HomeMy WebLinkAboutSR_HEX Report_New Life Church_240709_FINALDEPARTMENT OF COMMUNITY
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Project Location Map
SR_HEX Report_New Life Church_240709_FINAL
A. REPORT TO THE HEARING EXAMINER
Hearing Date: July 9, 2024
Project File Number: PR23-000146
Project Name: New Life Church Office Building
Land Use File Number: LUA23-000330, ECF, CUP-H, SA-H, MOD, MOD
Project Manager: Alex Morganroth, Principal Planner
Owner: New Life Church @ Renton, 15711 152nd Ave SE, Renton, WA 98058
Applicant/Contact: John Kay, K+ Architects, 10317 8th Ave NE, Seattle, WA 98125
Project Location: 15711 152nd Ave SE (APN 2323059021)
Project Summary: The applicant is requesting approval of a Hearing Examiner Conditional Use Permit,
Hearing Examiner Site Plan Review, two (2) street Modifications, and Environmental
(SEPA) Review in order to construct a new office building. The subject site is
approximately 55.1 acres (2,401,898 sf) in size and is located at 15711 152nd Ave SE
(Parcel no. 2323059021). The project site is currently developed with a 54,320
square foot religious institution (New Life Church), a 36,000-square foot church
auditorium, and a 38,680-square foot private school serving children from K-8th
grade. The site is also developed with a surface parking lot with approximately 796
parking stalls, a private storm water system, an outdoor play area, and a multi-
purpose playfield. The applicant proposes to construct a new 6,400 square foot,
two-story office building on the northern-most portion of the existing surface
parking lot. According to the applicant, construction of the building would eliminate
approximately 40 surface parking stalls and require rerouting of some storm
detention pipes. A secondary fire exit is proposed via an exterior stairway off of the
south side of the building. Site access is proposed to remain via two (2) existing curb
cuts off of 152nd Ave SE. A Category II Wetlands, a Type F stream, steep slopes, a
high erosion hazard, a Special Flood Hazard area – FEMA Zone A, and a high seismic
hazard areas are mapped on the site. The site is also located within Maplewood
Wellhead Protection Area Zone 2. Eight (8) trees are proposed for removal (three
(3) onsite and five (5) in the ROW). Partial frontage improvements are proposed
along SR 169 (Maple Valley Hwy). The applicant submitted a Critical Areas Study,
Traffic Impact Analysis, Subsurface Exploration/Geotechnical Engineering/
Feasibility Report, an Arborist Report, and an Environmental Checklist to evaluate
the proposal.
Site Area: 55.1 acres
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City of Renton Department of Community & Economic Development
New Life Church Office Building
Staff Report to the Hearing Examiner
LUA23-000330, ECF, CUP-H, SA-H, MOD, MOD
Report of July 9, 2024 Page 2 of 27
SR_HEX Report_New Life Church_240709_FINAL
B. EXHIBITS:
Exhibits 1-20: As shown in the Environmental Review Committee (ERC) Report
Exhibit 21: Staff Report to the Hearing Examiner
Exhibit 22: Environmental (SEPA) Review Determination of Non-Significance, Mitigated, dated June
3, 2024
Exhibit 23: On-hold letter dated January 24th, 2024 and Off-hold letter dated May 2, 2024
C. GENERAL INFORMATION:
1. Owner(s) of Record: New Life Church @ Renton, 15711 152nd Ave SE,
Renton, WA 98058
2. Zoning Classification: Resource Conservation (RC)
Residential-14 (R-14)
3. Comprehensive Plan Land Use Designation: Residential Low Density (LD)
Residential High Density (RHD)
4. Existing Site Use: Religious Institution
5. Critical Areas: Wetlands, Type F stream (Madson Creek), sensitive
slopes, steep slopes, high erosion hazard, Special Flood
Hazard area – FEMA Zone A, high seismic hazard,
Maplewood Wellhead Protection Area Zone 2
6. Neighborhood Characteristics:
a. North: Single family residential; Resource Conservation (RC) zone and King County Urban
Reserve (UC) zone; Residential Low Density (LD) Comp Plan Land Use Designation
b. East:
Commercial and multifamily; Resource Conservation (RC) zone, Residential-14 (R-14),
and Commercial Arterial (CA) zone; Commercial Mixed Use (CMU) and Residential High
Density (HD) Comprehensive Plan Land Use Designations
c. South: Undeveloped; King County R-4 Special Overlay Zone; Residential Low Density (LD)
Comprehensive Plan Land Use Designation
d. West:
Manufactured houses; King County R-4 Special Overlay Zone and Residential
Manufactured Housing (RMH) zone; Residential High Density (HD) Comprehensive Plan
Land Use Designation
7. Site Area: 55.1 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Annexation (Aqua Barn) A-07-001 5373 06/09/2008
Site Plan and Environmental
(SEPA) Review
LUA08-081 N/A 02/13/2009
Environmental (SEPA) Review LUA10-089 N/A 02/16/2011
City of Renton Department of Community & Economic Development
New Life Church Office Building
Staff Report to the Hearing Examiner
LUA23-000330, ECF, CUP-H, SA-H, MOD, MOD
Report of July 9, 2024 Page 3 of 27
SR_HEX Report_New Life Church_240709_FINAL
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Environmental (SEPA) Review LUA21-000147 N/A 05/25/2021
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by Cedar River Water and Sewer District.
b. Sewer: Sewer service will be provided by Cedar River Water and Sewer District.
c. Surface/Storm Water: The site contains a private stormwater detention pond (Facility ID No. 178009)
and the Madson Creek Sediment Basin (Facility ID No. 187995). There is a private stormwater
conveyance system consisting of pipes and catch basins that direct surface water to the stormwater
detention pond.
2. Streets: The site fronts Maple Valley Hwy (SR 169), a Principal Arterial road with an existing right-of-way
(ROW) width of approximately 150 to 165 feet. The site also fronts 152 nd Ave SE, a Commercial-Mixed-
Use and Industrial Access Road.
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 4-2-110: Residential 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 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 9 Permits – Specific
a. Section 4-9-030: Conditional Use Permits
b. Section 4-9-070: Environmental Review Procedures
c. Section 4-9-200: Master Plan and Site Plan Review
d. Section 4-9-200: Variances, Waivers, Modifications, Alternates
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
City of Renton Department of Community & Economic Development
New Life Church Office Building
Staff Report to the Hearing Examiner
LUA23-000330, ECF, CUP-H, SA-H, MOD, MOD
Report of July 9, 2024 Page 4 of 27
SR_HEX Report_New Life Church_240709_FINAL
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on
November 30, 2023 and determined the application complete on the same day. The project was placed
hold on June January 24th, 2024 due to the need for additional information related to traffic and parking.
The project was taken off hold on May 2, 2024. The project complies with the 120-day review period.
2. The project site is located at 15711 152nd Ave SE (APN 2323059021).
3. The project site is currently developed with an existing 54,320-square foot religious institution (New Life
Church), a 36,000-square foot church auditorium, a 38,680-square foot private school serving children
from K-8th grade, and 796 surface parking stalls.
4. Access to the site would be provided via the two (2) existing driveways off of 152nd Ave SE.
5. A total of 796 existing surface parking stalls are located on the site. The applicant has proposed the
removal of 40 surface parking stalls for a new total of 756 stalls.
6. The property is located within both the Residential Low Density (LD) and Residential High Density (HD)
Comprehensive Plan land use designations. All work proposed would occur in the HD land use designation.
7. The site is located within both the Resource Conservation (RC) and Residential-14 (R-14) zoning
classifications. All work proposed would occur in the R-14 zone.
8. There are approximately 4,293 trees located on-site, of which the applicant is proposing to retain a total
of 4,290 trees.
9. The site is mapped with a Category 2 wetlands, a Type F stream, sensitive and steep slopes, a high erosion
hazard, a Special Flood Hazard area – FEMA Zone A, a high seismic hazard area, and the Maplewood
Wellhead Protection Area Zone 2.
10. The applicant is proposing to begin construction in fall of 2024 and end in summer of 2025.
11. Staff received two (2) comment letters, including one from the Duwamish Tribe related to the finding of
archeological or cultural artifacts, and one from the Washington Department of Fish and Wildlife related
to the need for a Hydraulic Project Approval (HPA) permit.
12. Staff received no other comments from members of the public.
13. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
June 3, 2024, the Environmental Review Committee issued a Determination of Non-Significance -
Mitigated (DNS-M) for the New Life Church (Exhibit 22). The DNS-M included three (3) mitigation
measures. A 14-day appeal period commenced on June 3rd, 2024 and ended on June 17th, 2024. No appeals
of the threshold determination have been filed as of the date of this report.
14. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC)
issued the following mitigation measures with the Determination of Non-Significance – Mitigated:
1) The applicant shall comply with the recommendations of the
Subsurface Exploration, Geotechnical Engineering, and Stormwater Infiltration Feasibility Report
, prepared by Associated Earth Sciences, Inc. dated January 31, 2024, (Exhibit 9) and any future
addenda.
2) The applicant’s geotechnical engineer shall review the project’s construction and building permit
plans to verify compliance with the geotechnical report(s). The geotechnical engineer shall submit
a sealed letter stating they have reviewed the construction and building permit plans and in their
opinion the plans and specifications meet the intent of the report(s).
City of Renton Department of Community & Economic Development
New Life Church Office Building
Staff Report to the Hearing Examiner
LUA23-000330, ECF, CUP-H, SA-H, MOD, MOD
Report of July 9, 2024 Page 5 of 27
SR_HEX Report_New Life Church_240709_FINAL
3) The applicant shall submit an Inadvertent Discovery Plan (IDP) prepared by a qualified
professional prior to the start of any construction. The applicant shall provide notification to
Tribes’ cultural committee prior to the start of construction.
15. 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.
16. Comprehensive Plan Compliance: The site is designated Residential Low Density (LD) and Residential High
Density (HD) on the City’s Comprehensive Plan Map. Lands with the LD designation are constrained by
sensitive areas and are those intended to provide transition to the rural area, or those appropriate for
larger lot housing within the LD land use designation to allow for a range of lifestyles. Lands with the HD
are where access, topography, and adjacent land uses create conditions appropriate for a variety of
housing unit types, or
where there is existing multifamily development. RHD unit types are designed to incorporate features
from both single family and multifamily developments, support cost-efficient housing, facilitate infill
development, have close access to transit service, and efficiently use urban services and infrastructure.
Land designated RHD is where projects will be compatible with existing uses and where infrastructure is
adequate to handle impacts from higher density uses 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.
✓ Policy L-48: Address privacy and quality of life for existing residents by considering scale
and context in infill project design.
✓
Policy L-51: Respond to specific site conditions such as topography, natural features,
and solar access to encourage energy savings and recognize the unique features of the
site through the design of subdivisions and new buildings.
✓ Policy L-54: Protect public scenic views and public view corridors, including Renton’s
physical, visual and perceptual linkages to Lake Washington and the Cedar River.
✓
Policy L-55: 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.
✓ Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
✓
Policy L-56: Complement the built environment with landscaping using native,
naturalized, and ornamental plantings that are appropriate for the situation and
circumstance and provide for respite, recreation, and sun/shade.
17. Zoning Development Standard Compliance: The site is split zoned with Resource Conversation (RC) zoning
on the south half of the site (undeveloped) and Residential-14 (R-14) zoning on the north half of the site
(developed). All work proposed as a part of the project is fully contained within the R-14 zoned portion of
the site and therefore only analysis related to the R-14 zone is included in the staff report.
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
City of Renton Department of Community & Economic Development
New Life Church Office Building
Staff Report to the Hearing Examiner
LUA23-000330, ECF, CUP-H, SA-H, MOD, MOD
Report of July 9, 2024 Page 6 of 27
SR_HEX Report_New Life Church_240709_FINAL
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 support the purpose of the designation. The proposal is
compliant with the following development standards, as outlined in Renton Municipal Code (RMC) 4-2-
110.A, if all conditions of approval are met:
Compliance R-14 Zone Develop Standards and Analysis
Compliant if
CUP criteria
are met, see
FOF 19
Use: The applicant proposes to expand a religious institution by constructing a new
6,400-square foot office building on the site. An approved Conditional Use Permit
(CUP) for the existing church is not on-file and therefore the proposed expansion
requires a new CUP.
Staff Comment: Religious institutions may be located in the Residential-14 (R-14) zone
with a Hearing Examiner Conditional Use Permit. See CUP analysis under FOF 19:
Conditional Use Permit 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 uses are proposed.
N/A
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 70
feet is required.
Staff Comment: Not applicable, no subdivision of the property is proposed and no
dwelling units are proposed.
✓
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 dwellings the side yard is 0 feet for attached sides and 4
feet for unattached sides, secondary front yard (applies to corner lots) is 15 feet, and
the rear yard is 10 feet.
Staff Comment: The proposed office building would have a front yard setback of
approximately 170 feet (north). Side yard setbacks for the proposed building would be
approximately 115 feet (east) and 720 feet (west). The rear yard setback (south) would
be approximately 1,700 feet. Therefore, the building would comply with all setbacks
upon completion.
✓
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
stated 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
City of Renton Department of Community & Economic Development
New Life Church Office Building
Staff Report to the Hearing Examiner
LUA23-000330, ECF, CUP-H, SA-H, MOD, MOD
Report of July 9, 2024 Page 7 of 27
SR_HEX Report_New Life Church_240709_FINAL
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: Upon completion of the proposed office building, the total building
coverage on site would be approximately 90,103 sq. ft. or 3.8% (90,103 sq. ft./
2,401,898 sq. ft. = .038). The total impervious surface would be approximately 487,928
sq. ft. or 20.3% (487,928 sq. ft./2,401,898 sq. ft = .203).
The wall plate height of the proposed building is approximately 24 feet (24’) above
grade. The tallest point of the proposed office building would be approximately 28 feet
eight inches (28’ 8”) above grade. Therefore, the proposal complies with the height
requirements for the R-14 zone.
Compliance with the building coverage, impervious coverage, and maximum wall plate
height requirement would also be verified at the time of formal building permit
application review.
N/A Maximum Number of Units per Building: No more than 6 units per building.
Staff Comment: Not applicable, no units are proposed.
Compliant if
condition of
approval is
met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. 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 shall be
planted within planting strips pursuant to the following standards, provided there shall
be a minimum of one street tree planted per lot.
a. Trees shall be selected from the City’s Approved Street Tree List based on the
width of the planting strip and the presence or lack of overhead power lines;
provided, the Administrator and City arborist shall each retain the right to
reject any proposed cultivar regardless of whether or not the cultivar is on the
City’s Approved Street Tree List.
b. Street trees shall have a minimum caliper of two inches (2"), and be planted
pursuant to the standards promulgated by the City, which may require root
barriers, structured soils, or other measures to help prevent tree roots from
damaging infrastructure.
c. Street trees shall be planted in the center of the planting strip between the
curb and the sidewalk at the following intervals; provided, that, where right-
of-way is constrained, irregular intervals and slight increases or decreases may
be permitted or required. Additionally, trees shall be planted in locations that
meet required spacing distances from facilities located in the right-of-way
including, but not limited to, underground utilities, street lights, utility poles,
traffic signs, fire hydrants, and driveways; such spacing standards are identified
in the City’s Approved Tree List. Generally, the following spacing is required:
i. Small-sized maturing trees: thirty feet (30') on center;
City of Renton Department of Community & Economic Development
New Life Church Office Building
Staff Report to the Hearing Examiner
LUA23-000330, ECF, CUP-H, SA-H, MOD, MOD
Report of July 9, 2024 Page 8 of 27
SR_HEX Report_New Life Church_240709_FINAL
ii. Medium-sized maturing trees: forty feet (40') on center; and
iii. Large-sized maturing trees: fifty feet (50') on center.
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.
Any interior parking lot landscaping area shall be sized to dimensions of at least eight
feet (8') by twelve feet (12'). Landscaping shall be dispersed throughout the parking
area and shall include a mixture of trees, shrubs, and groundcover as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-
family, commercial, and industrial uses. At least one tree for every six (6)
parking spaces within the lot interior shall be planted.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped
area shall be planted. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover shall be planted in sufficient quantities to provide at least ninety
percent (90%) coverage of the landscaped area within three (3) years of
installation.
d. There shall be no more than fifty feet (50') between parking stalls and an
interior parking lot landscape area.
All of the landscaped area that is not planted with trees and shrubs or covered with a
tree grate must be planted in ground cover plants, which may include grasses. Mulch
must be confined to areas underneath plants and is not a substitute for ground cover
plants.
Ground cover plants, other than grasses, must be at least the four-inch (4") pot size,
provided such plants have well-developed roots and are not root bound or J-rooted;
alternative standards may be applied pursuant to RMC 4-4-070C. Area planted in
ground cover plants, other than grass seed or sod, must be planted in triangular
spacing. Ground cover plants must be planted at a density that will cover the entire
area within three (3) years.
