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HomeMy WebLinkAboutSR_HEX_Early_Childhood_Learning_Center_120223DEPARTMENT OF CONi...UNITIf Ciryof REPORT DATE. AND ECONOMIC DEVELOPMENT A .��.. - Owner/Applicant: REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST REPORT DATE. February 23, 2012 Project Name: Early Childhood Learing Center Owner/Applicant: Rick Stracke; Renton School Distsrict; 7812 S 124th St; Seattle, WA 98178 Applicant: Brad Medrud; AHBL, Inc.; 2215 N 30th St, Ste #300; Tacoma, WA, 98501 File Number: LUA11-101, CU -H, SA -H, LLA Project Manager: Rocale Timmons; Associate Planner Project Summary: The applicant, the Renton School District, is requesting a Lot Combination, Hearing Examiner Site Plan Review and a Hearing Examiner Conditional Use Permit approval, for the construction of an Early Childhood Learning Center (ECLC) and the demolition of the existing Hillcrest Early Childhood Learning Center and associated outbuildings along with the relocation of three existing portables. The proposed building would have a gross square footage of approximately 68,750 square feet unless an alternate design is constructed which would have a gross square footage of 71,645 square feet. The existing structure would remain until the ECLC is constructed on the eastern portion of the site. The 7.22 acre site is located within the Residential -14 (R-14) zoning designation and fronts onto Harrington Ave NE, Index Ave NE and NE 16th St. Access to the site would be provided via three access points; one on Harrington Ave NE, Index Ave NE, and NE 16th St. The proposal includes 93 parking stalls, 9 bus loading spaces, and 10 bicycle parking spaces. The proposal also includes the construction of an inclusive playground facility in cooperation with the City of Renton. The Renton School District has taken lead agency for Environmental 'SEPA' Review. There are no critical areas on site. Project Location: 1800 Index Ave Site Area: 314,339 SF (7.22 ac) Project Location Map HEX Report.doc City of Renton Department of C )unity & Economic Development Hearing Examiner Recommendo tio n EARLY CHILDHOOD LEARNING CENTER LUA11-101, CU -H, SA -H, LLA Report of February 23, 2012 Page 2 of 12 B. EXHIBITS: Exhibit 1: Zoning Map Exhibit 2: Site Plan Exhibit 3: Landscape Plan Exhibit 4: Floor plan Exhibit 5: Elevations Exhibit 6: Renton School District's SEPA Determination Exhibit 7: Approved Street Modification Exhibit 8: Proof of Notice of Application Mailing Exhibit 9: Aerial Photograph C. GENERAL INFORMATION: Rick Stracke 1. Owner(s) of Record: Renton School Distsrict 7812S124 th St Seattle, WA 98178 2. Zoning Designation: Residential —14 du/ac (R-14) 3. Comprehensive Plan Land Use Designation: Center Village 4. Existing Site Use: Hillcrest Early Childhood Center S. Neighborhood Characteristics: a. North: Single Family Residential (R-14 zone) b. East: Multi-Fomily-- Hillcrest Terrace and Highlands Community Center (R-14 zone) c. South: Single Family Residential (R-14 zone) d. West: Single Family Residential (R-14 zone) 6. Site Area: 314,380 SF (7.22 ac) D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5099 11/01/04 Zoning N/A 5100 11/01/04 Annexation N/A 1246 04/16/46 Hillcrest Elem. Rezone LUA95-097 N/A 10/12/95 Hillcrest Elem. Portables LUA95-040 N/A 07/24/95 Hillcrest Elem. Portables LUA93-145 N/A 01/01/93 HEX Report.doc City of Renton Department of C unity & Economic development Hearing Examiner Recommendation EARLY CHILDHOOD LEARNING FR LUA11-101, CU -H, SA -H, LLA Report of February 23, 2012 Page 3 of 12 E PUBLIC SERVICES: 1. Existing Utilities a. Water: This project is served by the City of Renton. It is in the 565 Water Pressure Zone. There are existing 8 -inch and 6 -inch diameter water mains in the vicinity of the site, in Harrington Ave NE, Index Ave NE, and NE 16th Street. The existing 8 -inch water main in the northerly portion of Harrington Ave NE can deliver a maximum flow rate of 2,400 gallons per minute (gpm) and the 6 - inch mains in the westerly portion of Harrington Ave NE and in NE 16th St can deliver a maximum of 1,400 gpm during fire flow conditions and at 20 psi residual pressure. The static water pressure at the street level (elevation 380 feet) is about 80 psi. b. Sewer: There is an existing 8" concrete sanitary sewer main located in Harrington Ave NE and in NE 16th St, and in Index Ave NE. See City of Renton drawing S-1114 for engineering details. c. Surface/Storm Water: There are storm drainage facilities in NE 16th St and on the site. See City of Renton drawing R-1549 for engineering details. 2. Streets: There are partial street frontage improvements along Harrington Ave NE, Index Ave NE, and NE 16th St. 3. Fire Protection: City of Renton Fire Department 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 4-2-070: Zoning Use Table c. Section 4-2-110: Residential Development Standards d. Section 4-2-115: Residential Design and Open Space Standards 2. Chapter 4 Property Development Standards a. Section 4-4-030: Development Guidelines and Regulations b. Section 4-4-130: Tree Cutting and Land Clearing Regulations 3. