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HomeMy WebLinkAboutD_HEX_Decision_K-12_Public_Charter_School_191114BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON RE: K-12 Public School Site Plan and Conditional Use LUA19-000035, ECF, CU-H, SH ) ) ) ) ) ) ) ) FINDINGS OF FACT, CONCLUSIONS OF LAW AND FINAL DECISION Summary The Applicant has applied for site plan and conditional use permit approval to convert a vacant grocery store (former QFC) within the Cascade Village Shopping Center to a K -12th grade Public Charter School. The site plan and conditional use permit applications are approved subject to conditions. Testimony Alex Morganroth, Renton Associate Planner, summarized the staff report. In response to Examiner questions, Mr. M9rganroth responded that the parking estimates take into account student parking. He also responded that not many students will be walking to school but that the recommended conditions require a pedestrian access plan to provide for safe pedestrian access between the sidewalks and the school building. Mr. Morgranroth also responded that the staff traffic analysis took into account potential night use of the building and traffic and parking impacts with use of the rest of the shopping center area. Exhibits The October 22, 2019 Staff Report Exhibits 1-11 identified at Section B of the staff report were admitted into the record during the hearing. In addition, the following exhibits were admitted during the hearing. Exhibit 12 Exhibit 13 Exhibit 14 Procedural: Google Earth City of Renton COR Maps City of Renton Power Point Findings of Fact l.Applicant. The Applicant is Washington Charter School Development (WCSD). 2.Hearing. The Examiner held a hearing on the subject application on October 22, 2019 in the City of Renton Council Chambers. Substantive: 3.Project Description. The Applicant has applied for site plan and conditional use permit approval to convert a vacant grocery store (former QFC) within the Cascade Village Shopping Center located at 17060 I 16th Ave SE. to a K -12th grade Public Charter School. The building is 40,664 square feet in area and the parcel is approximately 13.6 acres (APN 2823059009). The Applicant proposes to provide 60 parking spaces in the existing parking lot and to 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. 4.Adequacy of Infrastructure/Public Services. The project will be served by adequate infrastructure and public services as follows: A.Water and Sewer Service. The proposal will be served by adequate water and sewer. 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. B Fire and Police. The proposal will be served by adequate police and fire service. 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 SEP A mitigation measure requires the Applicant to 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. C.Drainage. Adequate drainage facilities are proposed. The Applicant submitted a PreliminaryDrainage Plan and Technical Information Report (TIR), dated February 15, 20 I 8, prepared by Sitewise Design, PLLC. Public works staff determined that the Applicant's preliminary stormwater facility design complies with the City's drainage standards, which includes requiring that off-site generated flows match pre-developed forested conditions. 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 (Off site Analysis), #3 (Flow Control), and #8 (Water Quality). To pay for its impacts to the City's stormwater system, the Applicant will be required to pay a surface water system development fee prior to issuance of the civil construction permit. D.Parks/Open Space. As conditioned, the proposal provides for adequate and appropriate parks and open space. 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. City regulations do not require any park land dedication or park impact fees for the project. E.Transportation. The proposal provides for adequate and appropriate transportation facilities. Access points are consolidated to the extent feasible to provide for efficient and safe site access. The Cascade Village Shopping Center site currently has five points of access including three off of I 16th Ave SE and two off of SE 170th Pl. In order to decrease the potential for increased traffic volumes in the neighborhood to the north, the Applicant has proposed utilizing two existing driveways off of I 16th 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 SEP A mitigation measure was added that requires the Applicant to submit a traffic management plan with the Civil Construction Permit application for review and approval by the Public Works Plan Reviewer. The proposal will not create any need for off-site improvements. 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). Staff has determined that the development will have met City of Renton concurrency requirements when complete (Exhibit 10). The project is exempt from constructing any frontage improvements since the footprint is proposed for expansion (interior only). 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. As conditioned, public works staff has determined that the proposal provides for safe and efficient internal circulation with desirable transitions and linkages between uses, streets, walkways and adjacent properties. 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. Some internal sidewalks are also 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. Pedestrian connections to adjacent properties are provided via the public sidewalk along East Valley Rd. 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 to the usual student make-up of a charter school, a condition of approval requires 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. F.Transit and Bicycles. The proposal provides for adequate and appropriate transit and bicycle facilities. 