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HomeMy WebLinkAboutSR_Lighthouse_HEX_Report_ReducedFileSizeDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map SR_Lighthouse_HEX_Report A. REPORT TO THE HEARING EXAMINER HEARING DATE: December 19, 2017 Project Name: Lighthouse Baptist Church Owner: Paul Trieu, Penta Commercial, LLC (Property Manager) 23210 57th Ave W #162, Mountlake Terrace, WA 98043 Applicant/Contact: Lawrence Morris, PO Box 58367, Renton, WA 98058 Project File Number: PR17000569 Land Use File Number: LUA17-000741, ECF, CU-H Project Manager: Matt Herrera, Senior Planner Project Summary: The applicant is requesting a Hearing Examiner Conditional Use Permit approval and Environmental (SEPA) Review for the proposed Lighthouse Baptist Church change of use and tenant improvement. The project site is located within a Commercial Arterial (CA) zone and is within Urban Design District D. The existing tenant space (Unit 250) is currently vacant and located in the northwest corner of the existing Village Square Shopping Center building located at 1222 Bronson Way N. The tenant space is approximately 4,500 square feet and was formally leased as a health and fitness club. No exterior site construction improvements are proposed and no change is proposed to the building’s other existing tenant spaces. Proposed interior improvements for the church tenant space include new demising walls, restroom upgrades, and raised platform area. The tenant improvement would provide typical gathering spaces for church services and classrooms for the church's private K-8 school for up to 20 students. Primary access to the site will remain in the existing locations along Garden Ave N and Bronson Way N. The subject property is approximately 2.75 acres comprised of six (6) contiguous parcels that contains an existing strip retail building with various commercial tenants and 174 surface parking spaces. Project Location: 1222 Bronson Way N Unit 250 Site Area: 2.6 acres City of Renton Department of Community & Economic Development Hearing Examiner Recommendation LIGHTHOUSE BAPTIST CHURCH LUA17-000741,ECF,CU-H Report of December 19, 2017 Page 2 of 11 Lighthouse Baptist Church SR_Lighthouse_HEX_Report B. EXHIBITS: Exhibits 1-7: As shown in the SEPA Environmental Review Report Exhibit 8 Hearing Examiner Recommendation Exhibit 9 Citizen Comment Letter Exhibit 10 City Staff Comment Letter Response Exhibit 11 Applicant Comment Letter Response Exhibit 12 Environmental Threshold Determination Exhibit 13 Transportation Concurrency Memo C. GENERAL INFORMATION: 1. Owner(s) of Record: Theresa Tran, T3 Capital, LLC, 17841 4th Ave NW, Shoreline, WA 98177 2. Zoning Classification: Commercial Arterial (CA) 3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU) 4. Existing Site Use: Commercial Shopping Center - Vacant Tenant Space 5. Critical Areas: Geologically Hazardous Area - High Seismic Hazard Area; Wellhead Protection Zone 1 6. Neighborhood Characteristics: a. North: Single-Family Residential - Residential-8 (R-8) zone b. East: Vehicle Service - Commercial Arterial (CA) zone c. South: Liberty Park - CA zone d. West: Office, Retail, and Single-Family Residential – CA zone 6. Site Area: 2.75 acres D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Annexation 09 N/A 156 05/23/1909 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service is provided by City of Renton. The site is in the Valley service area in the 196 hydraulic pressure zone. There is an existing 8-inch City water main located in Bronson Way N. The approximate static water pressure is 67 psi at the elevation of 42 feet. The site is located in Aquifer Protection Area Zone 1. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation LIGHTHOUSE BAPTIST CHURCH LUA17-000741,ECF,CU-H Report of December 19, 2017 Page 3 of 11 Lighthouse Baptist Church SR_Lighthouse_HEX_Report b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch PVC wastewater main located to the west of 1222 Bronson Way NE c. Surface/Storm Water: There is an existing 10-inch storm drainage system in opposite side of Bronson Way N. 2. Streets: Bronson Way N is a Principal Arterial with an existing right of way (ROW) width of approximately 75 feet as shown in the King County Assessor’s Map. Bronson Way N is a 5 lane street with frontage improvements including curb, 7 feet wide planter, and 6 feet wide sidewalk. Garden Ave N is a Residential Access street with an existing ROW width of 60-feet as shown in the King County Assessor Map. Garden Ave N is a two-lane street with on-street parking, curb, gutter, and 8-foot sidewalks on each side. 3. Fire Protection: Renton Regional Fire Authority F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-070: Zoning Use Table c. Section 4-2-120A: Development Standards for Commercial Zoning Designations 2. Chapter 3 Environmental Regulations & Overlay Districts a. Section 4-3-050: Critical Area Regulations b. Section 4-3-100: Urban Design Regulations 3. Chapter 4 City-Wide Property Development Standards 4. Chapter 9 Permits – Specific a. Section 4-9-070: Environmental Review Procedures b. Section 4-9-030: Conditional Use Permits 5. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on October 31, 2017 and determined the application complete on November 3, 2017. The project complies with the 120-day review period. 2. The project site is located at 1222 Bronson Way N. The subject property contains the following six (6) contiguous King County Assessor parcel numbers 756460-0315; 756460-0320; 756460-0340; 756460- 0350; 7565100-0005; and 7565100-0025. 3. The project site is within the existing Village Square Shopping Center located at the aforementioned address, specifically a vacant tenant space reference as Unit 250 by the applicant. 4. The shopping center was constructed in 1984 and contains two buildings (connected via breezeway) totaling 37,178 square feet. The applicant’s proposed tenant space is approximately 4,500 square feet in northwest corner of the inverted L-shaped building. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation LIGHTHOUSE BAPTIST CHURCH LUA17-000741,ECF,CU-H Report of December 19, 2017 Page 4 of 11 Lighthouse Baptist Church SR_Lighthouse_HEX_Report 5. Access to the site would be provided via existing driveways located on Garden Ave N, Bronson Way N, and alley access between N 2nd St. and Bronson Way N abutting the western property line. 6. The subject property contains 174 surface parking spaces located on the Garden Ave N and Bronson Way N frontage, abutting the buildings western façade, and along the northern property line. 7. The property is located within the Commercial Mixed Use (CMU) Comprehensive Plan land use designation. 8. The site is located within the Commercial Arterial (CA) zoning classification and within Design District D. 9. There are approximately 10 trees located on site. No trees are proposed to be removed. 10. The site is mapped with High Seismic Hazard Area and Wellhead Protection Zone 1. 11. No site construction is proposed by the applicant. Improvments would be limited to the interior of the tenant space with the exception of potential future exterior signage. 12. The applicant is proposing to begin tenant improvements to the space during the first quarter of 2018. 13. Staff received one (1) public comment letter (Exhibit 9). To address the public comment, City staff and the applicant provided a written response to the citizen (Exhibits 10 and 11) and the following report contains analysis related to the number of parking spaces located on the subject property. 14. No other public or agency comments were received. 15. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on November 17, 2017 the Environmental Review Committee issued a Determination of No n-Significance (DNS) for the Lighthouse Baptist Church (Exhibit 12). A 14-day appeal period commenced on November 24, 2017 and ended on December 8, 2017. No appeals of the threshold determination have been filed as of the date of this report. 16. 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. 17. Comprehensive Plan Compliance: The site is designated Commercial Mixed Use (CMU) on the City’s Comprehensive Plan Map. The purpose of the CMU designation is to allow residential uses as part of mixed-use developments, and support new office and commercial development that is more intensive than what exists to create a vibrant district and increase employment opportunities. The intention of this designation is to transform strip commercial development into business districts through the intensification of uses and with cohesive site planning, landscaping, signage, circulation, parking, and the provision of public amenity features. The proposal is compliant with the following Comprehensive Plan Goals and Policies 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: Accommodate change within the Renton community in a way that maintains Renton’s livability and natural beauty. 18. Zoning Development Standard Compliance: The purpose of the Commercial Arterial Zone (CA) is to evolve from “strip commercial” linear business districts to business areas characterized by enhanced site planning and pedestrian orientation, incorporating efficient parking lot design, coordinated access, amenities and boulevard treatment with greater densities. The CA Zone provides for a wide variety of City of Renton Department of Community & Economic Development Hearing Examiner Recommendation LIGHTHOUSE BAPTIST CHURCH LUA17-000741,ECF,CU-H Report of December 19, 2017 Page 5 of 11 Lighthouse Baptist Church SR_Lighthouse_HEX_Report retail sales, services, and other commercial activities along high-volume traffic corridors. Residential uses may be integrated into the zone through mixed-use buildings. The proposal is compliant with the following development standards, as outlined in RMC 4-2-120A. Compliance CA Zone Develop Standards and Analysis Compliant if CUP criteria are met, see FOF 21 Use: The applicant proposes to locate a religious institution in a vacant tenant space in the Village Square Shopping Center. The existing shopping center contains several uses including eating and drinking establishments, on-site services, retail services, and medical office. The space the applicant proposes to improve was vacated in May 2017 and previously used as a health and fitness club. Staff Comment: Religious institutions may be located in the CA zone with a Hearing Examiner Conditional Use Permit. N/A Density: The minimum density required in the CA zone is 10.0 dwelling units per net acre. The maximum density permitted is 60 dwelling units per net acre in the City Center and Highlands Community Planning Areas and 30 dwelling units per net acre in the East Plateau and Kennydale Community Planning Areas. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. Staff Comment: Not applicable, no residential uses are proposed. N/A Lot Dimensions: The minimum lot size (for lots created after Nov. 10, 2004) required in the CA zone is 5,000 sq. ft. There are no minimum lot width or depth requirements. Staff Comment: Not applicable, no subdivision of the property is proposed. N/A Setbacks: The minimum front yard setback is 15 ft. The minimum setback may be reduced to 0 ft. through the site plan review process, provided blank walls are not located within the reduced setback. A maximum front yard setback of 20 ft. is required. The minimum secondary front yard setback is 15 ft. The minimum setback may be reduced to 0 ft. through the site plan review process, provided blank walls are not located within the reduced setback. The maximum secondary front yard setback is 20 feet. There are no minimum side or rear yard setbacks, except 15 ft. if the lot abuts or is adjacent to a lot zoned residential. Staff Comment: Not applicable, no change in the building footprint is proposed. N/A Building Standards: The CA zone has a maximum building coverage 65% of total lot area or 75% if parking is provided within the building or within an on-site parking garage. The maximum building height permitted is 50 ft., except 60 ft. if the ground floor of the building is in commercial use. Staff Comment: Not applicable, no change in the building footprint or building height is proposed. N/A Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. Any additional undeveloped right-of- way areas shall be landscaped unless otherwise determined by the Administrator. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation LIGHTHOUSE BAPTIST CHURCH LUA17-000741,ECF,CU-H Report of December 19, 2017 Page 6 of 11 Lighthouse Baptist Church SR_Lighthouse_HEX_Report All parking lots shall have perimeter landscaping as follows: Such landscaping shall be at least ten feet (10') in width as measured from the street right-of-way. Standards for planting shall be as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi- family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows: Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking space, and 100 or more spaces shall provide 35 sf of landscaping per parking space. Perimeter parking lot landscaping shall be at least 10 feet in width, interior parking lot landscaped areas shall have a minimum width of 5 feet. Staff Comment: Not applicable, no changes to the building footprint or existing surface parking are proposed N/A Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4- 130) require the retention of 10 percent of trees in a commercial development. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; and significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. Staff Comment: Not applicable, no trees are proposed to be removed from the subject property. N/A Vehicular Access: A connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting CA lots without the need to use a street. Access may comprise the aisle between rows of parking stalls, but is not allowed between a building and a public street. Staff Comment: Not applicable, no alterations are proposed within the existing parking lot. N/A Screening: All on-site surface mounted utility equipment shall be screened from public view. Screening shall consist of equipment cabinets enclosing the utility equipment, solid fencing or a wall of a height at least as high as the equipment it screens, or a City of Renton Department of Community & Economic Development Hearing Examiner Recommendation LIGHTHOUSE BAPTIST CHURCH LUA17-000741,ECF,CU-H Report of December 19, 2017 Page 7 of 11 Lighthouse Baptist Church SR_Lighthouse_HEX_Report landscaped visual barrier allowing for reasonable access to equipment. Equipment cabinets, fencing, and walls shall be made of materials and/or colors compatible with building materials. All operating equipment located on the roof of any building shall be enclosed so as to be screened from public view. Staff Comment: Not applicable, no new surface or roof mounted utility equipment is proposed. N/A Parking: Changes of use are not required to comply with the current parking regulations when the change of use is located in a shopping center. Parking regulations require that a minimum of 2.5 spaces per 1,000 square feet of net floor area and a maximum of 5.0 spaces per 1,000 square feet of net floor area. Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8 ½ feet by 16 feet. Staff Comment: Not applicable as the subject property qualifies as a shopping center with two (2) buildings and more than four (4) commercial establishments. However the Conditional Use Permit criteria does include provisions for adequate parking capacity for the use. Analysis related to parking is provided in FOF 21. N/A Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot provided the fence, retaining wall or hedge does not stand in or in front of any required landscaping or pose a traffic vision hazard. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Staff Comment: Not applicable, no fencing or retaining walls are proposed. 19. Design Standards: Not applicable. The project site is located within Design District ‘D’ however the change of use within one of the shopping center’s tenant spaces does not include exterior alterations to the building, site construction, or other applicable actions that would require compliance with the City’s Urban Design Regulations. Future signage (reviewed under separate permit(s)) would be subject to Design District D sign regulations. 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:  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. Staff Comment: A seismic hazard area is mapped on the project site. A geotechnical report was not required to be submitted with the formal land use application as no new buildings or expansions of the existing are proposed.  Wellhead Protection Areas: Staff Comment: A Wellhead Protection Area Zone 1 is mapped on the project site. The applicant is not proposing any site construction and therefore no fill will be brought to the site. Additionally, no hazardous material use or storage is anticipated with the proposed change of use. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation LIGHTHOUSE BAPTIST CHURCH LUA17-000741,ECF,CU-H Report of December 19, 2017 Page 8 of 11 Lighthouse Baptist Church SR_Lighthouse_HEX_Report 21. Conditional Use Analysis: (Describe requested conditional use). The proposal is compliant with the following conditional use criteria, pursuant to RMC 4-9-030. Therefore, staff recommends approval of the requested Conditional Use Permit. Compliance Conditional Use Criteria and Analysis  a. Consistency with Plans and Regulations: The proposed use shall be compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the zoning regulations and any other plans, programs, maps or ordinances of the City of Renton. Staff Comment: See FOF 17 for Comprehensive Plan and FOF 18 for zoning regulation compliance.  b. Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited for the proposed use. Staff Comment: The applicant contends that the proposal would not result in a detrimental overconcentration of the use. The proposed location is a vacant tenant space in a commercial shopping center. The proposed Lighthouse Baptist Church would be the only religious institution in the shopping center. Staff has reviewed the request and concurs that the proposed location is suitable for the proposed use. The nearest known church in the North Renton neighborhood is the Seed of Abraham Pentecostal Church located near N 3rd and Wells Ave N approximately 1/3 mile northwest of the site. The nearest known church in the South Renton neighborhood is St. Luke’s Episcopal Church located near Wells Ave N and S Riverside Dr. approximately ¼ mile west of the site.  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 proposed use will not result in substantial or undue adverse effects on adjacent property, but instead states the proposal and associated tenant improvement will benefit the neighborhood and City overall by filling empty storefront space. The City received one (1) written comment letter (Exhibit 9) concerning vehicle parking on the subject property. The letter expresses concern regarding difficulty in finding a parking space in the existing parking lot, the potential for overflow parking onto the adjacent streets, and the loss of the businesses in the shopping center due to lack of parking. City staff and the shopping center’s property manager provided responses (Exhibits 10 and 11) to the commenter. The subject property currently contains the code required number of parking stalls for the shopping center use, see FOF 21.e Parking. Also, the property owner provided a response that detailed a willingness for the applicant to ensure the church’s congregation to be sensitive to the surrounding neighborhood and park in appropriate spaces when attending services. The property owner also invited any additional questions to be brought to their attention for potential solutions. Staff concurs that the proposed use would not result in substantial or undue adverse effects on adjacent property. The proposed church’s trip generation would be less than City of Renton Department of Community & Economic Development Hearing Examiner Recommendation LIGHTHOUSE BAPTIST CHURCH LUA17-000741,ECF,CU-H Report of December 19, 2017 Page 9 of 11 Lighthouse Baptist Church SR_Lighthouse_HEX_Report the previous tenant health and fitness club (Exhibit 6) and parking impacts would likely be less for the church use.  d. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. Staff Comment: The applicant contends that the proposed tenant improvements and change of use would be compatible with the scale and character of the neighborhood. The applicant has proposed to renovate an interior tenant space only with no exterior additions, site work, or tree removal to the existing shopping center. Staff concurs that the use would be compatible with the scale and character of the neighborhood as no changes to the existing single-story shopping center are proposed.  e. Parking: Adequate parking is, or will be made, available. Staff Comment: The applicant contends the shopping center’s existing parking lot has the capacity to provide adequate parking for the proposed church and existing commercial tenants. Staff concurs that adequate parking is provided on the subject property. The existing overall strip mall development contains 174 parking spaces that provide off-street vehicle parking for tenants of the two buildings on the subject property. Tenants include a mix of occupants identified in the parking regulations that include eating and drinking establishments, on-site services, retail sales, and medical office. For shopping centers containing four (4) or more individual commercial establishments such as the subject property, the regulations require between 2.5 and 5.0 parking spaces per 1,000 square feet of net floor area. The net floor area of the two buildings was not provided by the applicant, however the gross floor area of the two buildings is 37,178 square feet. Using the gross floor area calculation would result in a minimum of 93 parking spaces (37.178 x 2.5) and maximum of 186 parking spaces (37.178 x 5.0). The shopping center’s 174 parking spaces would be within the code required range for off-street vehicle parking accommodations. See also FOF 21.c. Effect on Adjacent Properties.  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 the use will not adversely impact movement for vehicles and pedestrians as no exterior site work is proposed and all existing driveways and sidewalks will remain in their current condition. The applicant submitted a Trip Generation Memorandum, prepared by Transportation Engineering NW, dated October 3, 2017 (Exhibit 6) that compares trips for the proposed church use and the previous health and fitness club use. The analysis provided shows the proposed church use would generate 65 fewer weekday daily trips than the previous health and fitness club and weekday peak hour trips generation do result in the need to conduct a traffic impact analysis. Staff concurs that the proposed use will not adversely impact vehicle or pedestrian traffic and concurs with the findings of the trip generation memorandum. Additionally, the proposal passed the City’s Transportation Concurrency Test (Exhibit 13), which considers such factors as the citywide transportation plan and trip capacity within allowed growth levels. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation LIGHTHOUSE BAPTIST CHURCH LUA17-000741,ECF,CU-H Report of December 19, 2017 Page 10 of 11 Lighthouse Baptist Church SR_Lighthouse_HEX_Report  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 use will not contribute any new noise, light, or glare to the property or surrounding neighborhood. Staff concurs the proposed use would not generate additional noise impacts to the existing shopping center. Activities and assemblies would be held indoors. Exterior noise impacts would be limited to vehicles arriving and departing the site. The proposed Lighthouse Baptist Church has not proposed and has not shown the need for any additional lighting to utilize the tenant space within the existing shopping center. The shopping center main parking lot contains three (3) light standards approximately 20-feet high with cut-off shields. Building mounted lighting is located along the north façade. Mature evergreen landscaping along the northern property line mitigates potential glare impacts to abutting properties.  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 subject property already contains adequate landscaping located around the main parking lot. Staff concurs that landscaping is provided in areas not occupied by buildings or paving and additional landscaping would not be necessary. The subject property contains perimeter landscaping between the parking lot and street frontage along Garden Ave N and Bronson Way N. Additional perimeter landscaping is located along the northern property line that contains a row of mature evergreen trees that reach 50+ feet in height. Landscaping within the parking lot consisting of trees, shrubs, and groundcover is also existing. 22. Availability and Impact on Public Services: Compliance Availability and Impact on Public Services Analysis  Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. Fire impact fees may be applicable based on the square footage as determined by the Fire Department. Impact fees are paid at time of building permit issuance.  Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: The project does not propose to add or replace any impervious surface. Drainage review is not required.  Water: The tenant improvement is not proposing any plumbing changes. The domestic and fire services are up to current standards. The Renton Regional Fire Authority has not required any changes to the fire flow demand for this project.  Sanitary Sewer: The tenant improvement is not proposing any plumbing changes or commercial kitchen. No upgrades to the sewer service is required. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation LIGHTHOUSE BAPTIST CHURCH LUA17-000741,ECF,CU-H Report of December 19, 2017 Page 11 of 11 Lighthouse Baptist Church SR_Lighthouse_HEX_Report I. CONCLUSIONS: 1. The subject site is located in the Commercial Mixed Use (CMU) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 17. 2. The subject site is located in the Commercial Arterial (CA) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code, see FOF 18. 3. The proposed Conditional Use complies with the Urban Design Regulations provided the applicant complies with City Code, see FOF 19. 4. The proposed Conditional Use complies with the Critical Areas Regulations provided the applicant complies with City Code, see FOF 20. 5. The proposed Conditional Use complies with the Conditional Use Permit criteria as established by City Code provided the applicant complies all advisory notes, see FOF 21. 6. There are adequate public services and facilities to accommodate the proposed Conditional Use, see FOF 22. J. RECOMMENDATION: Staff recommends approval of the Lighthouse Baptist Church Conditional Use Permit, File No. LUA17-000741, as depicted in Exhibit 5. CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT REPORT TO THE HEARING EXAMINER, EXHIBITS Project Name: Lighthouse Baptist Church Project Number: PR17000569 / LUA17-000741, ECF, CU-H Date of Hearing December 19, 2017 Staff Contact Matt Herrera, Senior Planner Project Contact/Applicant Lawrence Morris, PO Box 58367, Renton, WA 98058 Project Location 1222 Bronson Way N, Unit 250 The following exhibits were entered into the record: Exhibit 1: Environmental Review Committee Report (ERC) Report Exhibit 2: Neighborhood Detail Map Exhibit 3: Site Plan Exhibit 4: Existing Tenant Floor Plan Exhibit 5: Proposed Tenant Floor Plan Exhibit 6: Trip Generation Memorandum, prepared by Transportation Engineering Northwest, dated October 3, 2017 Exhibit 7: Advisory Notes to Applicant Exhibit 8: Hearing Examiner Recommendation Exhibit 9: Citizen Comment Letter Exhibit 10: City Staff Comment Letter Response Exhibit 11: Applicant Comment Letter Response Exhibit 12: Environmental Threshold Determination Exhibit 13: Transportation Concurrency Memo DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map ERC REPORT 17-000741 ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: November 20, 2017 Project Name: Lighthouse Baptist Church Project File Number: PR17000569 Land Use File Number: LUA17-000741 Project Manager: Matt Herrera, Senior Planner Owner: Paul Trieu, Penta Commercial, LLC (Property Manager) 23210 57th Ave W #162, Mountlake Terrace, WA 98043 Applicant/Contact: Lawrence Morris, PO Box 58367, Renton, WA 98058 Project Location: 1222 Bronson Way N Suite 250 Project Description: The applicant is requesting a Hearing Examiner Conditional Use Permit approval and Environmental (SEPA) Review for the proposed Lighthouse Baptist Church change of use and tenant improvement. The project site is located within a Commercial Arterial (CA) zone and is within Urban Design District D. The existing tenant space (suite 250) is currently vacant and located in the northwest corner of the existing Village Square Shopping Center building located at 1222 Bronson Way N. The tenant space is approximately 4,300 square feet and was formally leased to a health and fitness club. No exterior site construction improvements are proposed and no change is proposed to the buildings other existing tenant spaces. Proposed interior improvements for the church tenant space include new demising walls, restroom upgrades, and raised platform area. The tenant improvement would provide typical gathering spaces for church services and classrooms for the church's private K-8 school for up to 20 students. Access to the site will remain in the existing locations along Garden Ave N and Bronson Way N. The subject property is approximately 2.75 acres comprised of six (6) contiguous parcels that contains an existing strip retail building with various commercial tenants and 174 surface parking spaces. Exist. Bldgs. Area SF: 37,178sf Site Area: 119,593sf (2.75ac) STAFF RECOMMENDATION: Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance (DNS). City of Renton Department of Community & Economic Development Environmental Review Committee Report LIGHTHOUSE BAPTIST CHURCHERROR! REFERENCE SOURCE NOT FOUND. LUA17-000741, ECF, CU-HERROR! REFERENCE SOURCE NOT FOUND. Report of Error! Reference source not found. Page 2 of 3 ERC REPORT 17-000741 ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Environmental Threshold Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS with a 14-day Appeal Period. B. Mitigation Measures No mitigation measures are recommended. C. Exhibits Exhibit 1 Environmental Review Committee (ERC) Report Exhibit 2 Neighborhood Detail Map Exhibit 3 Site Plan Exhibit 4 Existing Tenant Floor Plan Exhibit 5 Proposed Tenant Floor Plan Exhibit 6 Trip Generation Memorandum, prepared by Transportation Engineering Northwest, dated October 3, 2017 Exhibit 7 Advisory Notes D. Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Earth Impacts: A seismic hazard area is mapped on the project site. No expansion of the building footprint (Exhibits 3 and 4) is proposed and all improvements are internal and limited to the individual tenant space (Exhibit 5); therefore, the applicant was not required to submit a geotechnical report with the formal land use application. It is anticipated that the City’s currently adopted building codes would adequately mitigate for any impacts that could result from the proposed tenant improvements; therefore no further mitigation is recommended. Mitigation Measures: None recommended. Nexus: Not applicable. 