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 4. Chapter 9 Procedures and Review Criteria a. Section 4-9-030: Conditional Use Permit b. Section 4-7-200: Site Plan Review S. Chapter 11 Definitions HEX Report. doc City of Renton Department of C junity & Economic Development Hearing Examiner Recommendation EARLY CHILDHOOD LEARNING SER LUA11-301, CU -H, SA -H, LLA Report of February 23, 2012 Page 4 of 12 G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN. 1. Land Use Element 2. Community Design Element H. FINDINGS OF FACT. 1. The applicant, the Renton School District, is requesting a Lot Combination, Hearing Examiner Site Plan Review and a Hearing Examiner Conditional Use Permit approval, for the construction of an Early Childhood Learning Center (ECLC) and associated parking, landscaping, and infrastructure improvements. 2. The Planning Division of the City of Renton accepted the above master application for review on December 20, 2011 and determined complete on January 5, 2012. The project complies with the 120 - day review period. 3. The subject site encompasses the northwest, southwest, and southeast quadrants of the block bordered by Index Ave NE, Harrington Ave NE, and NE 16th St. 4. The property is located within the Center Village (CV) Comprehensive Plan land use designation and the Residential -14 (R-14) zoning classification. 5. The site currently contains the Hillcrest Early Childhood Center. The one-story structure is approximately 38,590 square feet of area. There are also three double classroom portables behind the existing building along with 58 parking spaces and associated play areas and play -fields. 6. The applicant is proposing to demolish the canopy structure located, next to the exisitng structure, and remove the double portables prior to the construction of the new structure. The Hillcrest Early Childhood Center is proposed to be removed following construction on the new Early Childhood Learning Center. 7. The new building would support the District's educational programs, including the Integrated Preschool program, Head Start and Early Childhood Education and Assistance programs. 8. The building would contain 22 classrooms, associated work rooms, storage areas, and indoor play areas arranged into three separate wings. The building would contain a multi-purpose room, kitchen, conference rooms, maintenance rooms, and support office. There would be approximately 450 sudents and approximately 75 staff in the new facility. 9. There are no critical areas on site. 10. A street modification was approved, on February 3, 2011 by the Development Services Division Director, allow for the existing planting strip, street trees, and sidewalk along Harrington Ave NE to remain unchanged (Exhibit 7). Additionally, specific design guidelines are outlined for all street frontages. See Transportation discussion under Findings section 14.k. 11. On January 13, 2012, the Renton School District issued a Determination of Non -Significance - Mitigated (DNS -M) for the Early Childhood Learning Center (Exhibit 6). The DNS -M included 14 mitigation measures. A 14 -day appeal period commenced on January 16, 2012 and ended on January 30, 2012. No appeals of the threshold determination have been filed. 12. No public or agency comments were received. 13. 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, HEX Report.doc City of Renton Department of C unity & Economic Development Hearing Examiner Recommendation EARLY CHILDHOOD LEARNING 'ER LUA11-101, CU -H, SA -H, LLA Report of February 23, 2012 Page 5 of 12 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. 14. The proposal requires Site Plan Review. The following table contains project elements intended to comply with Site Plan Review decision criteria, as outlined in RMC 4-9-200.E: SITE PLAN REVIEW CRITERIA: a. COMPREHENSIVE PLAN COMPLIANCE AND CONSISTENCY: The site is designated Center Village (CV) on the Comprehensive Plan Land Use Map. The purpose of the Center Village is to provide an opportunity for redevelopment of urban mixed and residential uses that are pedestrian -oriented. Objective LU -V: Assure adequate land and infrastructure at appropriate locations for development and expansion of facilities to serve the educational needs of area residents and protect adjacent uses from impacts of these more intensive uses. Policy LIJ-102. Schools in residential neighborhoods should consider mitigating adverse impacts to the surrounding area in site planning and operations. Policy LU -103. The City and the school district should jointly develop multiple -use facilities (e.g. playgrounds, sports fields) whenever practical. b. ZONING COMPLIANCE AND CONISTENCY: The subject site is classified Residential -14 du/ac (R-14) on the City of Renton Zoning Map. RMC 4-2- 110A provides development standards for development