HomeMy WebLinkAboutSR_HEX_Al-Mahdi Society of WA_251027_FinalDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_HEX_Al-Mahdi Society of WA_251027_Final
A. REPORT TO THE HEARING EXAMINER
Hearing Date: November 4, 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: Hussein Al-Shamary, 107 SW 110th St, Seattle, WA 98146
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 13,385-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)
Comprehensive Plan 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 modifications 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.
Site Area: 0.80 acres
City of Renton Department of Community & Economic Development
Al-Mahdi Society of Washington
Staff Report to the Hearing Examiner
LUA25-000270, ECF, CU-H
Report of November 4, 2025 Page 2 of 17
SR_HEX_Al-Mahdi Society of WA_251027_Final
B. EXHIBITS:
Exhibits 1-13: As shown in the Environmental Review Committee (ERC) Report
Exhibit 14: Staff Report to the Hearing Examiner
Exhibit 15: Environmental Review Committee Decision dated October 15, 2025
C. GENERAL INFORMATION:
1. Owner(s) of Record: 200 SW 41st, LLC, 200 SW 41st St, Renton, WA 98057
2. Zoning Classification: Commercial Arterial (CA)
Auto Mall - Area C
3. Comprehensive Plan Land Use
Designation:
Employment Area (EA)
4. Existing Site Use: Two-story office building
5. Critical Areas: High seismic hazard area
6. Neighborhood Characteristics:
a. North: Retail – Vehicle sales. Commercial Arterial (CA) Zoning District; Employment Area
(EA) Comprehensive Plan Designation
b. East:
Retail – Drive-in/drive-through services at eating and drinking establishments, fast-
food restaurant. Commercial Arterial (CA) Zoning District; Employment Area (EA)
Comprehensive Plan Designation
c. South: Offices. Commercial Office (CO) Zoning District; Employment Area (EA)
Comprehensive Plan Designation
d. West: Office/Professional Services and Warehouse. Medium Industrial (IM) Zoning District;
Employment Area (EA) Comprehensive Plan Designation
7. Site Area: 0.80 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 6153 01/1/2025
Zoning N/A 6160 06/24/2025
Annexation (S 180th) N/A 1745 04/19/1959
Baze Professional Center LUA04-016 N/A 04/09/2004
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. The site is in the Valley 196 Pressure
zone. There is an existing 12-inch (12”) water main located in SW 41st St. There is an existing 12-
inch (12”) water main located in the access driveway to the east of the project site.
City of Renton Department of Community & Economic Development
Al-Mahdi Society of Washington
Staff Report to the Hearing Examiner
LUA25-000270, ECF, CU-H
Report of November 4, 2025 Page 3 of 17
SR_HEX_Al-Mahdi Society of WA_251027_Final
b. Sewer: Sewer service is provided by the City of Renton. There is an existing eight-inch (8”) gravity
wastewater main located in SW 41st St and an existing six-inch (6”) side sewer serving the existing
building, which is connecting to the eight-inch (8”) sewer main in SW 41st St.
c. Surface/Storm Water: There is an existing private eight-inch (8”) conveyance system on-site.
2. Streets: The proposed development fronts SW 41st St along the south property line and is
surrounded by private property on all other sides. SW 41st St is classified as a Collector Arterial
Street. According to the King County Assessor map, the existing right-of-way (ROW) width is 80 feet
(80’), which consists of an approximate 56-foot (56’) wide paved road, and on the project side, a one-
half foot (0.5’) curb, five-foot (5’) wide landscape strip, six-foot (6’) wide sidewalk, and four-foot (4’)
wide clear space.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Zoning Districts – Uses and Standards
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 4-3-040: Automall District
b. Section 4-3-050: Critical Areas Regulations
3. Chapter 4 City-Wide Property Development Standards
a. Section 4-4-075: Lighting, Exterior On-Site
b. Section 4-4-080: Parking, Loading and Driveway Regulations
c. Section 4-4-090: Refuse and Recycles Standards
4. Chapter 9 Permits – Specific
a. Section 4-9-030: Conditional Use Permits
5. 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
August 19, 2025 and determined the application complete on August 25, 2025. The project complies
with the 170-day review time period.
2. The project site is located at 200 SW 41st St, Renton, WA 98057.
3. The project site is currently developed with an existing 13,385-square-foot multi-tenant office
building and associated surface parking lot with 55 stalls.
City of Renton Department of Community & Economic Development
Al-Mahdi Society of Washington
Staff Report to the Hearing Examiner
LUA25-000270, ECF, CU-H
Report of November 4, 2025 Page 4 of 17
SR_HEX_Al-Mahdi Society of WA_251027_Final
4. Access to the site is provided via a drive aisle off of SW 41st St.
5. The property is located within the Employment Area (EA) Comprehensive Plan land use designation.
6. The site is located within the Commercial Arterial (CA) zoning classification.
7. There are approximately 13 trees located on-site, of which the applicant is proposing to retain a total
of 13 trees.
8. The site is located within a high seismic hazard area.
9. The applicant is proposing to change the use of four (4) rooms totaling approximately 4,483 square
feet from an office use to a religious facility use (Exhibit 4).
10. Staff received one (1) public comment letter from the King County Wastewater Treatment Division
(WTD) reminding the city to notify King County when the change of use occurs to ensure capacity
charges related to the sewer system are properly assessed (Exhibit 8). A response was provided
(Exhibit 9) and the letter was forwarded to the Engineering Division.
11. 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 October 15, 2025 the Environmental Review Committee issued a Determination of
Non-Significance - Mitigated (DNS-M) for the Al-Mahdi Society of Washington project (Exhibit 15). A
14-day appeal period commenced on October 15, 2025 and ended on October 29, 2025. No appeals
of the threshold determination have been filed as of the date of this report.
13. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee
(ERC) issued the following mitigation measure with the Determination of Non-Significance –
Mitigated:
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.
14. 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.
15. Comprehensive Plan Compliance: The site is designated Employment Area (EA) on the City’s
Comprehensive Plan Map. The EA is intended to provide a significant economic development and
employment base for the city, maintain a variety and balance of uses through zoning that promotes
the gradual transition of uses on sites with good access, and visibility to more intensive commercial
and office uses. The proposal is compliant with the following development standards if all conditions
of approval are met:
Compliance Comprehensive Plan Analysis
✓
Goal LU-M: Encourage a mix of industrial, high technology, office, and commercial
activities in Employment Areas to strengthen Renton’s employment base and spur
economic growth.
✓ Goal LU-29: Preserve and enhance existing vegetation and tree canopy coverage
to improve wildlife habitat quality.
City of Renton Department of Community & Economic Development
Al-Mahdi Society of Washington
Staff Report to the Hearing Examiner
LUA25-000270, ECF, CU-H
Report of November 4, 2025 Page 5 of 17
SR_HEX_Al-Mahdi Society of WA_251027_Final
✓
Policy LU-49: Encourage the creation and maintenance of places and events
throughout the community where people can gather and interact. Allow for
flexibility in public gathering places to encourage place-making efforts and
activities.
✓
Policy LU-54: Protect public scenic views and public view corridors, including
Renton’s physical, visual, and perceptual linkages to Lake Washington and the
Cedar River.
16. Zoning Development Standard Compliance: The purpose of the Commercial Arterial (CA) zone is to
evolve from “strip commercial” linear business districts to business areas characterized by
enhanced site planning and pedestrian orientation, incorporating efficient parking lot design,
coordinated access, amenities and boulevard treatment with greater densities. The CA zone provides
for a wide variety of retail sales, services, and other commercial activities along high-volume traffic
corridors. Residential uses may be integrated into the zone through mixed-use buildings. The zone
includes the designated Automall District. The proposal is compliant with the following development
standards, as outlined in RMC 4-2-120A, if all conditions of approval are met:
Compliance CA Zone Develop Standards and Analysis
✓
Use: The applicant is proposing a change of use to convert four (4) existing
commercial suites to be used for a religious institution with associated social
services. No exterior improvements to the existing building are proposed. The
proposed project is limited to a change of use and interior tenant improvements.