2. Noise Impacts: There may be some temporary noise impacts resulting from typical construction activities associated with the proposed tenant improvements, however these impacts are anticipated to be short term in nature. No long term noise impacts are anticipated as the proposed change of use from the previous health and fitness club to the proposed church. Mitigation Measures: None recommended. Nexus: Not applicable City of Renton Department of Community & Economic Development Environmental Review Committee Report LIGHTHOUSE BAPTIST CHURCHERROR! REFERENCE SOURCE NOT FOUND. LUA17-000741, ECF, CU-HERROR! REFERENCE SOURCE NOT FOUND. Report of Error! Reference source not found. Page 3 of 3 ERC REPORT 17-000741 3. Transportation Impacts: A Trip Generation Memorandum, prepared by Transportation Engineering Northwest dated October 3, 2017 (Exhibit 6), was submitted with the land use application. The memorandum’s net new trip generation was calculated by subtracting the trips from the previous tenant use, a health and fitness club that vacated the space in May 2017, from the trips that would be generated by the proposed church and its accessory private K-8 school for up to 20 students. A traffic impact analysis was determined in the memorandum to not be required as the proposal would not exceed 20 net new trips during the weekday AM/PM peak hours. After deducting the previous health and fitness club trips, the proposed church would generate 16 net AM peak hour trips and -6 PM net peak hour trips. The overall daily weekday trips would generate -65 net trips. Sunday trips were also provided in the memorandum. The overall Sunday generation would result in 72 trips (36 inbound and 36 outbound) and the Sunday peak would generate 26 trips (12 inbound and 14 outbound). The analysis did not deduct the previous health and fitness club Sunday trip generation and therefore the net Sunday trips may be less then noted in the memorandum. The existing overall strip mall development contains 174 parking spaces that provide off-street vehicle parking for tenants of the two buildings on the subject property. Tenants include mixed occupants identified in the parking regulations (RMC 4-4-080F.10.d) such as eating and drinking establishments, on-site services, retail sales, and medical office. For shopping centers containing four (4) or more uses such as the subject property, the regulations require between 2.5 and 5.0 parking spaces per 1,000 square feet of net floor area. The net floor area of the two buildings was not provided by the applicant however the gross floor area of the two buildings is 37,178 square feet. The gross floor area calculation would result in in a minimum of 93 parking spaces (37.178 x 2.5) and maximum of 186 parking spaces (37.178 x 5.0). The shopping center would be within the code required range for off-street vehicle parking accommodations. The proposed project would be responsible for the payment of Transportation Impact Fees at the applicable rate at the time of building permit issuance for the new use less any impact fee previously paid for the land use category of the prior use. It is anticipated that code required impact fees or the reduction of overall trips from the previous use would adequately mitigate transportation impacts for the proposed change of use and the existing 174 parking spaces would provide adequate off-street parking for shopping center; therefore no further mitigation is recommend. Mitigation Measures: None recommended. Nexus: Not applicable. E. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report and/or “Advisory Notes to Applicant.”  Copies of all Review Comments are contained in the Official File and may be attached to this report. The Environmental Determination decision will become final if the decision is not appealed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057, on or before 5:00 p.m. on December 8, 2017. RMC 4-8-110 governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office, Renton City Hall – 7th Floor, (425) 430-6510. Neighborhood Map with sign designation. – LIGHTHOUSE BAPTIST CHURCH PARCEL 7565100025 // UNIT #250 ADDRESS 1222 BRONSON WAY N. RENTON WA 98057 UNIT#250 8/21/2017 BUILDING SQFT: UNIT #250 = 4600 SQFT N EXITS/ENTRANCE EXITS/ENTRANCE PARKING PA R K I N G PARKING UNIT 250 Sign(Public Information) TENW Transportation Engineering NorthWest Transportation Planning | Design | Traffic Impact & Operations 11400 SE 8th Street Suite 200, Bellevue, WA 98004 | Office (425) 889-6747 MEMORANDUM DATE: October 3, 2017 TO: Rohini Nair City of Renton Public Works Plan Reviewer FROM: Jeff Schramm TENW SUBJECT: Trip Generation for the Proposed Lighthouse Baptist Church PRE17-000554 TENW Project No. 5558 This memorandum summarizes the preliminary traffic information for the proposed Lighthouse Baptist Church tenant improvement project located at 1222 Bronson Way N in Renton, Washington (see site vicinity map in Attachment A). This memo includes a project description and trip generation estimate. We are requesting your review and approval of this information and confirmation that a traffic impact analysis will not be required for this project. Project Description The proposed Lighthouse Baptist Church tenant improvement project would include a 2,600 square foot church and a private school (grades K-8) for up to 20 students. The tenant improvement project would replace 4,600 square feet (SF) of health/fitness club use that was recently vacated. Primary vehicular access to the retail shopping center is provided via one driveway on Bronson Way N and one driveway on Garden Ave N. The tenant improvement project is expected to be complete and occupied in 2018. Trip Generation The trip generation estimates for the proposed Lighthouse Baptist Church project were based on methodology in the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th edition, for Church (LUC 848) and Private School K-8 (LUC 934). The net new trip generation was calculated by subtracting the trips from the Health/Fitness Club (LUC 492) to be removed from the trips generated by the proposed tenant improvement project. Internal trips are made by people making multiple stops within a development without generating new trips onto the adjacent street system. Although it is likely that there would be some internal trips between the proposed and existing use and other uses within the existing retail shopping center, no reductions to the gross project trips associated with the proposed and existing use were made to account for internal trips for the purpose of this trip generation estimate. The resulting net new weekday daily, AM and PM peak hour trips are summarized in Table 1. A detailed trip generation estimate is included in Attachment B. Lighthouse Baptist Church Trip Generation TENW October 3, 2017 Page 2 Table 1 Lighthouse Baptist Church Weekday Trip Generation Summary Trips Generated Time Period In Out Total Weekday Daily -33 -32 -65 Weekday AM Peak Hour 9 7 16 Weekday PM Peak Hour -5 -1 -6 As shown in Table 1, the proposed Lighthouse Baptist Church project is estimated to result in a net reduction in weekday daily trips (-65 trips) with 16 net new trips occurring during the weekday AM peak hour (9 entering, 7 exiting), and a net reduction of net new trips (-6 trips) occurring during the weekday PM peak hour (-5 entering, -1 exiting). Trip generation for the proposed Lighthouse Baptist Church project was also estimated for the Sunday daily and Sunday peak hour of generator time periods. The school portion of the project was assumed to generate