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HomeMy WebLinkAboutHEX_Fountain of Hope CUP_FINALDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map SR_Fountain of Hope CUP_FINAL A. REPORT TO THE HEARING EXAMINER Hearing Date: July 8, 2025 Project File Number: PR25-000023 Project Name: Fountain of Hope Ministries International Church Land Use File Number: LUA25-000077, CU-H, ECF Project Manager: Jill Ding, Senior Planner Owner: Nhi Nguyen & Toan Ngo, 18312 112th Ave SE, Renton, WA 98055 Contact: Dawa Loga Kamanga, Fountain of Hope Ministries International Church, 7911 165th St Ct E, Puyallup, WA 98375 Project Location: 300 S 3rd St, Renton, WA 98057 (APNs 0007200184 and 0007200157) Project Summary: The applicant is requesting a Hearing Examiner Conditional Use Permit and Environmental (SEPA) Review for the change of use of an existing building into a religious institution. The project site is comprised of two (2) parcels (parcel nos. 0007200184 and 0007200157) located at the northeast corner of the intersection of S 3rd St and Shattuck Ave S, a former funeral home. The project site totals 27,666 square feet (0.64 acres) in area and is located within the Center Downtown (CD) zone and Urban Design District A. The existing building totals 7,005 square feet in area with 23 surface parking stalls. No expansion of the existing building is proposed. The proposal would include converting the existing garage into a community outreach support space with a recreation area, commercial kitchen, shower, and two (2) bathrooms. The commercial kitchen would also provide space to expand meal service and food pantry. A portion of the existing parking lot and pavement space is proposed to be developed with picnic tables, a gardening space, and an outdoor futsal/basketball court. The futsal and basketball court would be used for parking during church services. A church use was permitted temporarily under Temporary Use Permit (LUA10-062) that was granted on September 20, 2010, and expired September 20, 2011. According to City of Renton (COR) Maps, high seismic hazard areas and Downtown Wellhead Protection Area Zone 2 are mapped on the project site. Site Area: 27,666 square feet (0.64 acres) City of Renton Department of Community & Economic Development Fountain of Hope Ministries International Church Staff Report to the Hearing Examiner LUA25-000077, CU-H, ECF Report of July 8, 2025 Page 2 of 16 SR_Fountain of Hope CUP_FINAL B. EXHIBITS: Exhibits 1-11: As shown in the Environmental Review Committee (ERC) Report Exhibit 12: Staff Report to the Hearing Examiner Exhibit 13: SEPA Determination of Non-Significance (DNS), dated June 2, 2025 Exhibit 14: Project Narrative Exhibit 15: Title Report Exhibit 16: Conditional Use Justification Exhibit 17: On Hold Notice, dated April 23, 2025 Exhibit 18: Off Hold Notice, dated May 15, 2025 C. GENERAL INFORMATION: 1. Owner(s) of Record: Nhi Nguyen & Toan Ngo 18312 112th Ave SE Renton, WA 98055 2. Zoning Classification: Center Downtown (CD) Urban Design District A 3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU) 4. Existing Site Use: A funeral home use previously occupied the site. A church use was permitted temporarily under Temporary Use Permit (LUA10-062) that was granted on September 20, 2010 and expired September 20, 2011. 5. Critical Areas: According to City of Renton (COR) Maps, high seismic hazard areas and Downtown Wellhead Protection Area Zone 2 are mapped on the project site. 6. Neighborhood Characteristics: a. North: Multi-family residential, Center Downtown (CD) zone and Commercial Mixed Use (CMU) land use designation b. East: Harambee Church, Center Downtown (CD) zone and Commercial Mixed Use (CMU) land use designation c. South: Multi-tenant retail building, Center Downtown (CD) zone and Commercial Mixed Use (CMU) land use designation d. West: Retail uses, Commercial Arterial (CA) zone and Commercial Mixed Use (CMU) land use designation 7. Site Area: 27,666 square feet (0.64 acres) D. HISTORICAL/BACKGROUND: City of Renton Department of Community & Economic Development Fountain of Hope Ministries International Church Staff Report to the Hearing Examiner LUA25-000077, CU-H, ECF Report of July 8, 2025 Page 3 of 16 SR_Fountain of Hope CUP_FINAL Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 6153 12/09/2024 Zoning N/A 6154 12/09/2024 Annexation (Smithers) N/A 156 05/18/1909 Temporary Use Permit LUA10-062 N/A 09/20/2010 E. PUBLIC SERVICES: 1. Existing Utilities: a. Water: The proposed development is within City of Renton water service area. There is an existing 12-inch (12”) City water main located in Shattuck Ave S that can deliver a maximum flow capacity of 5,000 GPM. There is an existing 12-inch (12”) City water main located in S 3rd St that can deliver a maximum flow capacity of 5,400 GPM. b. Sewer: The proposed development is within the City’s sewer service area. There is an existing eight-inch (8”) gravity wastewater main located in Shattuck Ave S. There is an existing 24-inch (24”) gravity wastewater main located in S 3rd St. c. Surface/Storm Water: The site is relatively flat. There is no public storm main fronting the parcel. There is an existing 18-inch (18”) stormwater main in the north side of S 3rd St. There is an existing 12-inch (12”) stormwater main in the east side of Shattuck Ave S. There is an existing 18-inch (18”) stormwater main in the west side of Shattuck Ave S. 2. Streets: The proposed development fronts S 3rd St along the south property line. S 3rd St is classified as a Principal Arterial street with an existing ROW width of approximately 60 feet (60’). The proposed development fronts Shattuck Ave S along the west property line. Shattuck Ave S is classified as a Collector Arterial street with an existing ROW width of approximately 60 feet (60’). 