All shrubs must be of sufficient size and number to meet the required standards within
three (3) years of planting. Shrubs must be at least a two (2) gallon container size at
planting. Shrubs shall be in beds that include a layer of mulch at least two inches (2")
in depth.
City of Renton Department of Community & Economic Development
New Life Church Office Building
Staff Report to the Hearing Examiner
LUA23-000330, ECF, CUP-H, SA-H, MOD, MOD
Report of July 9, 2024 Page 9 of 27
SR_HEX Report_New Life Church_240709_FINAL
Broadleaf trees must be a minimum of two-inch (2") caliper. Conifer trees at the time
of planting must be fully branched and a minimum of six feet (6') in height.
Except for trees with a tree grate, trees shall include a mulch ring that has a depth of
at least three inches (3") and is at least three feet (3') in radius around the tree.
When a Commercial Zoned Lot or Use Is Abutting a Residential Zone, a fifteen-foot (15')
wide partially sight-obscuring landscaped visual barrier, or ten-foot (10') wide fully
sight-obscuring landscaped visual barrier, is required along the common property line.
A permanent built-in irrigation system with an automatic controller shall be installed,
used, and maintained in working order in all landscaped areas.
Staff Comment: The applicant submitted a conceptual landscape plan prepared by Lyon
Landscape Architects, LLC (Exhibit 5). Per RMC 4-4-070.B.1.b, compliance with the
landscaping requirements site-wide is required when any new building is proposed on
the subject site. New landscaping proposed by the applicant is primarily focused around
the foundation of the new building. Species proposed for planting include subalpine fir,
trident maple, Mexican orange blossom, birchleaf spirea, compact Oregon grape, and
others. Two (2) new parking lot islands adjacent to the building are also proposed and
include one Pacific Sunset maple with various shrubs and groundcover species in each.
Mature street trees along 152nd Ave SE provide screening between the parking lot and
the adjacent residential uses, and mature parking lot landscaping is present throughout
the site. While the landscape plan and aerial photography clearly identify a significant
amount of landscaping on the site, a lack of detail on the portions of the site away from
the proposed new building make verification of compliance difficult. Therefore, staff
recommends as a condition of approval, the applicant shall submit an updated
landscape plan prepared by a licensed landscape architect or nurseryman that
demonstrates site-wide compliance with the landscape regulations in RMC 4-4-070. The
updated landscape plan shall be reviewed and approved by the Current Planning Project
Manager prior to issuance of a building permit.
✓
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-
4-130) require the retention of 30 percent of trees in a commercial development. Tree
credit requirements shall apply at a minimum rate of thirty (30) credits per net acre
based on values for existing or new trees as provided in RMC 4-4-130H.1.b.v.
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: Construction of the proposed building would result in the removal of
three (3) trees within existing parking lot landscape islands. In addition, the installation
of frontage improvements near the northeast corner of the site would result in the
City of Renton Department of Community & Economic Development
New Life Church Office Building
Staff Report to the Hearing Examiner
LUA23-000330, ECF, CUP-H, SA-H, MOD, MOD
Report of July 9, 2024 Page 10 of 27
SR_HEX Report_New Life Church_240709_FINAL
removal of five (5) trees in the Maple Valley Hwy ROW. As such, the applicant submitted
an Arborist Report, prepared by Washington Forestry Consultants, Inc., dated October
25, 2023 (Exhibit 8). The report identified a total of approximately 371 trees on the site.
For removal, the report identifies three (3) on-site Sweetgum trees ranging in size from
five inches (5”) to six inches (6”) DBH, four (4) off-site Freeman maple trees all three-
inch (3”) DBH, and one off-site ten-inch (10”) DBH Scouler’s willow. While five (5) of the
trees are located in areas of likely future ROW improvements to be completed along
Maple Valley Hwy as part of the project, City staff would evaluate these five (5) trees
at the time of civil construction permit application review to determine whether
adjustments to frontage improvements can be made in order to retain these trees.
According to the tree retention worksheet submitted with the application (Exhibit 7), a
total of 4,293 trees are located on the site, the majority of which are located within
undeveloped areas of the site encumbered by critical areas. After deducting trees within
critical areas and their associated buffers, trees in the public ROW, and high-risk trees,
a total of 371 trees are located on the site. The removal of three (3) trees results in a
tree retention rate of 99.1% (368 trees / 371 trees = 0.991, which exceeds the 30%
minimum retention rate. In addition, based on the net land area of 900,623 sq. ft. (20.7
acres) calculated after deduction of existing and proposed ROW as well as critical areas
and buffers, a total of 620 tree credits are required (20.7 acres x 30 trees per net acre =
620 tree credits required). According to the applicant’s arborist, the 368 trees proposed
for retention results in a total of 2,211 tree credits. Therefore, the proposal complies
with the tree retention and density requirements for the zone.
Compliant if
condition of
approval is
met
Refuse and Recycling: In 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 site is developed with a 54,320 square foot religious institution
(New Life Church), a 36,000 square foot church auditorium, and a 38,680 square foot
private school. The proposed new building would have a gross square footage of 6,400
square feet, resulting in total gross floor area of 135,400 square feet Therefore, a
minimum of 271 square feet ((135,400 square feet / 1,000 square) x 2 = 270.8) is
required for recyclables. A minimum of 542 square feet ((135,400 square feet / 1,000
square feet) x 4 = 541.6 square feet) is required for refuse. The applicant did not provide
information regarding refuse and recycling on the site with the land use application. As
such, staff recommends as a condition of approval that the applicant demonstrate
compliance with the refuse and recycling size, location, and screening requirements
prior to issuance of a building permit.
✓
Parking: Parking regulations for three (3) separate uses located on the site were
evaluated (religious institution, elementary and junior high schools, and office). For
religious institutions, parking regulations require that a minimum and maximum of 1.0
for every 5 seats in the main auditorium; however, in no case shall there be less than
10 spaces. For elementary and junior high schools, parking regulations require a
minimum of 1.0 stall per employee. In addition, if buses for the transportation of
students are kept at the school, 1.0 off-street parking space shall be provided for each
bus of a size sufficient to park each bus. For offices, a minimum of 2.0 per 1,000 square
City of Renton Department of Community & Economic Development
New Life Church Office Building
Staff Report to the Hearing Examiner
LUA23-000330, ECF, CUP-H, SA-H, MOD, MOD
Report of July 9, 2024 Page 11 of 27
SR_HEX Report_New Life Church_240709_FINAL
feet of net floor area and a maximum of 4.5 parking spaces per 1,000 square feet of
net floor area.
The width of any driveway shall not exceed thirty feet (30') exclusive of the radii of
the returns or the taper section, the measurement being made parallel to the
centerline of the street roadway.
Maximum driveway slopes shall not exceed fifteen percent (15%); provided, that
driveways exceeding eight percent (8%) shall provide slotted drains at the lower end
with positive drainage discharge to restrict runoff from entering the garage/residence
or crossing any public sidewalk.
Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are
8 ½ feet by 16 feet.
Staff Comment: Approximately 796 parking stalls are currently located on the site. Due
to the siting of the new building, the applicant has proposed the removal of
approximately forty (40) surface parking stalls, resulting in a new total of
approximately 756 stalls. Based on a total of 1,450 auditorium seats, 290 parking stalls
are required for the religious institution use (1,450 seats / 5 = 290). Based on a total of
120 staff, 120 stalls are required for the school use (1 stall per employee). Based on a
total square footage of 6,400 sq. ft., the proposed office building is required to provide
a minimum of 13 stalls (6,400 sq. ft. / 1,000 sq. ft. x 2 = 13 stalls) and a maximum of 29
stalls (6,400 sq. ft. / 1,000 sq. ft. x 4.5 = 28.8 stalls). Although the amount of parking
exceeds the maximum permitted per the defined uses, the proposal results in the
removal of 40 stalls and brings the overall development closer to compliance with the
parking requirements and does not increase the parking nonconformity. In addition,
the 36,000 sq. ft. auditorium, entitled in 2008 under previous development standards
(LUA08-081), allowed for a total of 874 stalls on the site. Therefore, the proposal
complies with parking regulations for the R-14 zone.
Compliant if
condition of
approval is
met
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: The applicant did not include information regarding the provision of
bicycle parking. Therefore, staff recommends, as a condition of approval, that the
applicant demonstrate compliance with the bicycle parking requirements prior to
issuance of a building permit.
✓
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.
Staff Comment: No new fences or retaining walls are proposed as part of the project.
Any new fences or retaining walls would be evaluated with the future civil construction
or building permit applications.