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 bicycles as their primary mode of transportation have a safe and secure area to store their bicycles, a condition of approval requires that the Applicant install a secure bike rack near either the north or east fayade 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). Transit beyond the school buses is provided by a bus stop with access to routes going to and from the Renton Park and Ride that 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. G.Parking. The proposal provides for adequate and appropriate parking. 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. The project would result in a net decrease to impervious surfaces due to the conversion of a parking lot area to grass. 5.Adverse Impacts. There are no significant adverse impacts associated with the project. Adequate infrastructure serves the site as determined in Finding of Fact No. 4. A State Environmental Policy Act determination of non-significance was issued for the project on September 23, 2019 with several mitigation measures designed to eliminate significant adverse impacts. See Ex. 11. Impacts are more specifically addressed as follows: A.Structure Placement and Scale. As conditioned, the structure placement and scale are not expected to create undue adverse impact on the adjacent residences and is designed to protect privacy and reduce noise for on-and off-site occupants and to maintain compatibility with existing development an1d surrounding uses. 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 fayade when viewed from the ROW or from the neighboring properties. 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. 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 fa9ade 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. B.Views. No obstruction of existing views ofnatural features are anticipated, including view corridors to shorelines or Mt. Rainier according to the staff report. 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. C.Noise, light and glare. Impacts from noise, light, and glare are 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. A condition of approval requires a lighting plan that would evaluate potential light impacts on neighboring sites and would require changes to light locations and types if significant impacts are expected. D.Screening. Unattractive site features will be adequately screened from view. 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 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 these requirements, a condition of approval requires 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 existing rooftop utilities will be screened by the existing parapet and would not be visible from adjacent properties or from the ROW according to the elevations submitted. E.Fencing and Retaining Walls. 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. The Applicant will be made to demonstrate compliance with fence requirements at the time of building permit submittal. No new retaining walls are proposed. F.Natural Features. The proposal will not adversely affect any natural features. No significant natural features are present on the site due to its location on a heavily developed existing commercial use. The Applicant has proposed the removal of existing vegetation and trees within the parking lot, busdrop 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. 0.Landscaping. Aesthetic, noise, light and privacy impacts will be minimized by existing and proposed landscaping. Staff have found the 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 H.Critical Areas. No impacts to critical areas are anticipated. No critical areas are mapped on the site. I.Compatibility. 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 aesthetics of the structure and the site improving the compatibility with the neighborhood. 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 the primarily indoor nature of the use. As to overconcentration of use, the project site 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. Conclusions of Law 1 Authority. RMC 4-9-200(B)(2)(a) requires site plan review for all development in the CA zone and Condition 9 of RMC 4-2-080 requires site plan review for K-12 facilities in the CA zone. RMC 4-9- 200(D)(2)(b)(iv) defines this project as a Large Project Scale subject to review and approval by the hearing examiner because it is over 25,000 square feet in area in the CA zone. RMC 4-2-060E requires a hearing examiner conditional use permit in the CA zone for K-12 educational facilities. The site plan and conditional use permits are classified as a Type III permits by RMC 4-8-080(0). As Type III applications, RMC 4-8- 080(0) grants the Examiner with the authority to hold a hearing and issue a final decision on them, subject to closed record appeal to the City Council. 2.Zoning/Comprehensive Plan Designations. The site is zoned Commercial Arterial (CA) with Urban Design District D Overlay The Comprehensive Plan Land Use Designation is Commercial Mixed Use (CMU). 3.Review Criteria/Approval of Modifications. Site plan review standards are governed by RMC 4-9- 200(E)(3). Conditional use permit standards are governed by RMC 4-9-030C. All applicable site plan and conditional use criteria are quoted below in italics and applied through corresponding conclusions of law. Site Plan RMC 4-9-200(E)(3): Criteria: The Administrator or designee must find a proposed project to be in compliance with the following· a.Compliance and Consistency: Conformance with plans, policies, regulations and approvals, including· i.Comprehensive Plan: The Comprehensive Plan, its elements, goals, objectives, and policies, especially those of the applicable land use designation, the Community Design Element; and any applicable adopted Neighborhood Plan, ii.Applicable land use regulations, iii.Relevant Planned Action Ordinance and Development Agreements; and iv.Design Regulations: Intent and guidelines of the design regulations located in RMC 4-3-100. 