3. Fire Protection: Renton Regional Fire Authority (RRFA) F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-060: Zoning Use Table – Uses Allowed in the Zoning Designations c. Section 4-2-120: Commercial Development Standards 2. Chapter 3 Environmental Regulations and 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 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 City of Renton Department of Community & Economic Development Fountain of Hope Ministries International Church Staff Report to the Hearing Examiner LUA25-000077, CU-H, ECF Report of July 8, 2025 Page 4 of 16 SR_Fountain of Hope CUP_FINAL 6. 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 March 31, 2025 and determined the application complete on April 8, 2025. Review of the project was placed “On Hold” on April 23, 2025 (Exhibit 17). The project was taken “Off Hold” on May 15, 2025 (Exhibit 18). The project complies with the 170-day review period. 2. The project site is located at 300 S 3rd St, Renton, WA 98057. 3. The project site is currently developed with an existing 7,005 square foot building, formerly used as a funeral home, with 23 surface parking stalls. 4. Access to the site would be provided via existing curb cuts off Shattuck Ave S and S 3rd St. 5. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use designation. 6. The site is located within the Center Downtown (CD) zoning classification and within Design District A. 7. There are approximately two (2) trees located on-site. No trees are proposed for removal. 8. The site is mapped with high seismic hazard areas and Downtown Wellhead Protection Area Zone 2. 9. No grading is proposed as no exterior excavation is proposed. 10. The applicant is proposing to begin construction in summer 2025 and end in fall 2025. 11. Staff received two (2) agency comment letters (Exhibits 6 & 8). To address comments received, the ERC Report (Exhibit 1) included a discussion on archaeologic preservation and utilities. In addition, staff provided a written response to the comments received (Exhibits 7 & 9). No other public or agency comments were received. 12. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on June 2, 2025 the Environmental Review Committee issued a Determination of Non- Significance (DNS) for the Fountain of Hope Ministries International Church (Exhibit 13). A 14-day appeal period commenced on June 2, 2025 and ended on June 16, 2025. No appeals of the threshold determination have been filed as of the date of this report. 13. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 14. Comprehensive Plan Compliance: The site is designated Commercial & Mixed Use (CMU) on the City’s Comprehensive Plan Map. The intention of this designation is to transform strip commercial development into business districts through the maximization 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 development standards if all conditions of approval are met: City of Renton Department of Community & Economic Development Fountain of Hope Ministries International Church Staff Report to the Hearing Examiner LUA25-000077, CU-H, ECF Report of July 8, 2025 Page 5 of 16 SR_Fountain of Hope CUP_FINAL Compliance Comprehensive Plan Analysis ✓ Goal LU-BB: Ensure new development supports a high quality of life with design that is functional and attractive. ✓ Goal LU-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development. ✓ Policy LU-48: Consider scale and context for infill project design to preserve privacy and quality of life for residents. 15. Zoning Development Standard Compliance: The purpose of the Center Downtown Zone (CD) is to provide a mixed-use urban commercial center serving a regional market as well as high-density residential development. Uses include a wide variety of retail sales, services, multi-family residential dwellings, and recreation and entertainment uses. The proposal is compliant with the following development standards, as outlined in RMC 4-2-120.B, if all conditions of approval are met: Compliance CD Zone Develop Standards and Analysis Compliant if conditions of approval are met Use: A religious institution use is permitted within the CD zone, subject to the approval of a Hearing Examiner Conditional Use Permit. Typical accessory uses associated with religious institutions include licensed day care facilities, playground, community meeting facilities, and private schools, rectory or convent, and offices for administration of the institution. Social service organizations are permitted within the CD zone, subject to the approval of a Hearing Examiner Conditional Use Permit. Social service organizations are public or nonprofit agencies that provide counseling, therapy, job training, educational classes, food banks, clothing banks, or other social or human services to persons needing such services, but do not provide crisis intervention, day or night shelter, or case management. This does not include religious institutions, offices, government facilities, schools, hospitals, clinics, day care, homeless services uses, medical institutions, diversion facilities, lodging in any form, or residential uses. Homeless service uses are prohibited within the CD zone. Homeless service uses include day shelters, emergency shelters, and emergency housing. Day shelters are defined as a facility that offers a haven to people experiencing homelessness by providing a safe place to rest during the day or evening, but with no overnight stays. Support services for homeless populations is an integral part of a day shelter use and may include access to food, seating, showers, laundry, restrooms, storage, a