Lighting:
City of Renton Department of Community & Economic Development
New Life Church Office Building
Staff Report to the Hearing Examiner
LUA23-000330, ECF, CUP-H, SA-H, MOD, MOD
Report of July 9, 2024 Page 12 of 27
SR_HEX Report_New Life Church_240709_FINAL
Compliant if
condition of
approval is
met
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 lighting information was provided by the applicant with the land
use application. Therefore, staff recommends, as a condition of approval, that the
applicant submit a lighting plan with the building permit application that adequately
provides for public safety and creates visual interest to the building and site. Pedestrian
scaled lighting shall be provided at the primary entrance and accent lighting on building
facades. In addition, the parking area shall also contain adequate lighting to ensure
safety and security. The lighting plan shall be reviewed and approved by the Current
Planning Project Manager prior to permit issuance.
18. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the R-14
zoning classification when it is not exempt from Environmental (SEPA) Review. Given Site Plan applications
are evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3 the following table
contains project elements intended to comply with level of detail needed for Site Plan requests:
Compliance Site Plan Criteria and Analysis
Compliant if
conditions of
approval are
met
a. Comprehensive Plan Compliance and Consistency.
Staff Comment: See previous discussion under FOF 16, Comprehensive Plan Analysis.
Compliant if
conditions of
approval are
met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 17, Zoning Development Standard
Compliance.
N/A
c. Design Regulation Compliance and Consistency.
Staff Comment: N/A
City of Renton Department of Community & Economic Development
New Life Church Office Building
Staff Report to the Hearing Examiner
LUA23-000330, ECF, CUP-H, SA-H, MOD, MOD
Report of July 9, 2024 Page 13 of 27
SR_HEX Report_New Life Church_240709_FINAL
N/A d. Planned action ordinance and Development agreement Compliance and
Consistency.
Compliant if
condition of
approval is
met
e. Off-site Impacts.
Structures: Restricting overscale structures and overconcentration of development
on a particular portion of the site.
Staff Comment: The proposed building is approximately 6,400 square feet with a
maximum height of 28 feet eight inches (28’ 8”), which is significantly shorter than the
other buildings on the large 55.1-acre site. While the majority of the existing buildings
are concentrated towards the center of the site, the proposed office building would be
located approximately 700 feet north of the existing buildings in an area currently
utilized for parking. Therefore, the proposed would not result in overscale structures or
overconcentration of development on a particular portion of the site.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: An existing north/south connection on the western half of the parking
lot provides a mix of dedicated sidewalk and painted cross walks to provide safe access
for pedestrians crossing the parking lot to access the main church building near the
center of the site. Based on comparisons between recent aerial photography and the
proposed site plan, the existing parking lot connection would not reach the proposed
building, providing no obvious walking route between the proposed office building and
the other buildings on the site. Therefore, staff recommends as a condition of approval,
the applicant shall submit a site-wide pedestrian circulation plan that specifically
identifies a connection between the proposed building and the main campus building.
The pedestrian circulation plan shall be reviewed and approved by the Current Planning
Project Manager prior to the issuance of the building permit.
Utilities, Loading and Storage Areas: Locating, designing and screening storage
areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to
minimize views from surrounding properties. Locate utilities underground
consistent with RMC 4-6-090.
Staff Comment: No new utility, loading, or storage areas were included in the proposal.
Compliance shall be further evaluated at the time of formal civil and building permit
application review.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: The proposed two-story building would not impact the limited views
available on the site.
Landscaping: Using landscaping to provide transitions between development and
surrounding properties to reduce noise and glare, maintain privacy, and generally
enhance the appearance of the project.
Staff Comment: See discussion under FOF 17, Zoning Development Standard:
Landscaping for analysis and discussion.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
City of Renton Department of Community & Economic Development
New Life Church Office Building
Staff Report to the Hearing Examiner
LUA23-000330, ECF, CUP-H, SA-H, MOD, MOD
Report of July 9, 2024 Page 14 of 27
SR_HEX Report_New Life Church_240709_FINAL
Staff Comment: A lighting plan was not provided with the application as the applicant
has not proposed new lighting. See condition of approval related to lighting under FOF
17, Zoning Development Standards Compliance: Lighting.
Compliant if
conditions of
approval are
met
f. On-site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: The proposed building is located approximately 700 feet away from the
main building near the center of the site. Due to the primarily office/administrative
nature of the building, locating the structure away from the existing auditorium and
school would reduce impacts from noise and provide a higher-quality working
environment for future users of the office building.
Structure Scale: Consideration of the scale of proposed structures in relation to
natural characteristics, views and vistas, site amenities, sunlight, prevailing winds,
and pedestrian and vehicle needs.
Staff Comment: The footprint of the proposed building would represent less than 10%
of the total building coverage across the site. The two-story building is shorter in height
compared to the existing buildings and would be located within an existing parking area
away from the rest of the New Life campus. The scale of the structure would not
negatively impact natural characteristics, views or vistas, or site amenities once
constructed.
Natural Features: Protection of the natural landscape by retaining existing
vegetation and soils, using topography to reduce undue cutting and filling, and
limiting impervious surfaces.
Staff Comment: The proposed building would be constructed within an existing surface
parking lot that is primarily flat and would not impact any natural features on the site.
Undergrounding of new fiber line along Maple Valley Hwy (SR 169) would impact the
Madson Creek (Type F stream) buffer due to necessary trenching, however, mitigation
including the removal of invasive species and planting of native species included as part
of the restoration plan would help protect Madson Creek and the associated wetlands
on the west side of the site (Exhibit 12).
Reducing Parking Impervious Areas: Design parking areas to minimize impervious
surfaces, including but not limited to: (1) breaking up parking areas and directing
stormwater flows to multiple low impact development features such as
bioretention areas; (2) locating parking near trees to provide storm water uptake;
(3) retaining or adding vegetation to parking areas; (4) placing existing parking that
exceeds maximum parking ratios in permeable pavement designed consistent with
the Surface Water Design Manual in RMC 4-6-030; and (5) using other low impact
development techniques consistent with RMC 4-6-030.
Staff Comment: The applicant proposes to maintain the existing surface parking area.
No additional impervious surface is proposed to be created by the proposed project.
Landscaping: Use of landscaping to soften the appearance of parking areas, to
provide shade and privacy where needed, to define and enhance open spaces, and
generally to enhance the appearance of the project. Landscaping also includes the
design and protection of planting areas so that they are less susceptible to damage
City of Renton Department of Community & Economic Development
New Life Church Office Building
Staff Report to the Hearing Examiner
LUA23-000330, ECF, CUP-H, SA-H, MOD, MOD
Report of July 9, 2024 Page 15 of 27
SR_HEX Report_New Life Church_240709_FINAL
from vehicles or pedestrian movements. Landscaping shall be consistent with RMC
4-4-070.
Staff Comment: See FOF 17, Zoning Development Standard: Landscaping and the
discussion above for additional information.
Compliant if
conditions of
approval are
met
g. Access and Circulation.
Location and Consolidation: Providing access points on side streets or frontage
streets rather than directly onto arterial streets and consolidation of ingress and
egress points on the site and, when feasible, with adjacent properties.
Staff Comment: Access to the site is currently provided via two (2) entrances off of
152nd Ave SE. No change to access is proposed. Due to the presence of critical areas,
connections with adjacent sites is not feasible.
Internal Circulation: Promoting safety and efficiency of the internal circulation
system, including the location, design and dimensions of vehicular and pedestrian
access points, drives, parking, turnarounds, walkways, bikeways, and emergency
access ways.
Staff Comment: The existing site has adequate circulation through a series of internal
drive aisles for vehicles as well as sidewalks/pathways for pedestrians. The location of
the proposed building would result in the loss of one parking lot drive-aisle. However,
due to the building’s location near the back of the parking lot, it’s unlikely to
significantly impact traffic circulation on the site. See above under ‘Circulation’ for a
recommended condition of approval related to pedestrian circulation.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: Due to the office-nature of the proposed building, no new loading or
delivery areas are proposed. Existing loading and delivery areas near the southwest
corner of main building would continue to function as normal.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: The closest transit stop is located on the other side of Maple Valley Hwy
(SR 169) where the DART 907 route has a dedicated off-load/on-load lane. The 907
route connects the Renton Transit Center with the cities of Maple Valley and Black
Diamond. Access to the stop is provided by the existing multi-use trail on the north side
of Maple Valley Hwy. Bicycle facilities were not proposed as part of the project. See FOF
17, Zoning Development Standard Compliance: Parking and Bicycles for additional
analysis and recommended conditions of approval.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: See above under ‘Circulation’ for analysis and condition of approval
related to pedestrian connections.