within the R-14 zoning classification. The following are applicable the proposal Lot Dimensions: There is no minimum lot size, width or depth in the R-14 zone. Setbacks: The 14 zoning designation requires a minimum front yard and side yard along -a -street setback of 10 feet to the building. The minimum side yard setback is 4 feet. The minimum rear yard setback is 12 feet, except when the rear yard is abutting a common open space, then 4 feet. The proposed building would be set back from index Ave NE approximately 203 feet at the closest point. A 42 -foot rear yard setback, at the closest point, is proposed from the east property line. The proposed structure would have a 50 -foot side yard setback, from Harrington Ave NE and a 142 -foot side yard setback from NE 161h ST at the closest points. The proposal complies with the setback requirements of the zone. Building Standards: Building height is restricted to 30 feet. The allowed impervious surface coverage is 85 percent. There is no maximum building lot coverage_ The height of the proposed structure would be 30 feet and 0 inches in height. The proposed impervious area of the site would be 198,521 square feet, on the 314,339 square foot project site, resulting in an impervious cover of 63 percent. The proposal complies with the impervious cover requirements of the zone. The proposed building would have a gross area of approximately 71,645 square feet resulting in a building lot coverage of approximately 23 percent. The proposal complies with the building standards of the zone. Landscaping: Ten feet of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways per RMC 4-4-070. A conceptual landscape plan was submitted with the project application. The landscape plan includes a planting plan; the proposed tree species largely consist of October glory maple, pacific sunset maple, Chanticleer pear, and Greenspire littleleaf deciduous trees. Evergreen trees include incense cedar, Leylandi cypress, and Austrian black pine trees. The shrubs proposed largely consist of: HEX Report.doc City of Renton Department of C unity & Economic Development Hearing Examiner Recommendation EARLY CHILDHOOD LEARNING ER LUA11-101, CU -H, SA -H, LLA Report of February 23, 2012 Page 6 of 12 Oregon grape, little rascal holly, rugosa rose, common snowberry, evergreen huckleberry, creeping mahonia, and sunset euonymus. The landscaping is used to provide transitions between the proposed development and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the project. The landscaping softens the appearance of parking areas, to define and enhance open spaces, and generally to enhance the appearance of the project. Lighting: The existing exterior building and site lighting would be replaced as part of the project. As part of the Environmental 'SEPA' review, conducted by the District, mitigation for light and glare impacts was proposed that would require exterior building and parking lot lights to be shielded in order to reduce impacts on neighboring properties. The applicant proposes to shield exterior and parking lot lights in order to reduce impacts on neighboring properties. The building has been designed to include high windows and skylights in order to bring in to the building as much natural light as possible. Refuse and Recyclables: Office, educational, and institutional developments require a minimum of 2 square feet per every 1,000 square feet of building gross floor area for recyclable deposit areas and minimum of 4 square feet per 1,000 square feet of building gross floor area for refuse deposit area. The proposed facility would require a 430 square foot deposit area for the 71,645 square foot facility (430 SF = 2 x [71,645/1,000 SF] + 4 x [71,645/1,000 SF]). Because the existing deposit area is less than the minimum required, a modification was requested. The refuse and recyclable deposit areas for the facility is currently located at the southern facade of the existing auditorium. Square footage of the designated area along with specific screening details were not submitted with the land use application. In order to review consistency with the design of the primary structure on the site and adequate provision of area staff recommends, as a condition of approval, the applicant be required to submit sizing and screening detail for the refuse and recyclable deposit area prior to building permit approval. Critical Areas: There are no critical areas located on-site. Parking: The parking regulations, RMC 4-4-080, require a specific number of off-street parking stalls be provided based on the number of employees that work at the facility. The following ratios would be applicable to the site: Use # of Employees – — Ratio Required Spaces Elementary School 75 Min: 1 per employee 93 Based on these use requirements, 93 parking spaces would be required in order to meet code. The applicant proposed to provide a total of 93 spaces. The parking conforms to the minimum requirements for drive aisle