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HomeMy WebLinkAboutSR_HEX_Report_K-12 Public Charter School_191014_v4_FINALDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map SR_K-12 Public Charter School_Report_HEX_191014_v4_FINAL A. REPORT TO THE HEARING EXAMINER Hearing Date: October 22, 2019 Project File Number: PR19-000287 Project Name: K-12 Public Charter School Land Use File Number: LUA19-000035, ECF, CU-H, SH Project Manager: Alex Morganroth, Associate Planner Owner: MBA Cascade Plaza LLC, 7420 SW 24th St, Ste 4, Mercer Island, WA 98040 Applicant/Contact: Anna Johnson, Washington Charter School Development, 107 Spring St, Suite 4025, Seattle, WA 98104 Project Location: 17060 116th Ave SE Project Summary: The applicant, Washington Charter School Development (WCSD), is requesting a Hearing Examiner Conditional Use Permit, Site Plan Review, and Environmental (SEPA) Review to convert a vacant grocery store (former QFC) within the Cascade Village Shopping Center to a K – 12th grade Public Charter School. The 40,664 square foot building is located at 17060 116th Ave SE. The parcel is approximately 13.6 acres (APN 2823059009). The site is zoned Commercial Arterial (CA) and is located in the Urban District D Overlay. The applicant proposes to provide 60 parking spaces in the existing parking lot and convert several existing parking spaces (and some landscape areas) to bus loading and outdoor sport courts. The school would serve approximately 525 students. The school day would start at 8:00 am (Monday – Friday) and end at 3:30 pm. School clubs and tutoring may start as early as 7:00 am and end as late as 5:00pm (Monday – Thursday). The school seeks to occupy the existing structure by fall of 2020. Renovations would include interior tenant improvements, seismic upgrades, new mechanical and electrical systems, envelope improvements, landscaping and overall site improvements. The size of the building would not increase as a result of the project. Approximately 2,300 sq. ft. of replaced impervious surface is proposed. No critical areas are present on the project site. The applicant submitted a Drainage Report, Geotechnical Report, Traffic Study, and SEPA Checklist. Site Area: 13.6 ac Building Location City of Renton Department of Community & Economic Development K-12 Public Charter School Staff Report to the Hearing Examiner LUA19-000035, ECF, CU-H, SH Report of October 22, 2019 Page 2 of 21 SR_K-12 Public Charter School_Report_HEX_191014_v4_FINAL B. EXHIBITS: Exhibits 1-9: As shown in the Environmental Review Committee (ERC) Report Exhibit 10 Staff Report to the Hearing Examiner Exhibit 11 Transportation Concurrency Memo (dated October 10, 2019) C. GENERAL INFORMATION: 1. Owner(s) of Record: MBA Cascade Plaza LLC, 7420 SW 24th St, Ste 4, Mercer Island, WA 98040 2. Zoning Classification: Commercial Arterial (CA) Urban District D Overlay 3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU) 4. Existing Site Use: Vacant (previously a QFC Grocery) 5. Critical Areas: None 6. Neighborhood Characteristics: a. North: Single-family Residential, Residential - 6 du/ac (R-6) b. East: Single-family Residential, Residential - 6 du/ac (R-6) c. South: Multifamily Apartments, Residential Multifamily (RMF) d. West: Single-family and Multifamily Residential, Residential – 14 du/ac (R-14) 7. Site Area: 13.6 ac 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 Benson Hill Annexation N/A 5327 03/01/2008 Lot Line Adjustment LUA17-000788 N/A 11/03/2017 Conditional Use Permit LUA15-000388 N/A 08/04/2015 Tier 2 Temporary Use Permit LUA14-001625 N/A 01/20/2015 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service will be provided by the Soos Creek Water and Sewer District. b. Sewer: Sewer service is provided by the Soos Creek Water and Sewer District. City of Renton Department of Community & Economic Development K-12 Public Charter School Staff Report to the Hearing Examiner LUA19-000035, ECF, CU-H, SH Report of October 22, 2019 Page 3 of 21 SR_K-12 Public Charter School_Report_HEX_191014_v4_FINAL c. Surface/Storm Water: There is an existing storm drainage system in 116th Avenue SE. The existing property contains stormwater conveyance facilities. It is unknown if the existing site contains any stormwater flow control facilities. 2. Streets: 116th Avenue SE is a Minor Arterial Street with an existing right of way (ROW) width of 60 feet as measured using the King County Assessor’s Map. The existing roadway section consists of 44 feet of pavement (two 11-foot lanes, one 12-foot center turn lane, and two 5-foot bike lanes) with 0.5-foot curb and gutter and a 5-foot sidewalk on both sides of the roadway. 3. Fire Protection: Renton Regional Fire Authority (RRFA) F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-060: Zoning Use Table – Uses Allowed in the Zoning Designations c. Section 4-2-120: Commercial Standards 2. Chapter 4 City-Wide Property Development Standards 3. Chapter 6 Street Standards 4. Chapter 9 Permits – Specific a. RMC 4-9-030: Conditional Use Permit b. MRC 4-9-070: Environmental Review Procedures c. RMC 4-9-200: Master Plan and Site Plan Review 5. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on August 7, 2019 and determined the application complete on the same day. The project complies with the 120- day review period. 2. The project site is located at 17060 116th Ave SE. 3. The project site is currently developed with various retail and services across two different buildings, as well as a third vacant building (location of proposed school). 4. Access to the site would be provided via two existing driveways off of 116th Ave SE. 5. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use designation. 6. The site is located within the Commercial Arterial (CA) zoning classification and within Urban Design District D. City of Renton Department of Community & Economic Development K-12 Public Charter School Staff Report to the Hearing Examiner LUA19-000035, ECF, CU-H, SH Report of October 22, 2019 Page 4 of 21 SR_K-12 Public Charter School_Report_HEX_191014_v4_FINAL 7. There are approximately 25 trees located on-site, of which the applicant is proposing to retain a total of 15 trees. 8. No critical areas are mapped on the site. 9. Less than 100 cubic yards of material would be cut or fill is proposed on-site. 10. The applicant is proposing to begin construction in the spring of 2020 and end in the fall of 2020. 11. No public or agency comments were received. 12. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on September 23, 2019 the Environmental Review Committee issued a Determination of Non-Significance - Mitigated (DNS-M) for the K-12 Charter School project (Exhibit 11). The DNS-M included two mitigation measures. A 14-day appeal period commenced on September 27, 2019 and ended on October 11, 2019. No appeals of the threshold determination have been filed as of the date of this report. 13. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non-Significance – Mitigated: 1. The applicant shall conduct a security survey of the site with a Renton Police Crime Prevention Representative prior to the issuance of the certificate of occupancy. 2. The applicant shall submit a traffic management plan with the civil construction permit application for review and approval by the Public Works Plan Reviewer. 