansive glazing with colored shades. The second floor
overhang that covers the parking area provides a mass reducing modulation. The
glazing, chamfer element, and colored window shades provide a visual interesting
building that at two stories is human-scale and orients to the street.
Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in
height, and eight feet (8') in width.
DocuSign Envelope ID: B9CD95BE-0D03-4BD5-96DA-BC68CF9205BC
City of Renton Department of Community & Economic Development
Kiddie Research Daycare
Administrative Report & Decision
LUA19-000129,SA-A
Report of October 1, 2019 Page 24 of 42
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Staff Comment: The second story setback along Sunset Blvd NE and second story
overhang on NE 12th St are in excess of the modulation minimums.
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’s facades are not greater than 160-feet in
length.
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.
See FOF 17:
Pedestrian
Amenities
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: Previous recommended conditions of approval would provide human
scaled elements such as site furniture, lighting, and landscaping in and around the
facades ground floor.
Standard: On any facade visible to the public, transparent windows and/or doors are
required to comprise at least 50 percent of the portion of the ground floor facade that
is between 4 feet and 8 feet above ground (as measured on the true elevation).
Staff Comment: The ground floor of the façade contains expansive glazing in excess of
the 50-percent requirement.
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: The second story follows the same glazing rhythm as the ground floor.
N/A
Standard: Display windows shall be designed for frequent change of merchandise,
rather than permanent displays.
Standard: Where windows or storefronts occur, they must principally contain clear
glazing.
Staff Comment: The elevation sheets (Exhibit 3) indicate clear tempered glass along the
façade.
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
Staff Comment: No tinted, dark, or reflective glass is proposed.
DocuSign Envelope ID: B9CD95BE-0D03-4BD5-96DA-BC68CF9205BC
City of Renton Department of Community & Economic Development
Kiddie Research Daycare
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Report of October 1, 2019 Page 25 of 42
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Compliant if
condition of
approval is
met
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: As shown on the Elevations and Perspectives sheets (Exhibit 3) an
untreated blank wall is visible from Sunset Blvd NE along the north portion of the façade
that meets the size thresholds listed above. Therefore staff recommends as a condition
of approval, the applicant submit revised elevation sheets with the building permit
application that treats the blank wall on the north elevation with articulation and/or
art or other method approved by the Current Planning Project Manager. The revised
elevations shall be reviewed and approved by the Current Planning Project Manager
prior to permit issuance.
Compliant if
condition of
approval is
met
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: See discussion and recommended condition of approval 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.
Compliant if
condition of
approval is
met
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.
DocuSign Envelope ID: B9CD95BE-0D03-4BD5-96DA-BC68CF9205BC
City of Renton Department of Community & Economic Development
Kiddie Research Daycare
Administrative Report & Decision
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Report of October 1, 2019 Page 26 of 42
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Staff Comment: As shown on the Elevations and Perspectives sheets (Exhibit 3), the roof
line is predominantly flat and not varied with the exception of the second story setback
along Sunset Blvd NE. Therefore staff recommends as a condition of approval the
applicant submit revised elevation sheets with the building permit application that
provides variation and architectural elements to the building’s roof lines that add visual
interest. Elements may include extended parapets, feature elements projecting above
parapets, projected cornices, or other element that meets the intent of the building roof
line design standard as approved by the Current Planning Project Manager. The revised
elevations shall be reviewed and approved by the Current Planning Project Manager
prior to permit issuance.
d. Building Materials:
Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of
materials that reduce the visual bulk of large buildings; and encourage the use of materials that add
visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a
building that is attractive and of high quality. Material variation shall be used to create visual appeal
and eliminate monotony of facades. This shall occur on all facades in a consistent manner. High quality
materials shall be used. If materials like concrete or block walls are used they shall be enhanced to
create variation and enhance their visual appeal.
Compliant if
condition of
approval is
met
Standard: All sides of buildings visible from a street, pathway, parking area, or open
space shall be finished on all sides with the same building materials, detailing, and color
scheme, or if different, with materials of the same quality.
Staff Comment: The proposed building will be covered with cementitious panels with
cedar type siding accents on the second story play area and first floor façade abutting
the parking area. To ensure materials are of high quality, staff recommends as a
condition of approval, the applicant submit a materials board with the building permit
application that provides samples of exterior cladding materials that are proposed on
the building. The materials board shall be reviewed and approved by the Current
Planning Project Manager prior to permit issuance.
The second story outdoor play area is proposed to be enclosed with “galvanized woven
wire fencing” as indicated on the architectural elevations (Exhibit 3). Such material is
similar or identical to chain link/cyclone type fencing and is not commensurate with the
proposed quality of the exterior cladding of the building. However, it is understood that
a barrier for child safety is needed to provide this outdoor elevated space. Therefore
staff recommends as a condition of approval, the applicant submit revised elevation
plans with the building permit application that replaces the chain link fencing barrier on
the second floor exterior play area and replace with a higher quality material that is
consistent with the building design. Acceptable materials include cedar type fencing,
glass or similar transparent barrier, or other material approved by the Current Planning
Project Manager. The revised elevations shall be reviewed and approved by the Current
Planning Project Manager prior to permit issuance.
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns or textural changes.
Staff Comment: Texture changes including panels and cedar type siding accents in
addition to the colored perforated metal window shading elements provide material
variations that complement and provide visual interest to the building.
DocuSign Envelope ID: B9CD95BE-0D03-4BD5-96DA-BC68CF9205BC
City of Renton Department of Community & Economic Development
Kiddie Research Daycare
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Standard: Materials, individually or in combination, shall have texture, pattern, and be
detailed on all visible facades.
Staff Comment: See discussion above.
Standard: Materials shall be durable, high quality, and consistent with more traditional
urban development, such as brick, integrally colored concrete masonry, pre-finished
metal, stone, steel, glass and cast-in-place concrete.
Staff Comment: 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.
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns, or textural changes.
Staff Comment: See discussion above.
6. SIGNAGE: In addition to the City’s standard sign regulations, developments within Urban Design
Districts C and D are also subject to the additional sign restrictions found in RMC 4-4-100G, urban design
sign area regulations. Modifications to the standard requirements found in RMC 4-4-100G are possible
for those proposals that can comply with the Design District criteria found in RMC 4-3-100F,
Modification of Minimum Standards. For proposals unable to meet the modification criteria, a variance
is required.
Compliance
not yet
demonstrated
Standard: Signage shall be an integral part of the design approach to the building.
Staff Comment: The applicant has not proposed any signage as part of the land use
application. Signage standards will be reviewed for compliance with the sign permit
application.
N/A
Standard: In mixed use and multi-use buildings, signage shall be coordinated with the
overall building design.
Staff Comment: Not applicable. The proposal is for a single use building.
Compliance
not yet
demonstrated
Standard: Corporate logos and signs shall be sized appropriately for their location.
Staff Comment:
N/A
Standard: Entry signs shall be limited to the name of the larger development.
Staff Comment: Not applicable. The proposal is for a single use building.
Compliance
not yet
demonstrated
Standard: Alteration of trademarks notwithstanding, corporate signage should not be
garish in color nor overly lit, although creative design, strong accent colors, and
interesting surface materials and lighting techniques are encouraged.
Staff Comment:
Compliance not
yet
demonstrated
Standard: Front-lit, ground-mounted monument signs are the preferred type of
freestanding sign.
DocuSign Envelope ID: B9CD95BE-0D03-4BD5-96DA-BC68CF9205BC
City of Renton Department of Community & Economic Development
Kiddie Research Daycare
Administrative Report & Decision
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Staff Comment:
Compliance not
yet
demonstrated
Standard: Blade type signs, proportional to the building facade on which they are
mounted, are encouraged on pedestrian-oriented streets.
Staff Comment:
Compliance not
yet
demonstrated
Standard: All of the following are prohibited:
a. Pole signs;
b. Roof signs; and
c. Back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated
cabinet signs). Exceptions: Back-lit logo signs less than ten (10) square feet are
permitted as area signs with only the individual letters back-lit (see illustration,
subsection G8 of this Section).
Staff Comment:
Compliance not
yet
demonstrated
Standard: Freestanding ground-related monument signs, with the exception of primary
entry signs, shall be limited to five feet (5') above finished grade, including support
structure.
Staff Comment:
Compliance not
yet
demonstrated
Standard: Freestanding signs shall include decorative landscaping (ground cover
and/or shrubs) to provide seasonal interest in the area surrounding the sign.
Alternately, signage may incorporate stone, brick, or other decorative materials as
approved by the Director.
Staff Comment:
7. LIGHTING:
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as
plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the
visual attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building
and site during the evening hours shall be provided.
Compliant if
condition of
approval is
met
Standard: Pedestrian-scale lighting shall be provided at primary and secondary building
entrances. Examples include sconces on building facades, awnings with down-lighting
and decorative street lighting.
Staff Comment: No lighting information was provided by the applicant with the land
use application. Therefore staff recommends as a condition of approval, the applicant
submit a lighting plan with the building permit application that adequately provides for
public safety and creates visual interest to the building and site. Pedestrian scaled
lighting shall be provided at the primary entrance and accent lighting on building
facades. The parking area shall also contain adequate lighting to ensure safety and
security. The lighting plan shall be reviewed and approved by the Current Planning
Project Manager prior to permit issuance.
Compliance
not yet
demonstrated
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.
DocuSign Envelope ID: B9CD95BE-0D03-4BD5-96DA-BC68CF9205BC
City of Renton Department of Community & Economic Development
Kiddie Research Daycare
Administrative Report & Decision
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Staff Comment: See discussion above.
Compliance
not yet
demonstrated
Standard: Downlighting shall be used in all cases to assure safe pedestrian and
vehicular movement, unless alternative pedestrian scale lighting has been approved
administratively or is specifically listed as exempt from provisions located in RMC 4-4-
075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday or
decorative lighting, right-of-way-lighting, etc.).
Staff Comment: See discussion above.
18. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the CA
zoning classification when it is not exempt from Environmental (SEPA) Review. For Master Plan
applications compliance with the review criteria for Site Plans are analyzed at a general level of detail to
ensure nothing would preclude the development of the Site Plan. Given Site Plan applications are
evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3 the following table
contains project elements intended to comply with level of detail needed for Site Plan requests:
Compliance Site Plan Criteria and Analysis
Compliant if
conditions of
approval are
met
a. Comprehensive Plan Compliance and Consistency.
Staff Comment: See previous discussion under FOF 15, Comprehensive Plan Analysis.
Compliant if
conditions of
approval are
met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 16, Zoning Development Standard
Compliance.
Compliant if
conditions of
approval are
met
c. Design Regulation Compliance and Consistency.
Staff Comment: See discussion under FOF 17, Design District Review.
d. Planned action ordinance and Development agreement Compliance and
Consistency.
Staff Comment: The Environmental Review Committee issued a concurrence memo
(Exhibit 1) indicating the proposal is consistent with the Sunset Area Planned Action
Ordinance and qualifies as a planned action. No development agreement is associated
with this project.
e. Off-site Impacts.
Structures: Restricting overscale structures and overconcentration of development
on a particular portion of the site.
Staff Comment: The proposed building is two stories and generally consistent with the
scale of existing buildings in and around the Sunset Blvd NE corridor and Center Village
zone. The building would be pedestrian oriented to the abutting streets. See also FOF
17, Design District Review: Building Character and Massing.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
DocuSign Envelope ID: B9CD95BE-0D03-4BD5-96DA-BC68CF9205BC
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Kiddie Research Daycare
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Staff Comment: The applicant would provide connections to the public sidewalk. The
site design could allow for both internal vehicular and pedestrian connections to the
site to the east, 3218 NE 12th St, if this site redevelops and a connection between the
two uses is desirable. Based on the current design a one-foot separation is proposed
between these two properties.
Utilities, Loading and Storage Areas: Locating, designing and screening storage
areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to
minimize views from surrounding properties. Locate utilities underground
consistent with RMC 4-6-090.
Staff Comment: See FOF 16, Zoning Development Standards: Refuse and Recycling and
Screening.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: The proposal will not reduce or create any visual accessibility to
attractive natural features.
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 would provide the required 10-foot wide street frontage
landscaping. The applicant has also proposed foundation landscaping around the
building. See also discussion under FOF 16, Zoning Development Standard: Landscaping.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: A lighting plan was not provided with the application; therefore staff
recommended that a lighting plan be provided at the time of building permit review
(See Lighting discussion under FOF 17, Design Review: Lighting).
f. On-site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: The placement of the proposed structure does not interfere or effect
the subject property or surrounding properties provisions for privacy and noise
reduction.
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 scale of the structure is relatively small related to other buildings
in the vicinity. The proposed location of the building provides a pedestrian oriented
facility with vehicle parking along the side of the building. The play area is located in
the northwest portion of the site on the second story, it is anticipated that this location
would allow for sufficient access to sunlight in this outdoor space.
DocuSign Envelope ID: B9CD95BE-0D03-4BD5-96DA-BC68CF9205BC
City of Renton Department of Community & Economic Development
Kiddie Research Daycare
Administrative Report & Decision
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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: As conditioned (see FOF 16: Tree Retention), the applicant would retain
existing trees and vegetation along the western frontage abutting Sunset Blvd NE. Trees
along the NE 12th St would be removed in order to construct frontage improvements.
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
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 has minimized parking impervious areas by providing
parking under the second floor of the building.
Landscaping: Use of landscaping to soften the appearance of parking areas, to
provide shade and privacy where needed, to define and enhance open spaces, and
generally to enhance the appearance of the project. Landscaping also includes the
design and protection of planting areas so that they are less susceptible to damage
from vehicles or pedestrian movements.
Staff Comment: The parking area will be screened by the design of the building and
frontage landscaping along NE 12th St. Perimeter landscaping is also proposed along
the eastern perimeter as well as an innovative refuse and recycling enclosure (see FOF
16 Zoning and Development Standards: Refuse and Recycling) to soften the appearance
of the parking area. See also FOF 16, Zoning Development Standard: Landscaping.
g. Access and Circulation.
Location and Consolidation: Providing access points on side streets or frontage
streets rather than directly onto arterial streets and consolidation of ingress and
egress points on the site and, when feasible, with adjacent properties.
Staff Comment: The applicant will close the existing access driveway onto Sunset Blvd
NE, which is a principal arterial, and provide a single driveway for the development
located on NE 12th St.
Internal Circulation: Promoting safety and efficiency of the internal circulation
system, including the location, design and dimensions of vehicular and pedestrian
access points, drives, parking, turnarounds, walkways, bikeways, and emergency
access ways.
Staff Comment: The applicant has consolidated the vehicle access to one driveway on
NE 12th St. Vehicles within the internal parking lot are provided with a 24-foot wide drive
aisle to assist in maneuvering in and out of the lot. Pedestrian connections from the
street to the building entrance would be provided as well as a delineated pathway
within the parking lot. Emergency vehicle access can be accommodated via the abutting
streets.
DocuSign Envelope ID: B9CD95BE-0D03-4BD5-96DA-BC68CF9205BC
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Kiddie Research Daycare
Administrative Report & Decision
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Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: The daycare use is required to have loading spaces for drop off/pick up
within 100-feet of the main entrance. All proposed spaces meet this requirement. The
use will likely not require frequent deliveries.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: Per RMC 4-4-080F.11.a bicycle parking spaces are required at 10% of
the number of required off-street parking spaces. The applicant will be required to
provide a minimum of two (2) bicycle parking spaces for the development. See FOF 16
Zoning and Development Standards: Bicycle Parking.
A transit stop is located abutting the subject property on NE 12th St. The stop services
King County Metro routes 105 and 240. To avoid undue conflicts with the transit stop
during site construction, staff recommends as a condition of approval, the applicant
coordinate with King County Metro prior to submitting construction permits to identify
any needed accommodations for the abutting transit stop on NE 12th St that need to
occur during construction of the site. Evidence of the coordination with King County
Metro and the accommodation(s) shall be shown on the civil construction permit plans
to be reviewed and approved by the Current Planning Project Manager prior to permit
issuance.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: The applicant will provide a pedestrian connection from the NE 12th St
public sidewalk to the main entrance and delineated walkways through the parking lot.