and parking stall dimensions and the provision of ADA accessible parking stalls. Sidewalks, Pathways, and Pedestrian Easements: Sidewalks are provided from the street to the entries and around the building in order to provide pedestrian linkages. In addition, pedestrian sidewalks along the new public right-of-way, as well as private pedestrian connections at the perimeter of the property are proposed to provide safe and efficient pedestrian access throughout the site. HEX Report. doc City of Renton Department of Co unity & Economic Development Hearing Examiner Recommendation EARLY CHILDHOOD LEARNING ER LUA1i-101, CO -H, SA -H, LLA Report of February 23, 2012 Page 7 of 12 HEX Report.doc c. DESIGN REGULATION COMPLIANCE AND CONISTENCY: The proposal is not located within a Design District. d. PLANNED ACTION ORDINANCE AND DEVELOPMENT AGREEMENT COMPLIANCE AND CONISTENCY: The proposal meets the criteria outlined in the Planned Action Ordinance (Ordinance #5610) and qualifies as a planned action as it meets all of the following criteria if all conditions of approval are complied with: ✓ The proposal is located within the Planned Action area. ✓ The proposed uses and activities are consistent with those described in the Planned Action EIS and Planned Action Qualifications. ✓ The proposal is within the Planned Action thresholds and other criteria of the Planned Action Qualifications. ✓ The proposal is consistent with the City of Renton Comprehensive Plan and applicable zoning regulations. ✓ The proposal's significant adverse environmental impacts have been identified in the Planned Action EIS. The proposal's impacts have been mitigated by application of the measures identified in ✓ Attachment B of Ordinance #5610, and other applicable City regulations, together with any modifications or variances or special permits that may be required. ✓ The proposal complies with all applicable local, state and/or federal laws and regulations. ✓ The proposal is not an essential public facility as defined by RCW.36.70A.200(1). e. OFF SITE IMPACTS: Structures: While the proposed structure concentrated in one area, the western portion of the site, the scale and bulk of the learning center would be reduced as viewed from neighboring properties due to the increase in the setbacks with the exception of those properties to the east (Exhibit 2). Circulation: The proposed site plan is designed such that vehicles are separated from pedestrian zones and buses would be separated by cars in order to reduce congestion. The drop off queues would also be located on site which would also reduce congestion on the surrounding streets. Loading and Storage Areas: Landscaping has been thoughtfully incorporated into the site plan in order to screen loading and parking areas (Exhibit 3). Also see Refuse and Recyclables discussion under Findings Sections 14.b. Views: There are no large attractive natural features on or near the site for which to maintain visual accessibility. The applicant has proposed to limit the height of the proposed structure to 30 feet and 0 inches which mitigate view impacts from surrounding properties. As viewed from the north and south east and west the scale and bulk of the facility would slightly increase due to the increase in size. However, the increase in setback from the western property line would have aesthetic impacts on residences to west. The applicant is proposing a 10 -foot landscape buffer along the eastern property line to buffer the relocated structure. Landscaping: See Landscaping discussion under Findings Section 14.b. Lighting: See Lighting discussion under Findings Section 14.b. f. ON-SITE IMPACTS: HEX Report.doc City of Renton Deportment of Co unity & Economic Development EARLY CHILDHOOD LEARNING ER Report of February 23, 2012 Hearing Examiner Recommendation LUA11-101, CU -H, SA -H, LLA Page 8 of 12 Structure Placement: The school facility, would be located at the central eastern portion of the project site. Surface parking areas are located to the west of the proposed structure with bus loading and parking to the north and south of the proposed structure. The proposed building is designed appropriately to allow adequate light and air circulation to the buildings and the site. The design of the structures would not result in excessive shading of the property. In addition, there is ample area surrounding the building to provide normal airflow. Structure Scale: The scale and bulk of the building is also reduced through the use of differing materials on the building facades, building articulation and modulation and differing roof profiles. The applicant has proposed the use of a butterfly roof theme for the primary structure that has been integrated in key places. A primary example is the main entry which would be highlighted with the use of a butterfly roof and lots of transparency. Entries are proposed to be delineated with canopies in order to scale down the structure to pedestrian level. The scale and bulk