Loading...
HomeMy WebLinkAboutHEX_West African Community Center CUP_FINALDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map HEX_West African Community Center CUP_FINAL A. REPORT TO THE HEARING EXAMINER Hearing Date: November 18, 2025 Project File Number: PR24-000090 Project Name: West African Community Center Land Use File Number: LUA24-000390, CU-H, ECF Project Manager: Jill Ding, Senior Planner Owner/Applicant: West African Community Center, 505 S 4th St, Renton, WA 98057 Contact: Constance Proctor, Century Law Firm, PLLC, 2135 112th Ave NE, Bellevue, WA 98004 Project Location: 505 S 4th St, Renton, WA 98057 (APNs 7839800145 and 7839800190) Project Summary: The applicant is requesting a Hearing Examiner Conditional Use Permit and Environmental (SEPA) Review to operate a social service organization (West African Community Center) on the project site. The project site is comprised of two (2) parcels totaling approximately 17,140 square feet in area within the Center Downtown (CD) zone, Urban Design District A, and Commercial and Mixed-Use (CMU) Comprehensive Plan land use designation. The West African Community Center is proposing to occupy an existing 11,465-square-foot, two- story building that was previously occupied by a window coverings company for retail operations, warehousing, manufacturing, and office space. The proposal includes minor internal tenant improvements for office uses, a retail sundries store, tutoring services, volunteer services, and community board meetings. Access to the site is provided via an alley off S 4th St along the west boundary of the project site to an existing surface parking lot located to the rear of the existing building. According to COR Maps, a high seismic hazard area and wellhead protection areas (zones 1 and 2) are mapped on the project site. Site Area: 17,140 square feet (0.39 acres) City of Renton Department of Community & Economic Development West African Community Center Staff Report to the Hearing Examiner LUA24-000390, CU-H, ECF Report of November 18, 2025 Page 2 of 17 HEX_West African Community Center CUP_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: SEPA Determination of Non-Significance (DNS), dated October 13, 2025 Exhibit 16: Project Narrative Exhibit 17: Conditional Use Justification Exhibit 18: Parking Exhibit Exhibit 19: Incomplete Notice, dated January 13, 2025 Exhibit 20: Acceptance Letter, dated September 18, 2025 C. GENERAL INFORMATION: 1. Owner(s) of Record: West African Community Center 505 S 4th St Renton, WA 98057 2. Zoning Classification: Center Downtown (CD) Urban Design District A 3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU) 4. Existing Site Use: An existing 11,465-square-foot, two-story building that was previously occupied by a window coverings company is located on the project site. 5. Critical Areas: According to City of Renton (COR) Maps, high seismic hazard areas and Downtown Wellhead Protection Area Zones 1 and 2 are mapped on the project site. 6. Neighborhood Characteristics: a. North: Multi-family residential, Residential-14 (R-14) zone and Residential High Density (RHD) land use designation b. East: Renton Chamber of Commerce, Center Downtown (CD) zone and Commercial Mixed Use (CMU) land use designation c. South: Renton Chamber of Commerce parking lot, Center Downtown (CD) zone and Commercial Mixed Use (CMU) land use designation d. West: St Anthony Parish Hall, Center Downtown (CD) zone and Commercial Mixed Use (CMU) land use designation 7. Site Area: 17,140 square feet (0.39 acres) D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date City of Renton Department of Community & Economic Development West African Community Center Staff Report to the Hearing Examiner LUA24-000390, CU-H, ECF Report of November 18, 2025 Page 3 of 17 HEX_West African Community Center CUP_FINAL Comprehensive Plan N/A 6153 01/01/2025 Zoning N/A 6160 06/24/2025 Annexation (Incorporation) A-00-000 0 09/06/1901 E. PUBLIC SERVICES: 1. Existing Utilities: a. Water: The proposed development is within the City of Renton water service area. There is an existing six-inch (6”) cast iron water main north of the site in S 4th St that can deliver 1,400 gpm. b. Sewer: The proposed development is within the City of Renton sewer service area. There is an existing eight-inch (8”) polyvinyl chloride sewer main located in S 4th St and an eight-inch (8”) polyvinyl chloride main located in the alley on the west side of the parcel. c. Surface/Storm Water: There is an existing six-inch (6”) concrete storm main located in S 4th St. 2. Streets: The proposed development fronts S 4th St to the north, Smithers Ave S to the east, and an alley to the west. 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 4-3-050: Critical Area Regulations b. Section 4-3-100: Urban Design Regulations 3. Chapter 4 City-Wide Property Development Standards 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 5. Chapter 9 Permits – Specific a. Section 4-9-030: Conditional Use Permits 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element City of Renton Department of Community & Economic Development West African Community Center Staff Report to the Hearing Examiner LUA24-000390, CU-H, ECF Report of November 18, 2025 Page 4 of 17 HEX_West African Community Center CUP_FINAL H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on December 23, 2024, however the project was deemed incomplete on January 13, 2025 (Exhibit 19). The missing information was submitted on September 8, 2025 and the application was determined complete on September 18, 2025 (Exhibit 20). The project complies with the 170-day review time period. 