4.The criterion is met. The proposal is consistent with the Comprehensive Plan for the reasons stated in Finding 15 of the staff report. The proposal does not qualify as a Planned Action Ordinance. The proposal is consistent with applicable land use regulations for the reasons identified in Finding 16 of the staff report and to Design District "D" regulations for the reasons identified in Finding 17 of the staff report. RMC 4-9-200(E)(3)(b): Off-Site Impacts: Mitigation of impacts to surrounding properties and uses, including: i.Structures: Restricting over scale structures and overconcentration of development on a particular portion of the site, ii.Circulation: Providing desirable transitions and linkages between uses, streets, walkways and acijacent properties, iii.Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize views from surrounding properties; iv.Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features, v.Landscaping: Using landscaping to provide transitions between development and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the project; and vi.Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to acijacent properties and streets. 5.The criterion is met. As described in FOF No. 5A and 51, the existing building is of appropriate scale and its proposed use will not create an overconcentration of use. Desirable transitions and linkages for vehicular and pedestrian circulation are provided as determined in FOF No. 4E. Loading areas and equipment and refuse/recycling areas will be screened from view as determined in FOF No. 5D. No views will be obstructed by the development as determined in FOF No. 5B. The proposed landscaping will reduce noise and glare, maintain privacy and enhance the appearance of the project as determined in FOF 50. No lighting plan was provided. As noted in FOF No. 5C, a condition of approval will require the Applicant to submit a lighting plan, which will staff will ensure complies with the criterion quoted above. RMC 4-9-200(E)(3)(c): On-Site Impacts: Mitigation of impacts to the site, including· i.Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation, ii.Structure Scale: Consideration of the scale of proposed structures in relation to natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle needs, iii.Natural Features: Protection of the natural landscape by retaining existing vegetation ancl soils, using topography to reduce undue cutting and filling, and limiting impervious surfaces, iv.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, and v.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. 6.The criterion is met. Structure placement appropriately protects for privacy and noise reduction as determined in FOF 5A. Structural scale is appropriate as determined in FOF 5A. Natural landscape will be adequately protected as determined in FOF 5F. Parking impervious surface is adequately minimized and mitigated due to the reduction in parking area and replacement with grass as identified in FOF 4G. The proposed landscaping will maintain privacy and enhance the appearance of the project as determined in FOF 5G. RMC 4-9-200.(E)(3)(d): Access and Circulation: Safe and efjicient'access and circulation for all users, including· i.Location and Consolidation: Providing access points on side streets or frontage streets rather than directly onto arterial streets and consolidation of ingress and egress points on the site and, when feasible, with adjacent properties, ii.Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways, iii.Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas, iv.Transit and Bicycles: Providing transit, carpools and bicycle facilities and access, and v.Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. 7.The criterion is met. The proposal provides for adequate access and circulation as required by the criterion above for the reasons identified in Finding of Fact No. 4E. RMC 4-9-200(E)(3)(e): Open Space: Incorporating open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site. 8.The criterion is met for the reasons identified in FOF 4D. RMC 4-9-200(E)(3)(t): Views and Public Access: When possible, providing view corridors to shorelines and Mt. Rainier, and incorporating public access to shorelines. 9.The criterion is met. There are no view corridors to shorelines or Mt. Rainier affected by the proposal. As noted in FOF No. 5B, no views are affected. There are no shorelines in proximity to the project for which access could be required. RMC 4-9-200(E)(3)(g): Natural Systems: Arranging project elements to protect existing natural systems where applicable. I 0. The criterion is met. No natural systems or critical areas would be adversely affected for the reasons identified in FOF No. SF and H. RMC 4-9-200(E)(3)(h): Services and Infrastructure: Making available public services and facilities to accommodate the proposed use. 11.The criterion is met. The project is served by adequate services and facilities as determined in Finding of Fact No. 4. RMC 4-9-200(E)(3)(i): Phasing: Including a detailed sequencing plan with development phases and estimated time frames, for phased projects. 12.No phasing is proposed. CONDITIONAL USE The Administrator or designee or the Hearing Examiner shall consider, as applicable, the following factors for all applications. RMC 4-9-030(C)(l): Consistency wit!, 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. 13.The criterion is met. As conditioned, the proposal is consistent with all applicable comprehensive plan policies, development standards and the design district requirements as determined in COL No. 4. RMC 4-9-030(C)(2): Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited/or the proposed use. 14.The criterion is met for the reasons identified in FOF 51. RMC 4-9-030(C)(3): Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. 