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 MD designation is to allow a variety of single-family and multi-family development types, with continuity created through the application of design guidelines, the organization of roadways, sidewalks, public spaces, and the placement of community gathering places and civic amenities. The proposal is compliant with the following development standards if all conditions of approval are met: Compliance Comprehensive Plan Analysis  Policy L-34: Ensure buildings, roads, and other features are located on less sensitive portions of a site when sensitive areas are present.   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. 16. Zoning Development Standard Compliance: The purpose of the Commercial Arterial Zone (CA) is to evolve from “strip commercial” linear business districts to business areas characterized by enhanced site planning and pedestrian orientation, incorporating efficient parking lot design, coordinated access, amenities and boulevard treatment with greater densities. The CA Zone provides for a wide variety of retail sales, services, and other commercial activities along high-volume traffic corridors. Residential uses may be integrated into the zone through mixed-use buildings. The zone includes the designated Automall District. The City of Renton Department of Community & Economic Development K-12 Public Charter School Staff Report to the Hearing Examiner LUA19-000035, ECF, CU-H, SH Report of October 22, 2019 Page 5 of 21 SR_K-12 Public Charter School_Report_HEX_191014_v4_FINAL proposal is compliant with the following development standards, as outlined in RMC 4-2-120A, if all conditions of approval are met: Compliance CA Zone Development Standards and Analysis Compliant if CUP Issued, See FOF 19 Use: K-12 Educational Institutions are a permitted use in the CA zone with an approved Hearing Examiner Conditional Use Permit. Staff Comment: The applicant is proposing a K-12 Public Charter School (K-12 Educational Institutional) with approximately 525 students. The applicant is seeking approval of a Conditional Use Permit in order to allow for the school to operate on the site. N/A Density: The minimum density required in the CA zone is 10.0 dwelling units per net acre. The maximum density permitted is 60 dwelling units per net acre in the City Center and Highlands Community Planning Areas and 30 dwelling units per net acre in the East Plateau and Kennydale Community Planning Areas. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. Staff Comment: No new residential units are proposed as a part of the project.  Lot Dimensions: The minimum lot size required in the CA zone is 5,000 sq. ft. There are no minimum lot width or depth requirements. Staff Comment: The existing legal lot is approximately 592,416 sq. ft. and is in conformance with the lot dimensional requirements of the CA zone.  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 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. The maximum secondary front yard setback is 20 ft. 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 applicant has not proposed any changes to the footprint of the existing building. The existing building is setback approximately 355 feet to the east, approximately 20 feet to the south, approximately 304 feet to the west (116th Ave SE), and approximately 362 feet to the north. No additions to the existing building are proposed. Therefore the existing building is in conformance with all setbacks requirements of the CA zone.  Building Standards: The CA 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 building is mixed use. Staff Comment: According to the site plan submitted with the application, the building coverage for the proposed project would be approximately 11% (65,165 sq. ft./593,653 sq. ft.). The maximum height of the building after the proposed facade improvements are completed would be approximately 28 feet tall. As proposed, the project complies with the height and building coverage requirements for the CA zone. Compliance with the height would be verified at the time of building permit review. City of Renton Department of Community & Economic Development K-12 Public Charter School Staff Report to the Hearing Examiner LUA19-000035, ECF, CU-H, SH Report of October 22, 2019 Page 6 of 21 SR_K-12 Public Charter School_Report_HEX_191014_v4_FINAL  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. All parking lots shall have perimeter landscaping as follows: Such landscaping shall be at least ten feet (10') in width as measured from the street right-of-way. Standards for planting shall be as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi- family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows: Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking space, and 100 or more spaces shall provide 35 sf of landscaping per parking space. Perimeter parking lot landscaping shall be at least 10 feet in width, interior parking lot landscaped areas shall have a minimum width of 5 feet. Staff Comment: Per RMC 4-4-070, changes in the use of a property or remodel of a structure requiring improvements equal to or greater than fifty percent (50%) of the assessed property valuation are exempt from landscaping requirements. However, due to the scale of the project, location in an Urban Design District, and proximity to residential uses, the applicant has proposed a significant increase in the amount of landscaping on the site near the proposed school. A preliminary landscape plan prepared by Karen Klest Landscape Architects was submitted with the application. The applicant has proposed the installation of new landscaping in the parking lot, along the front of the building, near the playground area proposed on the east side of the property. Staff has completed additional analysis of the landscaping plan in the context of the site plan review and conditional use permit review below under FOF 18 and 19. Compliant if Condition of Approval is Met Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4- 4-130) require the retention of 10 percent of trees in a commercial development. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; and significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. City of Renton Department of Community & Economic Development K-12 Public Charter School Staff Report to the Hearing Examiner LUA19-000035, ECF, CU-H, SH Report of October 22, 2019 Page 7 of 21 SR_K-12 Public Charter School_Report_HEX_191014_v4_FINAL Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. Staff Comment: In the project narrative submitted with the application, the applicant states that no trees would be removed as part of the proposed site improvements. However, the landscape plan submitted with the application (Exhibit 5) indicates that trees to the east of the parking lot would need to be removed in order to accommodate the new landscaping proposed for the site. Based on a site visit by staff and images taken from the most recent Google Streetview, the majority of trees with the potential for removal (approximately 10) are under six inches in diameter and are therefore not classified as significant trees. In order to ensure that the proposal complies with the tree retention standards, staff recommends as a condition of approval that the applicant submit a tree retention plan that demonstrates compliance with the tree retention requirements for the CA zone. The tree retention plan shall be submitted with the Construction Permit application and would be subject to review and approval by the Current Planning Project Manager.  