HomeMy WebLinkAboutSR_Report_Exhibits to Examiner_Renton Prep CUP_200103_v3_FINAL.docxDEPARTMENT OF COMMUNITY
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SR_Report to Examiner_Renton Prep CUP_200103_v3_FINAL
A. REPORT TO THE HEARING EXAMINER
Hearing Date: January 14, 2020
Project File Number: PR19-000478
Project Name: Renton Prep CUP
Land Use File Number: LUA19-000285, CU-H
Project Manager: Alex Morganroth, Senior Planner
Owner/Applicant: City of Renton, 1055 S Grady Way, Renton, WA 98055
Applicant/Contact: Dr. David Paul Zimmerman, Amazing Grace Lutheran Church, 200 Mill Ave S
Project Location: 200 Mill Ave S
Project Summary: The applicant is requesting a Hearing Examiner Conditional Use Permit (CUP) for
the expansion of a private school currently operating on two floors of a multi-
tenant commercial building at 200 Mill Ave S in a multi-story building. The site is
located in the CD zoning district, City Center Sign Regulation Area Overlay District,
Downtown Business District Overlay District, and Urban Design District A Overlay
District. No changes to the building or site are proposed, except for a minor
tenant improvement that would not result in a square footage increase. A Hearing
Examiner CUP was approved in 2014 under LUA14-000669. The original CUP
allowed for the use of two floors with up to 125 students. The applicant is seeking
to expand into an additional floor and allow for the enrollment of up to 240
students. The first and third floors of the building currently house classrooms and
other associated school services. The applicant has proposed utilization of the
fourth floor for a makerspace in order to enable the students to gain hands-on
experience in fields such as art, robotics, virtual/augmented reality, and more. The
proposal is considered a major revision to the original CUP (and therefore requires
a new CUP) due to the proposal involving more than a ten percent (10%) increase
in area or intensity of the use. Access to the site would remain off of Mill Ave S.
Critical areas mapped on-site include steep slopes, seismic hazards, and a Special
Flood Hazard Area. The proposed internal tenant improvements include the
addition of a new interior exit door on the fourth floor and various other
improvements associated with the creation of a hands-on space. The applicant
submitted a Traffic Study with the application. No trees or vegetation are
proposed for removal.
Site Area: 3.53 ac
City of Renton Department of Community & Economic Development
Renton Prep CUP
Staff Report to the Hearing Examiner
LUA19-000285, CU-H
Report of January 14, 2020 Page 2 of 11
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B. EXHIBITS:
Exhibit 1: Staff Report to the Hearing Examiner
Exhibit 2: Site Plan
Exhibit 3: Floor Plan
Exhibit 4: Traffic Memo prepared by Applicant
C. GENERAL INFORMATION:
1. Owner(s) of Record: City of Renton, 1055 S Grady Way, Renton, WA 98055
2. Zoning Classification: Center Downtown (CD)
City Center Sign Regulation Area Overlay District
Downtown Business District Overlay District
Urban Design District A Overlay District
3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU)
4. Existing Site Use: School (pre-K through 10)
5. Critical Areas: Special Flood Hazard Area, Sensitive Slopes, High
Seismic Hazards, and Cedar River Reach B Shoreline
High Intensity Designation.
6. Neighborhood Characteristics:
a. North:
Downtown Library (CD zone), Cedar River (Shoreline of the State) and Liberty Park (CA
zone)
b. East: Houser Way S, BNSF Railroad Tracks and Interstate 405
c. South: Houser Way S, BNSF Railroad Tracks and Interstate 405
d. West: Renton Fire Station, Renton History Museum, and commercial uses (CD zone)
7. Site Area: 3.53 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
Annexation - Incorporation N/A N/A 09/06/1901
Hearing Examiner Site Plan
Review, Conditional Use
Permit, and Environmental
Review
LUA14-000669 N/A 07/15/2014
Shoreline Substantial
Development – Cell panel
antennas
LUA09-081 N/A 07/27/2009
City of Renton Department of Community & Economic Development
Renton Prep CUP
Staff Report to the Hearing Examiner
LUA19-000285, CU-H
Report of January 14, 2020 Page 3 of 11
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Shoreline Management
Exemption – Replace existing
chiller
LUA04-065 N/A 06/10/2004
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. There is an existing water main in Mill
Ave S and Houser Way S.
b. Sewer: Sewer service is provided by the City of Renton. There is an existing sewer main in Mill Ave S.
c. Surface/Storm Water: Both public and private storm water conveyance systems are located on the
site.