15.As determined in Finding of Fact No. 5, as conditioned, there are no significant adverse impacts associated with the proposal, so it will not result in substantial or undue adverse effects on adjacent property. RMC 4-9-030(C)(4): Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. 16.As determined in Finding of Fact No. SA and I, the proposed use is compatible with the scale and character of the neighborhood. RMC 4-9-030(C)(5): Parking: Adequate parking is, or will be made, available. 17.As determined in Finding of Fact No. 40, the site is served by adequate parking. RMC 4-9-030(C)(6): Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. 18.As outlined in Finding of Fact No. 4E, the proposal provides for safe circulation and adequate traffic mitigation and facilities. RMC 4-9-030(C)(7): Noise, Light and Glare: Potential noise, light and glare impacts .from the proposed use shall be evaluated and mitigated. 19.As determined in Finding of Fact No. 5C, the proposal will not result in any adverse light, noise or glare impacts. RMC 4-9-030(C)(8): Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent properties .from potentially adverse effects of the proposed use. 20.As shown in the site plans for the proposal, all undeveloped portions of the site are landscaped. Decision As conditioned below, the site plan and conditional use permit as described in FOF 3 are approved, subject to the following conditions: 1.The Applicant shall comply with the mitigation measures issued as part of the Determination of Non-Significance Mitigated, dated (September 23, 2019). 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, sunscreens, 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. 2 3 4 5 6 7 8 DATED this 5 th day of November 2019. Kristen Olbrechts City of Renton Hearing Examiner Pro Tern Appeal Right and Valuation Notices 9 11 RMC 4-8-080(0) classifies the application(s) subject to this decision as Type III application(s) subject 10 to closed record appeal to the City of Renton City Council. Appeals of the hearing examiner's decision must be filed within fourteen (14) calendar days from the date of the decision. A request for reconsideration to the hearing examiner may also be filed within this 14-day appeal period. 12 Affected property owners may request a change in valuation for property tax purposes notwithstanding any program of revaluation. 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SITE PLAN & CONDITIONAL USE CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT HEARING EXAMINER DECISION EXHIBITS Project Name: K-12 Public Charter School Project Number: LUA19-000035, ECF, CU-H, SH Date of Report 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 Hearing Examiner Decision: Exhibits 1-9: As shown in the Environmental Review Committee (ERC) Report Exhibits 10-11: As shown in the Staff Report to the Hearing Examiner Exhibit 12: COR Maps, http://rp.rentonwa.gov/Html5Public/Index.html?viewer=CORMaps Exhibit 13: Google Earth, https://www.google.com/earth/ Exhibit 14: Staff PowerPoint K-12 Public Charter School Hearing Examiner Public Hearing Alex Morganroth, Associate Planner October 22, 2019 LUA19-000035, ECF, CU-H, S-H Approvals Requested The applicant, Washington Charter School Development, is requesting a Conditional Use Permit and Site Plan Review approval to operate a K-12 Educational Institution in the CA zoning district. The application was accepted for review on August 7, 2019 and determined the application complete the same day. Staff received no public or agency comments. Determination of Non-Significance –Mitigated decision issued on September 23, 2019, subject to two mitigation measures. 17060 116th Ave SE 13.2 acre parcel Existing Use –Cascade Shopping Center Zoning District –CA, Commercial Arterial Urban Design District D Overlay Site Characteristics Comprehensive Plan Land Use Designation – CMU, Commercial Mixed Use Critical Areas –None Access via 116th Ave SE and SE 170th Pl Proposed K-12 Educational Institution Applicant proposing to operate a school with grades K-12. Approximately 525 students to be served. Typical school day hours of 8:00am to 3:30pm with potential extra curriculars/tutoring extending hours to 7:00am to 5:00pm Site improvements to include updated parking area with bus loading zone, sport court construction, installation of additional landscaping, restriping of parking lot to direct traffic. Building improvements to include mechanical and electrical system upgrades, seismic upgrades, updated façade materials, new lighting, and various other interior improvements. Site plan provided by applicant Two Access points North façade –Photo via Google Streetview Rendering provided by applicant –two color options Project Compliance with Standards Compliance with goals and policies established in Comp Plan demonstrated Compliance with CA zoning standards demonstrated* *Conditions Recommended by Staff Compliance with Urban Design District D Standards demonstrated* *Condition Recommended by Staff Compliance with Site Plan Review criteria demonstrated* *Condition Recommended by Staff Compliance with C.U.P. criteria demonstrated Adequate public services and facilities available Conditional Use Permit Analysis Appropriate Location Consistency with Plans and Regulations Effect on Adjacent Properties Compatibility Parking Traffic–Condition recommended by staff Noise,Light, and Glare Landscaping Compliant if Condition of Approval is met 1.The applicant shall comply with the mitigation measures issued as part of the Determination of Non - Significance Mitigated, dated (September 23, 2019). 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. Recommendation Staff recommends approval of the Conditional Use Permit and Site Plan Review for the K-12 Public Charter School, File No. LUA19-000035, ECF, CU-H, S-H, subject to six (6) conditions of approval: