HomeMy WebLinkAboutSR_HEX Report_Bezos Academy CUP_220406_v3_FINALDEPARTMENT OF COMMUNITY
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SR_HEX Report_Bezos Academy CUP_220406_v3_FINAL
A. REPORT TO THE HEARING EXAMINER
Hearing Date: April 19, 2022
Project File Number: PR21-000438 Bezos Academy
Project Name: Bezos Academy
Land Use File Number: LUA22-000077, CU-H
Project Manager: Alex Morganroth, Senior Planner
Owner: City of Renton, 1055 S Grady Way, Renton WA, 98057
Applicant/Contact: Susan Conway, Bassetti Architects / 71 Columbia St, Suite 501, Seattle, WA
98104/sconway@bassettiarch.com
Project Location: 3000 NE 16th St Renton, WA 98056 (APN 7227800145)
Project Summary: The applicant is requesting approval of a Hearing Examiner Conditional Use Permit
(CUP) in order to operate a preschool (classified as a Day care center) within an
existing building at the North Highlands Neighborhood Center site. The site is located
at 3000 NE 16th St (APN 7227800145) near the intersection of NE 16th St and Kirkland
Ave NE and is approximately 2.6 acres in size. The parcel is located in the Residential -
14 (R-14) Zoning District and is designated Residential High Density (HD) on the
Comprehensive Plan Land Use Map. The parcel is owned by the City of Renton and
consists of an existing 8,945 sq. ft. one-story wood-frame building constructed in
1942, surface parking, a sports court, and a playground area. The proposed use would
occupy approximately 4,603 sq. ft. of space within the existing building. The preschool
would serve approximately 60 students ranging in age from three to five years old and
would operate from 9:30 am to 3:30 pm daily. Approximately 10 employees would be
employed at the preschool. Interior work proposed includes a restroom remodel,
kitchen remodel, construction of an interior partition wall, various new finishes, and
minor new plumbing and electrical. No exterior work is proposed as part of the
project. No critical areas are mapped on the site according to COR Maps. No
vegetation or trees are proposed for removal. The applicant submitted a
Transportation Analysis with the application. A Tier 2 Temporary Use Permit (TUP)
was issued on January 24, 2022 (LUA21-000400) in order to allow the preschool to
apply for building permits and complete interior improvements during the CUP review
process. The project site is within the Sunset Planned Action Area and therefore, as
part of the TUP review, the Environmental Review Committee (ERC) reviewed the
application and issued a Concurrence Memo designating the proposal a planned
action .
Site Area: 2.6 acres
City of Renton Department of Community & Economic Development
Bezos Academy
Staff Report to the Hearing Examiner
LUA22-000077, CU-H
Report of April 19, 2022 Page 2 of 11
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B. EXHIBITS:
Exhibits 1-5: As shown in the Environmental Review Committee (ERC) Concurrence Memo
Exhibit 6: Staff Report to the Hearing Examiner
Exhibit 7: Transportation Concurrency Memo, prepared by Brianne Bannwarth and dated
November 23, 2021
Exhibit 8: Lease Agreement, dated June 4, 2021
Exhibit 9: Planned Action Ordinance No. 5813
Exhibit 10: Sunset Area Final Environmental Impact Statement
Exhibit 11: ERC Planned Action Concurrence Memo, dated November 29, 2021
Exhibit 12: Temporary Use Permit Abatement Agreement, dated January 6, 2022
Exhibit 13: Acknowledgement of Building Permit Review and Issuance, dated January 21, 2022
Exhibit 14: Temporary Use Permit Decision (LUA21-000400), issued January 24, 2022
Exhibit 15: Advisory Notes
C. GENERAL INFORMATION:
1. Owner(s) of Record: City of Renton, 1055 S Grady Way, Renton, WA 98057
2. Zoning Classification: Residential-14 (R-14)
3. Comprehensive Plan Land Use Designation: Residential High Density (RHD)
4. Existing Site Use: Community Center
5. Critical Areas: None
6. Neighborhood Characteristics:
a. North: Single and multi-family residential; Residential High Density (HD) Comprehensive Plan
Land Use Designation; Residential -14 (R-14) zone
b. East: Single and multi-family residential; Residential High Density (HD) Comprehensive Plan
Land Use Designation; Residential -14 (R-14) zone
c. South: Single and multi-family residential; Residential High Density (HD) Comprehensive Plan
Land Use Designation; Residential -14 (R-14) zone
d. West: Preschool; Residential High Density (HD) Comprehensive Plan Land Use Designation;
Residential -14 (R-14) zone
7. Site Area: 2.6 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Epstein Annexation N/A 1246 04/16/1946
Sunset Area Planned Action
EIS
LUA10-052 N/A 06/06/2011
City of Renton Department of Community & Economic Development
Bezos Academy
Staff Report to the Hearing Examiner
LUA22-000077, CU-H
Report of April 19, 2022 Page 3 of 11
SR_HEX Report_Bezos Academy CUP_220406_v3_FINAL
Hearing Examiner Site Plan
Review, Conditional Use
Permit, and Lot Combination
LUA11-101 N/A 02/20/2013
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Sunset Area Planned Action
Ordinance (Revised)
N/A 5813 08/08/2016
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. There is an existing 12-inch water main
in NE 16th St and an existing 8-inch water main in Kirkland Ave NE.