See also FOF 17, Design District Review.
h. Open Space: Incorporating open spaces to serve as distinctive project focal points
and to provide adequate areas for passive and active recreation by the
occupants/users of the site.
Staff Comment: The applicant proposes an exterior play area on the second floor of the
building (Exhibits 3 and 4).
i. Views and Public Access: When possible, providing view corridors to shorelines
and Mt. Rainier, and incorporating public access to shorelines
Staff Comment: The proposed structure would not block view corridors to shorelines or
Mt. Rainier. The public access requirement is not applicable to the proposal.
j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
Staff Comment: The site was previously developed with a car wash. Existing natural
systems are limited to the vegetated area along the western frontage and trees along
NE 12th St. The western frontage vegetation will remain as part of the redevelopment,
however the trees and vegetation along NE 12th St will be removed in order to construct
required frontage improvements.
k. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
DocuSign Envelope ID: B9CD95BE-0D03-4BD5-96DA-BC68CF9205BC
City of Renton Department of Community & Economic Development
Kiddie Research Daycare
Administrative Report & Decision
LUA19-000129,SA-A
Report of October 1, 2019 Page 33 of 42
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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 (Exhibit 15). A Fire Impact Fee would be required for the
proposed building. The 2019 fee would be $0.72 per square foot of the building,
however this fee may be increased in subsequent years and the applicable fee is paid at
the time of building permit issuance.
Water and Sewer.
Staff Comment: Water service is provided by City of Renton. There is a 10-inch water
main on the north side of NE 12th Street that can provide 3,600 gallons per minute. All
services to the property will be required to connect to this water main.
Sewer service is provided by the City of Renton. There is an existing 8-inch concrete
sewer west of the site running north to south along the eastern frontage of NE Sunset
Boulevard. All new building side sewers shall be a minimum of 6-inches and shall run at
a slope of at least 2-percent to the main. Drainage from all parking under cover and any
floor drains inside the building shall be routed to the sanitary sewer system after passing
through a City approved commercial grade oil/water separator such as an inverted tee
in a type 1 catch basin.
The development is subject to current water and wastewater system development fees.
Drainage.
Staff Comment: The site is within the City’s Peak Rate Flow Control Standard (Existing
Conditions) and is within the East Lake Washington Drainage Basin. The applicant’s
drainage analysis (Exhibit 10) has indicated a flow control facility, such as a vault, would
not be required to comply with the Renton Surface Water Design Manual. However the
site would be required to provide Best Management Practices per the manual and the
applicant has proposed to provide limited infiltration for the building’s roof area via a
dry well. The applicant’s analysis has indicated the amount of pollution generating
impervious surface would be approximately 1,512 square feet for the redeveloped site
and therefore exempt from providing water quality treatment. Final review for
compliance with the City’s stormwater requirements would occur during the civil
construction permit phase.
The development is subject to the current surface water system development fee.
Transportation.
Staff Comment: Access to the site is proposed via a single driveway located along NE
12th St. The existing driveway along Sunset Blvd NE will be closed. NE 12th St. is classified
as a collector arterial street with a minimum ROW width of 94-feet containing 2 – 10’
travel lanes, 1 – 11’ center turn lane, 2 – 5’ bike lanes, and an 8’ parking lane on each
side of the pavement. A 0.5’ curb, 8’ planter, and 8’ sidewalk are required along both
sides of the pavement. 2’ of clear space behind the sidewalk is required along both sides
of the roadway. The existing ROW width is 60’.
City staff has reviewed this portion of NE 12th St and would recommend approval of a
modification (see FOF 20) to have the applicant construct the required 8’ planter, 8’
sidewalk, and 2’ clear space behind the current curb line along the subject property’s
DocuSign Envelope ID: B9CD95BE-0D03-4BD5-96DA-BC68CF9205BC
City of Renton Department of Community & Economic Development
Kiddie Research Daycare
Administrative Report & Decision
LUA19-000129,SA-A
Report of October 1, 2019 Page 34 of 42
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frontage. This would require the applicant to dedicate approximately 10’ of ROW along
the NE 12th St frontage.
The property also abuts Sunset Blvd NE, which is classified as a principal arterial street
with a minimum ROW width of 103’. The existing ROW width along the subject property
varies from 82’ to 92’. The minimum paved roadway width for a principal arterial with
5 lanes is 66’. The paved roadway section consists of 4 – 11’ travel lanes, 1 – 12’ center
turn lane, and 2 – 5’ bike lanes. A 0.5’ curb, 8’ planter, and 8’ sidewalk are required
along both sides of the pavement. 2’ of clear space behind the sidewalk is required
along both sides of the roadway.
A capital improvement project along this portion of Sunset Blvd NE is currently designed
at 30-percent. The 30-percent design plans have indicated ROW width along the subject
property’s frontage ranging from approximately 11’ to 26’ to construct the
improvements. The City is recommending approval of a waiver (see FOF 21) of
installation of frontage improvements along Sunset Blvd NE on the condition the
applicant dedicates ROW in accordance with the latest version of the capital
improvement project plans.
Increased traffic created by the development would be mitigated by payment of
transportation impact fees. The 2019 fee would be $70.39 per square foot of the
building, however this fee may be increased in subsequent years and the applicable fee
is paid at the time of building permit issuance.
N/A l. Phasing: The applicant is not requesting any additional phasing.
m. Stormwater: Providing optimal locations of stormwater infiltrating low impact
development facilities. Avoiding placement of buildings or impervious areas on
soils with infiltration capability to the maximum extent practicable.
Staff Comment: The applicant proposes the building to be located on existing
impervious surfaces. Limited infiltration for roof runoff is proposed via a drywell that
would be constructed under the parking lot along the eastern portion of the property
(Exhibit 7).
19. Modification Analysis: The applicant is requesting a modification from RMC 4-4-080F.8 in order to park
six (6) vehicles on lift mechanisms (Exhibit 19). The proposal is compliant with the following modification
criteria, pursuant to RMC 4-9-250.D.2, if all conditions of approval are met. Therefore, staff is
recommending approval of the requested modification, subject to conditions as noted below:
Compliance Modification Criteria and Analysis
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and
the proposed modification is the minimum adjustment necessary to implement
these policies and objectives.
Staff Comment: The applicant contends that the modification to provide lift system for
six (6) of the 20 vehicle parking spaces is consistent with Comprehensive Plan and is the
minimum necessary to implement applicable policies and objectives.
Staff concurs the proposed modification will aid in the implementation of Policy L-52:
Orient buildings in developments toward the street or a common area, rather than
DocuSign Envelope ID: B9CD95BE-0D03-4BD5-96DA-BC68CF9205BC
City of Renton Department of Community & Economic Development
Kiddie Research Daycare
Administrative Report & Decision
LUA19-000129,SA-A
Report of October 1, 2019 Page 35 of 42
SR_Admin_Report_Kiddie_Research
toward parking lots and Policy L-60: Improve the appearance of parking lots through
landscaping and screening. Providing a compact area for parking under the second
floor of the building has resulted in no uncovered surface parking on the subject
property. The design of the building shields the parking area from a majority of the
frontage and reducing the floor area by stacking six (6) spaces allows this screening to
occur. See also FOF 15, Comprehensive Plan Analysis.
Compliant if
condition of
approval is
met
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The applicant contends the proposed modification to stack the six (6)
parking spaces would meet the above referenced objectives intended by the Code
requirements. The applicant also states the lift system parking spaces would be utilized
for staff only and not for public use.
Staff concurs the proposed modification would meet the objectives of function,
appearance, environmental protection and maintainability intended by the code
requirements. By stacking the employee spaces, the applicant is able to provide the
required quantity and parking lot design for the site while screening much of the parked
vehicle view by the building and site design. The current design results in vehicle parking
similar to structured parking as opposed to surface parking screened only with
vegetation that also requires additional land area and impervious surfaces. In order to
meet safety objectives, staff recommends the following conditions of approval:
The applicant shall submit a revised site plan with the building permit application that
provides a note that 12 parking spaces associated with the parking lift system shall be
used by staff of the daycare facility only. Associated cut-sheets of the lift system shall
also be provided. The revised site plan shall be reviewed and approved by the Current
Planning Project Manager prior to permit issuance.