✓
h. Open Space: Incorporating open spaces to serve as distinctive project focal points
and to provide adequate areas for passive and active recreation by the
occupants/users of the site.
City of Renton Department of Community & Economic Development
New Life Church Office Building
Staff Report to the Hearing Examiner
LUA23-000330, ECF, CUP-H, SA-H, MOD, MOD
Report of July 9, 2024 Page 16 of 27
SR_HEX Report_New Life Church_240709_FINAL
Staff Comment: Significant existing open space is located on the site including a large
track field on the western half of the site and a playground area near the northwest
corner of the existing auditorium building.
N/A
i. Views and Public Access: When possible, providing view corridors to shorelines and
Mt. Rainier, and incorporating public access to shorelines
Staff Comment: Due to the topography of the southern portion of the site, no shoreline
or mountain views are present. The public access requirement is not applicable to the
proposal.
✓
j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
Staff Comment: The existing project area is already highly developed. Significant
natural systems on the site include a Category II wetlands and Type F stream (Madson
Creek). The proposed building would be located within an existing surface parking lot
and fully outside of the wetland and stream buffers. Utility trenching is proposed in the
stream buffer; however, the buffer is highly degraded and the applicant has proposed
restoring it with native plans (Exhibit 12). See FOF 20: Critical Areas for additional
discussion. Therefore, natural systems on the site would be protected and improved as
a result of the proposal.
✓
k. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
Police and Fire.
Staff Comment: Police and Fire Prevention staff indicated that sufficient resources exist
to furnish services to the proposed development; if the applicant provides Code required
improvements and fees. A Fire Impact Fee, based on the 2023 – 2024 City of Renton Fee
Schedule of $0.14 per square foot of office space would be applicable to the proposal if
the building permit is issued in 2024. Impact fees would be assessed at the rate in effect
at the time of building permit issuance.
Water and Sewer.
Staff Comment: Water and sewer service is provided to the site by Cedar River Water
and Sewer. Water and sewer availability certificates can be reviewed and approved
through the civil construction permit and building permit applications.
Drainage.
Staff Comment: The applicant submitted a Preliminary Technical Information Report,
prepared by PacLand, dated June 2023 (Exhibit 10) and preliminary drainage plan
(Exhibit 4). Based on the City of Renton’s flow control map, the site falls within the Flow
Control Duration Standard – Matching Forested. The site falls within two (2) drainage
basins including the Lower Cedar River Drainage Basin and Madson Creek sub-basin.
The proposed office building would interrupt existing drainage patterns in the parking
lot and therefore the applicant proposes new catch basins and a new twelve-inch (12”)
storm drainage pipe to collect and convey stormwater around the building to the
existing on-site storm drainage system. No new impervious surface is proposed as a
result of the project.
The majority of stormwater runoff from the site sheet flows towards the north and
enters the existing conveyance system within the site. From there, runoff flows east and
City of Renton Department of Community & Economic Development
New Life Church Office Building
Staff Report to the Hearing Examiner
LUA23-000330, ECF, CUP-H, SA-H, MOD, MOD
Report of July 9, 2024 Page 17 of 27
SR_HEX Report_New Life Church_240709_FINAL
north into an existing retention pond adjacent to SR 169, where it eventually discharges
into the public conveyance system in the SR 169 ROW.
Improvements proposed for the project include the installation of a new 12-inch surface
water pipe to the west and north of the proposed building, in addition to three (3) new
catch basins. In the preliminary TIR, the applicant discusses Core Requirements one
through nine (1-9). No new flow control or water quality treatment infrastructure is
proposed. The report concludes under Core Requirement #4 that the proposed new
twelve-inch (12”) pipe would have adequate capacity to convey existing flows.
Project construction is required to comply with the 2022 Renton Surface Water Design
Manual (RSWDM). The TIR submitted is based on a full drainage review as required in
the 2022 Renton Surface Water Design Manual. Core requirements one through nine
(1-9), as well as the six (6) special requirements, have been discussed in the Technical
Information Report. All requirements would be addressed in the final TIR submitted and
reviewed with the civil construction permit application. The advisory notes (Exhibit 20)
highlight several errors in the TIR that need to be addressed in the Final TIR. Staff’s
opinion is that any changes can be addressed with the civil construction permit review
and are not critical at this time.
A Construction Stormwater Pollution Prevention Plan (CWWPPP) and Erosion and
Sediment Control plan (ESC) are also required for the site.
Transportation.
Staff Comment: Access is proposed via the two (2) existing driveway access points from
152nd Ave SE. The project fronts Maple Valley Hwy (SR 169) to the north and 152nd Ave
SE to the east. Maple Valley Hwy is classified as a Principal Arterial and 152 nd Ave SE is
classified as a Commercial-Mixed Use, Industrial, & Neighborhood Collector Arterial.
The applicant submitted two (2) street modifications requesting deviations from the
required complete street standards for both Maple Valley Hwy and 152nd Ave SE (see
FOFs 20 and 21). Minor frontage improvements along Maple Valley Hwy are proposed.
A Traffic Impact Analysis (TIA) is required when a project proposal would result in the
generation of 20 new a.m. or p.m. peak hour trips. A TIA prepared by Transpo Group
and dated August 2023 (Exhibit 13) was submitted with the land use application. Due
to the unique nature of the existing use, which has a larger number of trips during
weekend or non-peak hours due to various events and church services, the TIA analyzed
both typical weekday conditions and event conditions.
According to the TIA, the proposed project is estimated to generate 70 new weekday
daily trips, with 10 new trips occurring during the weekday AM peak hour (9 in, 1 out),
and 9 new trips occurring during the weekday PM peak hour (2 in, 7 out). The calculation
is based on the ITE Manual for Trip Generation, 11th Edition. The TIA discussed traffic
impacts at a future year of 2024 and evaluates the Level of Service (LOS) at two (2) off-
site intersections, 152nd Ave SE/SR 169 and 152nd Ave SE/SE 155th Pl.
Currently, New Life Church hosts multiple annual events with higher attendance than
usual, such as Easter and Christmas Eve. According to the TIA, the church collaborates
with the City and community, communicates event details in advance, adds traffic
control and U-turn enforcements, and provides off-site parking with shuttle services to
minimize impacts and traffic disruptions to the surrounding neighborhood. The
proposed project is not expected to increase event demands or change event conditions
due to the office use-nature of the new building.
City of Renton Department of Community & Economic Development
New Life Church Office Building
Staff Report to the Hearing Examiner
LUA23-000330, ECF, CUP-H, SA-H, MOD, MOD
Report of July 9, 2024 Page 18 of 27
SR_HEX Report_New Life Church_240709_FINAL
Staff determined that at completion of the project, the development will have met City
of Renton traffic concurrency requirements (Exhibit 16), which is based upon a test of
the citywide Transportation Plan, consideration of growth levels included in the LOS-
tested Transportation Plan, site specific improvements, and future payment of
Transportation Impact Fees. The transportation impact fee that is current at the time
of building permit issuance would be levied.
N/A
l. Phasing: Including a detailed sequencing plan with development phases and
estimated time frames, for phased projects. Each phase must be able to stand on its
own without reliance upon development of subsequent phases in order to meet all
development standards of Title IV.
Staff Comment: The applicant is not requesting any additional phasing.
✓
m. Stormwater: Providing optimal locations of stormwater infiltrating low impact
development facilities. Avoiding placement of buildings or impervious areas on
soils with infiltration capability to the maximum extent practicable.
Staff Comment: No new impervious surface is proposed as part of the project. The
proposed building would be located on an existing surface parking lot where infiltration
was not possible. Stormwater generated by the proposed project would be piped to the
existing retention area between the proposed building footprint and Maple Valley Hwy,
where it eventually discharges into Madson Creek and the associated wetlands.
19. Conditional Use Analysis: The applicant is requesting Hearing Examiner Conditional Use Permit approval
to expand a religious institution at 15711 152nd Ave SE (APN 2323059021). The current church was
established on the site in 1994 in unincorporated King County. In 2008, the parcel was annexed into the
City of Renton as part of the Aqua Barn Annexation (A-07-001). Based on historical permit data, the original
church development did not obtain a condition use permit (CUP) and therefore an expansion of the use
necessitates approval of a CUP. 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
Plan, the zoning regulations and any other plans, programs, maps or ordinances of
the City of Renton.
Staff Comment: See FOF 16 and FOF 17 for Comprehensive Plan and zoning regulation
compliance, respectively.