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch gravity sewer main
in NE 16th St and an existing 8-inch gravity sewer main in Kirkland Ave NE.
c. Surface/Storm Water: A private surface water detention system is located on the southern portion of
the site and is maintained by the City of Renton (property owner).
2. Streets: NE 16th is a Residential Access street with an existing ROW width of 60 feet. Kirkland Ave NE is a
Residential Access street with an existing ROW width of 60 feet.
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
5. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
City of Renton Department of Community & Economic Development
Bezos Academy
Staff Report to the Hearing Examiner
LUA22-000077, CU-H
Report of April 19, 2022 Page 4 of 11
SR_HEX Report_Bezos Academy CUP_220406_v3_FINAL
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on March
10, 2022 and determined the application complete on March 15, 2022. The project complies with the 120-
day review period.
2. The project site is located 3000 NE 16th St Renton, WA 98056 (APN 7227800145).
3. The project site is currently developed with the North Highlands Community Center.
4. Access to the site would be provided via NE 16th St.
5. The property is located within the Residential High Density (RHD) Comprehensive Plan land use
designation.
6. The site is located within the Residential-14 (R-14) zoning classification.
7. No critical areas are mapped on the site.
8. The applicant is proposing to begin construction in the spring of 2022 and end by summer of 2022.
9. Staff received no public comment letters.
10. The subject property is located within the Sunset Planned Action Area where a Planned Action Ordinance
(Ord. 5813; Exhibit 9) was adopted in accordance with the State Environmental Policy Act (SEPA) for
redevelopment of the Highlands Area. The Final EIS document was issued April 1, 2011 (Exhibit 10).The
Environmental Review Committee (ERC) reviewed the Bezos Academy application and issued a
Concurrence Memo designating the proposal a planned action (Exhibit 11) and therefore, the project
would not require a SEPA threshold determination, preparation of an EIS, or be subject to further
environmental review pursuant to SEPA.
11. A Tier 2 Temporary Use Permit (TUP) was issued on January 24, 2022 (LUA21-000400) in order to allow
the preschool to apply for building permits and complete interior improvements during the CUP review
process. The TUP shall become null and void if the requested Conditional Use Permit is approved.
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 Residential High Density (RHD) on the City’s
Comprehensive Plan Map. The purpose of the HD 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 HHS-17: Build on collaborative relationships, partner with local agencies and
school districts to increase affordability and availability of early-childhood education,
after-school youth engagement opportunities, and preparation for college/career.
City of Renton Department of Community & Economic Development
Bezos Academy
Staff Report to the Hearing Examiner
LUA22-000077, CU-H
Report of April 19, 2022 Page 5 of 11
SR_HEX Report_Bezos Academy CUP_220406_v3_FINAL
Staff Comment: The proposed preschool represents a partnership between the City of
Renton and the Bezos Academy. If approved, the proposed use would increase the
availability and affordability of early childhood education in the City of Renton.
