Hearing for proposed Normandy Park preschool spotlights traffic and easement concerns; applicant offers limits and handbook

The City of Normandy Park heard testimony on a conditional use permit application (CUP-2026-001) to operate a small preschool at 16816 2nd Avenue SW, a 1.38-acre R-20 zoned property. The hearing officer opened the record, admitted exhibits including the April 2 application and staff report, and said the decision would be based on evidence presented at the hearing.

Collier Ryan, the city’s assistant planner and permit technician, told the hearing the application requests a small early-learning preschool occupying the existing 4,150-square-foot house with no exterior expansion. Ryan said staff recommended approval with conditions drawn from the Normandy Park municipal code, citing traffic and circulation, a fenced outdoor play area, parking requirements, play-structure setbacks and enrollment limits as items to address. Ryan said staff did not locate any similar preschool facilities within the 400-foot separation radius required by code.

The applicant, Sarah Terrana, who identified herself as a preschool educator renting the property from Mr. Hardy, said she plans to operate a Reggio-inspired, play-based, nature-focused program for children ages 3–5. Terrana told the hearing she intends to enroll six children per session with one educator and may run two non-overlapping sessions (one morning and one afternoon) if licensing allows, which could serve up to 12 distinct families on a split-session model. Terrana said full-day, licensed operation would require approval from the Washington Department of Children, Youth, and Families (DCYF) and that she expects to open around Sept. 8 if licensing is completed.

Neighbors raised traffic and access concerns. Sonia Borba, a nearby resident, said the access to the property is a narrow private easement and warned a daycare could create difficult morning and evening traffic, noting “for a private easement that’s, I thought it was only for the benefits of the residents, not a business.” Emmanuel Oxenreiter, another neighbor, said he supports the idea of a local preschool if it is tightly defined and recommended a limit of six children rather than 12 and clearer hours for predictability.

Terrana responded to neighbors by describing operational controls she will require of parents: a signed family handbook outlining drop-off and pickup procedures, a 5–10 mph expectation on the easement, designated drop-off at the circular driveway, no parking on the easement so emergency access remains clear, and signage and self-latching gates for the fenced play area. She also said she is communicating with Mr. Hardy about trimming overgrowth to improve visibility and safety and that she will pursue carpooling arrangements when feasible.

City staff said some of the key conditions come from code (for example, 75 square feet of outdoor play area per child and minimum setbacks for play structures) and that the city will obtain and circulate a copy of the recorded easement after the hearing to clarify rights and restrictions. The hearing officer said he would incorporate the clarified conditions discussed in the hearing — including the family handbook, traffic/parking expectations, and compliance with all applicable city, state, federal, fire, health and safety requirements — and issue a written decision within 10 days.

The record closed at the end of the hearing; no final vote or immediate approval was announced in the room. The hearing officer adjourned the session and committed to issuing the written decision within the statutory timeframe.

What’s next: The officer’s written decision, expected within 10 days, will state whether the CUP is approved and list the final conditions. City staff also will circulate the recorded easement language to neighbors and the applicant to clarify access and maintenance responsibilities.