Staff Comment: Per RMC 4-2-060, Zoning Use Table, Uses Allowed in Zoning
Designations, the religious institution use and the associated social services use
may be a permitted use subject to review by the Hearing Examiner to establish
conditions to protect public health, safety and welfare.
✓
Density: The minimum density required in the CA zone is 20.0 dwelling units per
net acre. The maximum density permitted is 60 dwelling units per net acre in the
City Center and Highlands Community Planning Areas and 30 dwelling units per
net acre in the East Plateau and Kennydale Community Planning Areas. Net
density is calculated after the deduction of sensitive areas, areas intended for
public right-of-way, and private access easements.
Staff Comment: No residential units are being proposed as part of the proposal.
✓
Lot Dimensions: The minimum lot size required in the CA zone is 5,000 sq. ft.
There are no minimum lot width or depth requirements.
Staff Comment: Not applicable. The existing lot is 35,000 square feet in size, and
a subdivision is not being proposed.
✓
Setbacks: The minimum front yard setback is 15 ft. A maximum front yard
setback of 20 ft. is required. The minimum secondary front yard setback is 15
ft. The minimum setback may be modified through the site plan review process if
it can be demonstrated to the Administrator’s satisfaction that the criteria as set
forth in RMC 4-2-120C.16 can be met: The maximum secondary front yard
setback is 20 feet. The maximum setback may be modified through the site plan
review process if the applicant can demonstrate that the proposed development
City of Renton Department of Community & Economic Development
Al-Mahdi Society of Washington
Staff Report to the Hearing Examiner
LUA25-000270, ECF, CU-H
Report of November 4, 2025 Page 6 of 17
SR_HEX_Al-Mahdi Society of WA_251027_Final
meets criteria set forth in RMC 4-2-120C.15. There are no minimum side or rear
yard setbacks, except 15 ft. if the lot abuts or is adjacent to a lot zoned residential.
Staff Comment: The existing building is set back between 15 feet (15’) and 20 feet
(20’) from SW 41st St. The proposal does not include any additions or alterations
to the existing building footprint.
✓
Building Standards: The CA zone has a maximum building coverage 65% of total
lot area or 75% if parking is provided within the building or within an on-site
parking garage. The maximum building height permitted is 50 ft., except 70 ft. if
the building is mixed use. Heights may exceed the Zone’s maximum height with a
Conditional Use Permit.
Staff Comment: The existing building does not cover more than 25 percent (25%)
of the lot and complies with building coverage requirements. The proposal does
not include any additions or alterations to the existing building footprint.
✓
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. 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
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.
All parking lots shall have perimeter landscaping as follows:
Such landscaping shall be at least ten feet (10') in width as measured from the
street right-of-way. Standards for planting shall be as follows:
City of Renton Department of Community & Economic Development
Al-Mahdi Society of Washington
Staff Report to the Hearing Examiner
LUA25-000270, ECF, CU-H
Report of November 4, 2025 Page 7 of 17
SR_HEX_Al-Mahdi Society of WA_251027_Final
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-
family, commercial, and industrial uses at an average minimum rate of
one tree per thirty (30) lineal feet of street frontage.
b. Shrubs at the minimum rate of one per twenty (20) square feet of
landscaped area. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover in sufficient quantities to provide at least ninety percent
(90%) coverage of the landscaped area within three (3) years of
installation.