14. Zoning Development Standard Compliance: The purpose of the Residential-14 Zone (R-14) is to encourage
development, and redevelopment, of residential neighborhoods that provide a mix of detached and
attached dwelling structures organized and designed to combine characteristics of both typical single-
family and small-scale multi-family developments. Structure size is intended to be limited in terms of bulk
and scale so that the various unit types allowed in the zone are compatible with one another and can be
integrated together into a quality neighborhood. Project features are encouraged, such as yards for private
use, common open spaces, and landscaped areas that enhance a neighborhood and foster a sense of
community. Civic and limited commercial uses may be allowed when they suppo rt the purpose of the
designation. The proposal is compliant with the following development standards, as outlined in RMC 4-2-
110.A, if all conditions of approval are met:
Compliance R-14 Zone Develop Standards and Analysis
Compliant if
CUP
Approved,
See FOF 16
Use: Day care centers are a permitted use in the R-14 zone with an approved Hearing
Examiner Conditional Use Permit.
Staff Comment: The applicant is proposing to operate a preschool (classified as a Day
care center per RMC 4-11-040.D) with approximately 60 students and 10 staff members.
The applicant is requesting approval of a Conditional Use Permit in order to allow for
the school to operate on the site. See FOF 15: Conditional Use Analysis for additional
analysis.
N/A
Density: The density range permitted in the R-14 zone is a minimum 7.0 up to a
maximum of 14.0 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.
Staff Comment: No residential units are proposed.
✓
Lot Dimensions: The minimum lot size permitted in the R-14 zone is 3,000 sq. ft. for
detached dwellings. There is no minimum lot size for attached dwellings. A minimum
lot width of 30 feet is required (40 feet for corner lots) and a minimum lot depth of 60
feet is required.
Staff Comment: The existing legal lot is approximately 112,650 sq. ft. (2.6 acres) in size
and is in conformance with the lot dimensional requirements of the R-14 zone.
✓
Setbacks: The required setbacks in the R-14 zone are as follows: front yard is 15 feet
except when all access is taken from an alley then 10 feet, side yard is 4 feet for
detached units, for attached units the side yard is 0 feet for the attached sides and 4
feet for the unattached sides, secondary front yard (applies to corner lots) is 15 feet,
and the rear yard is 10 feet.
Staff Comment: The applicant has not proposed any changes to the footprint of the
existing building. The existing building, located on a corner lot, has a front yard (south)
setback of approximately 57 feet, a secondary front yard (east) setback of
approximately 160 feet, and side yard setbacks (north and west) of approximately 77
feet and 100 feet. Therefore, the existing building is in conformance with all setbacks
requirements of the R-14 zone.
City of Renton Department of Community & Economic Development
Bezos Academy
Staff Report to the Hearing Examiner
LUA22-000077, CU-H
Report of April 19, 2022 Page 6 of 11
SR_HEX Report_Bezos Academy CUP_220406_v3_FINAL
✓
Building Standards: The R-14 zone has a maximum building coverage of 65% and a
maximum impervious surface coverage of 80%. In the R-14 zone, a maximum building
height of 3 stories with a wall plate height of 24 feet is permitted. Roofs with a pitch
equal to or greater than 4:12 may project an additional six (6) vertical feet from the
maximum wall plate height. If the height of wall plates on a building are less than the
states maximum the roof may project higher to account for the difference, yet the
combined height of both features shall not exceed the combined maximums. Common
rooftop features, such as chimneys, may project an additional four (4) vertical feet from
the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than 4:12,
decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall
plate height if the projection is stepped back one-and-a-half (1.5) horizontal feet from
each minimum building setback line for each one (1) vertical foot above the maximum
wall plate height.
Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g.,
shed roof) may exceed the stated maximum if the average of wall plate heights is equal
or less than the maximum wall plate height allowed.
Staff Comment: The existing building has a maximum wall plate height of
approximately 17 feet and a maximum overall height of approximately 25 feet. The
existing building coverage is approximately 8% (8,625 SF/112,650 SF) and the existing
impervious surface coverage is approximately 48% (54,058 SF/112,650 SF). No changes
to the building height or footprint are proposed. In addition, no new impervious surface
is proposed. Therefore, the existing building and site comply with the building standards
in the R-14 zone.
N/A
Maximum Number of Units per Building: In the R-14 zone, no more than 6 units per
building are permitted.
Staff Comment: No residential units are proposed.
N/A
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.
Where there is insufficient right-of-way space or no public frontage, street trees are
required in the front yard subject to approval of the Administrator. A minimum of two
trees are to be located in the front yard prior to final inspection for the new Single -
Family Residence.