2. Streets: There are existing curb, gutter, and sidewalk around the property along Mill Ave S and Houser
Way S.
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 Development Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 9 Permits – Specific
a. Section 4-9-030 Conditional Use Permits
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
November 12th, 2019 and determined the application complete on November 27, 2019. The project
complies with the 120-day review period.
2. The project site is located at 200 Mill Ave S.
3. The project site is currently developed with a multi-story commercial building.
4. Access to the site would continue to be provided via driveways off of Houser Way S and Mill Ave S.
City of Renton Department of Community & Economic Development
Renton Prep CUP
Staff Report to the Hearing Examiner
LUA19-000285, CU-H
Report of January 14, 2020 Page 4 of 11
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5. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use
designation.
6. The site is located within the Center Downtown (CD) zoning classification and within Design District A.
7. There are approximately 35 trees located on-site, of which the applicant is proposing to retain all trees.
8. The site is mapped with a Special Flood Hazard Area, Sensitive Slopes, High Seismic Hazards, and Cedar
River Reach B Shoreline High Intensity Designation.
9. No material would be cut on-site and no fill is proposed to be brought into the site.
10. The applicant is proposing to begin construction of the tenant improvement in January of 2020 and end
the same month.
11. No public or agency comments were received.
12. 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.
13. 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
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
Policy L-56: Preserve natural landforms, vegetation, distinctive stands of trees, natural
slopes, and scenic areas that contribute to the City’s identity, preserve property values,
and visually define the community and neighborhoods.
14. Zoning Development Standard Compliance: The purpose of the Center Downtown Zone (CD) is to provide
a mixed-use urban commercial center serving a regional market as well as high-density residential
development. Uses include a wide variety of retail sales, services, multi-family residential dwellings, and
recreation and entertainment uses. The proposal is compliant with the following development standards,
as outlined in RMC 4-2-120.B, if all conditions of approval are met:
Compliance CD Zone Develop Standards and Analysis
Compliant if
Conditional
Use Permit
Approved
Use: The applicant is proposing to expand an existing private K-12 educational
institution. A Conditional Use Permit was approved in 2014 (LUA14-000669) that
allowed the school to occupy two floors in the multi-story building with approximately
125 students. The applicant is seeking to expand the school into an additional floor and
increase the number of students serviced to approximately 240. The proposal exceeds
the threshold to be considered a minor revision to an approved Conditional Use Permit
(CUP) and therefore the project requires a new CUP.
City of Renton Department of Community & Economic Development
Renton Prep CUP
Staff Report to the Hearing Examiner
LUA19-000285, CU-H
Report of January 14, 2020 Page 5 of 11
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Staff Comment: K-12 Educational Institutions are permitted in the CD zoning district and
are subject to discretionary review and approval of a Conditional Use Permit by the
Hearing Examiner. If the Conditional Use Permit is approved, the proposed use would
be allowed to operate in the subject location.
Density: The density range permitted in the CD zone is a minimum of 25.0 up to a
maximum of 100.0 dwelling units per net acre. Net density is calculated after the
deduction of sensitive areas, areas intended for public right-of-way, and private access
easements. The minimum density requirements shall not apply to the subdivision
and/or development of a legal lot 1/2 acre or less in size as of March 1, 1995. Density
may be increased to 150 dwelling units per net acre subject to Administrative
Conditional Use approval. An assisted living bonus of 1.5 times the maximum density
may be allowed subject to conditions of RMC 4-9-065.
Staff Comment: Not applicable, no residential uses are proposed.
Lot Dimensions: There are no minimum lot size, width, or depth requirements in the
CD zone.
Staff Comment: The proposed site is an existing legal lot and meets the minimum lot
size requirement.
Setbacks: There is no minimum front yard setback. The maximum front yard setback is
15 feet for that portion of the building that is 25 feet or less in height. There is no
minimum secondary front yard setback. The maximum secondary front yard setback is
15 feet for that portion of the building that is 25 feet or less in height. There is no
minimum rear yard setback, unless the lot abuts a lot zoned residential, then there
shall be a 15-foot landscaped strip or a 5-foot wide sight-obscuring landscaped strip
and a solid 6-foot high barrier used along the common boundary. There is no minimum
side yard setback.