Surface parking lots with more than fourteen (14) stalls shall be landscaped as
follows:
Surface parking lots with between 15 and 50 spaces shall provide 15 sf of
landscaping per parking space, 51 and 99 spaces shall provide 25 sf of
landscaping per parking space, and 100 or more spaces shall provide 35 sf of
landscaping per parking space. Any interior parking lot landscaping area shall be
sized to dimensions of at least eight feet (8') by twelve feet (12'). Landscaping
shall be dispersed throughout the parking area and shall include a mixture of
trees, shrubs, and groundcover as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-
family, commercial, and industrial uses. At least one tree for every six (6)
parking spaces within the lot interior shall be planted.
b. Shrubs at the minimum rate of one per twenty (20) square feet of
landscaped area shall be planted. Up to fifty percent (50%) of shrubs may
be deciduous.
c. Ground cover shall be planted in sufficient quantities to provide at least
ninety percent (90%) coverage of the landscaped area within three (3)
years of installation.
d. There shall be no more than fifty feet (50') between parking stalls and an
interior parking lot landscape area.
All of the landscaped area that is not planted with trees and shrubs or covered
with a tree grate must be planted in ground cover plants, which may include
grasses. Mulch must be confined to areas underneath plants and is not a
substitute for ground cover plants.
Ground cover plants, other than grasses, must be at least the four-inch (4") pot
size, provided such plants have well-developed roots and are not root bound or J-
rooted; alternative standards may be applied pursuant to RMC 4-4-070C. Area
planted in ground cover plants, other than grass seed or sod, must be planted in
triangular spacing. Ground cover plants must be planted at a density that will
cover the entire area within three (3) years.
All shrubs must be of sufficient size and number to meet the required standards
within three (3) years of planting. Shrubs must be at least a two (2) gallon
container size at planting. Shrubs shall be in beds that include a layer of mulch at
least two inches (2") in depth.
Broadleaf trees must be a minimum of two-inch (2") caliper. Conifer trees at the
time of planting must be fully branched and a minimum of six feet (6') in height.
City of Renton Department of Community & Economic Development
Al-Mahdi Society of Washington
Staff Report to the Hearing Examiner
LUA25-000270, ECF, CU-H
Report of November 4, 2025 Page 8 of 17
SR_HEX_Al-Mahdi Society of WA_251027_Final
Except for trees with a tree grate, trees shall include a mulch ring that has a depth
of at least three inches (3") and is at least three feet (3') in radius around the tree.
When a Commercial Zoned Lot or Use Is Abutting a Residential Zone, a fifteen-
foot (15') wide partially sight-obscuring landscaped visual barrier, or ten-foot (10')
wide fully sight-obscuring landscaped visual barrier, is required along the
common property line.
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: The site contains a landscape strip no less than 15 feet (15’)
between the building and public street, as well as interior landscaping provided
by landscape islands at the end of each row of parking. The site also provides
landscaping along the perimeter of the parking lot. No site improvements are
being proposed as part of the proposal.
✓
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/ or cottonwoods are used as part of an approved enhancement project within
a critical area or its buffer.
Staff Comment: The site contains approximately 13 trees, all of which will remain.
The proposal does not include any landscaping alterations to the site.
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: Not applicable, as no new surface or roof mounted utility
equipment is proposed.
Compliant if
condition of
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
City of Renton Department of Community & Economic Development
Al-Mahdi Society of Washington
Staff Report to the Hearing Examiner
LUA25-000270, ECF, CU-H
Report of November 4, 2025 Page 9 of 17
SR_HEX_Al-Mahdi Society of WA_251027_Final
approval is
met
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: A waste enclosure housing two (2) waste containers is located at
the rear of the building within the parking lot. The front gate of the waste enclosure
appears to be damaged and not functioning as intended, resulting in insufficient
screening of the waste containers. To ensure the site meets applicable refuse and
recycling standards, as well as the screening requirement, staff recommends a
condition of approval that the applicant repair or replace the fencing on the
existing waste enclosure to ensure adequate screening of the weather-proofed
containers. A detailed refuse and recycling screening area plan shall be reviewed
and approved by the Current Planning Project Manager prior to building
occupancy.