of the buildings are also reduced through the use of differing materials. Masonry is used along the base of the structure in order to anchor the building. Painted cement panels are used to maintain the permanence of the structure but give a lighter appearance. Natural wood elements are also used to enhance the character (Exhibit 5). Natural Features: The site contains 10 trees of which 2 are proposed for removal. Renton Municipal Code requires that 10 percent of the trees on site be retained. Of the 10 trees, 1 tree is required to be retained at the 10 percent retention rate. As proposed the applicant would comply with the tree retention requirements of the code. The applicant will be required to comply with protection measures for retained trees as set forth in RMC 4-4-130H8 during construction. Topographically, the site is relatively flat with an overall vertical relief of approximately 10 feet. However, the steepest slope on the property is approximately 15% and is located in the center of the site. A geotechnical report for the site was submitted. Information on the water table and soil permeability with recommendations of appropriate flow control BMP options were included. Grading would be necessary in order to prepare the site for the proposed improvements. Fill would be required in order to support the proposed building. It is anticipated the project would need approximately 5,100 cubic yards of fill. Landscaping: See discussion under Findings Section 14.b, Landscaping g. ACCESS: Location and Consolidation: The school is currently accessed by three separate driveways including a curb cut on NE 16`" St and two curb cuts along Harrington Ave NE. All of the existing access points would be removed and replaced with new driveways. A new ingress/egress point to access parking and the drop-off area and a separate ingress/egress bus parking pull though is proposed along Harrington Ave NE. Additionally, the proposal includes another vehicle ingress/egress point along Index Ave NE with a second bus parking and turn -around ingress/egress point from NE 16'x' St. There would be 10 bus loading spaces accessed by NE 1611 St and 9 bus loading spaces accessed by Harrington Ave NE. The applicant has proposed this design in order to address safety concerns that exist with the current site layout and would be used to separate pedestrians, vehicles, and buses. Internal Circulation: See Location and Consolidation discussion above. Loading and Delivery: See Location and Consolidation discussion above. Transit and Bicycles: Based on the proposal which requires 93 vehicle parking stalls, 10 bicycle parking stalls are required to be provided. The applicant has proposed 10 bicycle parking stalls on site complying with the standards outline in RMC 4-4-080F.c. Pedestrians: See Sidewalks, Pathways, and Pedestrian Easements discussion under Findings Section 14.b. HEX Report.doc City of Renton Department of Co unity & Economic Development EARLY CHILDHOOD LEARNING ER Report of February 23, 2012 Hearing Examiner Recommendation LUA11-101, CU -H, SA -H, LLA Page 9 of 12 h. OPEN SPACE: Common spaces are provided for school use during the day and would be available, through scheduling, for the community after hours. Open spaces include a large courtyard, located on the west side of the building, adjacent to the multi-purpose room and a small field, on the north portion of the site. The courtyard/multi-purpose space can be combined by opening the overhead doors forming a indoor/outdoor space which would serve as a distinctive open space focal point of the project. There are existing playfields and a play area located on the school site. Portions of the playfields on the project site would be removed in order to make room for the proposed structure. The City of Renton operates the North Highlands Community Center (NHCC) with associated outdoor play area next door to the project site. A play area is proposed to be constructed south of the new building next to the NHCC and would be shared with the Community Center. Staff recommends, as a condition of approval, The City and the Renton School District formalize a Memorandum of Understanding providing for cost sharing, construction, operation, maintenance and shared use of the playground. The Memorandum of Understanding shall be formalized prior to issuance of any building, construction, or demolition permit. i. VIEWS AND PUBLIC ACCESS: The proposed structure would not block view corridors to shorelines or Mt. Rainier. The public access requirement is not applicable as the site is not adjacent to a shoreline. j. NATURAL SYSTEMS: There are no natural systems located on site with the exception of drainage flows. See Drainage discussion under Findings Section 14.k. k. SERVICES AND INFRASTRUCTURE: Police and Fire: Fire and Police Department staff has indicated that existing facilities are adequate to accommodate the subject proposal. Water and Sewer: The site is served by the City of Renton