The lift system will require additional fire suppression methods than what are typical
for a covered parking area. Therefore, staff recommends as a condition of approval, the
applicant coordinate with the Renton Regional Fire Authority prior to submitting the
building permit application to ensure the required fire suppression system is provided
for the covered parking area associated with the stacked vehicle parking. Evidence of
the coordination shall be provided to the Current Planning Project Manager prior to
permit issuance.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The applicant contends the proposed stacked parking would not be
injurious to other properties in the vicinity.
Staff concurs that the stacked parking would not be injurious to other properties as the
applicant as the proposal would be enveloped within the property and screened from
the right of way through site design and landscaping.
d. Conforms to the intent and purpose of the Code.
Staff Comment: Staff concurs the proposed modification conforms to the intent and
purpose of the code as the lift system allows the required parking to be provided onsite
without the need of additional floor or surface space. See also comments under criterion
‘b’.
DocuSign Envelope ID: B9CD95BE-0D03-4BD5-96DA-BC68CF9205BC
City of Renton Department of Community & Economic Development
Kiddie Research Daycare
Administrative Report & Decision
LUA19-000129,SA-A
Report of October 1, 2019 Page 36 of 42
SR_Admin_Report_Kiddie_Research
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: Staff concurs the modification to be justified and required for the use
and situation intended. See comments under criterion ‘b’.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: Staff concurs the proposed modification would not create adverse
impacts to other properties. See comments under criterion ‘c’.
20. Modification Analysis: The applicant is requesting a modification from RMC 4-6-060F.2 for construction
of the required half-street frontage improvements along the NE 12th St. NE 12th St is classified as a collector
arterial with a minimum right-of-way width of 94-feet that includes two 10-foot wide travel lanes, one 11-
foot wide center turn lane, two 5-foot bike lanes, two 8-foot wide parking lanes, two 8-foot wide
sidewalks, two 8-foor wide planter strips, two 0.5-foot curbs, with 2-feet of clear space behind each
sidewalk. The applicant has requested to maintain the current curb line along NE 12th St resulting in a 60-
foot wide right-of-way and only constructing the 8-foot wide planter strip, 8-foot wide sidewalk, and
providing 2-feet of clear space with an approximate right-of-way dedication of 10-feet along the subject
property’s frontage as shown on the preliminary road, grading, and utility plan (Exhibit 7). The proposal is
compliant with the following modification criteria, pursuant to RMC 4-9-250.D.2, if all conditions of
approval are met. Therefore, staff is recommending approval of the requested modification.
Compliance Modification Criteria and Analysis
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and
the proposed modification is the minimum adjustment necessary to implement
these policies and objectives.
Staff Comment: The applicant contends the modification will implement the
Comprehensive Plan and is the minimum adjustment necessary.
Staff concurs the proposed modification substantially implements the Comprehensive
Plan Land Use Element including but not limited to Policy L-57: Provide complete streets
arranged as an interconnecting network or grid. Locate planter strips between the curb
and the sidewalk in order to provide separation between cars and pedestrians.
Discourage dead-end streets and cul-de-sacs. The proposed modification constructs the
planter strip between the curb and sidewalk where it is currently not existing along NE
12th St on the property’s frontage. See also FOF 15, Comprehensive Plan Analysis. The
modification is the minimum adjustment necessary as it maintains the current curb line
while providing enhanced pedestrian improvements along the frontage.
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The applicant contends the proposed modification will meet the above
referenced objectives intended by the Code requirements.
Staff concurs the proposed modification would meet the objectives of function and
maintainability intended by the code requirements. The Public Works Department
Transportation Division has reviewed NE 12th St along and near the subject property
and has determined the existing curb line is appropriate at this time and frontage
DocuSign Envelope ID: B9CD95BE-0D03-4BD5-96DA-BC68CF9205BC
City of Renton Department of Community & Economic Development
Kiddie Research Daycare
Administrative Report & Decision
LUA19-000129,SA-A
Report of October 1, 2019 Page 37 of 42
SR_Admin_Report_Kiddie_Research
improvements consisting of an 8-foot wide planter strip, 8-foot wide sidewalk, and 2-
foot clear space behind the sidewalk would meet the objectives and safety, function,
appearance, environmental protection, and maintainability intended by the Code
requirements based on their engineering judgement. The modified frontage
improvements will require an approximate right-of-way dedication of 10-feet along the
subject property.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The applicant contends the modification will not be injurious to other
properties.
Staff concurs the modification will not be injurious to other properties. The proposed
modification will provide a planter strip where it is currently not existing along the
subject property and would be designed to tie-in to the abutting sidewalk.
d. Conforms to the intent and purpose of the Code.
Staff Comment: See comments under criterion ‘b’.
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: See comments under criterion ‘b’.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: See comments under criterion ‘c’.
21. Waiver Analysis: The applicant is requesting a waiver from RMC 4-9-250C in order to waive the
construction of street frontage improvements along Sunset Blvd NE and NE 12th St corner. The proposal
is compliant with the following street improvement waiver criteria, pursuant to RMC 4-9-250C.5, if all
conditions of approval are met. Therefore, staff is recommending approval of the requested waiver,
subject to conditions as noted below:
Compliance Modification Criteria and Analysis
N/A
a. Required street improvements will alter an existing wetlands or stream, or have a
negative impact on a shoreline’s area.
Staff Comment: Not applicable. The site is not located on or near wetlands, streams, or
shoreline area.
N/A
b. Existing steep topography would make required street improvements infeasible.
Staff Comment: Not applicable. The site does not contain steep slopes.
N/A
c. Required street improvements would have a negative impact on other properties,
such as restricting available access.
Staff Comment: Not applicable. The required street improvements would not have a
negative impact on other properties such as restricting available access.
N/A
d. There are no similar improvements in the vicinity and there is little likelihood that
the improvements will be needed or required in the next ten (10) years.
Staff Comment: Not applicable. The likelihood is high that the Sunset Blvd NE capital
improvement project will be constructed in the next ten years.
DocuSign Envelope ID: B9CD95BE-0D03-4BD5-96DA-BC68CF9205BC
City of Renton Department of Community & Economic Development
Kiddie Research Daycare
Administrative Report & Decision
LUA19-000129,SA-A
Report of October 1, 2019 Page 38 of 42
SR_Admin_Report_Kiddie_Research
Compliant if
condition of
approval is
met
e. In no case shall a waiver be granted unless it is shown that there will be no
detrimental effect on the public health, safety or welfare if the improvements are
not installed, and that the improvements are not needed for current or future
development.
Staff Comment: The subject property’s western frontage is located on Sunset Blvd. NE
where a planned capital improvement project is currently under design. Abutting the
subject property, the capital project would widen the ROW for a planted center median,
intersection enhancements, new traffic signals, and frontage improvements.
Considerable ROW along Sunset Blvd NE (between 11 and 20 feet) and the radius at the
intersection of NE 12th St (approximately 26 feet) would be required to construct the
improvements. The applicant has requested a waiver to construct the frontage
improvements and instead dedicate the frontage needed for the capital improvement
project as shown on the preliminary road, grading, and utility plan (Exhibit 7).
The Public Works Department Transportation Division has determined that construction
of these improvements at this intersection prior to the capital project would have a
detrimental effect on the public health, safety, and welfare of the multimodal users of
this street. Due to safety concerns from the Transportation Division, staff concurs that
granting the waiver will not have a detrimental effect on the public health, safety, or
welfare if the improvements are not installed, but instead should be installed as part of
the planned capital improvement project. As a condition of the waiver, staff
recommends as a condition of approval, the applicant dedicate right-of-way frontage
along the subject property’s Sunset Blvd NE and the intersection radius at NE 12th St in
accordance with the latest version of the NE Sunset Blvd (SR 900) Corridor
Improvements (TIP 20) capital improvement project. The right of way dedication shall
be finalized prior to temporary certificate of occupancy of the building.