✓
Vehicular Access: A connection shall be provided for site-to-site vehicle access
ways, where topographically feasible, to allow a smooth flow of traffic across
abutting CA lots without the need to use a street. Access may comprise the aisle
between rows of parking stalls, but is not allowed between a building and a public
street.
Staff Comment: Primary access to the site is being gained from a drive aisle off
SW 41st St, which also provides access to the lots directly east and north of the
subject site. The drive aisle allows a vehicle the ability to access several adjacent
parcels without the use of a public street, providing a seamless connection. No
additional accessways are being proposed as part of the scope of work.
✓
Parking: Parking regulations require a minimum and maximum of 1 parking stalls
for every 5 seats in the main auditorium. However, in no case shall there be less
than 10 spaces.
According to Code Interpretation, CI-188, effective on June 17, 2025, the
standard parking stall dimensions are 8 feet by 20 feet. Per 4-4-080, compact stall
dimensions are 8 ½ feet by 16 feet.
Staff Comment: A preliminary seating chart shows a total of 95 seats for Suites
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 approximately 55 parking
stalls. The proposed community-oriented, multi-purpose center would operate
weekend-only programs (Friday, Saturday, and Sunday). The remaining suites
would continue to be used as office space, operating between 7 a.m. to 6 p.m.,
with visitors using the surface parking lot. The applicant is proposing to occupy
the space between 6 p.m. and 10 p.m., which is outside typical business hours
and does not conflict with other businesses using the building. 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. Also, to ensure adequate
parking, the applicant will encourage attendees to carpool and utilize rideshare
services.
City of Renton Department of Community & Economic Development
Al-Mahdi Society of Washington
Staff Report to the Hearing Examiner
LUA25-000270, ECF, CU-H
Report of November 4, 2025 Page 10 of 17
SR_HEX_Al-Mahdi Society of WA_251027_Final
✓
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 for all
non-residential developments that exceed four thousand (4,000) gross square
feet in size.
Staff Comment: Currently, the site does not provide bicycle parking. No changes
to the building or site are being proposed. Staff recommends that the applicant
provide a secure extended use bicycle parking area prior to building occupancy.
✓
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: Fencing is not being provided on-site, except for the waste
storage area, which is a chain-link fence with green vinyl slates that will remain.
The proposal does not include any alterations to the site.
N/A
Lighting:
Guidelines: Lighting that is appropriate to the architectural character of the
neighborhood and of a human scale shall be provided. Lighting shall be minimal
where possible to achieve the desired purpose. Light spillover for all lighting, as
well as single source lighting of large areas shall be avoided.
Standards:
a. Lighting shall be limited to illumination of surfaces intended for pedestrians,
vehicles, or key architectural features.
b. Street lighting on residential access streets and limited residential access
streets is required. Lighting facilities and fixtures shall be located outside public
right-of-way unless owned, operated and maintained by a power utility franchise.
Street lights shall be no taller than sixteen feet (16') and placed at regular intervals
of no more than two hundred feet (200') on internal roadways and installed in
accordance with chapter 4-6 RMC.
c. Lighting for residential access streets, limited residential access streets,
alleyways, common greens, and parks shall be low intensity. Lighting for common
greens and parks shall be downlighting.
City of Renton Department of Community & Economic Development
Al-Mahdi Society of Washington
Staff Report to the Hearing Examiner
LUA25-000270, ECF, CU-H
Report of November 4, 2025 Page 11 of 17
SR_HEX_Al-Mahdi Society of WA_251027_Final
d. All exterior house lighting shall be downlighting or placed beneath building
eaves to prevent light projecting upward.
e. If alley lights are mounted on a garage, they shall be no higher than eight feet
(8') above ground and directed away from adjacent backyards and structures.
f. Sidewalks and pathways not otherwise illuminated by street lighting shall be lit
with ornamental downlighting fixtures that shall not exceed twelve feet (12') in
height.