computer lab, phones, fax, and a critical mailing address. Spaces for meetings and examinations are generally provided to accommodate counseling and access to medical/dental and legal assistance. Emergency shelter is defined as a facility that provides a temporary shelter for individuals or families who are currently homeless. Emergency shelter may not require occupants to enter into a lease or an occupancy agreement. Emergency shelter facilities may include day and warming centers that do not provide overnight accommodations. Emergency housing is defined as temporary indoor accommodations for individuals or families who are homeless or at imminent risk of becoming homeless that is intended to address the basic health, food, clothing, and personal City of Renton Department of Community & Economic Development Fountain of Hope Ministries International Church Staff Report to the Hearing Examiner LUA25-000077, CU-H, ECF Report of July 8, 2025 Page 6 of 16 SR_Fountain of Hope CUP_FINAL hygiene needs of individuals or families. Emergency housing may or may not require occupants to enter into a lease or an occupancy agreement. Staff Comment: According to the project narrative (Exhibit 14) submitted with the application materials, the proposal includes the establishment of a religious institution for the Fountain of Hope Ministries International Church on the project site. With adequate funding, the applicant has a vision that would include creating a space for bringing hope to the hopeless and salvation to the lost souls. This vision includes bringing stability to the underserved black, indigenous, and people of color (BIPOC) community whether youth, adult, or elderly. To bring this vision to life, the applicant proposes to convert the existing garage (located at the northwest corner of the existing building) into a community outreach support space with a recreation area, commercial kitchen, shower, and two (2) bathrooms for those in need of basic resources. The commercial kitchen would provide space for meal service and a food pantry. The proposed vision for the outside of the building would be to utilize a portion of the parking lot and pavement space for picnic tables, a gardening space, and an outdoor futsal/basketball court. The creation of a futsal and basketball space would still be used for parking during days/hours of church service. Floor plans (Exhibit 4) were also included with the project application materials. The floor plans identify the sanctuary, administrative offices, banquet hall, and shine bright room on the first floor. The second floor would include three (3) guest spaces, lounge areas, a kitchen, and a bathroom. The third floor includes an attic. It appears that the second floor includes habitable living space for a residential dwelling. Staff recommends, as a condition of approval, that any residential occupants of the building be limited to clergy members in leadership positions of the Fountain of Hope Ministries International Church. Based on the uses proposed, it appears that the Fountain of Hope Ministries International Church would also include social services organization and potentially homeless services uses. The proposed religious institution and social service organization uses can be permitted in the CD zone through the approval of a Hearing Examiner Conditional Use Permit, see further Conditional Use Permit discussion below under FOF 17. A homeless services use is not permitted within the CD zoning designation. A Title Report (Exhibit 15) was submitted with the project application materials. There is a use restriction on the property that includes funeral services. Staff recommends, as a condition of approval, that the use restriction be removed from the property if funeral services or any other restricted uses are proposed to be included as accessory to the proposed primary religious institution use. N/A Density: The density range permitted in the CD zone is a minimum of 75.0 up to a maximum of 150.0 dwelling units per net acre. Density may be increased to 200 dwelling units per net acre subject to conditional use permit approval. Staff Comment: Not applicable, as no residential dwelling units are proposed. ✓ Lot Dimensions: There are no minimum lot size, width, or depth requirements in the CD zone. Staff Comment: The southern lot (APN 0007200157) is approximately 121 feet (121’) in width and 150 feet (150’) in depth, with a total lot area of approximately City of Renton Department of Community & Economic Development Fountain of Hope Ministries International Church Staff Report to the Hearing Examiner LUA25-000077, CU-H, ECF Report of July 8, 2025 Page 7 of 16 SR_Fountain of Hope CUP_FINAL 18,166 square feet. The northern lot (APN 0007200184) is approximately 125 feet (125’) in width and 75 feet (75’) in depth, with a total area of approximately 10,000 square feet. N/A Setbacks: There is no minimum front yard setback. The maximum front yard setback is 15 feet for that portion of the building that is 25 feet or less in height. There is no minimum secondary front yard setback. The maximum secondary front yard setback is 15 feet for that portion of the building that is 25 feet or less in height. There is no minimum rear yard setback, unless the ground floor facade provides windows for living rooms of attached dwellings – then 10 ft. – unless adjacent to an alley, then none. Additionally, if the CD lot abuts a lot zoned residential, then there shall be a 15 ft. landscaped strip or a 5 ft. wide sight-obscuring landscaped strip and a solid 6 ft. high barrier along the common boundary with an additional 5 ft. setback from the barrier. There is no minimum side yard setback