Vehicular Access: A connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting CA lots without the need to use a street. Access may comprise the aisle between rows of parking stalls, but is not allowed between a building and a public street. Staff Comment: The existing site, Cascade Village Shopping Center, currently utilizes multiple internal vehicular connections, ingress/egress points, and connections to the adjacent CA zoned parcels to the south of the site. The applicant has not proposed any changes to any connections or site access points. The existing drive aisle layout and connections to adjacent properties allow for the smooth flow of vehicular traffic and reduces the need to re-enter the street (116th Ave SE) when travelling between businesses within the Cascade Village Shopping Center site. Therefore, the existing vehicular connections on the site provide effective vehicular access to both the subject site and surrounding CA-zoned parcels.  Parking: For shopping centers, parking regulations require that a minimum of 2.5 spaces per 1,000 sq. ft. and maximum of 5 per 1,000 sq. ft. is provided. Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8 ½ feet by 16 feet. Staff Comment: The applicant has proposed a total of 65 parking spaces including 13 compact parking stalls and 52 standards parking stalls. According to the parking standards in RMC 4-4-080, the entire shopping center would be required to provide a minimum of 265 stalls and a maximum of 530 stalls. The total number of stalls in the Cascade Village Shopping Center is approximately 430 and is therefore compliant with the parking standards for shopping centers in the CA zone. Since the applicant is utilizing less than ten (10%) of the total parking available on the site, and makes up approximately one-third of the total building area, staff does not City of Renton Department of Community & Economic Development K-12 Public Charter School Staff Report to the Hearing Examiner LUA19-000035, ECF, CU-H, SH Report of October 22, 2019 Page 8 of 21 SR_K-12 Public Charter School_Report_HEX_191014_v4_FINAL anticipate any type of parking shortages for the other businesses within the shopping center. Compliance not yet demonstrated 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: An existing six (6’) foot tall chain-link fence is located on the east side of the project site between the shopping center site and the adjacent multifamily residential uses. The site plan shows additional fencing proposed around the outdoor play area, but does not indicate the type or height of the fence. Therefore, the applicant shall demonstrate compliance with the fence requirements at the time of building permit submittal. 17. Design District Review: The project site is located within Design District ‘D’. Due to the scope of the project, which primarily involves improvements to the building façade and does not involve an expansion of the building or significant site improvements, the proposal was only evaluated against sections of the Design District D Standards applicable to the project. 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 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. Compliant if Condition of Approval is Met Standard: All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). Staff Comment: The existing building is currently vacant and was previously occupied by a chain grocery store. As is typical for grocery stores, a very small number of windows are located on street-facing facades and little to no façade articulation is present, creating a “blank wall” look with little visual interest. The applicant has proposed a number of façade improvements including a new pedestrian scale awning, new paint, the installation of roof monitors for additional light, and new glazing (both windows and doors). The applicant has also proposed new trees and benches near the building that help break-ups the monotonous façade of the north and east sides building evaluations and create a sense of pedestrian scale around the building. Although the applicant has provided enough design elements on the bottom half of the building to help break up the blank building façade and provide visual interest, the top half of the City of Renton Department of Community & Economic Development K-12 Public Charter School Staff Report to the Hearing Examiner LUA19-000035, ECF, CU-H, SH Report of October 22, 2019 Page 9 of 21 SR_K-12 Public Charter School_Report_HEX_191014_v4_FINAL building above the windows remains lacking in design elements. Therefore, staff recommends as a condition of approval that the applicant add additional three- dimensional design elements (i.e. modulation, sun screens, trellis, etc) on the top half of the building along the north elevation in order to break the monotony of the long, blank wall and add additional visual interest to the street-facing façade. The design changes would be reviewed by the Current Planning Project Manager at the time of building permit review. If the condition is met, the applicant would meet the intent of the Building Character and Massing guidelines even though the interval standard is not being explicitly met.  Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. Staff Comment: See discussion above.  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: See discussion above. 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.  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: See discussion above.  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 proposed façade changes would meet the requirement for at least 50% glazing along the ground floor.  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: Due to the design of the existing building, adding windows to the upper portion of the building is cost prohibitive. However, additional visual interest would be added if the condition of approval related to the upper portion of building is met (see above under Section a.) City of Renton Department of Community & Economic Development K-12 Public Charter School Staff Report to the Hearing Examiner LUA19-000035, ECF, CU-H, SH Report of October 22, 2019 Page 10 of 21 SR_K-12 Public Charter School_Report_HEX_191014_v4_FINAL 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: See Exhibit 9.  Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are prohibited. Staff Comment: See Exhibit 9  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: See discussion above under Sections a. and b.  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 above under Sections a. and b. 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.  