Staff Comment: Not applicable, as no changes are proposed to the existing
building or parking lot lighting.
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:
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. A standard 15-foot building
setback is required for all structures from Protected Slope areas.
A 50-foot buffer and 15-foot building setback are required from Very High
Landslide Hazard Areas.
Staff Comment: The project site is located within a high seismic hazard area.
However, 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.
18. Automall Area “C” Overlay District: The Automall Area C Overlay District is intended to implement
the Renton Automall Improvement Plan by guiding the redevelopment of the Automall District.
Properties within Area C include those properties bounded by SR-167 on the east, Lind Ave SW on the
west, SW 41st St on the south, and the approximate course of Panther Creek on the north. The
proposal is compliant with the following development standards, as outlined in RMC 4-3-040,
Automall District, if all conditions of approval are met:
Compliance Automall Standards and Analysis
✓
Allowed Uses: All uses permitted by the underlying zoning are permitted in the
Automall Area C Overlay District.
Staff Comment: See FOF 16, Zoning Development Standard Compliance: Use.
N/A
Service Area Orientation: Service areas shall not face public street frontage.
Staff Comment: The existing building does not provide a service area. Therefore,
this requirement is not applicable.
N/A
Landscaping – Street frontage requirements for lots that abut Lind Avenue
S.W., S.W. Grady Way, Talbot Road S. (SR-515), East Valley Road, or Rainier
Avenue S.: A 15-foot-wide landscape strip along these street frontages. This
frontage requirement is in lieu of the frontage requirement listed for the zone in
chapter 4-2 RMC.
City of Renton Department of Community & Economic Development
Al-Mahdi Society of Washington
Staff Report to the Hearing Examiner
LUA25-000270, ECF, CU-H
Report of November 4, 2025 Page 12 of 17
SR_HEX_Al-Mahdi Society of WA_251027_Final
Staff Comment: The site is not located on one of the listed roads. Therefore, this
requirement is not applicable.
N/A
Landscaping: Minimum 2.5% of the gross site area shall be provided as on-site
landscaping. Landscaping shall be consolidated and located at site entries,
building fronts, or other visually prominent locations as approved through the site
plan development review process. Minimum landscaping may be reduced to 2%
of the gross site area where bioretention, permeable paving, or other low impact
development techniques consistent with the Surface Water Design Manual are
integrated.
All landscaping is subject to maintenance pursuant to RMC 4-4-070P.
Staff Comment: The site is not proposing any exterior modifications and does not
meet the cost threshold that would trigger bringing the site into compliance.
Therefore, this requirement is not applicable.
N/A
Wheel Stops: If frontage landscaping is relocated, then permanent wheel stops
or continuous curbs must be installed a minimum of 2.5 feet from sidewalks to
prevent bumper overhang of sidewalks. Where these requirements differ from the
requirements of the parking, loading and driveway regulations of chapter 4-4
RMC, these requirements shall govern.
Staff Comment: This requirement is not applicable.
N/A
Customer Parking: Customer parking shall be designated and striped near entry
drives and visible from public streets. Where possible, customer parking shall be
combined with abutting dealership customer parking and shared access. Where
these requirements differ from the requirements of the parking, loading and
driveway regulations of chapter 4-4 RMC, these requirements shall govern.
Staff Comment: The proposed use is not a dealership, which this requirement is
intended to regulate. Therefore, this requirement is not applicable.
N/A
Automall Right-of-Way Improvement Plan Coordination: Development shall
be coordinated with the adopted right-of-way improvement plan which
addresses gateways, signage, landscaping, and shared access.
Staff Comment: This requirement is not applicable.
N/A
Automall Improvement Plan Compliance: All development shall coordinate
with the Automall Improvement Plan adopted by Resolution No. 3457. The plan
addresses potential street vacations, right-of-way improvements, area
gateways, signage, landscaping, circulation, and shared access.