2. The project site is located at 505 S 4th St, Renton, WA 98057. 3. The project site is currently developed with an existing 11,465-square-foot building, formerly used as a window coverings company. 4. Access to the site would be provided via an existing alley off S 4th St along the west property line. 5. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use designation. 6. The site is located within the Center Downtown (CD) zoning classification and within Design District A. 7. There are no trees located on-site, however there are four (4) street trees located within the Smithers Ave S right-of-way along the east side of the project site. No trees are proposed for removal. 8. The site is mapped with high seismic hazard areas and Downtown Wellhead Protection Area Zones 1 and 2. 9. No grading is proposed as no exterior excavation is proposed. 10. The applicant is proposing to occupy the space as soon as approvals are received. 11. Staff received two (2) agency comment letters (Exhibits 7 & 9) and one (1) public comment letter (Exhibit 11). To address agency comments received, the ERC Report (Exhibit 1) included a discussion on archaeologic preservation and utilities. In addition, staff provided a written response to the comments received (Exhibits 8 & 10). To address the pubic comments, an analysis is included in this report addressing parking. In addition, staff provided a written response (Exhibit 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 13, 2025 the Environmental Review Committee issued a Determination of Non-Significance (DNS) for the West African Community Center (Exhibit 15). A 14-day appeal period commenced on October 13, 2025 and ended on October 27, 2025. No appeals of the threshold determination were filed. 13. 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. 14. Comprehensive Plan Compliance: The site is designated Commercial & Mixed Use (CMU) on the City’s Comprehensive Plan Map. The intention of this designation is to transform strip commercial development into business districts through the maximization of uses and with cohesive site planning, landscaping, signage, circulation, parking, and the provision of public amenity features. The proposal is compliant with the following development standards if all conditions of approval are met: Compliance Comprehensive Plan Analysis City of Renton Department of Community & Economic Development West African Community Center Staff Report to the Hearing Examiner LUA24-000390, CU-H, ECF Report of November 18, 2025 Page 5 of 17 HEX_West African Community Center CUP_FINAL ✓ Goal LU-29: Preserve and enhance existing vegetation and tree canopy coverage to improve wildlife habitat quality. ✓ Policy LU-48: Consider scale and context for infill project design to preserve privacy and quality of life for residents. ✓ 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. 15. Zoning Development Standard Compliance: The purpose of the Center Downtown Zone (CD) is to provide a mixed-use urban commercial center serving a regional market as well as high-density residential development. Uses include a wide variety of retail sales, services, multi-family residential dwellings, and recreation and entertainment uses. The proposal is compliant with the following development standards, as outlined in RMC 4-2-120B, if all conditions of approval are met: Compliance CD Zone Develop Standards and Analysis ✓ Use: Social service organizations are permitted within the CD zone, subject to the approval of a Hearing Examiner Conditional Use Permit. Social service organizations are public or nonprofit agencies that provide counseling, therapy, job training, educational classes, food banks, clothing banks, or other social or human services to persons needing such services, but do not provide crisis intervention, day or night shelter, or case management. This does not include religious institutions, offices, government facilities, schools, hospitals, clinics, day care, homeless services uses, medical institutions, diversion facilities, lodging in any form, or residential uses. Retail sales and office uses are permitted uses within the CD zone. Staff Comment: According to the project narrative (Exhibit 16) submitted with the application materials, the proposal includes the establishment of the West African Community Center (WACC) on the project site. The WACC would include the following uses: offices, a retail sundries store, tutoring services, volunteer services, and community board meetings. The WACC arranges volunteers to assist community members with business support, access to community services, tutoring and other community needs. It would maintain three (3) offices and a conference room for its community leaders, who meet bi-weekly or as needed. A community member would lease part of the space for a store selling sundries, including products from West Africa. The uses proposed would meet the definition of a social service organization. N/A Density: The density range permitted in the CD zone is a minimum of 75.0 up to a maximum of 150.0 dwelling units per net acre. Density may be increased to 200 dwelling units per