for all utilities. Per the City of Renton Fire Marshal, the preliminary fire flow is 4,000 gpm; a minimum of four fire hydrants are required. The project will be required to install a water main extension along with associated fire hydrants, an approved fire sprinkler system, FDC, and backflow device in order to serve this project with adequate fire flow. The conceptual utility plan did include a new 10 -inch looped water main around the proposed buildings as required during the pre -application comments. The conceptual utility plan did not include the new 12 -inch water main that needs to be installed by the project, extending the water main in NE 16th St to the east to the existing water main in Kirkland Ave NE. The applicant will be required to submit a revised utility plan depicting a 12 -inch extension of the water main in NE 16th St to the existing water main in Kirkland Ave NE. Drainage: The project is required to comply with the new City of Renton Amendments to the 2009 King County Surface Water Design Manual. A conceptual drainage plan and report stamped by a PE was submitted with the formal application, and per the report the project is complying with the 2009 King County Surface Water Design Manual. The site would be graded to drain to either catch basins, directly into a storm water swale or rain garden. The catch basins, Swale, and rain gardens would connect to an underground infiltration system that would allow the water to infiltrate into the site soils. Transportation: The frontage streets are non -arterial residential access streets. Harrington Avenue NE is already fully improved with curb, gutter, sidewalk, street trees and street lighting. The pavement width and sidewalk width conform to current City standards. The existing planting strip is less than the current eight -foot standard. Per the approved street modification (Exhibit 7), but can remain unchanged for this project. No further street improvements or right-of-way dedications would be required on this street section north of the development site. The frontage along Index Avenue NE on the west side of the project is currently improved with approximately 26 feet of pavement. A modification was granted for this project to leave the existing pavement section unchanged, with no new curb and gutter section required (Exhibit 7). Additional HEX Report. doc City of Renton Department of Co unity & Economic Development Hearing Examiner Recommendation EARLY CHILDHOOD LEARNING ER LUAII-101, CU -H, SA -H, LLA Report of February 23, 2012 Page 10 of 12 right-of-way dedication of four feet is required to allow for future design and construction of a full conforming street section following redevelopment of the west side of the street. A new five foot wide concrete sidewalk is required to be constructed along the new property line, including meandering of sidewalk alignment as needed to retain the existing mature maple trees. The NE 16`h Street south of the site is currently improved with approximately 32 feet of pavement and a concrete sidewalk immediately adjacent to the pavement. This frontage will require a new curb and gutter section located 16 feet from centerline of the existing right-of-way, an eight -foot planting strip and a five-foot sidewalk. These improvements will also require the dedication of an additional four feet of right-of-way. Pedestrian level street lighting is required along all project street frontages. If new street lights are necessary to meet this requirement, they will need to meet new City LED street lighting standards. Staff recommends, as a condition of approval, the applicant shall comply with conditions as outlined in the approved street modification issued on February 3, 2012 (Exhibit 7). A revised site, roadway, and landscape plan shall be submitted to and approved by the Current Planning Project Manager and Development Services Plan Reviewer prior to construction permit approval Schools: N/A I. PHASING: The applicant intends to commence construction in Spring of 2012 with completion anticipated in the Fall of 2013. The applicant is not requesting any additional phasing request. 1.5. The proposal requires a Conditional Use Permit. The following table contains project elements intended to comply with Conditional Use Permit decision criteria, as outlined in RMC 4-9-030.D. CONDITIONAL USE PERMIT CRITERIA: a. CONSISTENCY WITH PLANS AND REGULATIONS: See discussion under Findings Section 14.a -d b. APPROPRIATE LOCATION: The Renton School District is proposing the Early Childhood Learning Center consistent with the District's Capital Facilities Plan. The existing structure would be demolished in order to develop the new facility whose programs are similar. c. EFFECT ON ADJACENT PROPERTIES: The subject site is adjacent to residential uses on all sides. The established learning facility is long-standing at this site and has not created negative impacts, such as high degrees of light or elevated noise levels, and they