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 15.
2. The subject site is located in the Center Village (CV) 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 16.
3. The proposed site plan complies with the Urban Design District ‘D’ Standards provided the applicant
complies with City Code and conditions of approval, see FOF 17.
4. The proposed site plan complies with the Site Plan Review decision criteria provided the project complies
with City Code and conditions of approval, see FOF 18.
5. The proposed site plan 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 18.
6. There are adequate public services and facilities to accommodate the proposed site plan provided the
project complies with all advisory notes and conditions of approval, see FOF 18.
7. The proposed street modification request complies with modification decision criteria provided the
applicant complies with City Code and conditions of approval, see FOF 19 and 20.
DocuSign Envelope ID: B9CD95BE-0D03-4BD5-96DA-BC68CF9205BC
City of Renton Department of Community & Economic Development
Kiddie Research Daycare
Administrative Report & Decision
LUA19-000129,SA-A
Report of October 1, 2019 Page 39 of 42
SR_Admin_Report_Kiddie_Research
8. The proposed frontage improvement waiver request complies with waiver of street improvements
decision criteria provided the applicant complies with City Code and conditions of approval, see FOF 21.
9. Key features which are integral to this project include a two story structure with panel cladding, colored
window shading, and second floor exterior open space patio area with visually appealing barrier. The
proposed building would contain wrapped glazing and chamfer at the subject property’s corner abutting
Sunset Blvd NE and NE 12th St that provides architectural interest at the intersection of these two arterial
streets. Parking for the new development would be covered and significantly shielded from view as it
located below the second floor with street visibility from the southeastern elevation. The buildings design
and conditions of approval ensure the main entrance on NE 12th St will be prominent and identifiable.
J. DECISION:
The Kiddie Research Daycare site plan, File No. LUA19-000129,SA-A, as depicted in Exhibit 2, is approved and is
subject to the following conditions:
1. The applicant shall submit a detailed landscaping plan with the civil construction permit application. The
detailed landscape plan shall include all applicable items listed in RMC 4-8-120D.12 including but not
limited to a detailed planting plan with location, size, spacing and names of retained and proposed
vegetation with an irrigation plan. The detailed landscaping plan shall be reviewed and approved by the
Current Planning Project Manager prior permit issuance.
2. The applicant shall replace the area noted as a temporary play area on the Sunset Blvd NE frontage with
the required 10-foot wide street frontage landscaping screen on the detailed landscaping plan
submitted with the civil construction permit application. The detailed landscaping plan shall be reviewed
and approved by the Current Planning Project Manager prior to permit issuance.
3. The applicant shall contact the Current Planning Project Manager prior to submitting the detailed
landscaping plan with the civil construction permit to identify the appropriate street tree species and
spacing for the NE 12th frontage improvements. Street tree species and spacing shall be reviewed and
approved by the Current Planning Project Manager prior to permit issuance.
4. The applicant shall provide species, location, and condition of all vegetation within the area along the
Sunset Blvd NE frontage that would be dedicated to the City on the detailed landscaping plan submitted
with the civil construction permit. Additionally, any remnant paved areas from the previous car wash
use within the dedicated area shall be removed and replaced with groundcover. No vegetation shall be
removed or altered within the dedicated street frontage without the approval of the Current Planning
Project Manager.
5. The applicant shall submit a revised site plan or floor plan with the building permit application that
identifies the location of at least two bicycle parking spaces meeting the requirements RMC 4-4-080F.11.
The revised site plan or floor plan shall be reviewed and approved by the Current Planning Project
Manager prior to permit issuance.
6. The applicant shall submit and receive approval for a modification related to the gate opening, vertical
clearance, and non-obstruction requirements for the refuse and recycling enclosure prior to submitting
civil construction and building permits for the proposal. As a component of the modification submittal
requirements, the applicant shall provide a written approval from the City’s contracted refuse and
recycling hauler to utilize the proposed layout and access. The approval shall identify how the hauler will
access the enclosure.
7. The applicant shall submit revised exterior elevations with the building permit application that provides
primary entry elements that are prominent and visible from the street. Elements may include but are
not limited to additional architectural articulation such as exterior cladding that differs in material
DocuSign Envelope ID: B9CD95BE-0D03-4BD5-96DA-BC68CF9205BC
City of Renton Department of Community & Economic Development
Kiddie Research Daycare
Administrative Report & Decision
LUA19-000129,SA-A
Report of October 1, 2019 Page 40 of 42
SR_Admin_Report_Kiddie_Research
and/or color from other portions of the building, pedestrian level lighting, and planters. The revised
elevations shall be reviewed and approved by the Current Planning Project Manager prior to permit
issuance.
8. The applicant submit revised elevations with the building permit application that provides weather
protection on all building entries at least 4.5-feet wide as measured perpendicular to the building. The
revised elevation shall be reviewed and approved by the Current Planning Project Manager prior to
permit issuance.
9. The applicant submit a revised landscaping plan sheet with the civil construction permit that provides an
all-weather surface such as concrete, pavers, or other walking surface approved the Current Planning
Project Manager for the pedestrian connection from NE 12th St. to the building’s entrance. The revised
sheet shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance.
10. The applicant shall submit revised civil and landscape sheets with the civil construction permit that
provides a minimum 5-foot wide pedestrian pathway perpendicular to the building between stalls 12
and 13 or another location as approved by the Current Planning Project Manager. The revised sheets
shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance.
11. The applicant shall incorporate ground and hanging planters or other architectural elements approved
by the Current Planning Project Manager near the building’s primary entry. Such elements shall be
shown on revised landscape plans submitted with the civil construction permit to be reviewed and
approved by the Current Planning Project Manager prior to permit issuance.
12. The applicant shall submit revised landscaping sheets with the civil construction permit that provides
exterior site furniture such as seating near the building’s primary entry. The revised sheets shall be
reviewed and approved by the Current Planning Project Manager prior to permit issuance.
13. The applicant shall submit revised elevation plans with the building permit application that provides
overhead weather protection for some of the outdoor pedestrian seating areas. The revised elevations
shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance.
14. The applicant shall submit revised elevation sheets with the building permit application that treats the
blank wall on the north elevation with articulation and/or art or other method approved by the Current
Planning Project Manager. The revised elevations shall be reviewed and approved by the Current
Planning Project Manager prior to permit issuance.
15. The applicant shall submit revised elevation sheets with the building permit application that provides
variation and architectural elements to the building’s roof lines that add visual interest. Elements may
include extended parapets, feature elements projecting above parapets, projected cornices, or other
element that meets the intent of the building roof line design standard as approved by the Current
Planning Project Manager. The revised elevations shall be reviewed and approved by the Current
Planning Project Manager prior to permit issuance.
16. The applicant shall submit a materials board with the building permit application that provides samples
of exterior cladding materials that are proposed on the building. The materials board shall be reviewed
and approved by the Current Planning Project Manager prior to permit issuance.
17. The applicant submit revised elevation plans with the building permit application that replaces the chain
link fencing barrier on the second floor exterior play area and replace with a higher quality material that
is consistent with the building design. Acceptable materials include cedar type fencing, glass or similar
transparent barrier, or other material approved by the Current Planning Project Manager. The revised
elevations shall be reviewed and approved by the Current Planning Project Manager prior to permit
issuance.
DocuSign Envelope ID: B9CD95BE-0D03-4BD5-96DA-BC68CF9205BC
City of Renton Department of Community & Economic Development
Kiddie Research Daycare
Administrative Report & Decision
LUA19-000129,SA-A
Report of October 1, 2019 Page 41 of 42
SR_Admin_Report_Kiddie_Research
18. The applicant shall submit a lighting plan with the building permit application that adequately provides
for public safety and creates visual interest to the building and site. Pedestrian scaled lighting shall be
provided at the primary entrance and accent lighting on building facades. The parking area shall also
contain adequate lighting to ensure safety and security. The lighting plan shall be reviewed and
approved by the Current Planning Project Manager prior to permit issuance.