unless the ground floor facade provides living room windows of attached dwellings – then 10 ft. – unless adjacent to an alley, then none. Additionally, if the CD lot abuts a lot zoned residential, then there shall be a 15 ft. wide landscaped strip or a 5 ft. wide sight- obscuring landscaped strip and a solid 6 ft. high barrier along the common boundary with an additional 5 ft. setback from the barrier. Staff Comment: The existing building has a front setback of approximately 41 feet (41’), a secondary front setback that ranges from zero feet (0’) to approximately 25 feet (25’), a side yard setback of approximately 29 feet (29’) and a rear setback of approximately 91 feet (91’). No exterior building additions are proposed at this time. ✓ Building Standards: There is no maximum building coverage requirement in the CD zone. The maximum building height permitted is 150 ft., except when abutting a residential zone, then the maximum height is 20 feet more than the maximum height allowed in the abutting residential zone. Heights may exceed the maximum height with a Hearing Examiner conditional use permit. Building height shall not exceed the maximum allowed by the subject zoning district or the maximum allowed pursuant to RMC 4-3-020, Airport Related Height and Use Restrictions, whichever is less. Staff Comment: As shown on the submitted site plan, the existing building has a total footprint of approximately 4,961square feet, which would result in a building coverage of 18% on the 27,666 square foot project site. The existing building has two (2) stories plus an attic and appears to be less than the 150-foot (150’) maximum height permitted in the CD zone. No new additions are proposed. ✓ Landscaping: New and existing development in the CD zone is subject to subsection F2, Street Trees and Landscaping Required Within the Right-of-Way on Public Streets, subsection F6, Parking Lots, and subsection P of the Landscaping Regulations (RMC 4-4-070), Maintenance, but is exempt from other requirements of this Section. 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 City of Renton Department of Community & Economic Development Fountain of Hope Ministries International Church Staff Report to the Hearing Examiner LUA25-000077, CU-H, ECF Report of July 8, 2025 Page 8 of 16 SR_Fountain of Hope CUP_FINAL 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; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center. 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: Existing, mature landscaping is located on the project site. Existing landscaping is comprised of primarily lawn and mature ornamental shrubs. Two (2) trees are located onsite and there are also existing mature street trees in grates along the S 3rd St and Shattuck Ave S frontages. As the proposal does not include the construction of a new building, or an addition to an existing building, the proposal would be exempt from all but the maintenance requirement of the Landscaping Regulations in accordance with RMC 4-4-070. ✓ 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/ City of Renton Department of Community & Economic Development Fountain of Hope Ministries International Church Staff Report to the Hearing Examiner LUA25-000077, CU-H, ECF Report of July 8, 2025 Page 9 of 16 SR_Fountain of Hope CUP_FINAL or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. Staff Comment: There are two (2) existing trees located on the project site, and no trees are proposed for removal. Therefore, the proposal would retain 100% of all existing trees onsite, which would comply with the tree retention requirements. Interior remodels not involving any building additions, removal of trees, or alteration of impervious areas are exempt from compliance with the Tree Credit Requirements (RMC 4-4-130H.1.b). 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 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: No surface or roof-mounted utility equipment is proposed at this time. 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: Based on an existing building area of 7,005 square feet, the religious institution would require 14 square feet of recyclable deposit areas and 28 square feet of refuse deposit areas. A total minimum area of 100 square feet shall be provided for recycling and refuse deposit areas. A refuse and recyclable deposit area was not shown on the submitted application materials. Therefore, staff recommends, as a condition of approval, that a site plan and screening detail be submitted at the time of Building Permit review showing the proposed location, size, and method of screening for a refuse and recycling deposit area. The revised site plan and screening detail shall be submitted to the Current Planning Project Manager for review and approval. ✓ Parking: Within the CD zone, except for subjections F1 through F9 and subsection J, compliance with the Parking Regulations (RMC 4-4-080) only applies to new buildings and building additions. All parking shall be provided in the rear portion of the yard, with access taken from an alley, when available. Parking shall not be located in the front yard, nor in a side yard facing the street nor rear yard facing the street. Parking may be located off- site or subject to a joint parking requirement. Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8 ½ feet by 16 feet. Religious institutions require a minimum and maximum of 1.0 space for every 5 seats in the main auditorium; however, in no case shall there be less than 10.0 City of Renton Department of Community & Economic Development Fountain of Hope Ministries International Church Staff Report to the Hearing Examiner LUA25-000077, CU-H, ECF Report of July 8, 2025 Page 10 of 16 SR_Fountain of Hope CUP_FINAL spaces. For all existing institutions enlarging the seating capacity of their auditoriums, 1.0 additional parking space shall be provided for every 5 additional seats provided by the new construction. Staff Comment: The proposed project includes the change of use of an existing building from a funeral home to a religious institution. No new buildings or building additions are proposed, therefore other than compliance with the Parking Lot Design Standards, the proposed project would be exempt from compliance with the Parking Regulations. The applicant indicates that up to 100 people may attend church services. Based on the seating requirements for 100 people, a minimum and a maximum of 20 parking spaces would be required. The existing surface parking lot includes 23 parking spaces, two (2) of which would be ADA accessible. It appears that the existing parking would be sufficient for the proposed religious institution. ✓ Bicycle Parking: The number of bicycle parking spaces shall be equal to ten percent (10%) of the number of required off-street vehicle parking spaces. Staff Comment: The proposed project includes the change of use of an existing building from a funeral home to a religious institution. No new buildings or building additions are proposed, therefore the proposed project would be exempt from compliance with the bicycle parking requirements. ✓ Fences and Retaining Walls: The maximum height of any fence, hedge or retaining wall is eight feet (8'), provided the fence, hedge, or retaining wall does not exceed forty-eight inches (48") in height within fifteen feet (15’) of the front or secondary front yard property line. Fences, hedges, or retaining walls shall not exceed forty eight inches (48") in height within fifteen feet (15') of a rear yard property line that abuts a public street. In no case shall a fence, hedge, or retaining wall exceed forty-two inches (42") in height in any part of the clear vision area. Chain-link fencing within commercial zones (outside of the Center Downtown Zone) shall be coated with black, brown, grey, or green bonded vinyl. Fences, hedges, and retaining walls shall not stand in or in front of any required landscaping. If a new or replaced fence is proposed within fifteen feet (15’) of a public street on a site that is nonconforming with regard to street frontage landscaping requirements, the site shall be brought into compliance with street frontage landscaping requirements prior to fence installation. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Staff Comment: There is existing fencing around the perimeter of the existing surface parking lot. If any changes to the existing fencing or new fencing is proposed, compliance with these regulations would be required. N/A Special Development Standards: Upper story setbacks: None, unless adjacent to and facing a residentially zoned lot or if the facade contains living room windows – then 10 ft. for the second story and 15 ft. for all upper stories. Staff Comment: Not applicable as no building additions or new buildings are proposed. City of Renton Department of Community & Economic Development Fountain of Hope Ministries International Church Staff Report to the Hearing Examiner LUA25-000077, CU-H, ECF Report of July 8, 2025 Page 11 of 16 SR_Fountain of Hope CUP_FINAL ✓ Lighting: All building lights shall be directed onto the building itself or the ground immediately abutting to it. The light emissions shall not be visible above the roofline of the building. Parking lot or display lot light fixtures shall be non-glare and mounted no more than twenty five feet (25') above the ground to minimize the impact onto adjacent and abutting properties. All fixtures shall be fitted with a cutoff type luminaire as exemplified below. Staff Comment: These standards apply to the addition or replacement of light fixtures. If any fixtures are installed or replaced, a lighting plan in compliance with these standards would be required. 16. Design Standards: The project site is located within Design District ‘A’. Exterior modifications such as facade changes, windows, awnings, signage, etc., shall comply with the design requirements for the new portion of the structure, sign, or site improvement. If any exterior modifications are proposed to the building or site, compliance with the applicable design standards would be required. 17. 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 ✓ 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: The project site is located within a high seismic hazard area. A Geotechnical Report was not included with the land use application materials as no exterior improvements to the existing building are proposed. The proposed project is limited to a change of use and interior tenant improvements. It is anticipated that the city’s adopted building code and construction standards would adequately mitigate any impacts of the proposed tenant improvements on the project site. ✓ ✓ Wellhead Protection Areas: Staff Comment: The project site is mapped within a Wellhead Protection Area, zone 2. If any grading is proposed, a Fill Source Statement would be required for any fill brought onto the project site. In addition, no hazardous material use or storage is anticipated with the proposed change of use. 18. Conditional Use Analysis: The applicant is requesting a Conditional Use Permit to change the use of an existing 7,005 square foot building into a Religious Institution and Social Service Organization for the Fountain of Hope Ministries International Church. The proposal is compliant with the following conditional use criteria, pursuant to RMC 4-9-030D. 