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HomeMy WebLinkAboutPN_PROJECT_NARRATIVE_CUP_20250829_V1.pdfPage 1 of 3 August 20, 2025 Project No. 25014 CONDITIONAL USE PERMIT (CUP) CUP NARRATIVE SALEH FOUNDATION CENTER 1. Consistency with Plans and Regulations: The applicant is seeking to construct a new 5 -story (35,000 s.f.) mixed use building with onsite and offsite parking with driveway access from Jones Ave NE and utilize building and parking for religious and residential purposes where members of all ages and faith can come together. The vision for this project is to create a space that promotes spiritual growth, social cohesion, educational advancement, and community welfare. Religious Institutions are permitted as a Hearing Examiner Conditional Use within the CA zone. The applicant will apply for a conditional use permit (CUP). The property is zoned Commercial Arterial (CA) and Urban Design District D overlay. The comprehensive plan land use designation is mixed -use (CMU). The surrounding property zoning is CA, R-8 and RC. The Site is bordered by residential condominiums property to the east, commercial property to the south, Jones Ave NE to the west, vacant -undeveloped property and Category III wetland ‘B’ to the north and Category III wetland ‘A’ to the south. Minimum 15 feet front setback, 20 feet clear vision setback and 15 feet structural setback from the wetland buffer will be provided. There are no side and rear yard setbacks in CA zone. Lot coverage in CA zone is limited to 65% maximum of the lot area and 75% if parking is provided within the building. Onsite parking is provided within the building therefore the lot coverage will be within the 75% limit. Proposed lot coverage is 59%. Building height will be under 70 feet for the proposed vertically mixed-use building. There are no minimum requirements for lot size, lot width or depth within the CA zone at this location and no minimum requirement for gross floor area. The proposed use is compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the zoning regulations , development standards and any other plans, programs, maps or ordinances of the City of Renton. 2. Appropriate Location: The project site is located at 4108 and 41XX Jones Ave NE in NW 1/4 of NE 1/4 of Section 32, Township 24 North, Range 5 East, W.M., City of Renton, Washington. The property is zoned Commercial Arterial (CA) and Urban Design District D overlay. There are many parcels in the surrounding area that are vacant and developed as shown on the Neighborhood Detail Map. The site is located on quiet neighborhood street with minimal traffic and noise. There is Korean Antioch Presbyterian church and general-purpose facility building located to the north about 500 feet of the site and near the intersection of Jones Ave NE with NE 43rd Street. Existing Eastside Self Storage facility is located about 200 feet north of the proposed site location. There are vacant and developed residential properties to the south of the proposed site location. Existing parcels located west of Jones Ave NE across from the project site are zoned Resource Conservation (RC), and condominium development is located up the hill on the adjacent parcel to east. The proposed location is suitable for the proposed mixed -use proposal and will not result in the detrimental overconcentration of a particular use within the city or within the immediate area of the proposed use. Salah Foundation Center Page 2 of 3 3. Effect on Adjacent Properties: The site is located in CA zone and consistent with adjacent properties and existing development in the neighborhood. There is Korean Antioch Presbyterian church and general-purpose facility building located to the north about 500 feet of the site and near the intersection of Jones Ave NE with NE 43rd Street. Existing Eastside Self Storage facility is located about 200 feet north of the proposed site location. These existing commercial facilities provide sufficient on-site parking space. The proposed use at the proposed location will not result in substantial or undue adverse effects on adjacent property. 4. Compatibility: The project is compatible with the existing development in the neighborhood (Korean Antioch Presbyterian church, general-purpose facility building and Eastside Self Storage facility). The proposed use of this mixed-use development is compatible with the scale and character of the neighborhood. 5. Parking: The project will provide onsite ground level 20 parking stalls under the proposed building and 42 offsite parking stalls at existing Eastside Self Storage parking lot under mutual agreement. Per the Traffic Memorandum, 44 parking stalls are required. The project completed will provide 66 parking stalls with 18 parking stalls as surplus. The proposed 8 -foot parking lane on Jones Ave NE will also provide additional 7 parking stalls. 6. Traffic: Per the Traffic Memorandum, the proposed facility is expected to generate approximately 2 new off-site vehicle trips during the weekday AM peak hour and 11 trips during the weekday PM peak hour. Peak hours will generally be 7 AM – 9 AM and 4 PM – 6 PM. The proposed onsite ground level parking under the building with 24 feet of two-way drive aisle, commercial driveway approach and proposed frontage improvement will provide safe movement for vehicles and pedestrians. No significant traffic impacts are anticipated or expected to result on the surrounding areas from the proposed development. 7. Noise, Light and Glare: The primary source of off-site noise in the area originates from vehicular traffic present on adjacent streets. Short-term impacts will result from the use of construction equipment during site development and residential construction. Construction will occur during the daylight hours, and in compliance with all noise ordinances. Construction noise is generated by heavy equipment, hand tools and the transporting of construction materials and equipment. Long -term impacts will be those associated with the increased use of property by owners. Construction will be performed during normal daylight hours. Construction equipment will be equipped with noise mufflers. Light and glare will be produced from building lighting. Light will also be produced from vehicles using the site. The light and glare will occur primarily in the evening and before dawn. Street lighting and onsite lighting will be installed in a manner that directs the light downward. The proposed perimeter landscaping will create a partial visual buffer between the proposed building and the surrounding neighborhood areas. Light and glare from the project will not cause hazards or interfere with views. Salah Foundation Center Page 3 of 3 8. Landscaping: There is no outside parking lot proposed therefore the perimeter parking lot landscaping strip per RMC 4-4-070 (H)(4) does not apply. The development standards require that all pervious areas within the property boundaries shall be landscaped. Therefore, all areas of the site not covered by structures required parking, access, circulation or patios, must be landscaped with native, drought-resistant vegetative cover. Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. There is no outside parking lot proposed therefore the perimeter parking lot landscaping strip per RMC 4-4-070 (H)(4) does not apply. Per the proposed landscape plan, ten feet of onsite landscaping is proposed along the frontage behind new right -of-line in the front 15 feet setback. All pervious areas in 15’ structural setbacks and area between building and north property line will be landscaped. The remaining site area is sensitive area and buffers which will be enhanced through buffer mitigation plan with the removal of existing structures, and gravel from the sensitive areas.