19. The applicant shall coordinate with King County Metro prior to submitting construction permits to
identify any needed accommodations for the abutting transit stop on NE 12th St that need to occur
during construction of the site. Evidence of the coordination with King County Metro and the
accommodation(s) shall be shown on the civil construction permit plans to be reviewed and approved
by the Current Planning Project Manager prior to permit issuance.
20. The applicant shall submit a revised site plan with the building permit application that provides a note
that 12 parking spaces associated with the parking lift system shall be used by staff of the daycare
facility only. Associated cut-sheets of the lift system shall also be provided. The revised site plan shall be
reviewed and approved by the Current Planning Project Manager prior to permit issuance.
21. The applicant shall coordinate with the Renton Regional Fire Authority prior to submitting the building
permit application to ensure the required fire suppression system is provided for the covered parking
area associated with the stacked vehicle parking. Evidence of the coordination shall be provided to the
Current Planning Project Manager prior to permit issuance.
22. The applicant shall dedicate right-of-way frontage along the subject property’s Sunset Blvd NE and the
intersection radius at NE 12th St in accordance with the latest version of the NE Sunset Blvd (SR 900)
Corridor Improvements (TIP 20) capital improvement project. The right of way dedication shall be
finalized prior to temporary certificate of occupancy of the building.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer Henning, Planning Director Date
TRANSMITTED on October 1, 2019 to the Owner/Applicant/Contact:
Kidzresearch Gina Brooks
2023 Glennwood Ave NE
Renton, WA 98506
Kidzresearch@hotmail.com
Core Design, Inc
12100 195th St, Suite 300
Bothell, WA 98011
grb@coredesigninc.com
TRANSMITTED on October 1, 2019 to the Parties of Record:
Kathleen Ossenkop
3316 NE 12th St.
Renton, WA 98056
TRANSMITTED on October 1, 2019 to the following:
Chip Vincent, CED Administrator
DocuSign Envelope ID: B9CD95BE-0D03-4BD5-96DA-BC68CF9205BC
10/1/2019 | 10:13 AM PDT
City of Renton Department of Community & Economic Development
Kiddie Research Daycare
Administrative Report & Decision
LUA19-000129,SA-A
Report of October 1, 2019 Page 42 of 42
SR_Admin_Report_Kiddie_Research
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property Services
Vanessa Dolbee, Current Planning Manager
Rick Marshall, Fire Marshal
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the
decision date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing
Examiner on or before 5:00 PM on October 15, 2019. An appeal of the decision must be filed within the 14-
day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing
Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the
Hearing Examiner and additional information regarding the appeal process may be obtained from the City
Clerk’s Office, (425) 430-6510.
EXPIRATION: The Administrative Site Development Plan Review decision will expire two (2) years from the date
of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-200.
EXPIRATION: The two (2) Modification decisions will expire two (2) years from the date of decision. A single one
(1) year extension may be requested pursuant to RMC 4-9-250.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened
by the approval body. The approval body may modify his decision if material evidence not readily discoverable
prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal
within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications
may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals
to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing
through the Hearing Examiner. All communications are public record and this permits all interested parties to
know the contents of the communication and would allow them to openly rebut the evidence in writing. Any
violation of this doctrine could result in the invalidation of the appeal by the Court.
DocuSign Envelope ID: B9CD95BE-0D03-4BD5-96DA-BC68CF9205BC
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Kiddie Research Daycare
Land Use File Number:
LUA19-000129,SA-A
Date of Report
October 1, 2019
Staff Contact
Matt Herrera
Senior Planner
Project Contact/Applicant
Gina Brooks, Core Design
12100 195th St, Suite 300
Bothell, WA 98011
Project Location
3123 Sunset Blvd NE
The following exhibits are included with the ERC report:
Exhibits 1-15 Environmental Review Committee Memo and Exhibits
Exhibit 16: Public Comment and City Response
Exhibit 17: Sunset Area Planned Action Ordinance (Ord. 5813)
Exhibit 18: Sunset Area Final Environmental Impact Statement
Exhibit 19: Justification for Parking Modification
DocuSign Envelope ID: B9CD95BE-0D03-4BD5-96DA-BC68CF9205BC
3316N.E.I2thStreetRenton,WA98056June20,2019MattHerrera,SeniorPlannerCED-PlanningDivisionI055SouthGradyWayRenton,WA98057DearMr.HerreraProjectName/Number:PRI9-000253KiddieResearchDaycare/LUAI9-000129ThereareFOURseriousproblemsassociatedwiththisapplication1)InadequatePARKINGTheresidentialstreet—MonroeAve.N.E.EastofDaycarehasahistoryofMultipleparkingviolationsduetohighvolumeofadultslivinginsinglefamilyResidentialareaTheCityofRentonapparentlyhasapprovedalargeresidentialandretailstructurewhereonSunsetBlvd.intersectswithMonroeAvenueN.E.withinadequateparkingtoservesite.TheroadbedonWestsideofMonroeAve.N.E.issinkingduetovolumesofvehicles;pickuptrucks,constructiontrucks,garbagetrucks.Thissiteisusedforguestparkingandfor“U”turnapproachtoN.E.12thStreet.Thesinglefamilyresidenceat1204MonroeAve.N.E.violatedcodeswhenanapartmentwasbuiltontopofagarage.Therenterofthegarageapartmentparksinthegaragedriveway.Therenterofthe1204MonroeAve.NE.ramblerparks3vehiclesandabusinessvanonMonroeAve.N.E.plusparkinganadditionalpickuptruckonN.E.12thStreetThesinglefamilyresidenceat1209MonroeAve.N.E.convertedstructureto4bedroomsandtwobathrooms2yearsagoundernewownershipofUsmanRizvi.Thisstructureisnowanadultroominghousewithmultiplevehiclesliningdrivewaywith2-4vehiclesandliningtheWestsideofMonroeAve.N.E.with2-3vehiclesoftenencroachingonthedrivewayofnextdoorsinglefamilyresidenceespeciallyonweekends.Theshoulderroadbedinthisareaisbeginningtosinkwithrutting.2)TRAFFICCONGESTIONonN.E.12thStreeta)TrafficbacksupinthisareaasitapproachesMcKnightMiddleSchool3blocksWestofDaycaresite—carsandschoolbusses.b)AMetroBusSTOPonN.E.12thStreetiscurrentlylocatedattheDaycaresite.c)WalgreenPharmacytrafficentersN.E.12thSt.alsoatDaycaresite.EXHIBIT 16RECEIVED06/25/2019 jcisnerosPLANNING DIVISIONDocuSign Envelope ID: B9CD95BE-0D03-4BD5-96DA-BC68CF9205BC
CityofRentonPlanningPageTwod)TrafficflowsNorthonMonroeAve.NEfromRentonVocationalCollegetoN.E.12thStreet.The‘T”intersectiononN.E.l2tnStreetsplitstrafficinaWestDirectionoraEastDirection.TrafficflowingWestpassesproposedDaycaresite.e)TrafficflowsoutofSirCedric(45Units)ApartmentParkingLotontoN.E.12thStreetpassesproposedDaycaresite.3)SPEEDviolationsonN.E.12thStreetleadingtoTHREEcarrearendaccidentsWhereN.E.12thStreetintersectswithMonroeAveNE—ONEBLOCKfromproposedDaycare.The12thStreethillviolatesvisibilityfordriversspeedingintointersection.ThisallowsforrearendcollisionstooccurastrafficapproachesproposedDaycaresite.4)CHILDHOODSAFETYa)ThetrafficcongestionandspeedsinthisareamakesforanUNSAFElocationforaDaycare.b)NearthisproposedDaycaresitePugetSoundEnergyisseekingapermitfromtheCityofRentontolocatehighvoltage230KVpowerlineswhichemitaCoronaandanelectromagneticfieldsomepediatriciansbelievetobeharmfultochildren.Inclosing,mightIsuggestamoreacceptablesite,thesiteofthepriorRentonHighlandsLibrary,locatedonN.E.12thStreetoneblockEastofMcKnightMiddleSchool.Thissiteisperfectforchildrenandservedchildrenoftheareaformanyyears.Sincerely,KathleenOssenkopRetiredRegisteredNurseRetiredEmergencyRoomRN.RetiredSchoolNurseRetiredVeteransAdministrationR.N.ClinicalResearchDocuSign Envelope ID: B9CD95BE-0D03-4BD5-96DA-BC68CF9205BC
September 25, 2019
Ms. Katheen Ossenkop
3316 NE 12th St.
Renton, WA 98056
SUBJECT: LUA19-000129 Kiddie Research Daycare Public Comment Letter
Dear Ms. Ossenkop:
Thank you for your comment letter regarding the above-reference land use application. The subject property is
located at 3123 Sunset Blvd NE and zoned Center Village (CV). The CV zone allows daycare uses outright if the
proposal meets the City’s development standards. The site is also located within the boundaries of the Sunset
Planned Action Area. The Planned Action Area underwent a programmatic review of potential environmental
impacts and an Environmental Impact Statement (EIS) was issued in 2011.