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 City of Renton Department of Community & Economic Development Fountain of Hope Ministries International Church Staff Report to the Hearing Examiner LUA25-000077, CU-H, ECF Report of July 8, 2025 Page 12 of 16 SR_Fountain of Hope CUP_FINAL Comprehensive Plan, the zoning regulations and any other plans, programs, maps or ordinances of the City of Renton. Staff Comment: See FOF 14 for Comprehensive Plan Compliance and FOF 15 for Zoning Development Standard 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 proposed location is suited for the proposed use. The proposed church has a maximum estimated population of less than 100 and the proposed location of the church would not result in a detrimental overconcentration of religious institutions or social service organizations within the immediate area or the city (Exhibit 16). Staff has reviewed the request and concurs that the proposed church would not result in an overconcentration of religious institutions or social service organizations within the immediate vicinity of the project site or within the city. ✓ 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 that the proposed religious institution and social service organization uses would not result in adverse effects on adjacent properties. The proposed building space is located within downtown Renton. Across the street to the west is a restaurant and to the south is a multi- tenant retail building. Abutting the project site to the east is another church. The proposed use would result in an increase in traffic to the site on Friday evenings and Sunday mornings which is when church services are held. It is anticipated that impacts to surrounding businesses would be minimized as the project site includes adequate onsite parking. Onsite activities outside of church services would include small group meetings, choir practice, and community outreach activities. Staff has reviewed the request and concurs that the proposed religious institution and social service organization uses would not have adverse impacts 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 church would improve the value of the commercial activities in the area by supporting the goals of Renton to decrease the number of homeless and decrease the statistics of violence. In the past, this space was vacant, which led to people breaking and entering the building for negative purposes. The applicant contends that their presence in the building, would increase the value of the space and improve the actions of others in the vicinity as people learn that services would be provided to help those in need. Staff has reviewed the request and concurs that a religious institution and social service organization on the project site would be compatible with the scale and character of the neighborhood. As previously discussed above, the applicant City of Renton Department of Community & Economic Development Fountain of Hope Ministries International Church Staff Report to the Hearing Examiner LUA25-000077, CU-H, ECF Report of July 8, 2025 Page 13 of 16 SR_Fountain of Hope CUP_FINAL indicates that the proposed church would have up to 100 people in attendance at services and contends that the existing building would be sufficient to accommodate the existing church population. ✓ e. Parking: Adequate parking is, or will be made, available. Staff Comment: The applicant contends that onsite parking would consist of 23 existing parking spaces which would be adequate for patrons attending church services or meetings. The applicant further contends that there is adequate on- street parking within the vicinity of the project site if there is overflow. If overflow parking is needed, the applicant anticipates people would utilize the street parking on Sundays which is typically a day where most businesses are closed and would be less likely to be affected. Staff has reviewed the request and concurs that the 23 on-site surface parking spaces would be adequate to provide the necessary parking for the proposed use (see previous parking discussion above under FOF 15). ✓ 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 times of heaviest use would occur during Friday evenings and Sunday mornings when traffic volumes in the vicinity are lower. The existing layout provides adequate vehicular access to the parking lot on the back side of the building. Staff has reviewed the request and concurs that the existing site layout provides for the safe movement of vehicular and pedestrian access onto the project site. There are existing pedestrian connections between S 3rd St and Shattuck Ave S and the building entrance on the south building facade. The primary vehicular entry to the site would occur via the existing curb cut off Shattuck Ave S to the parking lot. There is a secondary vehicular access off S 3rd St also via an existing curb cut. ✓ 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 that noise generated during worship services would not be significant enough to impact other properties in the vicinity. The existing building is a standalone building and does not have any shared walls with adjacent buildings or uses. Sound and light would be at a level expected from an occupied building and would not unduly impact other properties in the vicinity. Staff has reviewed the request and concurs that the proposed religious institution use and social service organization use would not generate noise, light, and glare impacts that would unduly impact the surrounding neighborhood. ✓ 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 that existing landscaping would be maintained by the Fountain of Hope International Ministries Church and that the