Staff Comment: The existing building is a legally non-conforming structure and does not
conform to the setback requirements for the CD zone. The applicant is not proposing
any changes to the building that would trigger the building to be brought into
compliance with the CD zone development standards.
Building Standards: There is no maximum building coverage requirement in the CD
zone. The maximum building height permitted is 95 ft., except when abutting a
residential zone, then the maximum height is 20 feet more than the maximum height
allowed in the abutting residential zone.
Staff Comment: The existing building is a legally non-conforming structure and does not
conform to the building standards for the CD zone. The applicant is not proposing any
changes to the building that would require compliance with the CD zone building
standards.
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.
City of Renton Department of Community & Economic Development
Renton Prep CUP
Staff Report to the Hearing Examiner
LUA19-000285, CU-H
Report of January 14, 2020 Page 6 of 11
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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 minimum dimensions of 8 feet (8’) by 12 feet (12’).
Staff Comment: The proposed project does not meet the applicability threshold for
compliance with the landscaping regulations in RMC 4-4-070. Specifically, the project
does not result in a use of a property or remodel of a structure requiring improvements
equal to or greater than fifty percent (50%) of the assessed property valuation
N/A
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.
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: The applicant has not proposed the removal of any trees or vegetation
on the site as part of the project.
N/A
Screening: All on-site surface mounted utility equipment shall be screened from public
view. Screening shall consist of equipment cabinets enclosing the utility equipment,
solid fencing or a wall of a height at least as high as the equipment it screens, or a
landscaped visual barrier allowing for reasonable access to equipment. Equipment
cabinets, fencing, and walls shall be made of materials and/or colors compatible with
building materials. All operating equipment located on the roof of any building shall be
enclosed so as to be screened from public view.
City of Renton Department of Community & Economic Development
Renton Prep CUP
Staff Report to the Hearing Examiner
LUA19-000285, CU-H
Report of January 14, 2020 Page 7 of 11
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Staff Comment: No new surface mounted utility equipment is proposed as part of the
project.
Refuse and Recycling: In new office, educational and institutional developments, a
minimum of two (2) square feet per every one thousand (1,000) square feet of building
gross floor area shall be provided for recyclables deposit areas and a minimum of four
(4) square feet per one thousand (1,000) square feet of building gross floor area shall
be provided for refuse deposit areas. A total minimum area of one hundred (100)
square feet shall be provided for recycling and refuse deposit areas.
Staff Comment: The Refuse and Recycling regulations in RMC 4-4-090 are only
applicable to new developments. Existing refuse and recycling facilities that serve the
all tenants on site are located near the northeast corner of the building are oversized
for the only partially occupied building.
N/A
Parking: Within the Center Downtown Zone, parking loading and driveway regulations
are applicable only to the area exceeding the area of the original structure, in terms of
calculating the required parking.
Staff Comment: The site is located in the CD zoning district and the applicant is not
proposing an increase in the size of the existing structure; therefore the parking and
driveway regulations in RMC 4-4-080 are not applicable to the subject project. Please
see FOF 16 under ‘Parking’ for additional analysis related to the parking impacts.
Bicycle Parking: The number of bicycle parking spaces shall be equal to ten percent
(10%) of the number of required off-street vehicle parking spaces. For uses in the CD
zone that do not require off-street vehicle parking, the number of bicycle parking
spaces shall be equivalent to ten percent (10%) of off-street vehicle parking spaces
required for the same use located outside of the CD zone. Spaces shall meet the
requirements of subsection F11b of this Section, Bicycle Parking Standards.
Staff Comment: The applicant did not provide a breakdown on the number of students
in each grade, but based on the parking requirements under RMC 4-4-080, a Senior High
School with 200 students and 20 staff members would require approximately 30 spaces.
(a minimum and maximum of 1 per employee plus 1 space for every 10 students
enrolled). Based on the requirement for 30 vehicle parking spaces, a total of three
bicycle spaces are required for the proposed use (10% of 30 spaces = 3). A bicycle rack
with room for six bicycles is located on the east side of the building near the small
courtyard area. Therefore the project complies with the bicycle parking standards for
the CD zone.
N/A
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: No new fences or retaining walls are proposed as a part of the project.
