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HomeMy WebLinkAboutJ_25_Ren_Morris_Permit_Justification_25.0805 5ft2 Studio Architects, LLC 2625 Northup Way, Ste 100, Bellevue, WA 98004 425-287-1567 info@5ft2studio.com www.5ft2studio.com Conditional Use Permit Justification Statement **Project Title:** In Spirit and In Truth Church – Conditional Use Permit **Project Location:** 211 Morris Avenue South, Renton, WA 98057 **Parcel Number:** 7841800065 **Zoning Designation:** Center Downtown (CD), Commercial Mixed Use (CMU) **Applicant:** In Spirit and In Truth Church 1. Consistency with Plans and Regulations The proposed project to convert an existing office building into a religious institution is consistent with the City of Renton’s Comprehensive Plan and the CD (Center Downtown) zoning district’s intent. While religious institutions are conditionally permitted within the CD zone, this adaptive reuse project aligns with the goals of mixed-use development and community services. The Commercial Mixed Use (CMU) land use designation allows for community facilities and public assembly uses that complement the downtown urban fabric. The proposal involves no exterior expansion and retains the structure’s scale and site coverage. As such, the project supports goals for sustainable reuse, preservation of urban density, and integration of diverse uses into the downtown area. A religious institution aligns with these goals by providing a community-oriented service in the downtown area. Renton’s zoning code explicitly allows religious institutions in the CD zone as a conditional use approved by the Hearing Examiner This means that, subject to meeting the conditional use criteria, a church is an anticipated and permissible use within this district. By applying for a Conditional Use Permit as required, the project is following the City’s established process and framework for such uses. Furthermore, the proposal complies with all relevant development standards for the CD zone. No variances are requested or needed. The existing building’s height, setbacks, and site coverage will remain unchanged, thus continuing to meet the CD zoning standards. The change of use will also adhere to building and fire code requirements for an assembly occupancy (for example, adding fire sprinklers and alarms if required due to the size of the assembly area, as noted by City staff). In summary, the church will operate in full compliance with the City’s plans and regulations, fulfilling the intent of those plans to encourage a diverse mix of uses (including civic and religious uses) in the downtown core. This clear consistency with the Comprehensive Plan policies and zoning provisions meets Criterion 1 of RMC 4-9-030(E). 2. Appropriate Location The subject site is located centrally in downtown Renton and is surrounded by commercial and mixed-use properties. This location is well-suited for a religious institution that can serve as a community anchor and gathering place, consistent with other allowed and conditional uses in the CD zone. The proposal does not result in an overconcentration of religious institutions in the area and introduces a compatible community-oriented use that supports the mixed-use intent of the district. Because the church will occupy an existing building that formerly housed offices, the intensity of use remains within the range that the site and neighborhood have supported in the past. The church’s presence will complement downtown Renton’s role as a regional center by adding a community service use to the area. The immediate vicinity of the site is a commercial downtown environment with a variety of offices, retail shops, and public facilities. Introducing a church at this location will not be detrimental to the area – it will serve the local community and likely draw many of its congregants from nearby neighborhoods, rather than generating an influx of new traffic from far outside the area. With an expected congregation size under 300 people, the scale of activity is appropriate for the downtown context. This site is also well suited for a church because it is centrally located and highly accessible, being near major streets and the Renton Transit Center. Its corner location (near S 2nd Street, a main thoroughfare) provides visibility and easy access. In summary, the site is well suited and beneficial as a location for a church, and the proposed use will not result in any over-concentration of religious institutions in Renton or in the immediate neighborhood. The project thus satisfies Criterion 2 regarding appropriate location. 