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HomeMy WebLinkAboutERC_Al-Mahdi_Society_of_Washington_251014_FINALDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map ERC_Al-Mahdi Society of Washington_251014_v3 (002) ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC Meeting Date: October 13, 2025 Project File Number: PR25-000054 Project Name: Al-Mahdi Society of Washington Land Use File Number: LUA25-000270, ECF, CU-H Project Manager: Valerie Porter, Senior Planner Owner: 200 SW 41st LLC, 200 SW 41st St, Renton, WA 98057 Applicant/Contact: Hussein Al-Shamary, 107 SW 110th St, Seattle, WA 98146 Project Location: 200 SW 41st St, Renton, WA 98057 (APN 1253600050) Project Summary: The applicant is requesting an Environmental (SEPA) Review and Hearing Examiner Conditional Use Permit to allow four (4) existing office suites to be used as a religious institution at 200 SW 41st St (APN 1253600050). The existing two-story 7,196-square-foot office building sits on a lot approximately 35,000 square feet (0.80 acres) in size and is within the Commercial Arterial (CA) zoning district and Employment Area (EA) land use designation. Primary vehicular access to the site will continue to be provided via a drive aisle off SW 41st St. The proposal will not include structural changes or modification to the building exterior. No trees are proposed for removal. According to City of Renton (COR) Maps, the site is in a high seismic hazard area. The applicant submitted a Traffic Memorandum Justification Letter with the application in association with the Environmental (SEPA) Review. Exist. Bldg. Area SF: 7,196 SF Proposed New Bldg. Area (footprint): Proposed New Bldg. Area (gross): n/a n/a Site Area: 35,000 SF Total Building Area GSF: 13,385 SF STAFF RECOMMENDATION: Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance - Mitigated (DNS-M). Docusign Envelope ID: 8DD87892-722F-49FA-8E66-152B78710C96 City of Renton Department of Community & Economic Development Al-Mahdi Society of Washington Staff Report to the Environmental Review Committee LUA25-000270, ECF, CU-H Report of October 13, 2025 Page 2 of 5 ERC_Al-Mahdi Society of Washington_251014_v3 (002) PART ONE: PROJECT DESCRIPTION / BACKGROUND In 2004, an Environmental (SEPA) Review and an Administrative Site Plan (LUA04-016) were requested to construct a two-story professional office building totaling 13,705 square feet on a vacant 0.80-acre lot. A Determination of Non-Significance - Mitigated (DNS-M) was issued on April 6, 2004. The subject building was constructed in 2006. According to the Environmental (SEPA) Checklist (Exhibit 7) and project narrative, the proposal includes occupying four (4) existing commercial suites (Suites 102, 103, 201, and 202) in an approximately 13,385- square-foot multi-tenant office building (Exhibit 4). Proposed activities would include congregational prayers, youth programs, educational seminars, office administration, and social services. No new exterior construction or significant building modifications, landscape changes, grading, alterations to existing drainage patterns, utility changes, or other site alterations are proposed as part of the change of use from office/medical to a multi- purpose social service organization (Exhibit 11). Any interior changes would be minor, non-structural, and low- impact. They may include interior painting, lighting upgrades, installation of shelving or whiteboards, or the reconfiguration of non-load-bearing partitions to allow flexible classroom use. The completed project would support an average of three to six (3 to 6) part-time staff and volunteers from 5:00 p.m. to 10:00 p.m. Large gatherings (up to 100 people) are anticipated up to four (4) times per year for major community events. PART TWO: 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-M with a 14-day Appeal Period. B. Mitigation Measures 1. The applicant shall submit a building permit prepared by a professional designer or architect that shows the existing and proposed floorplan of the building and ensures safe and practical access to equipment or appliances located on rooftops or elevated structures and addresses all changes in occupancy classification for review and approval by the Development Services Director. C. Exhibits Exhibit 1: Environmental Review Committee (ERC) Report Exhibit 2: Site Plan Exhibit 3: Vicinity Map Exhibit 4: Building Floor Plans Exhibit 5: Preliminary Seating/Layout Diagram for Suites 201 and 202 Exhibit 6: Justification for Not Including a Separate Traffic Memo in CUP Application, dated July 30, 2025 Exhibit 7: Environmental (SEPA) Checklist, dated July 17, 2025 Docusign Envelope ID: 8DD87892-722F-49FA-8E66-152B78710C96 City of Renton Department of Community & Economic Development Al-Mahdi Society of Washington Staff Report to the Environmental Review Committee LUA25-000270, ECF, CU-H Report of October 13, 2025 Page 3 of 5 ERC_Al-Mahdi Society of Washington_251014_v3 (002) Exhibit 8: King County Wastewater Treatment Division (KCWTD) Comment Letter, dated September 4, 2025 Exhibit 9: KCWTD City Response Email, dated September 9, 2025 Exhibit 10: Transportation Concurrency Test Memorandum, dated September 12, 2025 Exhibit 11: Construction Mitigation Description Exhibit 12: Conditional Use Permit (CUP) Justification Statement Exhibit 13: 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: The project site is located within a high seismic hazard area. A Geotechnical Report was not provided 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. Therefore, no further mitigation is recommended. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. 2. Aesthetics Impacts: The applicant submitted floor plans (Exhibit 4) identifying the office suites proposed for use as a religious facility. According to the Advisory Notes (Exhibit 13), if the selected rooms are intended to be used as a religious facility or meeting/gathering space for 50 or more people, a building permit is required for the change of occupancy classification. The building permit submittal would require building plans prepared by a licensed design professional or architect demonstrating compliance the Washington State Existing Building Code sections 306.5 and 1001.2.2, along with support documentation ensuring adequate fire and life safety measures are addressed. In addition, a change of occupancy to a religious institution may require an Annual Place of Assembly Permit from the fire department to ensure compliance with fire safety regulations, including occupant load limits; emergency exits and signage; fire alarm and suppression systems; safe egress pathways; and crowd management procedures. Finally, the existing fire sprinkler and fire alarm systems may need modifications depending on the level of building changes. It is anticipated that the applicant would apply for all applicable building and fire code permits upon approval of the land use permits. To ensure that all building and fire permits are applied for appropriately, staff recommends, as a SEPA mitigation measure that the applicant submit a building permit prepared by a professional designer or architect that shows the existing and proposed floorplan of the building and ensures safe and practical access to equipment or appliances located on rooftops or elevated structures and addresses all changes in occupancy classification for review and approval by the Development Services Director. Docusign Envelope ID: 8DD87892-722F-49FA-8E66-152B78710C96 City of Renton Department of Community & Economic Development Al-Mahdi Society of Washington Staff Report to the Environmental Review Committee LUA25-000270, ECF, CU-H Report of October 13, 2025 Page 4 of 5 ERC_Al-Mahdi Society of Washington_251014_v3 (002) Mitigation Measures: The applicant shall submit a building permit prepared by a professional designer or architect that shows the existing and proposed floorplan of the building and ensures safe and practical access to equipment or appliances located on rooftops or elevated structures and addresses all changes in occupancy classification for review and approval by the Development Services Director. Nexus: State Environmental Policy Act (SEPA) Environmental Review; Washington State Existing Building Code; and the International Fire Code and Fire Prevention Regulations. 3.Transportation Impacts: The project site fronts SW 41st St along the southern property line (Exhibits 2 and 3). Access to the site is proposed to remain via a drive aisle off SW 41st St, which is classified as a four-lane Collector Street. The project is not proposing any interior or exterior modifications, and therefore, no right-of-way dedication or frontage improvements are required. Per the Renton Municipal Code (RMC) 4-4-080, Parking, Loading and Driveway Regulations, parking is determined by the land use. For religious facilities, the RMC requires a minimum and maximum of one (1) parking stall for every five (5) seats in the main auditorium. However, in no case shall there be less than ten (10) parking spaces. A preliminary seating chart showing a total of 95 seats was provided for Suite 201 and 202, which are designated for large gatherings (Exhibit 5). Based on this information, the site is required to provide approximately 37 parking stalls to accommodate the use. The site currently contains 55 parking stalls. The proposed community-oriented, multi-purpose center would operate weekend-only programs (Friday, Saturday, and Sunday). Many of the activities will occur between 6:00 p.m. and 10:00 p.m., which is outside of typical business hours and should not conflict with other businesses using the building (Exhibit 6). Due to the programming being scheduled primarily after normal business hours, the applicant maintains that the entirety of the existing parking lot would be available for the Al-Mahdi Society of Washington attendees. According to the Traffic Concurrency Test Memorandum (Exhibit 10), the proposed development would generate an increase of approximately 167 weekday daily trips. During the weekday AM peak hour, the project would generate an increase of 11 weekday AM peak hour trips (7 in, 4 out). During the weekday PM peak hour, the project would generate an increase of approximately 15 net new trips (7 in, 8 out). The proposed project passes the city’s Transportation Concurrency Test per RMC 4-6-070D, which is based upon the test of the citywide Transportation Plan, consideration of growth levels included in the LOS-tested Transportation Plan, site specific improvements, and future payment of Transportation Impact Fees. The Transportation Impact Fee that is current at the time of Building Permit issuance would be levied. Therefore, at this time, staff does not recommend any site mitigation measures related to traffic impacts. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. 4.Utilities Impacts: Staff received comments from the King County Wastewater Treatment Division (KCWTD) (Exhibit 8). The comments received from the Environmental Planner note that a capacity charge is to be applied to any project that results in a new connection to the sewer system or any change in use of a building that includes an increase in plumbing fixtures. King County requested that their comments be provided to the sewer department to ensure that proper fees are collected in the event that the proposed work falls within the scope of work noted above. These comments were provided to the city’s Development Engineering Division for consideration. Mitigation Measures: No further mitigation recommended. DocusOgn Envelope ID: 8DD87892-722F-49FA-8E66-152B78710C96 City of Renton Department of Community & Economic Development Al-Mahdi Society of Washington Staff Report to the Environmental Review Committee LUA25-000270, ECF, CU-H Report of October 13, 2025 Page 5 of 5 ERC_Al-Mahdi Society of Washington_251014_v3 (002) 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 the 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 on or before 5:00 p.m. on October 29, 2025. Appeals must be submitted electronically to the City Clerk at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub Monday through Friday. The appeal fee, normally due at the time an appeal is submitted, will be collected at a future date if your appeal is submitted electronically. The appeal submitted in person may be paid on the first floor in our Finance Department. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and additional information regarding the appeal process may be obtained from the City Clerk’s Office, cityclerk@rentonwa.gov. DocusOgn Envelope ID: 8DD87892-722F-49FA-8E66-152B78710C96 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE EXHIBITS Project Name: Al-Mahdi Society of Washington Land Use File Number: LUA25-000270, ECF, CU-H Date of Meeting October 13, 2025 Staff Contact Valerie Porter Senior Planner Project Contact/Applicant Hussein Al-Shamary, 107 SW 110th St, Seattle, WA 98146 Project Location 200 SW 41st 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: Vicinity Map Exhibit 4: Building Floor Plans Exhibit 5: Preliminary Seating/Layout Diagram for Suites 201 and 202 Exhibit 6: Justification for Not Including a Separate Traffic Memo in CUP Application, dated July 30, 2025 Exhibit 7: Environmental (SEPA) Checklist, dated July 17, 2025 Exhibit 8: King County Wastewater Treatment Division (KCWTD) Comment Letter, dated September 4, 2025 Exhibit 9: KCWTD City Response Email, dated September 9, 2025 Exhibit 10: Transportation Concurrency Test Memorandum, dated September 12, 2025 Exhibit 11: Construction Mitigation Description Exhibit 12: Conditional Use Permit (CUP) Justification Statement Exhibit 13: Advisory Notes Docusign Envelope ID: 8DD87892-722F-49FA-8E66-152B78710C96