no trips on a Sunday and no credit was applied for the existing health/fitness club use since it is unknown if the health/fitness club was operational on Sundays. Therefore, the Sunday trip generation estimate for the proposed Lighthouse Baptist Church tenant improvement project should be considered conservative. The detailed trip generation estimate is included in Attachment C, and indicates that the Church tenant improvement project is estimated to generate 72 Sunday daily trips with 26 trips occurring during the Sunday peak hour of generator (12 entering, 14 exiting). Next Steps The proposed Lighthouse Baptist Church project is estimated to generate less than 20 net new trips during the weekday AM and PM peak hours. Therefore, based on the CityÊs guidelines, no additional traffic analysis is required for this development. We look forward to your review and approval of our trip generation estimates and consensus that no additional traffic analysis is necessary. If you have any questions, please feel free to contact me at (425) 250-0581 or schramm@tenw.com. cc: Lawrence Morris Attachments Lighthouse Baptist Church Trip Generation ATTACHMENT A Vicinity Map Lighthouse Baptist Church Trip Generation ATTACHMENT B Weekday Trip Generation Estimates Trip Land Use Area Units 1 ITE LUC 2 In Out Rate In Out Total Weekday Daily Proposed Use: Church 2,600 GFA 560 50%50%6.95 9 9 18 Private School (K-8) 3 20 students 534 50% 50% 3.38 34 34 68 43 43 86 Less Existing Use: Health/Fitness Club 4 4,600 GFA 492 50% 50% 32.93 76 75 151 Net New Weekday Daily Trips = -33 -32 -65 Weekday AM Peak Hour Proposed Use: Church 2,600 GFA 560 60%40%0.33 1 0 1 Private School (K-8)20 students 534 54%46%1.04 11 10 21 12 10 22 Less Existing Use: Health/Fitness Club 4,600 GFA 492 51%49%1.31 3 3 6 Net New Weekday AM Peak Hour Trips = 9 7 16 Weekday PM Peak Hour Proposed Use: Church 2,600 GFA 560 45%55%equation 2 3 5 Private School (K-8)20 students 534 46%54%0.26 2 3 5 4 6 10 Less Existing Use: Health/Fitness Club 4,600 GFA 492 57%43%3.45 9 7 16 Net New Weekday PM Peak Hour Trips = -5 -1 -6 Notes: 1. GFA = Gross Floor Area. 2. Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th edition, land use code. 3. Daily trip rate for Private School based on average ratio of Daily to AM rates for ITE LUC 520 (Elementary School) and 522 (Middle School) applied to AM rate for Private School. 4. Daily trip rate for Health/Fitness Club based on ITE Trip Generation Manual, 9th edition for LUC 492. Lighthouse Baptist Church Trip Generation Summary Directional Split Trips Generated Lighthouse Baptist Church Trip Generation ATTACHMENT C Sunday Trip Generation Estimates Trip Land Use Area Units 1 ITE LUC 2 In Out Rate In Out Total Sunday Daily Proposed Use: Church 2,600 GFA 560 50%50%27.63 36 36 72 Private School (K-8)20 students 534 ------------ Proposed Sunday Daily Trips = 36 36 72 Sunday Peak Hour of Generator Proposed Use: Church 2,600 GFA 560 48%52%9.99 12 14 26 Private School (K-8)20 students 534 ------------ Proposed Sunday Peak Hour of Generator Trips = 12 14 26 Notes: 1. GFA = Gross Floor Area. 2. Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th edition, land use code. Lighthouse Baptist Church Trip Generation Summary Directional Split Trips Generated DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 2 LUA17-000741 ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use action. Planning: (Contact: Matt Herrera, 425-430-6593, mherrera@rentonwa.gov) 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall be permitted on Sundays. Development Engineering: (Contact: Rohini Nair, 425-430-7298, rnair@rentonwa.gov) See Attached Development Engineering Memo dated x, 2017 Fire Authority: (Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov) 1. The new proposed assembly occupancy shall meet all requirements of the current fire and building codes. 2. A minimum of two exits shall be provided. Exit doors shall have approved exit signage. Exit doors shall swing outward. Exit doors shall have approved panic hardware. 3. Approved emergency lighting shall be installed. 4. An annual place of assembly permit is required to be obtained from the Renton Fire Authority. 5. An occupant load shall be proposed by the applicant and then established and confirmed by the building department. An approved maximum occupant load sign shall be posted on the premises. 6. Existing fire sprinkler system shall be inspected and necessary adjustments shall be made by a licensed fire sprinkler contractor with the proper city permits. 7. If the occupant load exceeds 300, an approved current fire alarm system shall be installed by a licensed electrical contractor with the proper city permits. Existing fire alarm system does not meet current fire code. 8. An approved seating plan shall be proposed and established by the applicant and approved by the Renton Fire Authority. 9. A change of use building permit shall be applied for and approved and inspected by the building department. Technical Services: (Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov) No comments. Community Services: (Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov) No comments ADVISORY NOTES TO APPLICANT Page 2 of 2 LUA**-000*** Police: (Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov) No comments. Building: (Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov) 1. Recommendations of the geotechnical report must be followed as a condition of building permits. 2. Separation of occupancies between A and M is required to be one hour in sprinklered building. 3. Verify adequate plumbing fixtures are provided per Table 2902.1 IBC 2015. DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:11/13/2017 TO:Matt Herrera, Planner FROM:Rohini Nair, Civil Plan Reviewer SUBJECT:Utility and Transportation Comments for Lighthouse Baptist Church; 1222 Bronson Way N, LUA 17-000741 I have reviewed the application for the interior remodel only change of use project Error! Reference source not found. at 1222 Bronson Way N and have the following comments: EXISTING CONDITIONS The site is approximately 34,571 square feet (0.79 acres) in size with an existing building and surface parking. Water Water service is provided by City of Renton. The site is in the Valley service area in the 196 hydraulic pressure zone. There is an existing 8-inch City water main located in Bronson Way N (see Water plan no. W-1156). The approximate static water pressure is 67 psi at the elevation of 42 feet. The site is located in Aquifer Protection Area Zone 1. Sewer Wastewater service is provided by City of Renton. There is an existing 8-inch PVC wastewater main located to the west of 1222 Bronson Way NE (see City plan no. S- 0349). Storm There is an existing 10-inch storm drainage system in opposite side of Bronson Way N (see City plan no.D-200303). Streets Bronson Way N is a Principal Arterial with an existing right of way (ROW) width of approximately 75 feet as shown in the King County Assessor’s Map. Bronson Way N is a 5 lane street with frontage improvements including curb, 7 feet wide planter, and 6 feet wide sidewalk. CODE REQUIREMENTS WATER 1. The interior remodel only redevelopment project is not proposing any plumbing changes. The domestic and fire services are up to current standards. Renton Fire Authority has not Lighthouse Baptist Church – LUA17-000741 Page 2 of 2 required any changes to the fire flow demand for this project. No requirements regarding water service. SEWER 1. The interior remodel only project is not proposing any plumbing changes or any commercial kitchen. No requirements regarding sewer service. SURFACE WATER 1. The interior remodel only project does not require drainage review since the project is not adding or replacing any impervious surface, and does not trigger drainage review based on the requirements of the 2017 City of Renton Surface Water Drainage Manual. TRANSPORTATION 1. The site will continue to be accessed by means of the existing site driveways. 