net acre subject to conditional use permit approval. Staff Comment: Not applicable, as no residential dwelling units are proposed. City of Renton Department of Community & Economic Development West African Community Center Staff Report to the Hearing Examiner LUA24-000390, CU-H, ECF Report of November 18, 2025 Page 6 of 17 HEX_West African Community Center CUP_FINAL ✓ Lot Dimensions: There are no minimum lot size, width, or depth requirements in the CD zone. Staff Comment: The southwestern lot (APN 7839800190) is approximately 40 feet (40’) in width and 60 feet (60’) in depth, with a total lot area of approximately 2,140 square feet. The northern lot (APN 7839800145) is approximately 120 feet (120’) in width and 145 feet (145’) in depth, with a total area of approximately 14,998 square feet. N/A Setbacks: There is no minimum front yard setback. The maximum front yard setback is 15 feet for that portion of the building that is 25 feet or less in height. There is no minimum secondary front yard setback. The maximum secondary front yard setback is 15 feet for that portion of the building that is 25 feet or less in height. There is no minimum rear yard setback, unless the ground floor facade provides windows for living rooms of attached dwellings – then 10 ft. – unless adjacent to an alley, then none. Additionally, if the CD lot abuts a lot zoned residential, then there shall be a 15 ft. landscaped strip or a 5 ft. wide sight-obscuring landscaped strip and a solid 6 ft. high barrier along the common boundary with an additional 5 ft. setback from the barrier. There is no minimum side yard setback unless the ground floor facade provides living room windows of attached dwellings – then 10 ft. – unless adjacent to an alley, then none. Additionally, if the CD lot abuts a lot zoned residential, then there shall be a 15 ft. wide landscaped strip or a 5 ft. wide sight- obscuring landscaped strip and a solid 6 ft. high barrier along the common boundary with an additional 5 ft. setback from the barrier. Staff Comment: As shown on the submitted plan set (Exhibit 3), the existing building is built out to the front property line, with roof awnings that appear to encroach into the public right-of-way. The existing building has a side yard setback of 1.5 feet (1.5’) from the side (west) property line, a 1.4-foot (1.4’) setback from the side (east) property line, and a rear setback that ranges from zero feet (0’) to sixty- three feet (63’). No exterior building additions are proposed at this time. ✓ Building Standards: There is no maximum building coverage requirement in the CD zone. The maximum building height permitted is 150 ft., except when abutting a residential zone, then the maximum height is 20 feet more than the maximum height allowed in the abutting residential zone. Heights may exceed the maximum height with a Hearing Examiner conditional use permit. Building height shall not exceed the maximum allowed by the subject zoning district or the maximum allowed pursuant to RMC 4-3-020, Airport Related Height and Use Restrictions, whichever is less. Staff Comment: As shown on the submitted site plan, the existing building has a total footprint of approximately 11,465 square feet, which would result in a building coverage of 67 percent (67%) on the 17,140-square-foot project site. The existing building is one (1) story with a second-story mezzanine and appears to be less than the 150-foot (150’) maximum height permitted in the CD zone. No new additions are proposed. ✓ Landscaping: New and existing development in the CD zone is subject to subsection F2, Street Trees and Landscaping Required Within the Right-of-Way on Public Streets, subsection F6, Parking Lots, and subsection P of the Landscaping Regulations (RMC 4-4-070), Maintenance, but is exempt from other requirements of this Section. Minimum planting strip widths between the curb and sidewalk are City of Renton Department of Community & Economic Development West African Community Center Staff Report to the Hearing Examiner LUA24-000390, CU-H, ECF Report of November 18, 2025 Page 7 of 17 HEX_West African Community Center CUP_FINAL 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. 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: There are four (4) existing street trees located along the eastern property boundary within the public right-of-way. No other landscaping is present on the project site. As the proposal does not include the construction of a new building, or an addition to an existing building, the proposal would be exempt from all but the maintenance requirement of the Landscaping Regulations in accordance with RMC 4-4-070. ✓ Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (RMC 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. City of Renton Department of Community & Economic Development West African Community Center Staff Report to the Hearing Examiner LUA24-000390, CU-H, ECF Report of November 18, 2025 Page 8 of 17 HEX_West African Community Center CUP_FINAL 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: There are four (4) existing street trees located within the Smithers Ave S right-of-way, along the east side of the project site. None of these trees are proposed for removal. There are no trees located on the project site. Interior remodels that do not involve building additions, removal of trees, or alteration of impervious areas are exempt from compliance with the Tree Credit Requirements (RMC 4-4-130H.1.b). 