Staff Comment: This requirement is not applicable.
19. Conditional Use Analysis: The applicant is requesting a Conditional Use Permit to allow for four (4)
of the existing commercial suites to be used for a religious institution and social services. 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
Al-Mahdi Society of Washington
Staff Report to the Hearing Examiner
LUA25-000270, ECF, CU-H
Report of November 4, 2025 Page 13 of 17
SR_HEX_Al-Mahdi Society of WA_251027_Final
Comprehensive Plan, the zoning regulations and any other plans, programs,
maps or ordinances of the City of Renton.
Staff Comment: See FOF 15 and FOF 16 for Comprehensive Plan and zoning
regulation compliance, respectively.
✓
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 suites are in an existing
commercial building with ample parking, accessibility, and minimal conflicts with
nearby properties. The applicant further contends that the site is well suited to
host community programming due to its layout, existing infrastructure, and
central location for Renton-area families.
Staff has reviewed the request and concurs that the proposed location is suitable
for the proposed use. The subject site is surrounded by several retail and office
uses. The location of the proposed use would not result in an overconcentration
of the use as there are less than five (5) religious facilities within a one-mile radius
of the site, and again, is well suited for the proposed location.
✓
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 use is compatible with
neighboring tenants. The applicant further contends that most programming
would occur outside of typical business hours, with weekend and evening events
reducing potential conflicts. No significant noise, traffic, or public disruption is
anticipated.
Staff concurs the proposed cultural and religious facility would be located within
an existing space that is in an established commercial area and would not result
in substantial or undue adverse effects 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 building’s structure, design, and
layout are well suited for flexible community use. In addition, the applicant
maintains that the activities proposed are compatible with the surrounding office,
service, and commercial uses.
Staff concurs that activities related to the proposed religious institution with
associated social services would be held within the existing building and the
building would continue to be compatible with the scale and character of the
neighborhood.
✓
e. Parking: Adequate parking is, or will be made, available.
Staff Comment: The applicant contends that the project site includes shared
parking typical for a commercial office plaza. The community center activities are
scheduled for low-traffic periods (evenings and weekends), reducing pressure on
daytime parking demands.
City of Renton Department of Community & Economic Development
Al-Mahdi Society of Washington
Staff Report to the Hearing Examiner
LUA25-000270, ECF, CU-H
Report of November 4, 2025 Page 14 of 17
SR_HEX_Al-Mahdi Society of WA_251027_Final
Staff concurs that adequate parking would be provided for the proposed use.
Please see FOF 16, Zoning Development Standard, above for analysis.
✓
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 minimal traffic impact is
anticipated. The site is accessible via SW 41st St and has existing access
infrastructure in place.
Staff concurs that the proposed use would not generate a significant number of
new trips. In addition, the proposal passed the city’s Transportation Concurrency
Test (Exhibit 10). The site has an existing surface parking lot with a pedestrian
walkway between the building and parking stalls. The existing parking lot provides
safe movement for both vehicles and pedestrians.
✓
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 all activities would occur indoors. No
excessive noise, lighting, or glare is expected. According to the applicant,
programming is limited to modest group sizes and is not intended for large-scale
or amplified outdoor events.
Staff concurs the proposed use to operate within the existing building would not
generate noise, light, and glare impacts. No exterior modifications are being
proposed.
✓
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 no landscaping changes are
proposed. In addition, existing conditions would be maintained, and no exterior
modifications are being requested.
Staff concurs the site already contains landscaping consisting of trees, shrubs,
and groundcover. Landscaping is being provided along the street frontage and the
perimeter of the parking lot. The site is not proposing any site alterations, and the
proposal does not meet the cost threshold (improvements equal to or greater
than fifty percent [50%] of the assessed property valuation) that would trigger
bringing the site into compliance with landscape requirements. It is the property
owner’s responsibility to maintain plantings in a healthy, growing condition and
to replace any that are dead or dying.