15. Conditional Use Analysis: The applicant is requesting a Conditional Use Permit to expand a K-12
Educational Institution in the Center Downtown (CD) zoning district. The proposal is compliant with the
City of Renton Department of Community & Economic Development
Renton Prep CUP
Staff Report to the Hearing Examiner
LUA19-000285, CU-H
Report of January 14, 2020 Page 8 of 11
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following conditional use criteria, pursuant to RMC 4-9-030. 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 FOF 14 and FOF 15 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 proposed site for the K-12 Educational Institution (i.e. school) is
located along Houser Way S and Mill Ave S at the eastern edge of the downtown area,
which includes a variety of moderate and high intensity uses. No other schools are
present in the immediate vicinity of the proposed use. Surrounding, more intense uses
near the project site such large-scale mixed-use buildings and high volume retail uses
have larger impacts than the proposed use with respect to noise, visual, and traffic
generation. The location would not result in an overconcentration of K-12 educational
institutions in the area.
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 surrounding uses include a public library, fire station, and various
other retail commercial uses. The expansion of an existing school will not create traffic,
noise, or other negative impacts at a greater rate than the existing nearby uses and is
likely to create less traffic than the previous office use (see Exhibit 4). Therefore, the
proposed use would not result in significant adverse effects on adjacent properties.
d. Compatibility: The proposed use shall be compatible with the scale and character of
the neighborhood.
Staff Comment: The proposed school use is compatible with the scale and character of
the neighborhood where there are a mix of uses nearby, including a library, fire station,
park, and commercial uses. The applicant has not proposed any changes to the exterior
of the building and therefore the existing structure would remain at the same scale and
character as it exists today. In addition, schools can be found in a wide variety of
neighborhoods and zoning districts in Renton, including low intensity residential areas
and high intensity commercial areas. Therefore, the proposed use would not be out of
place in a primarily commercial area such as the Center Downtown.
e. Parking: Adequate parking is, or will be made, available.
Staff Comment: Staff and students of the school currently utilize the existing parking lot
on site. A previous tenant, King County Sexual Assault Resource Center, terminated their
lease in the fall of 2019. A total of approximately 120 shared parking spaces are
available on the site. Even during the occasional vehicle overflow from the Renton Library
parking lot to west created by events, the site is significantly over parked. In addition,
staff has observed on multiple occasions that the site consistently has many open spaces
available both during daytime and evening hours. According to the applicant, the lease
City of Renton Department of Community & Economic Development
Renton Prep CUP
Staff Report to the Hearing Examiner
LUA19-000285, CU-H
Report of January 14, 2020 Page 9 of 11
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authorizes the school to use 35 of the 120 spaces, with the potential for an increase if
needed. The applicant contends that approximately 15 teachers utilize and spaces.
Students generally do not drive to school and are instead dropped off by parents or
guardians. Therefore adequate parking existing for the proposed expansion.
f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall
mitigate potential effects on the surrounding area.
Staff Comment: No new curb cuts are proposed as part of the tenant improvements and
vehicular access would continue to be provided via entrances off of Mill Ave S and Houser
Ave S. An existing dedicated pedestrian-only pathway provides a direct connect between
the building and the public sidewalk along Mill Ave S, as well as to the adjacent library.
Therefore the existing site configuration provides for safe movement of vehicles and
pedestrians. In addition, the moderate increase in the intensity of the use (i.e. number of
students) is not anticipated to generate any traffic impacts on the surrounding areas due
to the existing adjacent high-traffic generating uses. The existing site configuration
provides for safe movement of vehicles and pedestrians.
g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed
use shall be evaluated and mitigated.
Staff Comment: The proposed use is not expected to generate any noise, light, or glare
impacts outside of those typical in a commercial area.
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 FOF 15 under “Landscaping”. The existing landscaping is anticipated
to be sufficient to screen any adverse effects created by the proposed use.
16. Design Standards: The project site is located within Design District ‘A’. Per RMC 4-3-100 ‘Urban Design
Regulations’, the design standards are not applicable to interior remodels.
17. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The existing building is along the southerly Cedar River boundary, a Shoreline
of the State, within Reach B. As such, the project is subject to the Shoreline Master Program regulations
unless exempt. Additionally, the site is located in the Flood Plain, Aquifer Protection Zone 1, Seismic
Hazards, and Steep Slopes areas. The scope of the project, being an internal tenant improvement, is not
considered development under the Shoreline and Flood Plain hazards. The proposal is consistent with the
Critical Areas Regulations:
Compliance Critical Areas Analysis
Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or
independent review, conditions of approval for developments may include buffers
and/or setbacks from buffers. A standard 15-foot building setback is required for all
structures from Protected Slope areas.
A 50-foot buffer and 15-foot building setback are required from Very High Landslide
Hazard Areas.
City of Renton Department of Community & Economic Development
Renton Prep CUP
Staff Report to the Hearing Examiner
LUA19-000285, CU-H
Report of January 14, 2020 Page 10 of 11
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Staff Comment: A High Seismic Hazard Area and Sensitive Slopes were mapped on the
project site. Remodeling, replacing, or removing existing structures, facilities, and
improvements are exempt activities in geologically hazardous area.
Cedar River Reach B (Shoreline of the State): The following buffer requirements are
applicable to streams in accordance with RMC 4-3-050.G.2: Type F streams require a
115-foot buffer, Type Np streams require a 75-foot buffer, and Type Ns streams require
a 50-foot buffer. An additional 15-foot building setback is required from the edge of all
stream buffer areas.
Staff Comment: The definition of development in the Shoreline is: A use consisting
of the construction of exterior alteration of structures; dredging; drilling;
dumping; filling; removal of any sand, gravel or minerals; bulkheading; driving
of piling; placing of obstructions; or any other projects of a permanent or
temporary nature which interferes with the normal public use of the surface of
the waters overlying lands subject to the Act at any state of wate r level.
Therefore, the project is exempt from the requirements in the Shoreline Master
Program.
Special Flood Hazard Area:
Staff Comment: The definition for development in the flood plain is: “Any
manmade change to improved or unimproved real estate, including but not
limited to buildings or other structures, mining, dredging, filling, grading,
paving, excavation or drilling operations or storage of equipment or materials
located within the area of special flood hazard. Therefore, the project is exempt
from the requirements for development within a floodplain.
Wellhead Protection Areas:
Staff Comment: No fill is proposed to brought onto the site, therefore the project would
not impact the Wellhead Aquifer.
18. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
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/or fees.
Storm Water: An adequate drainage system shall be provided for the proper drainage
of all surface water.
Staff Comment: The site is served by an existing private storm water conveyance
system. The existing system in place is adequate for the site and the applicant has not
proposed any changes to the site that would alter storm water quantity or flow path.
Water: The Renton Fire Authority and Development Engineering staff have indicated
that the water service available on the site is adequate for the proposed use.
Sanitary Sewer: Sanitary Sewer Service is provided to the site by the City of Renton.
City of Renton Department of Community & Economic Development
Renton Prep CUP
Staff Report to the Hearing Examiner
LUA19-000285, CU-H
Report of January 14, 2020 Page 11 of 11
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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 14.
2. The subject site is located in the Center Downtown (CD) 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 15.
3. The proposed Conditional Use Permit is not subject to the Urban Design Standards, see FOF 16.
4. The proposed Conditional Use Permit complies with the Critical Areas Regulations provided the applicant
complies with City Code, see FOF 17.
5. The proposed Conditional Use Permit complies with the Conditional Use Permit criteria as established by
City Code and state law provided all advisory notes and conditions are complied with, see FOF 18.
6. There are adequate public services and facilities to accommodate the proposed Conditional Use Permit,
see FOF 19.
J. RECOMMENDATION:
Staff recommends approval of the Renton Prep CUP (Hearing Examiner Conditional Use Permit), File No. LUA19-
000285, CU-H.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
Renton Prep CUP
Land Use File Number:
LUA19-000285, CU-H
Date of Hearing
January 14, 2020
Staff Contact
Alex Morganroth
Senior Planner
Project Contact/Applicant
Dr. David Paul Zimmerman
Amazing Grace Lutheran
Church
200 Mill Ave S, Renton, WA
98055
Project Location
200 Mill Ave S
The following exhibits are included with the Staff Report to the Hearing Examiner:
Exhibit 1: Staff Report to the Hearing Examiner
Exhibit 2: Site Plan
Exhibit 3: Floor Plan
Exhibit 4: Traffic Memo prepared by Applicant