HomeMy WebLinkAboutD_HEX_Fountain of Hope_202507221
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BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON
Phil Olbrechts, Hearing Examiner
RE: Fountain of Hope Ministries
International Church
Conditional Use Permit
File No. LUA25-000077
FINDINGS OF FACT, CONCLUSIONS
OF LAW AND FINAL DECISION\
SUMMARY
Fountain of Hope Ministries International Church is requesting approval of a conditional use
permit for the change of use of an existing building located at 300 S 3rd St, Renton. The
application is approved subject to conditions.
ORAL TESTIMONY
A computer-generated transcript of the hearing has been prepared to provide an overview of the hearing
testimony. The transcript is not intended to provide a precisely accurate rendition of testimony but
generally identifies the subjects addressed during the hearing. The transcript is provided for informational
purposes only as Appendix A.
EXHIBITS
Exhibits 1- 18 listed on page 2 of the staff report dated July 8, 2025, were admitted into the
record at the July 8, 2025, public hearing.
FINDINGS OF FACT
Procedural:
1. Applicant. Nhi Nguyen & Toan Ngo, 18312 112th Ave SE, Renton, WA 98055
2. Hearing. A virtual hearing was held on July 8, 2025, at 11:00 am.
Substantive:
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3. Project Description. The applicant is requesting a Hearing Examiner Conditional Use
Permit and Environmental (SEPA) Review for the change of use of an existing building
located at 300 S 3rd St, Renton, into a religious institution. The project site totals 27,666
square feet (0.64 acres) in area. The existing building totals 7,005 square feet 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
previously permitted temporarily under Temporary Use Permit (LUA10-062) that was
granted on September 20, 2010, and expired September 20, 2011.
4. Surrounding Uses. Surrounding land uses to the north, south and west are composed of
the following.
Area Land Use
Designation
Zoning Existing Use
Project
Site
Commercial Mixed-
Use (CMU)
Center Downtown
(CD)
Urban District A
Funeral Home
North Commercial Mixed-
Use (CMU)
Center Downtown
(CD)
Multi-Family
Residential
South Commercial Mixed-
Use (CMU)
Center Downtown
(CD)
Multi-Tenant Retail
Building
East Commercial Mixed-
Use (CMU)
Center Downtown
(CD)
Harambee Church
West Commercial Mixed-
Use (CMU)
Commercial Arterial
(CA)
Retail Uses
5. Adverse Impacts. There are no significant adverse impacts associated with the project. A
Determination of Non-Significance (DNS) was issued for the proposal on June 2, 2025.
Pertinent impacts are more specifically addressed as follows:
A. 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. The
City’s critical areas regulations don’t require any mitigation in these areas because the
site is already developed and the proposal doesn’t involve any toxic or hazardous
chemicals.
B. Public Services.
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1) 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 will be imposed during building permit review.
2) Storm Water: The site is already served by stormwater facilities since it is already
developed. There are no land disturbing activities proposed; therefore, the proposal
would not be subject to compliance with the surface water regulations.
3) Water: 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. 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.
4) Sanitary Sewer: 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.
C. Traffic. The proposal is not anticipated to result in new transportation impacts to the
city’s transportation system. 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 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.
City staff determined 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.
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D. Landscaping. 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. As shown in the staff report aerial photograph, all
undeveloped areas ae landscaped.
E. Tree Retention. 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.
F. Parking. 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.
G. Noise, Light & Glare. The proposal will not generate noise, light, and glare impacts
that would unduly impact the surrounding neighborhood. If any light fixtures are
installed or replaced, a lighting plan in compliance with City light standards would be
required.
CONCLUSIONS OF LAW
1. Authority. RMC 4-8-080(G) provides that hearing examiner conditional use permit review
and variances are Type III applications. As Type III applications, RMC 4-8-080(G) grants
the Examiner with the authority to hold a hearing and issue a final decision, subject to
closed record appeal to the City Council.
2. Zoning/Comprehensive Plan Designations. The property is zoned Center Downtown
(CD); Urban District A. The Comprehensive Plan Commercial Mixed-Use (CMU).
3. Review Criteria. Hearing examiner conditional use permits are required for religious uses
in the R-10 zone per RMC 4-2-060G. Conditional use criteria are set by RMC 4-9-030.
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CONDITIONAL USE
The Administrator or designee or the Hearing Examiner shall consider, as applicable, the
following factors for all applications:
RMC 4-9-030(C)(1): 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.