3. Effect on Adjacent Properties The adaptive reuse of the existing building will not result in undue adverse effects on adjacent properties. The project maintains the building’s height, scale, and current lot coverage. No new shadowing, view blockage, or environmental impacts are anticipated. Traffic and noise impacts are expected to be minimal and intermittent, limited to regular worship services and religious activities. The existing building use (office) and the proposed use (religious assembly) are comparable in their intensity and operational footprint. The proposed use will not have any substantial or undue adverse effects on adjacent properties. All church activities will take place within the existing building, so the use will be largely self-contained. The building’s footprint and height are not changing, which means there will be no new shadows, view obstructions, or physical encroachments affecting neighboring properties. Because the site is already developed, the church will not introduce construction impacts or environmental disturbances to the area. In day-to-day operation, a church use is generally low-impact: it does not produce noxious emissions, heavy truck traffic, or other externalities associated with industrial or intensely commercial uses. Surrounding properties will continue to enjoy the same conditions as they do currently, with the church’s presence being unobtrusive and contained. In terms of timing and intensity of use, the church’s schedule will complement the neighborhood’s existing pattern and avoid conflicts. The busiest time for the church will be on Sunday mornings (for worship services), whereas many nearby downtown businesses (such as offices, banks, and shops) are closed or have minimal activity on Sundays. This means the church’s peak activity occurs during a period when the area is otherwise quiet, so it will not interfere with the operations of adjacent businesses On weekdays, church activities will be comparatively light – perhaps small prayer meetings or administrative office hours – involving only a small number of people at any given time. This level of weekday activity is similar to or less than the prior office use in the building, and thus poses no new impact to neighbors. The church is also not proposing any large nighttime events or noisy social functions that would disturb the area in the evenings. All events will be typical of a place of worship and will conclude at reasonable hours. Given these factors, the proposed use will peacefully coexist with its neighbors. It will not generate noise, traffic, or other nuisances that adversely affect adjacent properties, thereby meeting Criterion 3 of the conditional use standards. 4. Compatibility with Neighborhood Scale and Character The proposed religious institution will maintain the existing one-story building’s architectural character and footprint. Interior modifications will accommodate the new assembly use while repurposing existing rooms for supportive functions such as offices and meeting spaces. The building was previously remodeled and is in good condition. The change in use preserves the overall character of the neighborhood, enhances downtown vitality, and aligns with the community’s mixed-use vision. The proposed church use will be compatible with the scale and character of the surrounding neighborhood. The subject property lies in Renton’s historic downtown, which features a mix of one- to three-story commercial buildings, civic buildings, and some residential or mixed-use structures. The church will occupy an existing one-story commercial building that has been part of this downtown fabric. Because no exterior changes are proposed, the building will retain its current appearance, height, and bulk, which are in harmony with the adjacent buildings. The scale of the building (4,666 square feet, single story) is modest and similar to other structures on the block, ensuring the church does not visually dominate or look out of place. Architectural compatibility is maintained by utilizing the existing facade and site layout. In terms of use and activity, a church is a welcome and fitting neighbor in a downtown setting. Downtown Renton already includes various civic and community uses (for example, the public library and other small congregation spaces), and the church will add to this mix by providing a place for community gathering, service, and support. The character of activities – worship services, community meetings, charitable events – is consistent with Renton’s family-friendly and community-oriented values. The church will also maintain a well-kept appearance of the property, which aligns with the city’s efforts to keep downtown attractive. Operating hours for the church are primarily during daytime and weekend periods, so it will not create late-night disturbances that would conflict with any residential character nearby. By fitting into the existing building and neighborhood rhythm, the church use will be fully compatible with its surroundings, satisfying Criterion 4 (Neighborhood Scale and Character Compatibility). 5. Parking Availability The site includes 20 surface parking stalls, approximately half of which are located on the adjacent lot to the south, owned by Seattle Public Utilities. These stalls are shown in the application plans and will be adjusted to meet accessibility standards, including ADA- compliant spaces. Given the building’s size and proposed use, the parking provision is adequate. Religious institutions typically have peak usage during specific days and times (e.g., weekends), reducing conflict with neighboring weekday commercial uses. Adequate parking is, or will be made, available to support the church use. The site includes an on-site surface parking lot with roughly 20 marked parking stalls that will be dedicated to church attendees edocs.rentonwa.gov . These existing stalls were sufficient for the prior office use and will continue to serve the new use. Importantly, the peak parking demand for the