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; City of Renton Department of Community & Economic Development K-12 Public Charter School Staff Report to the Hearing Examiner LUA19-000035, ECF, CU-H, SH Report of October 22, 2019 Page 11 of 21 SR_K-12 Public Charter School_Report_HEX_191014_v4_FINAL d. Pitched or sloped roofs e. Buildings containing predominantly residential uses shall have pitched roofs with a minimum slope of one to four (1:4) and shall have dormers or interesting roof forms that break up the massiveness of an uninterrupted sloping roof. Staff Comment: The applicant has proposed roof monitors that would create an interesting roof profile and meet the intent and guidelines of the Building Roof Lines standard. 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.  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 applicant has proposed the addition of new glazing and a new color scheme to provide visual interest to the previously blank façade. The proposed changes would be a substantial improvement over the existing building façade and effectively break up the long façade on the north elevation.  Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. Staff Comment: Either of the varied color schemes proposed by the applicant would meet the color and material variation requirement.  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. City of Renton Department of Community & Economic Development K-12 Public Charter School Staff Report to the Hearing Examiner LUA19-000035, ECF, CU-H, SH Report of October 22, 2019 Page 12 of 21 SR_K-12 Public Charter School_Report_HEX_191014_v4_FINAL Staff Comment: See discussion above. 18. 19. 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  a. Comprehensive Plan Compliance and consistency. Staff Comment: See previous discussion under FOF 15, Comprehensive Plan Analysis. Compliant if Condition of Approval under FOF 16 is Met b. Zoning Compliance and Consistency. Staff Comment: See discussion under FOF 16, Zoning Development Standard Compliance.  c. Design Regulation Compliance and Consistency. Staff Comment: See discussion under FOF 17, Design District D Compliance. N/A d. Planned action ordinance and Development agreement Compliance and Consistency. Staff Comment: Not applicable.  e. Off Site Impacts. Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site. Staff Comment: The existing one-story building is of similar size and scale as the other existing commercial buildings within the Cascade Village Shopping Center site. In addition, the proposed building has a lower height (28 feet) than adjacent multifamily residential structures to the south and east. The proposed development has an existing partially-obscuring landscape buffer along the north side of the site between the adjacent single-family residential homes and the school. In addition, the applicant has proposed a substantial amount of perimeter and interior landscaping on the site that would serve to break up the building façade when viewed from the ROW or from the neighboring properties. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties. Staff Comment: A sidewalk is located along the 116th Ave SE street frontage near the site and some internal sidewalks are present on the project site. Vehicular connections to adjacent properties are already established and provide a safe and effective way for visitors to access multiple businesses in the immediate vicinity. See “Vehicle Access” under FOF 16 above for additional circulation analysis. Pedestrian connections to adjacent properties are provided via the public sidewalk along East Valley Rd. City of Renton Department of Community & Economic Development K-12 Public Charter School Staff Report to the Hearing Examiner LUA19-000035, ECF, CU-H, SH Report of October 22, 2019 Page 13 of 21 SR_K-12 Public Charter School_Report_HEX_191014_v4_FINAL Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize views from surrounding properties. Staff Comment: The applicant has proposed a trash and recycling enclosure near the existing paved loading area near the south side of building. The enclosure and loading area is not visible from the public ROW or adjacent residential uses due to the presence of mature trees along the site perimeter and location of the area behind the building. According to the applicant, the new refuse and recycling enclosure would utilize a six- foot tall chain-link fence with vinyl slats for screening. Per RMC 4-4-090, the architectural design of any structure enclosing an outdoor refuse or recyclables deposit area shall be consistent with the design of the primary structure on the site. In addition, the Design District D requirements state that service enclosures (i.e. refuse and recycling) utilize high quality fencing materials for screening, or landscaping as approved by the Current Planning Project Manager. In order to meet the requirement for architectural consistency, staff recommends as a condition of approval that the applicant utilize different materials for the enclosure that better complements the existing building and thereby reduces the visual impact of the enclosure when viewed from adjacent sites. The alternative enclosure would be submitted with the Building Permit application for review and approval by the Current Planning Project Manager. The existing rooftop utilities would be screened by the existing parapet and would not be visible from adjacent properties or from the ROW according to the elevations submitted. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features. Staff Comment: Due to the location of the site within an existing retail development along a minor arterial, limited meaningful natural features are present on or near the site. Re-use of the existing building and the minor site changes proposed would not significantly impact any of the already limited views in the immediate area. Landscaping: Using landscaping to provide transitions between developments and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the project. Staff Comment: Landscaping proposed across the project site is generally acceptable and would help break up the expanse of asphalt created by the existing surface parking lot, proposed bus drop off area, and proposed play area. The applicant has proposed approximately 42 new trees on the site (see Exhibit 5). The installation of new trees near the outdoor play area and along the east side of the site will help decrease the impacts of noise on the surrounding properties and will enhance the existing partially obscuring visual barrier between the residential uses to the north and east and the project site. Existing mature landscaping along the southeast property line already provides a significant vegetative buffer between the subject site and the adjacent sites. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets. Staff Comment: No lighting specifications were indicated on the utilities or site plan and no separate lighting plan was submitted. Therefore, staff recommends as a condition of approval that a lighting plan be provided that demonstrates compliance with RMC and provide enough light for safety but does not provide excessive light City of Renton Department of Community & Economic Development K-12 Public Charter School Staff Report to the Hearing Examiner LUA19-000035, ECF, CU-H, SH Report of October 22, 2019 Page 14 of 21 SR_K-12 Public Charter School_Report_HEX_191014_v4_FINAL across the site that would impact adjacent residential properties at the time of construction permit review.  f. On Site Impacts. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation. Staff Comment: No significant changes to the existing building footprint is proposed. The effective “front” of the building would continue to orient north towards the existing parking lot and would not negatively impact the privacy of the adjacent properties. 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 existing 38,575 sq. ft. building and various site improvements would not represent a significant visual change to the overall scale of the building and would not negatively impact any natural characteristics on the site. Architectural elevations submitted by the applicant (Exhibit 9) indicate plans for a significant façade update that would help decrease the perceived scale of the building by breaking up the existing blank facades through the use of various colors and materials. Natural Features: Protection of the natural landscape by retaining existing vegetation and soils, using topography to reduce undue cutting and filling, and limiting impervious surfaces. Staff Comment: The applicant has proposed the removal of existing vegetation and trees within the parking lot, bus drop off area, and playground area in order to better serve the proposed school. While some vegetation (primary parking islands) would be removed, the project would result in a net decrease to impervious surfaces due to the conversion of a parking lot area to grass. No significant natural features are present on the site due to its location on a heavily developed existing commercial development. Landscaping: Use of landscaping to soften the appearance of parking areas, to provide shade and privacy where needed, to define and enhance open spaces, and generally to enhance the appearance of the project. Landscaping also includes the design and protection of planting areas so that they are less susceptible to damage from vehicles or pedestrian movements. Staff Comment: See above under subsection e. “Off Site Impacts”.  g. Access 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 Cascade Village Shopping Center site currently has five points of access including three off of 116th Ave SE and two off of SE 170th Pl. In order to decrase the potential for increased traffic volumes in the neighborhood to the north, the applicant has proposed utilzing two existing driveways off of 116th Ave SE. This would be achieved by blocking certain entrances via a gate, utilizing pavement striping that directs the school traffic to a specific driveway, and providing education to bus drivers, parents, and students on the preferred way to enter and exit the site. In addition, a SEPA mitigation measure was added that requires the applicant to submit a traffic City of Renton Department of Community & Economic Development K-12 Public Charter School Staff Report to the Hearing Examiner LUA19-000035, ECF, CU-H, SH Report of October 22, 2019 Page 15 of 21 SR_K-12 Public Charter School_Report_HEX_191014_v4_FINAL management plan with the Civil Construction Permit application for review and approval by the Public Works Plan Reviewer. 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 site allows for vehicle and pedestrian access via 116th Ave SE. Once on the site, the existing series of drive aisles and internal roadways provides efficient and safe access to the school for automobiles. Existing street frontage improvements along 116th Ave SE, which consists of a five-foot wide sidewalk with no planter strip, would provide a safe connection for pedestrians to use for access to the site. However, the Cascade Village Center Shopping Center site is primarily auto-oriented and once on the site, the large expanse of surface parking may present safety challenges to visitors or students walking to the school which is located approximately 400 feet from the nearest public sidewalk. Although the applicant indicated in their submittal materials that the majority of students would utilize bus transportation or parental drop- off/pick-up due the usual student make-up of a charter school, staff recommends as a condition of approval that the applicant submit a pedestrian access plan that identifies a safe walking route for pedestrians between the public sidewalk and the school, as well as how the school would implement the route. The plan shall be submitted with the Construction Permit application and reviewed and approved by the Current Planning Project Manager. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas. Staff Comment: The proposed school would utilize the existing loading and delivery area on the backside (south) of the building. No parking or pedestrian areas would be impacted by delivery vehicles utilizing the area. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access. Staff Comment: The site plan submitted with the applicant did not identify any bicycle parking on the site. In order to ensure students, staff, or visitors to the school that utilize a bicycles as their primary mode of transportation have a safe and secure area to store their bicycles, staff recommends as a condition of approval that the applicant install a secure bike rack near either the north or east façade of the building with enough space for at least 5 bicycles, as required by RMC 4-4-080 (required bicycle spaces equal to 10% of required vehicular spaces for use). In addition, a bus stop with access to routes going to and from the Renton Park and Ride is located adjacent to the site on SE 168th Ave SE mile west of the project site. King County DART service is also available at the same stop with service to the Valley Medical Center and Southcenter shopping area. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. Staff Comment: See above under “Internal Circulation”  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. City of Renton Department of Community & Economic Development K-12 Public Charter School Staff Report to the Hearing Examiner LUA19-000035, ECF, CU-H, SH Report of October 22, 2019 Page 16 of 21 SR_K-12 Public Charter School_Report_HEX_191014_v4_FINAL Staff Comment: The proposed use, a K-12 school, would serve children ranging from ages 5 to 18. Therefore, the applicant has proposed constructing areas for both active and passive recreation. The applicant has proposed multiple sport courts, a grassy open space area, and potentially a playground area. Due to the security measures implemented by the proposed school including gating the play area and installing “no trespassing” signs, the recreation space would be for the exclusive use of the future students and would not be open to the public.  