To paraphrase your comment letter, four concerns were raised for which I have provided general responses
below each bulleted concern. The forthcoming administrative report and land use decision will provide
additional analysis on the project. As a party of record you will receive this report and decision.
Inadequate Parking
The applicant has provided 20 parking spaces for the daycare facility. The Renton Municipal Code requires the
applicant to provide one (1) parking space per employee and two (2) drop/off pick up spaces for each 25 clients
of the program. The applicant has identified 12 employees for the facility leaving eight (8) spaces for pick/up
drop off. As proposed, the parking lot provides the required parking for the use.
Traffic Congestion on NE 12th St
The applicant submitted a Transportation Impact Analysis prepared by a licensed professional traffic engineer
that provided data on the neighborhood’s existing traffic and the traffic that would added with the construction
of the daycare facility. The analysis indicated the traffic generated by the project would not cause failures to the
existing intersections and the impact fees and street frontage improvements as part of the project would
adequately mitigate the additional traffic. Additionally, King County Metro is aware of the proposal and
potential impacts to the existing bus stop adjacent to the property. The applicant will be required to coordinate
with the agency when construction is underway to ensure the stop is not unduly impacted during construction.
Speed violations and collisions on NE 12th St.
The Transportation Impact Analysis indicated an average of afive (5) collisions per year at the intersection of
Sunset Blvd NE and NE 12th St. The analysis did not find that any mitigation would be necessary at the property’s
driveway related to site distance issues or other collision related data.
DocuSign Envelope ID: B9CD95BE-0D03-4BD5-96DA-BC68CF9205BC
Childhood Safety
The Transportation Impact Analysis and City Public Works Transportation Division did not identify any safety
concerns related to conducting this use at this location. Potential future Puget Sound Energy transmission lines
associated with Energize Eastside are outside of the scope of this review. The former Renton Highlands Library is
now owned by the Renton Housing Authority and has been permitted as a new multi-service center and will not
be used as a private daycare facility.
Closing
Thank you for your comments related to this land use application. As you have provided written comment, you
are a party of record to the application and will receive the forthcoming report and decision. Please feel free to
contact me should you have questions related to the application at 425.430.6593 or mherrera@rentonwa.gov.
Sincerely,
Matt Herrera, AICP
Senior Planner
DocuSign Envelope ID: B9CD95BE-0D03-4BD5-96DA-BC68CF9205BC
CITY OF RENTON, WASHINGTON
ORDINANCE NO. 5813
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING
ORDINANCE NOS. 5610 AND 5740, ADDING FIVE PARCELS AND
REDISTRIBUTING, BUT NOT INCREASING, THE TOTAL NUMBER OF HOUSING
UNITS IN THE SUNSET TERRACE REDEVELOPMENT AREA, AND REVISING A
PLANNED ACTION DESIGNATED FOR THE SUNSET AREA PURSUANT TO THE
STATE ENVIRONMENTAL POLICY ACT(SEPA).
THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DOES ORDAIN AS
FOLLOWS:
SECTION I. Findin s. The Council finds as follows:
A. The City is subject to the requirements of the Growth Management Act, RCW
36.70A ("GMA") and is located within an Urban Growth Area;
B. The City has adopted a Comprehensive Plan complying with the GMA, and has
amended the Comprehensive Plan to address transportation improvements and capital
facilities specific to the Sunset Area;
C. The City has adopted a Community Investment Strategy, development
regulations, and design guidelines specific to the Sunset Area, as designated in Attachment A,
which will guide growth and revitalization of the area, including the Sunset Terrace public
housing redevelopment area identified in Attachment C;
D. The City has prepared an Environmental Impact Statement (EIS) for the Sunset
Area, supplemented by addenda, that addresses the probable significant environmental
impacts associated with the location, type, and amount of development anticipated in the
Planned Action area;
1
DocuSign Envelope ID: B9CD95BE-0D03-4BD5-96DA-BC68CF9205BC
SUNSET AREA COMMUNITY PLANNED ACTION
FINAL NEPA/SEPA ENVIRONMENTAL IMPACT STATEMENT • VOLUME 1 • APRIL 2011
Issued by:
City of Renton
NEPA Responsible Entity and
SEPA Lead Agency
Prepared in partnership with:
Renton Housing AuthorityRenton Housing Authority
Entire Document
Available Upon
Request
EXHIBIT 18
DocuSign Envelope ID: B9CD95BE-0D03-4BD5-96DA-BC68CF9205BC
June 7, 2019
Mr. Matt Herrera
City of Renton, Senior Planner
1055 S. Grady Way
Renton WA, 98057
RE: Sunset Daycare (Kiddie Research) 3123 NE Sunset Blvd., Renton, WA 98056
Parcel #042305-9155
Subject: Kiddie Research Daycare Center, Renton, WA
Modification Request – Frontage Improvements
Dear Mr. Herrera:
The Kiddie Research Daycare Center development is seeking a modification to the City standards for the
surface parking requirements. This modification request asks for modification of the following code
requirements:
RMC 4-4.080f.10d
DESCRIPTION OF MODIFICATION REQUESTED
The subject site is composed of one parcel (#0423059155) addressed 3123 NE Sunset Boulevard. The site
is bordered by NE Sunset Boulevard to the west and NE 12th Street to the south. Proposed development of
the property will include the construction of a building and parking which will accommodate and house a
daycare center. Access will be via NE 12th Street.
The proposed parking area is accessed from NE 12th Street and provides parking for 20 vehicles total in the
following configuration: 14 vehicles on grade and 6 vehicles on lift mechanisms. (see the drawings for the
locations and the attached product spec. sheet for the lifts mechanism.) The parking spaces with the lift
mechanism will be designated for the owners/ operators and employees only and NOT for the public or
clients. Additionally, an agreement with a neighboring property is in process that will allow for overflow
parking at the neighbor’s property.
MODIFICATION PROCEDURES PER RMC 4-9-250.D.2
Whenever there are practical difficulties involved in carrying out the provisions of this Title, the
Department Administrator may grant modifications for individual cases provided he/she shall first find that
a specific reason makes the strict letter of this Code impractical, that the intent and purpose of the
governing land use designation of the Comprehensive Plan is met and that the modification is in conformity
with the intent and purpose of this Code, and that such modification:
EXHIBIT 19
RECEIVED
06/10/2019 mherrera
PLANNING DIVISION
DocuSign Envelope ID: B9CD95BE-0D03-4BD5-96DA-BC68CF9205BC
Substantially implements the policy direction of the policies and objectives of the Comprehensive
Plan Land Use Element and the Community Design Element and the proposed modification is the
minimum adjustment necessary to implement these policies and objectives;
Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by the Code requirements, based upon sound engineering judgment;
Will not be injurious to other property(ies) in the vicinity;
Conforms to the intent and purpose of the Code;
Can be shown to be justified and required for the use and situation intended; and
Will not create adverse impacts to other property(ies) in the vicinity.
The subject modifications achieve these criteria as delineated below.
The owner will take full responsibility for the use and operation of the parking area.