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: No surface or roof-mounted utility equipment is proposed at this time. Compliant if condition of approval is met 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 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. In retail developments, a minimum of five (5) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of ten (10) 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 recyclables and refuse deposit areas. Staff Comment: As shown on the submitted floor plans (Exhibit 3), the West African Community Center has a total area of approximately 11,464.5 square feet, of which approximately 4,067 square feet would be dedicated to retail uses, and the remaining 7,397.5 square feet would be dedicated to office, educational and institutional uses. The proposed 4,067 square feet of retail uses would require 20 square feet of recyclables deposit areas and 41 square feet of refuse deposit areas. The proposal for 7,397.5 square feet of office, educational, and institutional uses would require 15 square feet of recyclables deposit areas and 30 square feet of refuse deposit areas. The proposed uses would require a combined total of 35 square feet of recyclables deposit areas and 71 square feet of refuse deposit areas for a total service area of 106 square feet. A refuse and recyclables deposit area City of Renton Department of Community & Economic Development West African Community Center Staff Report to the Hearing Examiner LUA24-000390, CU-H, ECF Report of November 18, 2025 Page 9 of 17 HEX_West African Community Center CUP_FINAL was not shown on the submitted application materials. Therefore, staff recommends, as a condition of approval, that a site plan and screening detail be submitted at the time of Building Permit review showing the proposed location, size, and method of screening for a refuse and recycling deposit area. The revised site plan and screening detail shall be submitted to the Current Planning Project Manager for review and approval prior to building occupancy. ✓ Parking: Within the CD zone, except for subjections F1 through F9 and subsection J, compliance with the Parking Regulations (RMC 4-4-080) only applies to new buildings and building additions. All parking shall be provided in the rear portion of the yard, with access taken from an alley, when available. Parking shall not be located in the front yard, nor in a side yard facing the street nor rear yard facing the street. Parking may be located off- site or subject to a joint parking requirement. Standard parking stall dimensions are 8 feet by 20 feet, compact stall dimensions are 8 ½ feet by 16 feet. Commercial uses within the CD zone, require a maximum of 1.0 space per 1,000 square feet of net floor area, with no minimum requirement. Staff Comment: The proposed project includes the change of use of an existing building from a former window covering business to a social service organization. No new buildings or building additions are proposed; therefore, other than compliance with the Parking Lot Design Standards, the proposed project would be exempt from compliance with the Parking Regulations. In addition, the CD zone has a maximum on-site parking requirement for commercial uses but does not have a minimum on-site parking requirement. The submitted site plan (Exhibit 2) and the additional parking exhibit (Exhibit 18) show an existing paved area to the rear of the existing building, which could accommodate on-site parking. In addition, on-street parking is available to the north of the site along S 4th St or east of the site along Smithers Ave S. See additional parking discussion below under FOF 18: Conditional Use Permit Analysis. N/A Bicycle Parking: Within the CD zone, except for subjections F1 through F9 and subsection J, compliance with the Parking Regulations (RMC 4-4-080) only applies to new buildings and building additions. The number of bicycle parking spaces shall be equal to ten percent (10%) of the number of required off-street vehicle parking spaces. Staff Comment: The proposed project includes the change of use of an existing building from a window covering business to a social service organization. No new buildings or building additions are proposed, therefore the proposed project would be exempt from compliance with the bicycle parking requirements. N/A 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. City of Renton Department of Community & Economic Development West African Community Center Staff Report to the Hearing Examiner LUA24-000390, CU-H, ECF Report of November 18, 2025 Page 10 of 17 HEX_West African Community Center CUP_FINAL 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: No new fences or retaining walls were shown on the submitted plans. If fences or retaining walls are proposed in the future, compliance with fence and retaining wall standards would be required. N/A Special Development Standards: Upper story setbacks: None, unless adjacent to and facing a residentially zoned lot or if the facade contains living room windows – then 10 ft. for the second story and 15 ft. for all upper stories. Staff Comment: Not applicable as no building additions or new buildings are proposed. ✓ Lighting: All building lights shall be directed onto the building itself or the ground immediately abutting to it. The light emissions shall not be visible above the roofline of the building. Parking lot or display lot light fixtures shall be non-glare and mounted no more than twenty five feet (25') above the ground to minimize the impact onto adjacent and abutting properties. All fixtures shall be fitted with a cutoff type luminaire as exemplified below. Staff Comment: These standards apply to the addition or replacement of light fixtures. If any fixtures are installed or replaced, a lighting plan in compliance with these standards would be required. 