church will occur at times when overall parking demand downtown is lower. For instance, during Sunday services the on-site lot can accommodate many congregants, and there is ample street parking in the vicinity that is typically underutilized on Sunday mornings. The church can also encourage carpooling among members to reduce the number of vehicles. If needed, the church is prepared to implement a joint parking arrangement for additional capacity – for example, utilizing the adjacent Seattle Public Utilities property’s parking area during off-hours, as that area has historically been available for overflow parking for this building edocs.rentonwa.gov . The City’s code for the Center Downtown zone provides flexibility for shared or off-site parking within downtown (with no distance restriction for joint use parking in CD) codepublishing.com , and the church will take advantage of this flexibility to ensure sufficient parking supply. The expected parking demand will remain in line with the existing capacity. While the sanctuary occupancy could be up to 300 persons, not all attendees drive separately. Many arrive as families or groups in one vehicle. Even if a maximum gathering approached 250– 300 people, the estimated number of cars would be far fewer (potentially on the order of 80–100 vehicles, assuming an average of 3 people per car). The on-site 20 stalls, combined with available on-street parking and any negotiated shared parking nearby, can accommodate this level of demand. For typical weekly activities and smaller meetings, the on-site parking will be more than adequate. Additionally, the site’s downtown location means some attendees may walk from nearby residences or workplaces, or use public transit, further reducing vehicle parking needs. The church is committed to managing its events to avoid parking overflow into unauthorized areas – for example, by limiting attendance if needed or providing attendants to direct vehicles to appropriate parking locations. Given these considerations, Criterion 5 (Parking) is met: the project will provide adequate parking for its needs without negatively impacting neighboring properties or the public right-of-way. 6. Traffic Safety and Circulation The church use will not cause adverse traffic impacts and will ensure safe movement for vehicles and pedestrians. The existing street network around the site (Morris Ave S and S 2nd Street, among others) is designed to handle downtown traffic volumes and will comfortably absorb the traffic generated by the church. Notably, the peak traffic period for the church (Sunday morning) occurs when general traffic in the area is minimal edocs.rentonwa.gov . Congregants arriving on Sunday will encounter light street traffic, and police or volunteer traffic control can be arranged if ever necessary during special events, though it is not anticipated to be needed for typical services. The site has a single driveway access on Morris Avenue South, which will continue to be used. This access point has good visibility and is located on a low-speed city street, allowing cars to enter and exit safely. The church will encourage a slow and cautious driving behavior on-site (with signage if needed) to protect pedestrians walking to and from the building. During weekday operations, the traffic levels from the church will be very low – likely only a few vehicle trips during the day for staff or small group attendees. This is comparable to, or less than, the traffic previously generated by the office use (which would have seen employees coming and going during rush hours). In fact, replacing an office with a church may reduce weekday peak-hour traffic, since church activities can be staggered outside of typical commute times. The downtown location also offers alternatives to driving: the site is a short walk from the Renton Transit Center and is served by public transit routes, so some visitors may utilize buses. Many members of the church community might already live or work in the area and can reach the site on foot. Pedestrian infrastructure around the site is well-developed (sidewalks, crosswalks), and the project will not hinder those facilities. In sum, the traffic generated by the church will be safely and efficiently accommodated by existing transportation infrastructure, and the church’s peak usage times will avoid adding strain to peak commute traffic. All these factors demonstrate compliance with Criterion 6 (Traffic) of the conditional use permit criteria. Pedestrian safety and vehicle circulation within the site will be preserved, and any adjustments to parking layout will ensure ADA compliance and maneuverability. 