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 Comments: See “Natural Features” under criterion ‘e’ above. Compliant if SEPA Mitigation Measure and Condition of Approval are Met k. Services and Infrastructure: Making available public services and facilities to accommodate the proposed use. Staff Comments: The proposal does not include any new public services or facilities as part of the project. However, the site is in close proximity to a large minor arterial street, 116th Ave SE, that would adequately accommodate vehicular traffic to and from the site. In addition, the nearest bus stop is less than ¼ mile away where multiple bus routes provide access to the Renton Parking and Ride, Valley Medical Center, and Southcenter shopping area. Police and Fire. Staff Comment: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development, if the applicant provides Code required improvements and fees. A SEPA mitigation measure recommended by Staff and approved by the Environmental Review Committee would require the school to applicant conduct a security survey of the site with a Renton Police Crime Prevention Representative of the premises prior to the issuance of the Certificate of Occupancy. Based on current code, no fire impact fees are anticipated to be collected for the new use. Water and Sewer. Staff Comment: The applicant submitted a water availability certificate and sewer availability certificate from Soos Creek Water and Sewer District. The water and sewer plans approved by Soos Creek should be submitted with the Construction Permit application for review by the Public Works Plan Reviewer. Drainage. Staff Comment: The applicant submitted a Preliminary Drainage Plan and Technical Information Report (TIR), dated February 15, 2018, prepared by Sitewise Design, PLLC. The site falls within the Flow Control Duration Standard area matching Forested Site Conditions and is within the Soos Creek Drainage Basin. The development is subject to Full Drainage Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM). All core requirements and the six special requirements have been discussed in the Technical Information Report. City of Renton Department of Community & Economic Development K-12 Public Charter School Staff Report to the Hearing Examiner LUA19-000035, ECF, CU-H, SH Report of October 22, 2019 Page 17 of 21 SR_K-12 Public Charter School_Report_HEX_191014_v4_FINAL According to the submitted TIR, the project proposes less than 2,000 square feet of new impervious area and less than 5,000 square feet of new plus replaced impervious area, and is therefore exempt from Core Requirements #2 (Offsite Analysis), #3 (Flow Control), and #8 (Water Quality). Appropriate on-site BMPs are required to help mitigate the new runoff created by this development. A preliminary drainage plan, including the application of on-site BMPs, was also submitted land use application. The geotechnical report dated February 12, 2019 and prepared by GeoResoures, LLC was submitted with the application and identified mottling indicating a high seasonal groundwater table (approximately 1.5 below the surface) as well as till soils directly below the surface. Based on this assessment, the report does not recommend infiltration of the site’s storm water. The applicant shall submit an updated Bond Quantity Worksheet with the Construction Permit application. All work proposed outside of the applicant’s property will require a permanent drainage easement to be provided to the City and a temporary construction easement prior to any permits being issued. The surface water system development fee is $0.72 per square foot of new impervious surface, but not less than $1,800.00. The fee is payable prior to issuance of the civil construction permit. Transportation. Staff Comment: The applicant submitted a Transportation Technical Report prepared by Heffron Transportation Inc. (Exhibit 6). The report included analysis related to site access and circulation, trip generation, parking needs and impact fees for the proposed new school. The consultant utilized recent traffic counts to evaluate the potential impact of the proposed project on the Level of Service (LOS) of multiple intersections near the project site. The report concluded that while the proposal would generate additional vehicle trips and delays at all studied intersections, the increase would be small relative to existing traffic volumes and would not result in any LOS decreases in the surrounding area. The consultant estimates that the school would generate approximately 1,300 new daily trips, the majority of which would occur outside of the commuter AM and PM peak hours. In comparison to the previous use on the site, a large supermarket, the proposal would generate a significantly lower number of trips (1,200 vs. 5,183 trips). The project site currently has five points of ingress/egress including three driveways off of 116th Ave SE, one driveway off of SE 168th St, and one driveway off of SE 170th St. The report recommends that the applicant create a traffic management plan that requires vehicular traffic at the proposed school to utilize the northern and southern most access points off of 116th Ave SE. This would be achieved by blocking certain entrances via a gate, utilizing pavement striping that directs the school traffic to a specific driveway, and providing education to bus drivers, parents, and students on the preferred way to enter and exit the site. The report concludes that utilization of the two preferred entrances of 116th Ave SE would be safest due to fewer opportunities for vehicular and pedestrian movement conflicts. Staff has determined that the development will have met City of Renton concurrency requirements when complete (Exhibit 10). N/A a. Phasing: The applicant is not requesting any additional phasing. City of Renton Department of Community & Economic Development K-12 Public Charter School Staff Report to the Hearing Examiner LUA19-000035, ECF, CU-H, SH Report of October 22, 2019 Page 18 of 21 SR_K-12 Public Charter School_Report_HEX_191014_v4_FINAL  b. 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: Due to poor soil infiltration, the applicant has proposed utilizing the existing on-site stormwater conveyance system. The stormwater system would be evaluated at the time of Construction Permit Review to ensure the system is adequately sized for the proposed use. 20. Conditional Use Analysis: The applicant is requesting a Conditional Use Permit to allow the operation of a K-12 Educational Institution in the CA zone. The proposal is compliant with the following conditional use criteria, pursuant to RMC 4-9-030.D. Therefore, staff recommends approval of the requested Conditional Use Permit. Compliance Conditional Use Criteria and Analysis  a. Consistency with Plans and Regulations: The proposed use shall be compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the zoning regulations and any other plans, programs, maps or ordinances of the City of Renton. Staff Comment: See FOFs 16 and 17 for Comprehensive Plan and zoning regulation compliance.  b. Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited for the proposed use. Staff Comment: The site of the proposed school is within an existing auto-oriented retail development (Cascade Village Shopping Center). The proposed school is located over a half-mile from the nearest existing school and therefore the new school would not create an overconcentration of educational uses in the immediate area. The location of the school within the existing commercial development and adjacent to single and multi-family residential units with children who may attend the school is appropriate and would bring additionally activity to the partially vacant site.  c. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. Staff Comment: The proposed school would be located within an existing commercial area adjacent to both multi-family and single-family residential uses. Due to the typical hours a school is occupied and the low number of new trips expected to be created by the school when compared to the other retail uses on the site, the proposed use is not expected to negatively impact the neighborhood or create any substantial or adverse effects on adjacent properties. Schools are generally very compatible with residential uses due to who they serve (children) and primarily indoor nature of the use.  d. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. Staff Comment: See FOF 18.b and 18.c above for analysis. The school is proposed to be placed within an existing building that has existed within the neighborhood for many years. The proposed changes to the existing building are expected to improve the City of Renton Department of Community & Economic Development K-12 Public Charter School Staff Report to the Hearing Examiner LUA19-000035, ECF, CU-H, SH Report of October 22, 2019 Page 19 of 21 SR_K-12 Public Charter School_Report_HEX_191014_v4_FINAL athletics of the structure and the site improving the compatibility with the neighborhood.  e. Parking: Adequate parking is, or will be made, available. Staff Comment: The applicant has proposed a total of 65 spaces for the new school. Per the parking ratio requirements in RMC 4-4-080 Parking Standards, the applicant is required to provide a minimum of 47 total stalls on the site. Therefore adequate parking is being provided for the proposed use. See additional Parking analysis under FOF 16. Compliant if SEPA Mitigation Measure and Condition of Approval under FOF 16 is Met f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. Staff Comment: All entry and exit points to be utilized by parents, students, and employees of the school are located away from the adjacent residential areas. A mitigation measure recommended by staff and approved by the Environmental Review Committee requires the applicant to submit a traffic management plan with the Construction Permit application in order to evaluate the methods proposed for deviating traffic towards the correct entrances. In addition, staff is recommending a condition of approval (see FOF 16 above) that would require the applicant to submit a pedestrian access plan that identifies a safe route for students to cross the surface parking lot between the proposed school and the sidewalk along 116th Ave SE. Therefore, if the SEPA mitigation measure and condition of approval under FOF 16.b are met, the requirement for safe movement of vehicles and pedestrians on the site will be met. The project is exempt from constructing any frontage improvements since the footprint is proposed for expansion (interior only).  g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. Staff Comment: Impacts from noise, light, and glare and not expected to be significantly greater than the various other uses in the commercial development. Ambient noise from students playing outside during recess and other noises typically associated with a school can be expected but would not significantly impact residences due to the existing vegetative buffer on-site between the proposed play area and the homes to the north. The lighting plan submitted by the applicant at the time of Construction Permit Review would be reviewed by staff, who would evaluate potential light impacts on neighboring sites and require changes to light locations and types if significant impacts are expected.  h. Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent properties from potentially adverse effects of the proposed use. Staff Comment: See landscaping analysis above under FOF 16. 21. Availability and Impact on Public Services: Compliance Availability and Impact on Public Services Analysis Compliant if SEPA Mitigation Measure is met Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. In addition, a SEPA City of Renton Department of Community & Economic Development K-12 Public Charter School Staff Report to the Hearing Examiner LUA19-000035, ECF, CU-H, SH Report of October 22, 2019 Page 20 of 21 SR_K-12 Public Charter School_Report_HEX_191014_v4_FINAL mitigation measure related to security at the school was added at the request of the City of Renton Police Department. N/A Schools: No impact. N/A Parks: No impact.  Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: See FOF 19 under section b. “Stormwater”  Water: A water availability certificate prepared by Soos Creek Water and Sewer was submitted with the application. No significant impacts are expected as a result of the project.  Sanitary Sewer: A sewer availability certificate prepared by Soos Creek Water and Sewer was submitted with the application. No significant impacts are expected as a result of the project. 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 Commercial Arterial (CA) 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 K-12 Educational InstitutionError! Reference source not found. complies with the Design Regulations as established by City Code, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 17. 4. The proposed K-12 Educational InstitutionError! Reference source not found. complies with the Site Plan Review criteria as established by City Code, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 18. 5. The proposed K-12 Educational InstitutionError! Reference source not found. complies with the Conditional Use Permit criteria as established by City Code, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 19. 6. There are adequate public services and facilities to accommodate the proposed K-12 Educational Institution, see FOF 20. 7. Key features, which are integral to this project include the installation of additional landscaping, façade improvements, and reduction in overall impervious surface area. J. RECOMMENDATION: Staff recommends approval of the K-12 Public Charter SchoolPublic Charter School (Site Plan Review, Environmental Review, Conditional Use Permit), File No. LUA19-000035, ECF, CU-H, SH, as depicted in the Preliminary Plat Plan (Exhibit 2), subject to the following conditions: 1. The applicant shall comply with the mitigation measures issued as part of the Determination of Non- Significance Mitigated, dated (September 23, 2019). City of Renton Department of Community & Economic Development K-12 Public Charter School Staff Report to the Hearing Examiner LUA19-000035, ECF, CU-H, SH Report of October 22, 2019 Page 21 of 21 SR_K-12 Public Charter School_Report_HEX_191014_v4_FINAL 2. The applicant shall submit an updated landscape plan that demonstrates compliance with the tree retention requirements for the CA zone. The updated plan shall be submitted with the Construction Permit and shall be subject to review and approval by the Current Planning Project Manager prior to permit issuance. 3. The applicant shall submit detailed specifications for the proposed enclosure that utilizes materials that better complement the existing building and reduces the visual impact of the enclosure. The alternative enclosure shall be submitted with the Building Permit application for review and approval by the Current Planning Project Manager. 4. The applicant shall submit a lighting plan with the building permit application that adequately provides for public safety and avoids excessive brightness and glare to adjacent properties and streets. The lighting plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. 