2. The interior remodel without building addition project is exempt from frontage improvements as per RMC 4-6-060 D.2. 3. The traffic memo dated October 3, 2017 prepared by TENW showed that the trip change due to the change of use from the health club/ gym to the church with school did not require a traffic impact analysis since the 16 net new peak hour trips in the AM peak and the net decreased PM peak hour trips (which is less than 20 net new weekday peak period trips that will require traffic impact analysis). The Sunday peak period of the Generator trips without giving credit to the existing health club/ gym is estimated to be 26 trips. The Sunday trips of the health club/gym is estimated to be around 6 trips, which would result in an estimated trip increase of approximately 20 trips during the peak period of the Generator. The Sunday demand times are 9:45 am, 11:45 am, and 6:00 pm which are outside the peak demand periods of the adjacent street, therefore, the traffic impact analysis is not required. 4. Payment of the transportation impact fee is applicable on projects at the time of building permit issuance. The transportation impact fee will be evaluated at the time of building permit application. The information provided by the applicant at the land use application stage shows that the interior remodel only project is estimated to have a net decrease in weekday peak hour trips and there is no change in the building square feet. - ç - 9ec’7—s2s2SE // ii)iiIII1,’ :1 Ms Evonne P Collins 1200 N 2nd St Renton,WA 98057 RECEIVED NOV 1 6 2011 CiTy OF PENTON PIANr No !Liz ‘a’th tA, —.P1JQ.1 -—In..“ici ‘-. L .teQIYUc4g & mj I 0 3-c I 7 November 17, 2017 Ms. Evonne Beck 1200 N 2nd St Renton, WA 98057 SUBJECT: Response to Comment Letter Lighthouse Baptist Church, LUA17-000741,ECF,CU-H Dear Ms. Beck: Thank you for your written comments regarding proposed Lighthouse Baptist Church proposal currently under review. The Conditional Use Permit application is currently under review with a public hearing date scheduled for Tuesday December 19, 2017 at 11:00am in City Council Chambers. Parking considerations are on the list of items the City the reviews when evaluating a land use application. The Village Square Shopping Center currently contains 174 parking spaces on the property. The City’s Development Regulations would require this property to contain between 93 and 186 parking spaces based on the size of the commercial spaces Again thank you for your written comments. Your letter will be included in the official file for the application and you will be a party of record. Please feel free to contact me at 425.430.6593 or mherrera@rentonwa.gov should you have any questions regarding this letter or the project application. Sincerely, Matt Herrera, AICP Senior Planner cc: Paul Trieu, Penta Commercial, LLC, 23210 57th Ave W #162, Mountlake Terrace, WA 98043 Lawrence Morris, Lighthouse Baptist Church, PO Box 58367, Renton, WA 98058 Penta Commercial, LLC 17837 1st Ave S, #244 Normandy Park, WA 98148 Phone: (425) 272-5494 November 30, 2017 Ms. Evonne R. Collins 1200 N 2nd St Renton, WA 98057 Dear Ms. Collins, Before the Thanksgiving holiday, the City of Renton forwarded us your letter concerning the new, forthcoming Lighthouse Baptist Church. I am one of the property managers for the Village Square shopping center. Thank you for taking the time to write the letter to share your thoughts. First, it is great to hear that you have been a part of this community for such a long time, and to also know that you patronize the businesses in the complex. It truly is the surrounding community that brings the spirit of Renton to the shopping plaza, to the businesses like the Dollar Tree and restaurants, and also to the beauty college that calls Renton their home, here together at the Village Square center. Second, I read about your concern regarding the parking. Please know that we work very closely with the city to ensure that all the parking requirements are met, specifically regarding the number of parking spaces needed on the Village Square property. During the planning process, the city shared the parking requirements for the church to use the space within the center. It is worth mentioning that I have spent much time with Pastor Lawrence of the Lighthouse Baptist Church, and they plan to be very responsible, open, and inviting with the greater community. Previously in this plaza we had a fitness club, which saw a lot of customers and club-members come and go frequently. With the church, we have a great opinion of Pastor Lawrence and his membership. I know he will ask their members and congregation to park in the appropriate and legal spaces while attending service and while participating in the church activities. In conclusion, I thank you for sharing your thoughts with the City, and the City of Renton for sharing it with us as well. If you have any questions, please do not hesitate to contact me or the management team. I will continue to work with the church to support them in serving the community well. Best regards, Paul Trieu Property Manager, Village Square Cc: Matthew Herrera, City of Renton Lighthouse Baptist Church D E P A R T M E N T O F C O M M U N I T Y A N D E C O N O M I C D E V E L O P M E N T E N V I R O N M E N T A L ( S E P A ) D E T E R M I N A T I O N O F N O N - S I G N I F I C A N C E ( D N S ) P R O J E C T N U M B E R : A P P L I C A N T : L U A 1 7 - 0 0 0 7 4 1 , E C F , C U - H L a w r e n c e M o r r i s , L i g h t h o u s e B a p t i s t C h u r c h P R O J E C T N A M E : L i g h t h o u s e B a p t i s t C h u r c h P R O J E C T D E S C R I P T I O N : T h e a p p l i c a n t i s r e q u e s t i n g a H e a r i n g E x a m i n e r C o n d i t i o n a l U s e P e r m i t a p p r o v a l a n d E n v i r o n m e n t a l ( S E P A ) R e v i e w f o r t h e p r o p o s e d L i g h t h o u s e B a p t i s t C h u r c h c h a n g e o f u s e a n d t e n a n t i m p r o v e m e n t . T h e p r o j e c t s i t e i s l o c a t e d w i t h i n a C o m m e r c i a l A r t e r i a l ( C A ) z o n e a n d i s w i t h i n U r b a n D e s i g n D i s t r i c t D . T h e e x i s t i n g t e n a n t s p a c e ( s u i t e 2 5 0 ) i s c u r r e n t l y v a c a n t a n d l o c a t e d i n t h e n o r t h w e s t c o r n e r o f t h e e x i s t i n g V i l l a g e S q u a r e S h o p p i n g C e n t e r b u i l d i n g l o c a t e d a t 1 2 2 2 B r o n s o n W a y N . T h e t e n a n t s p a c e i s a p p r o x i m a t e l y 4 , 3 0 0 s q u a r e f e e t a n d w a s f o r m a l l y l e a s e d a s a h e a l t h a n d f i t n e s s c l u b . N o e x t e r i o r s i t e c o n s t r u c t i o n i m p r o v e m e n t s a r e p r o p o s e d a n d n o c h a n g e i s p r o p o s e d t o t h e b u i l d i n g ’ s o t h e r e x i s t i n g t e n a n t s p a c e s . P r o p o s e d i n t e r i o r i m p r o v e m e n t s f o r t h e c h u r c h t e n a n t s p a c e i n c l u d e n e w d e m i s i n g w a l l s , r e s t r o o m u p g r a d e s , a n d r a i s e d p l a t f o r m a r e a . T h e t e n a n t i m p r o v e m e n t w o u l d p r o v i d e t y p i c a l g a t h e r i n g s p a c e s f o r c h u r c h s e r v i c e s a n d c l a s s r o o m s f o r t h e c h u r c h ’ s p r i v a t e K - B s c h o o l f o r u p t o 2 0 s t u d e n t s . A c c e s s t o t h e s i t e w i l l r e m a i n i n t h e e x i s t i n g l o c a t i o n s a l o n g G a r d e n A v e N a n d B r o n s o n W a y N . T h e s u b j e c t p r o p e r t y i s a p p r o x i m a t e l y 2 . 