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
City of Renton Department of Community & Economic Development
Al-Mahdi Society of Washington
Staff Report to the Hearing Examiner
LUA25-000270, ECF, CU-H
Report of November 4, 2025 Page 15 of 17
SR_HEX_Al-Mahdi Society of WA_251027_Final
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: This requirement is 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: This requirement is 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;
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.
City of Renton Department of Community & Economic Development
Al-Mahdi Society of Washington
Staff Report to the Hearing Examiner
LUA25-000270, ECF, CU-H
Report of November 4, 2025 Page 16 of 17
SR_HEX_Al-Mahdi Society of WA_251027_Final
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: This requirement is not applicable.
20. 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.
Staff Comment: Fire Impact Fees for a church use are less than that for medical
office use, and thus no Fire Impact Fees would apply in this case.
✓
Transportation:
Staff Comment: The proposal has passed the city’s Transportation Concurrency
Test based upon the test of the citywide Transportation Plan, consideration of
growth levels included in the LOS-tested Transportation Plan, payment of
Transportation Mitigation Fee, an application of site specific mitigation, and the
proposed development has met City of Renton transportation concurrency
requirements. Therefore, at this time, staff does not recommend any site mitigation
measures related to traffic impacts. The project will be subject to Transportation
Impact Fees applicable at the time of building permit issuance.
✓
Storm Water:
Staff Comment: The applicant is not proposing any building or site modifications.
Therefore, additional stormwater improvements are not necessary or required.
See Surface Water Advisory Comments (Exhibit 13) for more information.
✓
Water and Sanitary Sewer:
Staff Comment: The applicant is not proposing to add additional water or sewer
service to the property and no additional water or sewer improvements will be
required. See Water and Sewer Advisory Comments (Exhibit 13) for more
information.
I. CONCLUSIONS:
1. The subject site is located in the Employment Area (EA) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 5 and FOF 15.
2. The subject site is located in the Commercial Arterial (CA) 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 16.
3. The proposed Conditional Use Permit complies with the Automall Area “C” Overlay District
regulations provided the applicant complies with City Code and conditions of approval, see FOF 17.
City of Renton Department of Community & Economic Development
Al-Mahdi Society of Washington
Staff Report to the Hearing Examiner
LUA25-000270, ECF, CU-H
Report of November 4, 2025 Page 17 of 17
SR_HEX_Al-Mahdi Society of WA_251027_Final
4. The proposed Conditional Use Permit complies with the Conditional Use Permit decisional criteria
as established by the City Code and state law provided the applicant complies with all advisory notes
and conditions of approval contained herein, see FOF 18.
5. There are adequate public services and facilities to accommodate the proposed Error! Reference
source not found., see FOF 19.
J. RECOMMENDATION:
Staff recommends approval of the Al-Mahdi Society of Washington, File No. LUA25-000270, ECF, CU-H,
as depicted in (Exhibits 2-5), subject to the following conditions:
1. The applicant shall comply with the mitigation measure issued as part of the Determination of Non-
Significance Mitigated, dated October 15, 2025, which is:
a. 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.
2. The applicant shall repair or replace the fencing on the existing waste enclosure to ensure adequate
screening of the weather-proofed containers. A detailed refuse and recycling screening area plan
shall be reviewed and approved by the Current Planning Project Manager prior to building
occupancy.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
Al-Mahdi Society of Washington
Land Use File Number:
LUA25-000270, ECF, CU-H
Date of Hearing
November 4, 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
(APN: 1253600050)
The following exhibits are included with the Staff Report to the Hearing Examiner:
Exhibits 1-13: As shown in the Environmental Review Committee (ERC) Report
Exhibit 14: Staff Report to the Hearing Examiner
Exhibit 15: Environmental Review Committee Decision dated October 15, 2025