5. The applicant shall submit a pedestrian access plan that identifies a safe walking route across the site for pedestrians from the public sidewalk to the school entrance. This plan shall address how the school would implement the route. The plan shall be submitted with the Construction Permit application and reviewed and approved by the Current Planning Project Manager prior to construction permit issuance. 6. The applicant shall submit updated elevations that add three-dimensional architectural design elements (i.e. modulation, sun screens, trellis, etc) on the top half of the building along the north elevation in order to break up the blank wall along the top half of the building. The updated elevations shall be reviewed and approved by the Current Planning Project Manager at the time of building permit review. CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE HEARING EXAMINER EXHIBITS Project Name: K-12 Public Charter School Land Use File Number: LUA19-000035, ECF, CU-H, SH Date of Hearing October 22, 2019 Staff Contact Alex Morganroth Associate Planner Project Contact/Applicant Anna Johnson Washington Charter School Development 107 Spring St, Suite 4025, Seattle, WA 98104 Project Location 17060 116th Ave SE The following exhibits are included with the Staff Report to the Hearing Examiner: Exhibits 1-9: As shown in the Environmental Review Committee (ERC) Report Exhibit 10 Staff Report to the Hearing Examiner Exhibit 11: Transportation Concurrency Memo (dated October 10, 2019) DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 10, 2019 TO: Alex Morganroth, Associate Planner FROM: Brianne Bannwarth, Development Engineering Manager SUBJECT: Traffic Concurrency Test – Excel Charter School; LUA19-000035 The applicant, Washington Charter School Development (WCSD), is requesting a Hearing Examiner Conditional Use Permit, Site Plan Review, and Environmental (SEPA) Review to renovate a vacant grocery store (former QFC) within the Cascade Village Shopping Center to a 7th – 12th grade public school for Excel Public Charter School (Excel). The roughly 40,664 square foot building is located at 17060 116th Ave SE. The parcel is approximately 13.6 acres (APN 2823059009) and is zoned Commercial Arterial (CA). The project is proposing to retain 60 existing parking spaces for school use and convert several existing parking spaces (and some landscape areas) to bus loading and outdoor play. As a public charter school it is tuition free and open to all students. The school would serve up to 500 students. The school day starts at 7:30 am (Monday – Friday) and ends at slightly varied times in the afternoon, ranging from 2:30 pm to 3:40 pm. Afterschool clubs and tutoring last until 4:15 pm (Monday – Thursday). The school seeks to occupy the existing structure by fall of 2019. Renovations would include interior tenant improvements, seismic upgrades, new mechanical and electrical systems, envelope improvements, and overall site improvements. The existing surface parking area would be used for school parking. No critical areas are present on the project site. The applicant submitted a Drainage Report, Geotechnical Report, and Traffic Study with the application. The proposed development would generate a reduction of approximately 3,040 net new average weekday daily trips. During the weekday AM peak hour, the project would generate approximately 270 net new trips (166 inbound and 104 outbound). During the weekday PM peak hour, the project would generate a reduction of approximately 286 net new trips (-153 inbound and -133 outbound). The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4-6-070.D as follows: Transportation Concurrency Test – Excel Charter School Page 2 of 3 October 10, 2019 Traffic Concurrency Test Criteria Pass Implementation of citywide Transportation Plan Yes Within allowed growth levels Yes Project subject to transportation mitigation or impact fees Yes Site specific street improvements to be completed by project N/A Traffic Concurrency Test Passes Evaluation of Test Criteria Implementation of citywide Transportation Plan: The City’s investment in completion of the forecast traffic improvements is 130% of the scheduled expenditure through 2020. Within allowed growth levels: As shown on the attached citywide traffic concurrency summary, the calculated citywide trip capacity for concurrency with the city adopted model for 201 9 is 1,425 trips, which provides sufficient capacity to accommodate a reduction of approximately 286 additional trips from this project. A resulting 1,711 trips are remaining. Project subject to transportation mitigation or impact fees: The project will be subject to transportation impact fees at time of building permit for the project. At this time, the project reduces the PM Peak Hour trips, therefore, the project will not require additional transportation impact fees. Site specific street improvements to be completed by project : The project does not trigger frontage improvements in accordance with RMC 4-6-060, therefore, frontage improvements are not required. Background Information on Traffic Concurrency Test for Renton The City of Renton Traffic Concurrency requirements for proposed development projects are covered under Renton Municipal Code (RMC) 4-6-070. The specific concurrency test requirement is covered in RMC 4-6-070.D, which is listed for reference: Transportation Concurrency Test – Excel Charter School Page 3 of 3 October 10, 2019 D. CONCURRENCY REVIEW PROCESS: 1. Test Required: A concurrency test shall be conducted by the Department for each nonexempt development activity. The concurrency test shall determine consistency with the adopted Citywide Level of Service Index and Concurrency Management System established in the Transportation Element of the Renton Comprehensive Plan, according to rules and procedures established by the Department. The Department shall issue an initial concurrency test result describing the outcome of the concurrency test. 2. Written Finding Required: Prior to approval of any nonexempt development activity permit application, a written finding of concurrency shall be made by the City as part of the development permit approval. The finding of concurrency shall be made by the decision maker with the authority to approve the accompanying development permits required for a development activity. A written finding of concurrency shall apply only to the specific land uses, densities, intensities, and development project described in the application and development permit. 3. Failure of Test: If no reconsideration is requested, or if upon reconsideration a project fails the concurrency test, the project application shall be denied by the decision maker with the authority to approve the accompanying development activity permit application. The Concurrency Management System established in the Transportation Element on page XI -65 of the Comprehensive Plan states the following: Based upon the test of the citywide Transportation Plan, consideration of growth levels included in the LOS-tested Transportation Plan, payment of a Transportation Mitigation Fee, and an application of site specific mitigation, development will have met City of Renton concurrency requirements.