7 5 a c r e s c o m p r i s e d o f s i x ( 6 ) c o n t i g u o u s p a r c e l s t h a t c o n t a i n s a n e x i s t i n g s t r i p r e t a i l b u i l d i n g w i t h v a r i o u s c o m m e r c i a l t e n a n t s a n d 1 7 4 s u r f a c e p a r k i n g s p a c e s . L E A D A G E N C Y : C i t y o f R e n t o n E n v i r o n m e n t a l R e v i e w C o m m i t t e e D e p a r t m e n t o f C o m m u n i t y & E c o n o m i c D e v e l o p m e n t T h e C i t y o f R e n t o n E n v i r o n m e n t a l R e v i e w C o m m i t t e e h a s d e t e r m i n e d t h a t i t d o e s n o t h a v e a p r o b a b l e s i g n i f i c a n t a d v e r s e i m p a c t o n t h e e n v i r o n m e n t . A n E n v i r o n m e n t a l I m p a c t S t a t e m e n t ( E I S ) i s n o t r e q u i r e d u n d e r R C W 4 3 . 2 1 C . 0 3 0 ( 2 ) ( c ) . T h i s D e t e r m i n a t i o n o f N o n - S i g n i f i c a n c e i s i s s u e d u n d e r W A C 1 9 7 - 1 1 - 3 4 0 . B e c a u s e o t h e r a g e n c i e s o f j u r i s d i c t i o n m a y b e i n v o l v e d , t h e l e a d a g e n c y w i l l n o t a c t o n t h i s p r o p o s a l f o r f o u r t e e n ( 1 4 ) d a y s . A p p e a l s o f t h e e n v i r o n m e n t a l d e t e r m i n a t i o n m u s t b e f i l e d i n w r i t i n g o n o r b e f o r e 5 : 0 0 p . m . o n D e c e m b e r 8 , 2 0 1 7 . A p p e a l s m u s t b e f i l e d i n w r i t i n g t o g e t h e r w i t h t h e r e q u i r e d f e e w i t h : H e a r i n g E x a m i n e r , C i t y o f R e n t o n , 1 0 5 5 S o u t h G r a d y W a y , R e n t o n , W A 9 8 0 5 7 . A p p e a l s t o t h e E x a m i n e r a r e g o v e r n e d b y R M C 4 - 8 - 1 1 0 a n d m o r e i n f o r m a t i o n m a y b e o b t a i n e d f r o m t h e R e n t o n C i t y C l e r k ’ s O f f i c e , ( 4 2 5 ) 4 3 0 - 6 5 1 0 . P U B L I C A T I O N D A T E : D A T E O F D E C I S I O N : S I G N A T U R E S : N o v e m b e r 2 4 , 2 0 1 7 N o v e m b e r 1 7 , 2 0 1 7 Z ) / 1 % - c - i G r e g g Z i m e 7 m a 7 ’ A d m i n i s t r a t o r P u b l i c W o r k s D e p a r t m e n t ‘ / 1 / 7 / 1 D a t e R i c k M . M a r s h a l l , A d m i n i s t r a t o r R e n t o n R e g i o n a l F e A u t h o r i t y — . , C . E . “ C h i p ” V i n c e n t , A d m i n i s t r a t o r D e p a r t m e n t o f C o m m u n i t y & E c o n o m i c D e v e l o p m e n t K e l l y C o m m u n i t y S e r v i c e s D e p a r t m e n t / 1 t h 7 D a t e ( t l i 1 , 7 D a t e ) ) ) D a ’ t e DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 17, 2017 TO: Matt Herrera, Senior Planner FROM: Brianne Bannwarth, Development Engineering Manager SUBJECT: Traffic Concurrency Test – Lighthouse Baptist Church; LUA17-000741, ECF, CU-H The applicant is requesting a Hearing Examiner Conditional Use Permit approval and Environmental (SEPA) Review for the proposed Lighthouse Baptist Church change of use and tenant improvement. The project site is located within a Commercial Arterial (CA) zone and is within Urban Design District D. The existing tenant space (suite 250) is currently vacant and located in the northwest corner of the existing Village Square Shopping Center building located at 1222 Bronson Way N. The tenant space is approximately 4,500 square feet and was formally leased as a health and fitness club. No exterior site construction improvements are proposed and no change is proposed to the building’s other existing tenant spaces. Proposed interior improvements for the church tenant space include new demising walls, restroom upgrades, and raised platform area. The tenant improvement would provide typical gathering spaces for church services and classrooms for the church's private K-8 school for up to 20 students. Access to the site will remain in the existing locations along Garden Ave N and Bronson Way N. The subject property is approximately 2.75 acres comprised of six (6) contiguous parcels that contains an existing strip retail building with various commercial tenants and 174 surface parking spaces. The proposed development would generate a reduction of approximately 65 net new average weekday daily trips. During the weekday AM peak hour, the project would generate approximately 16 net new trips (9 inbound and 7 outbound). During the weekday PM peak hour, the project would generate a reduction of approximately 6 net new trips (-5 inbound and -1 outbound). The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4- 6-070.D as follows: Transportation Concurrency Test – Lighthouse Baptist Church Page 2 of 3 November 17, 2017 Traffic Concurrency Test Criteria Pass Implementation of citywide Transportation Plan Yes Within allowed growth levels Yes Project subject to transportation mitigation or impact fees Yes Site specific street improvements to be completed by project Yes Traffic Concurrency Test Passes Evaluation of Test Criteria Implementation of citywide Transportation Plan: The City’s investment in completion of the forecast traffic improvements is 130% of the scheduled expenditure through 2017. Within allowed growth levels: As shown on the attached citywide traffic concurrency summary, the calculated citywide trip capacity for concurrency with the city adopted model for 201 7 is 2,058 trips, which provides sufficient capacity to accommodate a reduction of 6 trips from this project. A resulting 2,064 trips are remaining. Project subject to transportation mitigation or impact fees: The project will be subject to transportation impact fees at time of building permit for the project. Site specific street improvements to be completed by project: The project will be required to complete all internal and frontage street improvements for the building prior to occupancy. Any additional off-site improvements identified through SEPA or land use approval will also be completed prior to final occupancy. Background Information on Traffic Concurrency Test for Renton The City of Renton Traffic Concurrency requirements for proposed development projects are covered under Renton Municipal Code (RMC) 4-6-070. The specific concurrency test requirement is covered in RMC 4-6-070.D, which is listed for reference: D. CONCURRENCY REVIEW PROCESS: 1. Test Required: A concurrency test shall be conducted by the Department for each nonexempt development activity. The concurrency test shall determine consistency with the adopted Citywide Level of Service Index and Concurrency Management Sy stem established in the Transportation Element of the Renton Comprehensive Plan, according to rules and procedures established by the Department. The Department shall issue an initial concurrency test result describing the outcome of the concurrency test. Transportation Concurrency Test – Lighthouse Baptist Church Page 3 of 3 November 17, 2017 2. Written Finding Required: Prior to approval of any nonexempt development activity permit application, a written finding of concurrency shall be made by the City as part of the development permit approval. The finding of concurrency shall be made by the decision maker with the authority to approve the accompanying development permits required for a development activity. A written finding of concurrency shall apply only to the specific land uses, densities, intensities, and development project described in the application and development permit. 3. Failure of Test: If no reconsideration is requested, or if upon reconsideration a project fails the concurrency test, the project application shall be denied by the decision maker with the authority to approve the accompanying development activity permit application. The Concurrency Management System established in the Transportation Element on page XI -65 of the Comprehensive Plan states the following: Based upon the test of the citywide Transportation Plan, consideration of growth levels included in the LOS-tested Transportation Plan, payment of a Transportation Mitigation Fee, and an application of site specific mitigation, development will have met City of Renton concurrency requirements.