Staff Comment: Per RMC 4-4-070.B; Applicability, the requirements of the landscape
section are not applicable to the proposed project. Specifically, per RMC 4-4-070.B.f,
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 not
required to comply with the landscape requirements. According to the applicant, the
total construction cost of the proposed project is estimated to be approximately
$601,000. According to the King County Assessor, the total property valuation for 2021
was $1,955,400. Therefore, the proposed improvements are less than fifty percent
(50%) of the assessed value ($601,000/1,955,400 = 30.7%).
City of Renton Department of Community & Economic Development
Bezos Academy
Staff Report to the Hearing Examiner
LUA22-000077, CU-H
Report of April 19, 2022 Page 7 of 11
SR_HEX Report_Bezos Academy CUP_220406_v3_FINAL
✓
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-
130) require the retention of 20 percent of trees in a residential 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.
A minimum tree density shall be maintained on each residentially zoned lot. Lots
developed with detached single-family dwelling units in the R-14 zone are exempt from
the minimum tree density requirements. For multi-family development, the minimum
tree density is four (4) significant trees for every five thousand (5,000) square feet. The
tree density may consist of existing trees, replacement trees, trees required pursuant
to RMC 4-4-070F1, Street Frontage Landscaping Required, or a combination.
Staff Comment: No trees are proposed for removal.
✓
Parking: Parking regulations for Day care centers require a minimum and maximum of
1 for each employee and 2 drop-off/pick-up spaces within 100 feet of the main
entrance for every 25 clients of the program.
Staff Comment: Vehicular access to the site is currently provided via a single driveway
off of NE 16th St. Per the executed lease agreement between the City of Renton and the
applicant (Exhibit 8), seven (7) parking spaces will be reserved for the applicant’s
exclusive use and may be marked as such via signage or paint. A total of 20 stalls are
available on the site, including two (2) drop-off/pick-up spaces directly adjacent to the
building. The other 13 parking stalls will continue to be utilized by visitors to the
neighboring Meadow Crest Playground and associated recreation areas , but can
provide overflow parking for staff if needed. In addition, according to the applicant, only
five to seven (5-7) staff members would be working at the school on a typical day and
therefore, the reserved spaces are anticipated adequately serve the school. Therefore,
adequate parking facilities and egress are provided to serve the proposed use.
N/A
Bicycle Parking: Bicycle parking regulations require that a minimum of one-half (0.5)
bicycle parking space be provided per one attached dwelling.
Staff Comment: No residential units are proposed.
✓
Fences and Retaining Walls: In any residential district, the maximum height of any
fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front
yard and side yard along a street setback where the fence shall not exceed forty eight
inches (48") in height.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
City of Renton Department of Community & Economic Development
Bezos Academy
Staff Report to the Hearing Examiner
LUA22-000077, CU-H
Report of April 19, 2022 Page 8 of 11
SR_HEX Report_Bezos Academy CUP_220406_v3_FINAL
Staff Comment: A 48-inch tall white picket fence is proposed near the front entry of the
building in order to provide a secure area around the main front doors to be used for
staff and student ingress/egress. The proposed fence is not located within any setback
and therefore, would comply with the fence standards for the R-14 zone. See Advisory
Notes (Exhibit 15) under ‘Community Services’ for additional comments regarding the
proposed fence.
✓ Lighting:
Guidelines: Lighting that is appropriate to the architectural character of the
neighborhood and of a human scale shall be provided. Lighting shall be minimal where
possible to achieve the desired purpose. Light spillover for all lighting, as well as single
source lighting of large areas shall be avoided.
Standards:
a. Lighting shall be limited to illumination of surfaces intended for pedestrians,
vehicles, or key architectural features.
b. Street lighting on residential access streets and limited residential access streets is
required. Lighting facilities and fixtures shall be located outside public right-of-way
unless owned, operated and maintained by a power utility franchise. Street lights shall
be no taller than sixteen feet (16') and placed at regular intervals of no more than two
hundred feet (200') on internal roadways and installed in accordance with chapter 4-6
RMC.
c. Lighting for residential access streets, limited residential access streets, alleyways,
common greens, and parks shall be low intensity. Lighting for common greens and
parks shall be downlighting.
d. All exterior house lighting shall be downlighting or placed beneath building eaves to
prevent light projecting upward.
e. If alley lights are mounted on a garage, they shall be no higher than eight feet (8')
above ground and directed away from adjacent backyards and structures.
f. Sidewalks and pathways not otherwise illuminated by street lighting shall be lit with
ornamental downlighting fixtures that shall not exceed twelve feet (12') in height. (Ord.
5518, 12-14-2009)
Staff Comment: No new lighting is proposed as part of the project. Due to the hours of
operation for the proposed school, 9:30 am to 3:30 pm, existing lighting on the site
which includes both parking lot lighting and wall pack lighting on the exterior of the
building will adequately illuminate the site.
15. Conditional Use Analysis: The applicant is requesting a Conditional Use Permit to allow the operation of a
Day care center in the R-14 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
City of Renton Department of Community & Economic Development
Bezos Academy
Staff Report to the Hearing Examiner
LUA22-000077, CU-H
Report of April 19, 2022 Page 9 of 11
SR_HEX Report_Bezos Academy CUP_220406_v3_FINAL
Plan, the zoning regulations and any other plans, programs, maps or ordinances of
the City of Renton.
Staff Comment: See FOF 13 and 14 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 preschool is within an existing institutional
development which includes buildings housing both the North Highlands Neighborhood
Center and the Meadow Crest Early Learning Center (a preschool). By locating in an
existing building near an existing preschool, the proposed preschool is taking advantage
of existing infrastructure in order to lower construction costs and provide affordable
early childhood education to the surrounding neighborhood and community. While
adjacent to an existing preschool (Meadow Crest), the proposed preschool is
significantly smaller in both size (4,600 sq. ft. versus 71,465 sq. ft.) and enrollment (60
students versus 300+ students). In addition, the proposed preschool would be located
in an existing building and would not result in a change in the size or number of
structures on the site. Therefore, the new school would not create an overconcentration
of educational uses in the immediate 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 properties abutting the subject parcel include an existing preschool
(Meadow Crest Early Learning Center) and a multi -family apartment complex. The
operation of an additional, smaller preschool within an existing structure will not
negatively impact property or improvements in the vicinity and has similar
characteristics to the other existing institutional uses in the neighborhood. No exterior
work is proposed as part of the project, except for the installation of a fence, and the
pre-school would be located within a building space previously occupied by a
community center, resulting in no changes to the built environment. According to the
Transportation Analysis submitted by the applicant and prepared by Heffron
Transportation Inc (Exhibit 4), the propo sed pre-school is not anticipated to generate
more trips than the previous community center use at full building occupancy and will
therefore not increase any traffic impacts on the surrounding properties.
✓
d. Compatibility: The proposed use shall be compatible with the scale and character
of the neighborhood.
Staff Comment: The proposed preschool would be located within a City-owned building
that has existed in the neighborhood for many decades and would result in no changes
to the built environment. Preschools are highly compatible with residential
neighborhoods due to their daytime hours of operation, low demand for parking, low
roadway traffic speeds, and minimal noise and light impacts. Therefore, the proposed
use would be compatible with the scale and character of the neighborhood. See
additional analysis above under criterion ‘c’.
✓
e. Parking: Adequate parking is, or will be made, available.
Staff Comment: The applicant has access to a total of 20 spaces on the site, including
two (2) drop-off/pick-up spaces directly adjacent to the building. Per the signed lease
City of Renton Department of Community & Economic Development
Bezos Academy
Staff Report to the Hearing Examiner
LUA22-000077, CU-H
Report of April 19, 2022 Page 10 of 11
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agreement with the City (Exhibit 8), the applicant would have exclusive use of seven (7)
parking stalls. In addition, plentiful street parking is available adjacent to the site on
both Kirkland Ave NE and NE 10th St, providing additional parking availability if needed.
Therefore, adequate parking is being provided for the proposed use. See FOF 14: Zoning
Development Standard Compliance, Parking for additional analysis.
✓
f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall
mitigate potential effects on the surrounding area.
Staff Comment: The single entry and exit point to be utilized by parents, students, and
employees of the school is located off of NE 16th St, a Residential Access Street with a
25 MPH speed limit. Parents would drop off students in the small parking lot adjacent
to the building where they would be escorted by staff to the entrance of the building.
The provision of a single vehicle entry point, small parking lot size, and proximity to the
building will ensure safe movement for vehicles and pedestrians on and off site.
The applicant submitted a Transportation Analysis prepared by Heffron Transportation
Inc and dated October 26, 2021 (Exhibit 4). The North Highlands Neighborhood Center,
operated by the City, currently occupies the entire floor area of the existing building.