City of Renton Department of Community & Economic Development Fountain of Hope Ministries International Church Staff Report to the Hearing Examiner LUA25-000077, CU-H, ECF Report of July 8, 2025 Page 14 of 16 SR_Fountain of Hope CUP_FINAL existing landscaping provides a sufficient buffer between the existing building and surrounding properties and uses. Staff has reviewed the request and concurs that there is existing mature landscaping located on-site that would provide a sufficient buffer between the existing building and surrounding uses. N/A i. Specific Requirements for Kennels and Pet Daycares: In addition to the criteria above, the following criteria shall also be considered for kennel and pet daycare applications: a. History: Past history of animal control complaints relating to the applicant’s dogs and cats at the address for which the kennel and/or pet daycare is located or to be located. Conditional Use Permits shall not be issued for kennels or pet daycares to applicants who have previously had such permits revoked or renewal refused, for a period of one (1) year after the date of revocation or refusal to renew. b. Standards for Keeping Animals: The applicant or facility owner shall comply with the requirements of RMC 4-4-010, Animal Keeping and Beekeeping Standards. Staff Comment: Not applicable. N/A j. Specific Requirements for Secure Community Transition Facilities (SCTF), Crisis Diversion Facilities (CDF) and Crisis Diversion Interim Service Facilities (CDIS): In addition to the criteria in RMC 4-9-030.D.1 through 4-9-030.D.8, the following criteria shall be considered for secure community transition facilities, crisis diversion facilities, and interim service facilities: a. Whether alternative locations were reviewed and consideration was given to sites that are farthest removed from any risk potential activity; b. Whether adequate buffering is provided from abutting and adjacent uses; c. Whether adequate security is demonstrated by the applicant; d. Whether public input was provided during the site selection process; and e. For SCTF there is no resulting concentration of residential facility beds operated by the Department of Corrections or the Mental Health Division of the Department of Social and Health Services, the number of registered sex offenders classified as Level II or Level III, and the number of sex offenders registered as homeless in a particular neighborhood, community, jurisdiction or region. Staff Comment: Not applicable. N/A k. Specific Requirements for Live-Work Units: In addition to the criteria in RMC 4-9-030.D.1 through 4-9-030.D.8 and the development standards of the zone where the unit(s) is proposed, the following criteria shall be considered; a. Each unit shall: i. Not exceed a maximum of one thousand (1,000) square feet of nonresidential space for commercial activity; City of Renton Department of Community & Economic Development Fountain of Hope Ministries International Church Staff Report to the Hearing Examiner LUA25-000077, CU-H, ECF Report of July 8, 2025 Page 15 of 16 SR_Fountain of Hope CUP_FINAL ii. Include all nonresidential space, to the maximum allowed, constructed to commercial building standards; iii. Provide an internal connection between the residential and nonresidential space within each unit; and iv. Provide a street presence and pedestrian-oriented façade for the nonresidential space. b. Only following uses are allowed within the nonresidential space of a unit: i. Eating and drinking establishments; ii. On-site services; and iii. Retail sales. c. Within the Residential-14 (R-14) Zone, live-work units shall only be allowed along primary, minor, and collector arterials. d. Within the Commercial Arterial (CA) Zone, live-work units shall only be allowed at a distance of one hundred fifty feet (150’) or greater from and arterial. Staff Comment: Not applicable. 19. 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 for a church use are applicable at the rate of $0.24 per square foot. Credit for the previous funeral home use would be granted at a rate of $0.13 per square foot. This fee is 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 topography of the site is relatively flat. There is no public storm main fronting the parcel. There is an existing 18-inch (18”) stormwater main in the north side of S 3rd St. There is an existing 12-inch (12”) stormwater main in the east side of Shattuck Ave S. There is an existing 18-inch (18”) stormwater main in the west side of Shattuck Ave S. There are no land disturbing activities proposed; therefore, the proposal would not be subject to compliance with the surface water regulations. ✓ Water: The proposed development is within City of Renton water service area. There is an existing 12-inch (12”) water main located in Shattuck Ave S that can deliver a maximum flow capacity of 5,000 GPM. There is an existing 12-inch (12”) water main located in S 3rd St that can deliver a maximum flow capacity of 5,400 GPM. The existing three-quarter inch (¾”) water service may be retained for the proposed change of use. A utility plan showing a DCVA installed downstream of the existing three-quarter inch (¾”) water service would be required at the time of Civil Construction or Building Permit review. City of Renton Department of Community & Economic Development Fountain of Hope Ministries International Church Staff Report to the Hearing Examiner LUA25-000077, CU-H, ECF Report of July 8, 2025 Page 16 of 16 SR_Fountain of Hope CUP_FINAL The development is subject to applicable water system development charges (SDC). Fees will be charged based on the applicable rate at the time of Civil Construction or Building Permit issuance. The SDC