16. Design Standards: The project site is located within Design District ‘A’. Exterior modifications such as façade changes, windows, awnings, signage, etc., shall comply with the design requirements for the new portion of the structure, sign, or site improvement. If any exterior modifications are proposed to the building or site, compliance with the applicable design standards would be required. 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, if all conditions of approval are complied with: 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. Staff Comment: The project site is located within a high seismic hazard area. A Geotechnical Report was not included with the land use application materials as no exterior improvements to the existing building are proposed. The proposed City of Renton Department of Community & Economic Development West African Community Center Staff Report to the Hearing Examiner LUA24-000390, CU-H, ECF Report of November 18, 2025 Page 11 of 17 HEX_West African Community Center CUP_FINAL 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. ✓ Wellhead Protection Areas: Staff Comment: The project site is mapped within the Downtown Wellhead Protection Area, Zones 1 and 2. If any grading is proposed, a Fill Source Statement would be required for any fill brought onto the project site. In addition, no hazardous material use or storage is anticipated with the proposed change of use. 18. Conditional Use Analysis: The applicant is requesting a Conditional Use Permit to change the use of an existing 11,465-square-foot, two-story building that was previously occupied by a window coverings company to a social service organization for the West African Community Center (WACC). 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 Comprehensive Plan, the zoning regulations and any other plans, programs, maps or ordinances of the City of Renton. Staff Comment: See FOF 14 for Comprehensive Plan Compliance and FOF 15 for Zoning Development Standard Compliance. ✓ 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 proposed location is suited for the proposed use. There are no existing properties serving the African heritage community within the area. The proposed West African Community Center (WACC) would provide support for students and small businesses within the immediate area and would fulfill a unique and unmet need in the community (Exhibit 17). Staff has reviewed the request and concurs that the proposed WACC would not result in an overconcentration of social service organizations within the immediate vicinity of the project site or within the city. ✓ 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 proposed use would not have undue adverse impacts on adjacent properties as the proposed uses largely include retail, office, and tutoring uses, which are not likely to have a negative impact on surrounding uses. The WACC contends that the proposed use would likely enhance local businesses and support the educational efforts of the nearby school. City of Renton Department of Community & Economic Development West African Community Center Staff Report to the Hearing Examiner LUA24-000390, CU-H, ECF Report of November 18, 2025 Page 12 of 17 HEX_West African Community Center CUP_FINAL Staff has reviewed the request and concurs that the proposed WACC would not have adverse impacts on adjacent properties. Surrounding uses within the project vicinity include multi-family residential development to the north, a church to the west, the Renton Chamber of Commerce to the east, and the Renton Chamber of Commerce surface parking and Burlington Northern Railroad right-of-way to the south. The proposed use would include office and retail uses, which are outright permitted uses with the CD zone, in addition to the social service organization use. The proposed uses appear to be compatible with existing surrounding uses located within the vicinity of the project site. ✓ d. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. Staff Comment: The applicant contends that the proposed use would be compatible with the scale and character of the neighborhood. No changes are proposed to the exterior of the existing building; all proposed improvements would be limited to interior tenant improvements. The existing building is a two- story commercial building, which is compatible with the scale and character of the existing commercial, church, and multi-family uses within the neighborhood. Staff has reviewed the request and concurs that the proposed WACC within the existing on-site building would be compatible with the scale and character of the neighborhood. The project site is located within the Commercial Downtown (CD) zone, which permits commercial uses and allows social service organizations as a conditional use. No exterior alterations or