can be considered compatible uses. The historical impacts caused by congestion and increased parking on adjacent streets would be mitigated with new parking and loading areas being relocated on site. d. COMPATIBILTY: See Effect on Adjacent properties discussion above. e. PARKING: See Parking discussion under Findings Section 14.b f. TRAFFIC: See Access discussion under Findings Section 14.g HEX Report.doc City of Renton Department of Co unity & Economic Development Hearing Examiner Recommendation EARLY CHILDHOOD LEARNING ER LUA11-101, CU -H, SA -H, LLA Report of February 23, 2012 Page 11 of 12 g. NOISE, LIGHT, AND GLARE: It is anticipated that the most significant noise impacts would occur during the construction phase of the project. The applicant has submitted a Construction Mitigation Plan that provides measures to reduce construction impacts such as noise, control of dust, traffic controls, etc. In addition, the project would be required to comply with the City's noise ordinance regarding construction hours. There would be periodic noise impacts from traffic and activities that are normally associated with a school. These noise impacts, however, would be comparable to noises from the existing school. Exterior onsite lighting, including security and parking lot lighting, would be regulated by code. Compliance with this code (RMC 4-4-075) ensures that all building lights are directed onto the building or the ground and cannot trespass beyond the property lines. h. LANDSCAPING: See Landscaping discussion under Findings Section 14.b. 1. CONCLUSIONS: 1. The proposal complies with the Site Plan Review Criteria if all conditions of approval are met. 2. The proposal complies with the Conditional Use Permit Review Criteria if all conditions of approval are met. 3. The proposal is compliant and consistent with the plans, policies, regulations and approvals. 4. Staff does not anticipate any adverse impacts on surrounding properties and uses as long as the conditions of approval are complied with. 5. The proposed residential use is anticipated to be compatible with existing and future surrounding uses as permitted in the R-14 zoning classification. 6. The scale, height and bulk of the proposed buildings are appropriate for the site. 7. Safe and efficient access and circulation has been provided for all users. 8. Proposed open spaces serve as distinctive project focal points and provide adequate areas for passive and active recreation by the users of the proposed facility. 9. There are adequate public services and facilities to accommodate the proposed use. 10. The proposed location would 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 is suited for the proposed use. 11. The existing use would not result in a substantial or undue adverse effect on adjacent properties. The construction of a new early childhood learning center, which would replace the older Structure on site, would result in an overall improvement of the visual environment. 12. The proposed use is more compatible with the residential scale and character of the neighborhood than the existing facility. 13. Adequate parking for the proposed use has been provided. HEX Report.doc City of Renton Department of Co unity & Economic Development Hearing Examiner Recommendation EARLY CHILDHOOD LEARNING ER LUA11-101, CU -H, SA -H, LLA Report of February 23, 2012 Page 12 of 12 14. The proposed site plan ensures safe movement for vehicles and pedestrians and has mitigated potential effects on the surrounding area. 15. The proposed development would not generate any long term harmful or unhealthy conditions. Potential noise, light and glare impacts from the proposed use have been evaluated and mitigated if all conditions of approval are complied with. 16. Landscaping has been provided in all areas not occupied by buildings or paving. Additional landscaping has been provided in order to buffer adjacent properties from potentially adverse effects of the proposed use. L RECOMMENDATIONS. Staff recommends approval of the Early Childhood Learning Center, as depicted in Exhibit 2, subject to the following conditions: 1. The applicant shall comply with the 14 mitigation measures issued as part of the Determination of Non - Significance Mitigated, dated January 13, 2012 (Exhibit 6). 2. The City and the Renton School District shall formalize a Memorandum of Understanding providing for a cost sharing, construction, operation, maintenance and shared use of the playground. The Memorandum of Understanding shall be formalized prior to issuance of any building, construction, or demolition permit. 3. The applicant shall comply with conditions as outlined in the approved street modification issued on February 3, 2012 (Exhibit 7). A revised site, roadway, and landscape plan shall be submitted to and approved by the Current Planning Project Manager and Development Services Plan Reviewer prior to construction permit approval. 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