4. Criterion Met. The criterion is met. The proposal is consistent with the City’s development
standards and comprehensive plan for the reasons identified in Sections 14 and 15 of the staff
report.
RMC 4-9-030(C)(2): 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.
5. Criterion Met. The criterion is met. There is another church nearby but the proposal is
limited to a congregation of less than 100 people so traffic impacts and the like associated with
the timing of religious activities and services is nominal and not detrimental.
RMC 4-9-030(C)(3): Effect on Adjacent Properties: The proposed use at the proposed
location shall not result in substantial or undue adverse effects on adjacent property.
6. Criterion Met. The criterion is met for the reasons identified in Finding of Fact No. 5.
RMC 4-9-030(C)(4): Compatibility: The proposed use shall be compatible with the scale and
character of the neighborhood.
7. Criterion Met. The criterion is met. The proposal involves an existing building with
nominal exterior alterations so the proposal will no structural impacts to compatibility with
scale and character. The proposal will otherwise not create any compatibility impacts because
of its modest size and no significant impact as outlined in Finding of Fact No. 5.
RMC 4-9-030(C)(5): Parking: Adequate parking is, or will be made, available.
8. Criterion Met. The criterion is met for the reasons identified in Finding of Fact No. 5.F.
RMC 4-9-030(C)(6): Traffic: The use shall ensure safe movement for vehicles and
pedestrians and shall mitigate potential effects on the surrounding area.
9. Criterion Met. The criterion is met for the reasons identified in Findings of Fact No. 5.C.
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RMC 4-9-030(C)(7): Noise, Light and Glare: Potential noise, light and glare impacts from
the proposed use shall be evaluated and mitigated.
10. Criterion Met. The criterion is met As determined in Findings of Fact No. 5.G, the proposal
will not create any significant noise, light and glare impacts.
RMC 4-9-030(C)(8): 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.
11. Criterion Met. The criterion is met as determined in Finding of Fact No. 5.D.
DECISION
As conditioned below, the proposed Conditional User Permit conforms to all required criteria
for approval for the reasons detailed in the Conclusions of Law above. The conditions
necessary to assure compliance and required by this Decision are as follows:
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.
Dated this 21st day of July 2025.
______________________________
Phil Olbrechts,
City of Renton Hearing Examiner
Appeal Right and Valuation Notices
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RMC 4-8-080(G) classifies the application(s) subject to this decision as Type III applications
subject to closed record appeal to the City of Renton City Council. Appeals of the hearing
examiner’s decision must be filed within fourteen (14) calendar days from the date of the
decision. A request for reconsideration to the hearing examiner may also be filed within this
14-day appeal period.
Affected property owners may request a change in valuation for property tax purposes
notwithstanding any program of revaluation.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE
EXHIBITS
Project Name:
Fountain of Hope Ministries International Church
Land Use File Number:
LUA25-000077, CU-H, ECF
Date of Meeting
June 2, 2025
Staff Contact
Jill Ding
Senior Planner
Project 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
The following exhibits are included with the ERC Report:
Exhibit 1: Environmental Review Committee (ERC) Report
Exhibit 2: Site Plan
Exhibit 3: Utilities Plan
Exhibit 4: Floor Plan
Exhibit 5: SEPA Environmental Checklist, prepared May 7, 2025
Exhibit 6: Duwamish Tribe Comment Letter, dated April 8, 2025
Exhibit 7: Duwamish Tribe City Response Email, dated April 16, 2025
Exhibit 8: King County Wastewater Treatment Division (KCWTD) Comment Letter, dated
April 16, 2025
Exhibit 9: KCWTD City Response Email, dated April 18, 2025
Exhibit 10: Transportation Concurrency Memorandum, dated April 15, 2025
Exhibit 11: Advisory Notes
Docusign Envelope ID: 0FF3A98A-233A-4E6F-BCEB-F7878118FE93
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
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
HEARING EXAMINER DECISION
EXHIBITS
Project Name:
Fountain of Hope Ministries International
Church
Project Number:
LUA25-000077, CU-H, ECF
Date of Public 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 Hearing Examiner Decision Report:
Exhibit 1-11 As shown in the Environmental Review Committee (ERC) Report
Exhibits 12-18 As shown in the Staff Report to the Hearing Examiner
Exhibit 19: Staff Powerpoint
Exhibit 20: COR Maps, http://rp.rentonwa.gov/Html5Public/Index.html?viewer=CORMaps
Exhibit 21: Google Earth, https://www.google.com/earth/