✓
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 applicant contends that the proposed office building would not
result in a detrimental overconcentration of the use (Exhibit 15). The church has
operated at its current location since 1994 and there are no other religious institutions
within a mile of the site. The existing buildings, in addition to the proposed new office
building, are concentrated away from critical areas on the site and are oriented away
from adjacent residential uses.
City of Renton Department of Community & Economic Development
New Life Church Office Building
Staff Report to the Hearing Examiner
LUA23-000330, ECF, CUP-H, SA-H, MOD, MOD
Report of July 9, 2024 Page 19 of 27
SR_HEX Report_New Life Church_240709_FINAL
Staff has reviewed the request and concurs that the proposed location is suitable for
the proposed use. No other churches are located along Maple Valley Hwy (SR 169) in
Renton and therefore expansion of the existing church would not result in a detrimental
overconcentration of a particular use within the City or within 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 applicant contends the addition of the proposed office building to
the church campus would not result in substantial or undue adverse effects on adjacent
properties. The surrounding properties are developed with a mix of single-family
residential, multifamily residential, retail development, and park land uses. The new
office building would increase the total gross square footage of buildings on the church
campus by approximately five percent (5%) and would be primarily used for
administrative duties during normal business hours. According to the applicant, the
construction of the office building would not result in any changes to regular services
or special events and would not result in an increase in parishioners.
Staff has reviewed the request and concurs proposed use would maintain the code
required number of parking stalls for the church use, see FOF 17, Zoning Development
Standard Compliance: Parking. The addition of the office building would not create
traffic, noise, or other negative impacts at a greater rate than the existing church or
nearby retail uses. 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 applicant contends that the proposed use would continue to blend
into the neighborhood and would be compatible with the scale and character of the
neighboring properties by spreading development around the site and limiting the size
of new buildings.
Staff concurs that the proposed new office building, in addition to the existing church,
is compatible with the scale and character of the neighborhood.
✓
e. Parking: Adequate parking is, or will be made, available.
Staff Comment: The applicant contends the existing site has the capacity to provide
adequate parking and transportation for both the existing church use and proposed
new office use.
The applicant submitted a TIA, prepared by Transpo Group, dated August 2023 (Exhibit
13), with the land use application. The TIA included a parking analysis section that
evaluated parking demand under event conditions. The study found that during peak
events like Christmas and Easter, 373 vehicles are estimated for the first service and 430
for the second, resulting in a potential peak demand of 803 vehicles if both services
overlap. Though a full overlap is unlikely according to the applicant, the estimated peak
demand exceeds the available parking by 47 vehicles. According to the applicant and
confirmed by City staff, excess demand is managed by providing off-site parking and
shuttle service from Ron Regis Park at 1501 Orcas Ave SE across from the site on the
north side SR 169, which has 80 parking stalls, and is sufficient for the largest annual
event. Typical Sunday demand is 626 vehicles, which can be handled by the existing
City of Renton Department of Community & Economic Development
New Life Church Office Building
Staff Report to the Hearing Examiner
LUA23-000330, ECF, CUP-H, SA-H, MOD, MOD
Report of July 9, 2024 Page 20 of 27
SR_HEX Report_New Life Church_240709_FINAL
amount of parking stalls on site. New Life Church has a formal agreement with the City
of Renton to use the 80 park stalls during certain events.
Staff concurs that adequate parking for the proposed use remains available even after
the reduction of 40 parking stalls as a result of the proposed new building. See also FOF
17, Zoning Development Standard Compliance: Parking for more information.
f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall
mitigate potential effects on the surrounding area.
Staff Comment: The applicant contends that layout of the existing church site allows for
safe movement of both vehicles and pedestrians both on and off-site. According to the
applicant, off-duty police officers and church staff are available to direct traffic during
special events and ensure safe movement of vehicles and pedestrians entering and
exiting the site. The proposed new building would eliminate one drive aisle but would
not impact the broader circulation pattern or ingress/egress points due to the location
of the building near the back of the parking lot. Staff concurs that the proposed use
would not adversely impact vehicle or pedestrian traffic and concurs with the findings
of the Traffic and Parking Assessment. See FOF 18: Site Plan Criteria and Analysis, Off-
site Impacts for a condition related to pedestrian connections. Additionally, the
proposal passed the City’s Transportation Concurrency Test (Exhibit 16), which
considers such factors as the citywide transportation plan and trip capacity within
allowed growth levels.
✓
g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed
use shall be evaluated and mitigated.
Staff Comment: The applicant contends the proposed new building would not
contribute to noise, light, and glare impacts to the property or surrounding
neighborhood. The existing main church building is located on the southern portion of
the site away from the residences to the east, limiting the impact of noise, light and
glare on those properties. The new building will have building-mounted lighting but is
not anticipated to have noise, light, or glare impacts due to its location on the north
side of the site away from the existing residential uses east of the site across 152nd Ave
SE. In addition, mature street trees located 152nd Ave SE would help mitigate potential
glare impacts to abutting properties. Existing downward-shielded pole lights would
remain in the parking lot area and would not change as result of the project.
Staff concurs that the proposed office building would generate minimal new noise, light
and impacts will be minimal and therefore no further mitigation is recommended.
✓
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: The applicant contends the existing mature landscaping is located
across the site.
Staff concurs that landscaping is provided in areas not occupied by buildings or paving.
Minor loss of parking landscaping would occur as a result of the proposed new building
would be offset by significant new landscaping proposed by the applicant (Exhibit 5),
primarily around the foundation of the new building. Species proposed include
subalpine fir, triden maple, Mexican orange blossom, birchleaf spirea, Oregon grape,
and others (Exhibit 5). Mature street trees along 152nd Ave SE provide screening
between the parking lot and the adjacent residential uses, and mature parking lot
City of Renton Department of Community & Economic Development
New Life Church Office Building
Staff Report to the Hearing Examiner
LUA23-000330, ECF, CUP-H, SA-H, MOD, MOD
Report of July 9, 2024 Page 21 of 27
SR_HEX Report_New Life Church_240709_FINAL
landscaping is present throughout the site. Additional landscaping, consisting of trees,
shrubs, and groundcover are located throughout the parcels to buffer adjacent
properties from potentially adverse effects of the proposed uses.
20. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions
of approval are complied with:
Compliance Critical Areas Analysis
Compliant if
SEPA
Mitigation
Measures are
Implemented
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.
Staff Comment: According to City of Renton (COR) Maps, a high seismic hazard, a high
erosion hazard, and sensitive and protected slopes are located on the project site. The
proposed new building would not be located within a protected slope or very high
landslide areas or buffers.
The applicant submitted a Subsurface Exploration, Geotechnical Engineering, and
Stormwater Infiltration Feasibility Report, prepared by Associated Earth Sciences, Inc.,
dated January 31, 2024 (Exhibit 9). The report concludes that the proposed 6,400 sq. ft.
building should be supported on pin piles to reduce the risk of future floor slab
settlement. However, the report also notes that a less expensive conventional spread
footing is acceptable but carries risk of post-construction static and seismically induced
settlement fill due to the weak sediments found below grade. Full infiltration is deemed
infeasible due to the wide-spread prevalence of glacially consolidated soils and shallow
groundwater. On June 3, 2024, an Environmental (SEPA) Review Determination of Non-
Significance – Mitigated was issued and included two (2) mitigation measures related
to the applicant’s compliance with the recommendations in the geotechnical report, or
future addenda (Exhibit 22). As a result, staff is recommending compliance with these
mitigation measures issued as part of the Determination of Non-Significance Mitigated,
dated June 3, 2024. In addition, further structural analysis would occur during formal
review of the building permit application.
✓
Streams: 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 project site is mapped with a Type F stream (Madson Creek). The
creek flows from south to north, bisecting the site until it reaches Maple Valley Hwy,
then runs east along the northern property line before entering a pipe under the
highway. As such, the applicant submitted a Critical Areas Study, prepared by Altman
Oliver Associates, LLC, dated July 8, 2022, and a Stream Buffer Restoration memo,
prepared by Altman Oliver Associates, LLC, dated March 4, 2024 (Exhibits 11 and 12).
The creek's ordinary high-water mark (OHWM) was delineated on January 25, 2024,
and subsequently surveyed. Type F streams requires a 115-foot buffer and a 15-foot
City of Renton Department of Community & Economic Development
New Life Church Office Building
Staff Report to the Hearing Examiner
LUA23-000330, ECF, CUP-H, SA-H, MOD, MOD
Report of July 9, 2024 Page 22 of 27
SR_HEX Report_New Life Church_240709_FINAL
structure setback according to RMC 4-3-050G. The proposed office building is located
outside of both the buffer and structure setback area.