After completion of the project, the proposed preschool would occupy approximately
half of the total building area. Therefore, the applicant’s traffic consultant calculated
the net change in trips expected as a result of the change in use from community center
to preschool for a portion (4,604 sq. ft.) of the building. The report concludes the
proposal would generate no additional weekday trips with two (2) additional trips
occurring during the weekday AM peak hour and two (2) less trips occurring during the
weekday PM peak hour (2 trips – 2 trips = 0 new trips). No changes to future level of
service (LOS) for any intersections near the project site area anticipated as a result of
the preschool proposal. In addition, due to the hours of operation (9:30 am to 3:30 pm),
most trips to and from the school would occur outside of peak commuter hours.
Therefore, the use is not anticipated to create negative transportation impacts in the
surrounding area.
✓
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 would be primarily contained to the interior of an
existing building. No changes to the exterior of the building are proposed and therefore,
no new light or glare impacts would occur. Noise generated by the use, primarily
occurring during outdoor activities with students, would be typical for a preschool or
daycare and would be substantially similar to the existing noise impacts created by the
existing adjacent Meadow Crest Learning Center.
✓
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: Existing landscaping is present on all areas of the site not occupied by
buildings, parking areas, or playground/sport court areas and includes maintained
grass, shrubs, and mature trees. No new landscaping is proposed as part of the project.
See FOF 14: Zoning Development Standard Compliance, Landscaping for additional
analysis.
City of Renton Department of Community & Economic Development
Bezos Academy
Staff Report to the Hearing Examiner
LUA22-000077, CU-H
Report of April 19, 2022 Page 11 of 11
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16. 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 fees.
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: An existing stormwater conveyance system is located on the site. No
new impervious surfaces are proposed and therefore, no impacts to the stormwater
system are anticipated.
✓
Water: Based on the information submitted with the land use application, Renton
Regional Fire Authority has determined that the existing water flow rate is adequate for
the fire flow demand of the existing building.
✓ Sanitary Sewer: An existing side sewer would adequately serve the proposed use. No
new side sewers would be added as part of the project.
I. CONCLUSIONS:
1. The subject site is located in the Residential High Density (RHD) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 13.
2. The subject site is located in the Residential-14 (R-14) zoning designation and complies with the zoning
and development standards established with this designation provided the applicant complies w ith City
Code and conditions of approval, see FOF 14.
3. 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 15.
4. There are adequate public services and facilities to accommodate the proposed Error! Reference source
not found., see FOF 16.
5. Key features, which are integral to this project, include the provision of an adequate number of parking
stalls for staff, coordination with the City on any proposed exterior improvements, and limiting the pick
up/drop off area to on-site only.
J. RECOMMENDATION:
Staff recommends approval of the Bezos Academy (Conditional use Permit), File No. LUA22-000077, CU-H, as
depicted in the Preliminary Plan Set (Exhibit 3).
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
Bezos Academy
Land Use File Number:
LUA22-000077, CU-H
Date of Hearing
April 19, 2022
Staff Contact
Alex Morganroth
Senior Planner
Project Contact/Applicant
Susan Conway, Bassetti
Architects / 71 Columbia St,
Suite 501, Seattle, WA
98104/sconway@bassettiarc
h.com
Project Location
3000 NE 16th St Renton,
WA 98056 (APN
7227800145)
The following exhibits are included with the Staff Report to the Hearing Examiner:
Exhibits 1-5: As shown in the Environmental Review Committee (ERC) Concurrence Memo
Exhibit 6: Staff Report to the Hearing Examiner
Exhibit 7: Transportation Concurrency Memo, prepared by Brianne Bannwarth and dated
November 23, 2021
Exhibit 8: Lease Agreement, dated June 4, 2021
Exhibit 9: Planned Action Ordinance No. 5813
Exhibit 10: Sunset Area Final Environmental Impact Statement
Exhibit 11: ERC Planned Action Concurrence Memo, dated November 29, 2021
Exhibit 12: Temporary Use Permit Abatement Agreement, dated January 6, 2022
Exhibit 13: Acknowledgement of Building Permit Review and Issuance, dated January 21, 2022
Exhibit 14: Temporary Use Permit Decision (LUA21-000400), issued January 24, 2022
Exhibit 15: Advisory Notes