Meets the objectives and conforms to the intent and purpose of the code.
This deviation does not affect surrounding properties.
Based on the above discussion, the requested modifications, as listed above, are reasonable and approval is
requested.
Sincerely,
Marc Clemenceau Bailly, AIA
DocuSign Envelope ID: B9CD95BE-0D03-4BD5-96DA-BC68CF9205BC
3/19/2019 Dannmar D-7 7,000 lb. Vehicle 4-Post Lift-1375643 - The Home Depot
https://www.homedepot.com/p/Dannmar-D-7-7-000-lb-Vehicle-4-Post-Lift-1375643/204163596?cm_mmc=Shopping%7CG%7CHC%7CD25T%7C25-31_GARAGE/AUTOMOTIVE%7CNA%7CNA%7C71…1/4
Home Automotive Shop Equipment Car Lifts ///
Model # 1375643 Internet #204163596
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Questions & Answers (4) Write a Review
Dannmar
D-7 7,000 lb. Vehicle 4-Post Lift
Includes detachable drive-up ramps
ALI Certified
Requires fork lift to off load
$2599 00
Quantity -+
(5)
/pallet(unit load)
1
Pick Up In Store
This product isn't currently sold in stores
We'll Deliver It to You
Add to Cart
Free Delivery
DocuSign Envelope ID: B9CD95BE-0D03-4BD5-96DA-BC68CF9205BC
3/19/2019 Dannmar D-7 7,000 lb. Vehicle 4-Post Lift-1375643 - The Home Depot
https://www.homedepot.com/p/Dannmar-D-7-7-000-lb-Vehicle-4-Post-Lift-1375643/204163596?cm_mmc=Shopping%7CG%7CHC%7CD25T%7C25-31_GARAGE/AUTOMOTIVE%7CNA%7CNA%7C71…2/4
Expect it
March 26 - April 3
Delivery Options
Or buy now with
We're unable to ship this item to:
AK, GU, HI, PR, VI
Easy returns in store and online
Learn about our return policy
Product Overview
This D-7 four-post lift is ideal for any home garage or shop. Accommodating up to 7,000 lbs., it includes detachable drive-up
ramps and four vertical supports. There are spring-loaded locks on each column and a single safety lock release handle.
Typically used for parking or storage, this durable lift can stack two cars in one spot and features a free-standing design. This
lift is great for hobbyists and car collectors.
Free standing design
Detachable drive-up ramps
Single safety lock release handle
Single hydraulic cylinder underneath runway
Spring-loaded safety locks on each column
Self-Lubricating bearings and cable sleeves
Runways include rail kit for optional accessories
Runways include rail kit for optional accessories
.
Click here for more information on Electronic Recycling Programs
Info & Guides
Full Product Manual
You will need Adobe® Acrobat® Reader to view PDF documents. Download a free
copy from the Adobe Web site.
Dimensions
Specifications
Product Depth (in.)
162
Product Height (in.)
27
DocuSign Envelope ID: B9CD95BE-0D03-4BD5-96DA-BC68CF9205BC
3/19/2019 Dannmar D-7 7,000 lb. Vehicle 4-Post Lift-1375643 - The Home Depot
https://www.homedepot.com/p/Dannmar-D-7-7-000-lb-Vehicle-4-Post-Lift-1375643/204163596?cm_mmc=Shopping%7CG%7CHC%7CD25T%7C25-31_GARAGE/AUTOMOTIVE%7CNA%7CNA%7C71…3/4
Details
Warranty / Certifications
How can we improve our product information? Provide feedback.
Product Width (in.)
22
Automotive Features
No Additional Features
Automotive Part Type
4 Post Lift
General Part Type
4 Post Lift
Maximum lift height (in.)
72.5
Number of Vertical Supports
4
Product Weight (lb.)
1550.000lb
Returnable
90-Day
Weight Capacity (lb.)
7000.000
Manufacturer Warranty
1 year parts no labor.
DocuSign Envelope ID: B9CD95BE-0D03-4BD5-96DA-BC68CF9205BC
3/19/2019 Dannmar D-7 7,000 lb. Vehicle 4-Post Lift-1375643 - The Home Depot
https://www.homedepot.com/p/Dannmar-D-7-7-000-lb-Vehicle-4-Post-Lift-1375643/204163596?cm_mmc=Shopping%7CG%7CHC%7CD25T%7C25-31_GARAGE/AUTOMOTIVE%7CNA%7CNA%7C71…1/4
Home Automotive Shop Equipment Car Lifts ///
Model # 1375643 Internet #204163596
Share Save to Favorites Print
Questions & Answers (4) Write a Review
Dannmar
D-7 7,000 lb. Vehicle 4-Post Lift
Includes detachable drive-up ramps
ALI Certified
Requires fork lift to off load
$2599 00
Quantity -+
(5)
/pallet(unit load)
1
Pick Up In Store
This product isn't currently sold in stores
We'll Deliver It to You
Add to Cart
Free Delivery
DocuSign Envelope ID: B9CD95BE-0D03-4BD5-96DA-BC68CF9205BC
3/19/2019 Dannmar D-7 7,000 lb. Vehicle 4-Post Lift-1375643 - The Home Depot
https://www.homedepot.com/p/Dannmar-D-7-7-000-lb-Vehicle-4-Post-Lift-1375643/204163596?cm_mmc=Shopping%7CG%7CHC%7CD25T%7C25-31_GARAGE/AUTOMOTIVE%7CNA%7CNA%7C71…2/4
Expect it
March 26 - April 3
Delivery Options
Or buy now with
We're unable to ship this item to:
AK, GU, HI, PR, VI
Easy returns in store and online
Learn about our return policy
Product Overview
This D-7 four-post lift is ideal for any home garage or shop. Accommodating up to 7,000 lbs., it includes detachable drive-up
ramps and four vertical supports. There are spring-loaded locks on each column and a single safety lock release handle.
Typically used for parking or storage, this durable lift can stack two cars in one spot and features a free-standing design. This
lift is great for hobbyists and car collectors.
Free standing design
Detachable drive-up ramps
Single safety lock release handle
Single hydraulic cylinder underneath runway
Spring-loaded safety locks on each column
Self-Lubricating bearings and cable sleeves
Runways include rail kit for optional accessories
Runways include rail kit for optional accessories
.
Click here for more information on Electronic Recycling Programs
Info & Guides
Full Product Manual
You will need Adobe® Acrobat® Reader to view PDF documents. Download a free
copy from the Adobe Web site.
Dimensions
Specifications
Product Depth (in.)
162
Product Height (in.)
27
DocuSign Envelope ID: B9CD95BE-0D03-4BD5-96DA-BC68CF9205BC
3/19/2019 Dannmar D-7 7,000 lb. Vehicle 4-Post Lift-1375643 - The Home Depot
https://www.homedepot.com/p/Dannmar-D-7-7-000-lb-Vehicle-4-Post-Lift-1375643/204163596?cm_mmc=Shopping%7CG%7CHC%7CD25T%7C25-31_GARAGE/AUTOMOTIVE%7CNA%7CNA%7C71…3/4
Details
Warranty / Certifications
How can we improve our product information? Provide feedback.
Product Width (in.)
22
Automotive Features
No Additional Features
Automotive Part Type
4 Post Lift
General Part Type
4 Post Lift
Maximum lift height (in.)
72.5
Number of Vertical Supports
4
Product Weight (lb.)
1550.000lb
Returnable
90-Day
Weight Capacity (lb.)
7000.000
Manufacturer Warranty
1 year parts no labor.
DocuSign Envelope ID: B9CD95BE-0D03-4BD5-96DA-BC68CF9205BC
3/19/2019 Dannmar D-7 7,000 lb. Vehicle 4-Post Lift-1375643 - The Home Depot
https://www.homedepot.com/p/Dannmar-D-7-7-000-lb-Vehicle-4-Post-Lift-1375643/204163596?cm_mmc=Shopping%7CG%7CHC%7CD25T%7C25-31_GARAGE/AUTOMOTIVE%7CNA%7CNA%7C71…4/4
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