Per RMC 4-6-060, the applicant is required to underground any new utilities. They
propose installing a fiber line from the new building to a utility pole near the northwest
corner within the Maple Valley Hwy ROW. The installation requires a trench, disturbing
approximately 2,100 sq. ft. within the 115-foot buffer, which is substantially degraded
according to the consultant and primarily vegetated with manicured grass and
Himalayan blackberry. The work is classified as an exempt activity per RMC 4-3-
050.C3.e.ii, which allows for utilities, traffic control, walkways, and bikeways within
existing, improved right-of-way or easement. All trenching would occur in the ROW and
therefore the proposed utility work is an exempt. The applicant would restore 2,097 sq.
ft. of the disturbed area with native species and enhance 837 sq. ft. of the buffer outside
the disturbed area by replacing non-native vegetation with native plants. The proposed
restoration and enhancement aim to improve the buffer quality and stream function.
The Washington Department of Fish and Wildlife (WDFW) recommended the applicant
start the free Hydraulic Project Approval (HPA) pre-application process to determine if
the trenching near Madson Creek requires an HPA (Exhibit 18). This recommendation
was forwarded to the applicant by the city staff.
✓
Wellhead Protection Areas:
Staff Comment: The City of Renton (COR) mapping system has identified the property
as located within the Maplewood Wellhead Protection Zone 2. Open facilities and open
conveyance systems may require a liner in accordance with the 2022 Renton Surface
Water Design Manual. The implementation of best management practices (BMPs) for
stormwater control is preferable, and BMPs that rely on infiltration are allowed in Zone
2. However, based on the results of the Subsurface Exploration, Geotechnical
Engineering, and Stormwater Infiltration Feasibility Report submitted by the applicant,
infiltration is not feasible due to shallow ground water and poor quality fill on the site.
No fill is anticipated to be brought on the site. However, if fill is brought on site, fill
materials shall be from a verifiable source in order to ensure it is clear of contaminants.
The City’s grading and excavation regulations require imported fill in excess of 50 cubic
yards within a Wellhead Protection Zone to provide a fill source statement certified by
a qualified professional or confirm the fill was obtained from a Washington State
Department of Transportation (WSDOT) approved source.
✓
Wetlands: The following buffer requirements are applicable to wetlands in accordance
with RMC 4-3-050.G.2:
Wetland
Category Buffer Width
Structure
Setback beyond
buffer
High
Habitat
Function
(8-9 points)
Moderate
Habitat
Function
(5-7 points)
Low Habitat
Function
(3-4 points)
All
Other
Scores
15 ft.
Category I –
Bogs & Natural
Heritage
Wetlands
200 ft.
City of Renton Department of Community & Economic Development
New Life Church Office Building
Staff Report to the Hearing Examiner
LUA23-000330, ECF, CUP-H, SA-H, MOD, MOD
Report of July 9, 2024 Page 23 of 27
SR_HEX Report_New Life Church_240709_FINAL
Category I – All
Others 200 ft. 150 ft. 115 ft. 115 ft.
Category II 175 ft. 150 ft. 100 ft. n/a
Category III 125 ft. 100 ft. 75 ft. n/a
Category IV 50 ft. n/a
Staff Comment: The applicant submitted a Critical Areas Study, prepared by Altman
Oliver Associates, LLC, dated July 8, 2022, and a Stream Buffer Restoration memo,
prepared by Altman Oliver Associates, LLC, dated March 4, 2024 (Exhibits 11 and 12).
The report identifies Wetland A, located along the west property line of the site, as a
Category II wetland with seven (7) habitat points, which requires a 150-foot buffer and
15-foot structure setback per Renton Municipal Code (RMC) 4-3-050G. According to the
consultant’s observations, the wetland consists of a historically excavated pond that
consists of a forested plant community dominated by willow, black cottonwood, and
salmonberry. Overflow runoff within Wetland A drains west through a concrete dam
and eventually drains into Madson Creek which flows from northeast to southwest to
the northwest of the proposed project area. Work associated with the new proposed
building would be located approximately 700 feet from the edge wetlands buffer and
therefore no impacts are anticipated.
21. Modification Analysis: The applicant is requesting a modification from RMC 4-6-060, Street Standards, for
the section of Maple Valley Hwy (SR 169), a Principal Arterial. Specifically, the applicant is requesting a
modification to retain the existing street section and relocate approximately 200 linear feet of sidewalk
behind a new 6-foot (6’) wide planter strip near the intersection of Maple Valley Hwy and 152nd Ave NE
(see Exhibit 4, Civil Plans). The existing street section in front of the site has a ROW width between 150 and
160 feet. The paved roadway is approximately 84 feet consisting of two (2) travel lanes in each direction,
a center turn lane, an eastbound right turn lane, and a westbound bus stop lane. A five-foot (5’) sidewalk
is located along the site frontage. A six-foot (6’) wide planter strip is located along the majority of the
frontage.
The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250, if all
conditions of approval are met. Therefore, staff is recommending approval of the requested modification,
subject to conditions as noted below:
Compliance Modification Criteria and Analysis
✓
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and
the proposed modification is the minimum adjustment necessary to implement
these policies and objectives.
Staff Comment:
The Comprehensive Plan’s Land Use Element Goal L-B is to “Continue to build Renton’s
Regional Growth Center consistent with VISION 2040 to provide compact, pedestrian-
oriented, mixed-use development to meet the demands of population and employment
growth, while reducing the transportation-related and environmental impacts of
growth.”
Staff concurs the proposed modification implements the policy direction of the
Comprehensive Plan and is the minimum adjustment necessary. Community design
aspects of the Comprehensive Plan address walkable neighborhoods, safety, and shared
City of Renton Department of Community & Economic Development
New Life Church Office Building
Staff Report to the Hearing Examiner
LUA23-000330, ECF, CUP-H, SA-H, MOD, MOD
Report of July 9, 2024 Page 24 of 27
SR_HEX Report_New Life Church_240709_FINAL
uses. The intent of the policies is to promote new development with walkable places
that support grid and flexible grid street and pathway patterns, and are visually
attractive, safe, and healthy environments. The requested street modification is
consistent with these policy guidelines and will improve pedestrian safety by installing
approximately 200 linear feet of new planter strip area between the roadway and
existing sidewalk. The proposed modification maintains the street’s vehicle capacity
and walkable community.
✓
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The modification achieves these standards as follows:
• Safety: The modified street section provides adequate separation for pedestrians
and vehicles to maneuver the public right of way safely. Currently there is an
existing five-foot (5’) wide sidewalk along the entire frontage. A planter strip
provides separation between the sidewalk and roadway along the majority of the
frontage, but is missing along the eastern-most portion of the frontage. Installing a
planter strip to better separate pedestrians from vehicles on Maple Valley Hwy
would create a safer walking environment for pedestrians.
• Function/Appearance: The proposed modification will create a more convenient,
safer means of travel for pedestrians by not having the sidewalk meander back
towards the road where the planter strip ends. Maintaining the existing
improvements and extending the planter strip meets the goal of providing a
pedestrian-oriented space.
• Environmental Protection: The modified section will install the planter strip in area
of maintained grass. Four (4) small street trees may need to be removed or
relocated as a result of the sidewalk relocation. However, staff will evaluate the
potential to retain the trees during the civil construction review. If they can be
retained, staff will work with the applicant to select new street trees to install.
• Maintainability: The planter strip will create a consistent streetscape in front of the
project site that is easier to maintain.
The modified street improvements would meet the objectives of a safe, walkable
environment consistent with the surrounding neighborhood.
✓
c. Will not create substantial adverse impacts to other property(ies) in the vicinity.
Staff Comment: Staff has not identified adverse impacts to other properties from the
requested modification, see comments under criterion ‘b’.
✓
d. Conforms to the intent and purpose of the Code.
Staff Comment: Staff concurs the proposed modification meets the intent and purposes
of the Code. See also comments under criterion ‘b’.
✓
e. Can be shown to be justified and required for the use and situation intended.
Staff Comment: Staff concurs that the modification is justified as it provides a safe and
functional pedestrian experience. See also comments under criterion ‘b’.