fee for water is based on the size of the new domestic water to serve the project. The 2025 water fee is $4,850.00 per 1-inch (1”) meter. ✓ Sanitary Sewer: The proposed development is within the City’s sewer service area. There is an existing eight-inch (8”) gravity wastewater main located in Shattuck Ave S. There is an existing 24-inch (24”) gravity wastewater main located in S 3rd St. Sewer system improvement/alteration is not anticipated for the proposed change of use. The development will be subject to a wastewater system development charge (SDC fee) if upgrading or additional domestic water meters are proposed. SDC fee for sewer is based on the size of the new domestic water to serve the project. Fees will be charged based on the rate in effect at the time of construction permit issuance. The current sewer fee for a one-inch (1”) meter is $4,025.00 per meter, a one and one-half inch (1-1/2”) meter is $20,125.00 and a two-inch (2”) meter is $32,200.00. ✓ Streets: The proposed development fronts S 3rd St along the south property line. S 3rd St is classified as a Principal Arterial street with an existing right-of-way (ROW) width of approximately 60 feet (60’). The proposed development fronts Shattuck Ave S along the west property line. Shattuck Ave S is classified as Collector Arterial street with an existing ROW width of approximately 60 feet (60’). Per RMC 4.6.060D, interior remodels that do not involve a building addition are exempt from frontage improvements. The project proposal was subjected to the Transportation Concurrency Test (Exhibit 10). The proposed development is anticipated to generate a decrease of approximately one (1) weekday daily trip. During the weekday AM peak hour, the project would generate a decrease of 51 weekday AM peak hour trips (25 in, 26 out). During the weekday PM peak hour, the project would generate a decrease of approximately one (1) net new trip (1 in, -2 out). The proposed project passes the City of Renton Traffic Concurrency Test. A Traffic Impact Analysis was not required to be submitted with the application materials as the proposal would not generate 20 new AM or PM peak hour trips. The proposal is not anticipated to result in new transportation impacts to the city’s transportation system. 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 5 and FOF 14. 2. The subject site is located in the Center Downtown (CD) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 6 and FOF 15. 3. The proposed Conditional Use Permit complies with the Urban Design Regulations provided the applicant complies with City Code and conditions of approval, see FOF 16. 4. The proposed Conditional Use Permit complies with the Critical Areas Regulations provided the applicant complies with City Code and conditions of approval, see FOF 17. City of Renton Department of Community & Economic Development Fountain of Hope Ministries International Church Staff Report to the Hearing Examiner LUA25-000077, CU-H, ECF Report of July 8, 2025 Page 17 of 16 SR_Fountain of Hope CUP_FINAL 5. The proposed Conditional Use Permit complies with all eight (8) of the applicable Conditional Use Permit criteria as established by City Code provided all advisory notes and conditions are complied with, see FOF 18. 6. The proposed Conditional Use Permit complies 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 19. 7. There are adequate public services and facilities to accommodate the proposed Conditional Use Permit, see FOF 19. 8. Key features, which are integral to this project include the provided on-site surface parking, the pedestrian connections between the primary entrance and Shattuck Ave S and S 3rd St, articulation and modulation of the existing public facing building facades, and the variety of building materials on the existing building facades. J. RECOMMENDATION: Staff recommends approval of the Fountain of Hope Ministries International Church Conditional Use Permit, File No. LUA25-000077, CU-H, ECF, as depicted in the Site Plan (Exhibit 2) and Floor Plan (Exhibit 4), subject to the following conditions: 1. Any residential occupants of the church building shall be limited to clergy members in leadership positions of the Fountain of Hope Ministries International Church. 2. The use restriction recorded on title shall be removed from the property, if funeral services or any other restricted uses are proposed to be included as accessory to the proposed primary religious institution use. 3. The applicant shall submit a site plan and screening detail at the time of Building Permit review showing the proposed location, size, and method of screening for a refuse and recycling deposit area. The revised site plan and screening detail shall be submitted to the Current Planning Project Manager for review and approval. CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE HEARING EXAMINER EXHIBITS Project Name: Fountain of Hope Ministries International Church Land Use File Number: LUA25-000077, CU-H, ECF Date of Hearing July 8, 2025 Staff Contact Jill Ding Senior Planner Project Contact/Applicant Dawa Loga Kamanga Fountain of Hope Ministries International Church 7911 165th St Ct E, Puyallup, WA 98375 Project Location 300 S 3rd St, Renton, WA 98057 The following exhibits are included with the Staff Report to the Hearing Examiner: Exhibits 1-11: As shown in the Environmental Review Committee (ERC) Report Exhibit 12: Staff Report to the Hearing Examiner Exhibit 13: SEPA Determination of Non-Significance (DNS), dated June 2, 2025 Exhibit 14: Project Narrative Exhibit 15: Title Report Exhibit 16: Conditional Use Justification Exhibit 17: On Hold Notice, dated April 23, 2025 Exhibit 18: Off Hold Notice, dated May 15, 2025