7. Noise, Light, and Glare Mitigation The use will occur within the existing structure, and no significant exterior lighting or noise- generating features are proposed. Any events or services will be held indoors, limiting sound transmission. Potential impacts related to noise, lighting, and glare will be effectively mitigated so that the church does not disturb neighboring properties. All intensive activities (worship music, sermons, gatherings) will occur indoors within the existing building. The building’s walls will help contain sound, and the church will implement additional interior acoustic treatments if necessary to ensure minimal noise leakage. For instance, installing sound-absorbing panels or other acoustic materials on walls can prevent loud music or amplified speech from transmitting outside edocs.rentonwa.gov . The church will also adhere to Renton’s noise ordinance; any amplified sound will be kept at respectful levels, especially during early morning or evening hours. Given that adjacent uses in the immediate area include commercial and utility properties (which are less sensitive to occasional noise than residential uses would be), the risk of causing a noise nuisance is low. Nonetheless, the church is committed to being a good neighbor by controlling its noise – keeping exterior doors closed during services, ending evening events by around 9–10 PM, and avoiding any outdoor loud activities. Light and glare from the site will likewise be minimal and carefully controlled. The church will make use of the existing exterior lighting on the building and in the parking lot, which are typical downward-directed fixtures designed for an urban setting. No additional large lighting installations are proposed. If any exterior lights are added or upgraded, they will use shielded, low-glare fixtures that direct light downward and prevent glare onto neighboring properties edocs.rentonwa.gov . The parking lot lighting will remain on only as long as needed for safety during evening events, and will be turned off or dimmed overnight. Indoor lighting from the church will be visible through windows in the evenings, but this is not unusual for a downtown building and will be similar to when the space was used as an office (with lights on during winter afternoons or early evenings). There will be no flashing lights or illuminated signage that could create glare; any signage will comply with the Downtown Design District regulations and will be modestly lit. In summary, Criterion 7 (Noise, Light, and Glare) is satisfied because the project will not generate noise beyond the levels typical for downtown, and any light or glare will be kept within acceptable limits through proper design and operational practices. 8. Landscaping No exterior site changes are proposed. The site currently meets applicable landscaping standards. Since there are no trees on-site and no ground disturbance planned, existing landscaping and open areas will be maintained. If minor landscaping improvements are recommended during permit review, the applicant is amenable to enhancements that improve site aesthetics and buffer neighboring uses. The project will maintain and, if necessary, enhance landscaping on the site in accordance with City requirements. Since no new construction is proposed outside the existing building footprint, all areas currently not occupied by the building or paving will remain as they are, which includes any existing landscaping. The site is currently paved for parking with some perimeter landscaping; it was noted that no trees are presently located on the parcel edocs.rentonwa.gov . The church (or property owner) will ensure that the existing planted areas are kept in good condition. This will be achieved through regular landscape maintenance – for example, the property owner already contracts landscaping services for the site, and that arrangement will continue to maintain all on-site landscaping (mowing any grass, pruning shrubs, keeping the grounds tidy) edocs.rentonwa.gov . By preserving the existing landscaped strips and planters, the project meets the baseline requirement that all areas not occupied by buildings or pavement remain landscaped. Additionally, the church is open to enhancing the landscaping to meet current code standards or to better buffer the site if needed. Should the City’s review determine that additional landscaping is required (for instance, adding some trees or shrubs around the parking lot edges, or improving the streetscape along Morris Ave S), the applicant will implement those improvements as a condition of approval. The CD zone’s urban design standards may encourage street trees or other plantings, and the project will comply with such standards to contribute to an attractive downtown environment. New landscaping can be installed without difficulty since there is space along the property frontage and perimeter. These plantings would provide further buffering and aesthetic enhancement, benefiting both the church and its neighbors. In conclusion, the project will provide and maintain landscaping in all open areas, consistent with RMC requirements. By retaining existing green elements and adding new ones if required, the proposal satisfies Criterion 8 (Landscaping). Conclusion The proposed conversion of an existing office building into a religious institution at 211 Morris Avenue South meets all the applicable decision criteria for a Conditional Use Permit under RMC 4-9-030. The project supports the City’s Comprehensive Plan, is compatible with surrounding land uses, and preserves the character and function of the neighborhood while providing valuable community service. This proposal provides a low-impact, adaptive reuse of an existing structure, supporting sustainability and efficient land use while enhancing the diversity of services in the downtown area. In Spirit and In Truth Church respectfully requests the City’s approval of this Conditional Use Permit.