City of Renton Department of Community & Economic Development
New Life Church Office Building
Staff Report to the Hearing Examiner
LUA23-000330, ECF, CUP-H, SA-H, MOD, MOD
Report of July 9, 2024 Page 25 of 27
SR_HEX Report_New Life Church_240709_FINAL
22. Modification Analysis: The applicant is requesting a modification from RMC 4-6-060, Street Standards,
for the section of 152nd Ave SE, a dead-end street fronting the east side of the site (see Exhibit 4, Civil
Plans). The road is classified as a Commercial-Mixed Use and Industrial Access Street. Specifically, the
applicant is requesting a modification to retain the existing street section, which has a pavement width of
approximately 56 feet with two (2) travel lanes, a northbound left turn lane, and six-foot (6’) sidewalks on
each side of the road.
The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250, if all
conditions of approval are met. Therefore, staff is recommending approval of the requested modification,
subject to conditions as noted below:
Compliance Modification Criteria and Analysis
✓
a. Substantially implements the policy direction of the policies and objectives
of the Comprehensive Plan Land Use Element and the Community Design
Element and the proposed modification is the minimum adjustment
necessary to implement these policies and objectives.
Staff Comment: The Comprehensive Plan’s Land Use Element Goal L-B is to
“Continue to build Renton’s Regional Growth Center consistent with VISION
2040 to provide compact, pedestrian-oriented, mixed-use development to meet
the demands of population and employment growth, while reducing the
transportation-related and environmental impacts of growth.”
Staff concurs the proposed modification implements the policy direction of the
Comprehensive Plan and is the minimum adjustment necessary. Community
design aspects of the Comprehensive Plan address walkable neighborhoods,
safety, and shared uses. The intent of the policies is to promote new
development with walkable places that support grid and flexible grid street and
pathway patterns, and are visually attractive, safe, and healthy environments.
The requested street modification is consistent with these policy guidelines as it
retains a walkable streetscape without necessitating the removal of mature off-
site trees. The proposed modification maintains the street’s vehicle capacity and
walkable community.
✓
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based
upon sound engineering judgment.
Staff Comment: The modification achieves these standards as follows:
• Safety: The modified street section provides adequate separation for
pedestrians and vehicles to maneuver the public right of way safely. The
dead-end nature of the street limits the speed of traffic and the six-foot (6’)
wide sidewalks on both sides of the road provide adequate area for
pedestrians.
• Function/Appearance: Retaining the existing street section allows for the
retention of ten (10) mature on-site trees that would need to be removed if
no modification was granted. The trees provide significant noise and light
attenuation between the church site and the residential uses to the east, and
as such, are extremely functional.
• Environmental Protection: As noted above, the modified street section
allows for the retention of ten (10) mature trees.
City of Renton Department of Community & Economic Development
New Life Church Office Building
Staff Report to the Hearing Examiner
LUA23-000330, ECF, CUP-H, SA-H, MOD, MOD
Report of July 9, 2024 Page 26 of 27
SR_HEX Report_New Life Church_240709_FINAL
• Maintainability: Granting the modification to retain the existing
improvements would not impact the maintainability of the street section.
The modified street improvements would meet the objectives of a safe, walkable
environment consistent with the surrounding neighborhood.
✓
c. Will not create substantial adverse impacts to other property(ies) in the
vicinity.
Staff Comment: Staff has not identified adverse impacts to other properties from
the requested modification, see comments under criterion ‘b’.
✓
d. Conforms to the intent and purpose of the Code.
Staff Comment: Staff concurs the proposed modification meets the intent and
purposes of the Code. See also comments under criterion ‘b’.
✓
e. Can be shown to be justified and required for the use and situation
intended.
Staff Comment: Staff concurs that the modification is justified as it provides a
safe and functional pedestrian experience. See also comments under criterion
‘b’.
I. CONCLUSIONS:
1. The subject site is located in the Residential Low Density (LD) and Residential High Density (RHD)
Comprehensive Plan designation and complies with the goals and policies established with this
designation, see FOF 16, Comprehensive Plan Compliance.
2. The subject site is located in the Resource Conservation (RC) and Residential-14 (R-14) zoning designations
and complies with the zoning and development standards established with these designations provided
the applicant complies with City Code and conditions of approval, see FOF 17, Zoning Development
Standard Compliance.
3. The proposed Site Plan Review and Conditional Use Permit comply with the Site Plan Review criteria as
established by City Code provided the applicant complies with all advisory notes and conditions of
approval contained herein, see FOF 18, Site Plan Review.
4. The proposed Site Plan Review and Conditional Use Permit comply with the Conditional Use Permit criteria
as established by City Code provided the applicant complies with all advisory notes and conditions of
approval contained herein, see FOF 19, Conditional Use Analysis.
5. The proposed Site Plan Review and Conditional Use Permit comply with the Critical Areas Regulations
provided the applicant complies with City Code and conditions of approval, see FOF 20, Critical Areas.
6. The proposed Site Plan Review and Condition Use Permit comply with the street standards as established
by City Code, provided the project complies with all advisory notes and conditions of approval contained
herein, see FOF 18, Site Plan Review, FOF 21, Modification Analysis, and FOF 22, Modification Analysis.
7. There are adequate public services and facilities to accommodate the proposed office building, see FOF
22, Availability and Impact on Public Services.
City of Renton Department of Community & Economic Development
New Life Church Office Building
Staff Report to the Hearing Examiner
LUA23-000330, ECF, CUP-H, SA-H, MOD, MOD
Report of July 9, 2024 Page 27 of 27
SR_HEX Report_New Life Church_240709_FINAL
8. Key features, which are integral to this project include the provision of adequate on-site pedestrian
circulation, protection of existing critical areas, stream buffer improvements, and relocation of the
sidewalk along Maple Valley Hwy.
J. RECOMMENDATION:
Staff recommends approval of the New Life Church Office Building, File No. LUA23-000330, ECF, CUP-H, SA-H,
MOD, MOD, as depicted in the Site Plan (Exhibit 3), subject to the following conditions:
1. The applicant shall comply with the mitigation measures issued as part of the Determination of Non-
Significance Mitigated, dated June 3rd, 2024:
a. The applicant shall comply with the recommendations of the
Subsurface Exploration, Geotechnical Engineering, and Stormwater Infiltration Feasibility Report
, prepared by Associated Earth Sciences, Inc. dated January 31, 2024, and any future addenda.
b. The applicant’s geotechnical engineer shall review the project’s construction and building permit
plans to verify compliance with the geotechnical report(s). The geotechnical engineer shall submit
a sealed letter stating they have reviewed the construction and building permit plans and in their
opinion the plans and specifications meet the intent of the report(s).
c. The applicant shall submit an Inadvertent Discovery Plan (IDP) prepared by a qualified
professional prior to the start of any construction. The applicant shall provide notification to
Tribes’ cultural committee prior to the start of construction.
2. The applicant shall submit an updated landscape plan prepared by a licensed landscape architect or
nurseryman that demonstrates site-wide compliance with the landscape regulations in RMC 4-4-070. The
updated landscape plan shall be reviewed and approved by the Current Planning Project Manager prior
to issuance of a building permit.
3. The applicant shall demonstrate compliance with the refuse and recycling size, location, and screening
requirements prior to issuance of a building permit.
4. The applicant shall demonstrate compliance with the bicycle parking requirements prior to issuance of a
building permit.
5. The applicant shall submit a lighting plan with the building permit application that adequately provides
for public safety and creates visual interest to the building and site. Pedestrian scaled lighting shall be
provided at the primary entrance and accent lighting on building facades. In addition, the parking area
shall also contain adequate lighting to ensure safety and security. The lighting plan shall be reviewed and
approved by the Current Planning Project Manager prior to permit issuance.
6. The applicant shall submit a site-wide pedestrian circulation plan that specifically identifies a connection
between the proposed building and the main campus building. The pedestrian circulation plan shall be
reviewed and approved by the Current Planning Project Manager prior to the issuance of the building
permit.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
New Life Church Office Building
Land Use File Number:
LUA23-000330, ECF, CUP-H, SA-H, MOD, MOD
Date of Hearing
July 9, 2024
Staff Contact
Alex Morganroth
Principal Planner
Project Contact/Applicant
John Kay, K+ Architects,
10317 8th Ave NE, Seattle,
WA 98125
Project Location
15711 152nd Ave SE (APN
2323059021)
The following exhibits are included with the Staff Report to the Hearing Examiner:
Exhibits 1-20: As shown in the Environmental Review Committee (ERC) Report
Exhibit 21: Staff Report to the Hearing Examiner
Exhibit 22: Environmental (SEPA) Review Determination of Non-Significance, Mitigated, dated June
3, 2024
Exhibit 23: On-hold letter dated January 24th, 2024 and Off-hold letter dated May 2, 2024