additions are proposed to the existing building, which is currently in scale with existing structures located within the vicinity of the project site. Compliant if condition of approval is met e. Parking: Adequate parking is, or will be made, available. Staff Comment: The applicant contends that on-site parking is available to the rear of the existing building. A Trip Generation Assessment, prepared by Heath and Associates, dated September 2, 2025 (Exhibit 5), was submitted with the project application materials. According to the submitted memorandum, the WACC has between 40 and 50 members. The traffic study states that during the AM peak hour, the WACC is anticipated to have five (5) trips entering the site and three (3) trips exiting. During the PM peak hour, thirteen (13) vehicle trips would enter the site and twenty-six (26) would exit the site. The larger number of vehicle trips anticipated during the PM peak hour would largely be attributed to the tutoring services that would be provided on-site. Tutoring sessions would begin at 1:30 pm and 3:30 pm, and last one (1) to two (2) hours. About ten (10) people would be anticipated per session, with two (2) tutors assisting them. This would result in a potential parking demand of approximately twelve (12) spaces during each tutoring session. Staff received comments during the public comment period (Exhibit 11) expressing a concern with respect to limited on-street parking availability in the project vicinity. There appears to be seven (7) head-in vehicle parking spaces available along the site’s eastern Smithers Ave S frontage and there appears to be approximately six (6) parallel parking spaces available within S 4th St along the site’s northern frontage (Exhibit 18). In addition, the paved area to the rear of the building appears to include area for seven (7) on-site parking spaces. Between available on-street parking and the available area on-site to the rear of the City of Renton Department of Community & Economic Development West African Community Center Staff Report to the Hearing Examiner LUA24-000390, CU-H, ECF Report of November 18, 2025 Page 13 of 17 HEX_West African Community Center CUP_FINAL building, it appears that a total of 20 parking spaces would be available. It is anticipated that the 20 available on-site and street parking spaces would provide sufficient parking for the proposed WACC use. To delineate the designated on- site parking, staff recommends, as a condition of approval, that all on-site parking spaces be striped in accordance with the dimensional requirements outlined in RMC 4-4-080. A parking lot layout shall be submitted at the time of Building Permit application for review and approval by the Current Planning Project Manager and the spaces shall be striped prior to issuance of a Certificate of Occupancy. ✓ 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 the vehicular and pedestrian access points to the existing building would ensure safe movement for vehicles and pedestrians. Staff has reviewed the request and concurs that the existing site layout provides for the safe movement of vehicles and pedestrians accessing the project site. There are existing pedestrian connections between the building entrance and the existing sidewalk along S 4th St, which abuts the site to the north.. The primary vehicular entry to the site would occur via the existing alley off S 4th St, along the west side of the project site. ✓ 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 that noise generated during business hours would not be significant enough to impact other properties in the vicinity. The existing building is a standalone building and does not have any shared walls with adjacent buildings or uses. Sound and light would be at a level expected from an occupied building and would not unduly impact other properties in the vicinity. Staff has reviewed the request and concurs that the proposed social service organization use would not generate noise, light, and glare impacts that would unduly impact the surrounding neighborhood. ✓ 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: As previously discussed above, there is no existing on-site landscaping; the project site is currently fully developed with an existing building and paved areas. There are four (4) existing mature street trees located along the east side of the project site within the Smithers Ave S right-of-way. These trees would be retained as part of the proposed application. Staff has reviewed the request and concurs that the existing mature street trees would provide a sufficient buffer between the existing building and surrounding uses. 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: City of Renton Department of Community & Economic Development West African Community Center Staff Report to the Hearing Examiner LUA24-000390, CU-H, ECF Report of November 18, 2025 Page 14 of 17 HEX_West African Community Center CUP_FINAL 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 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: 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: 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; City of Renton Department of Community & Economic Development West African Community Center Staff Report to the Hearing Examiner LUA24-000390, CU-H, ECF Report of November 18, 2025 Page 15 of 17 HEX_West African Community Center CUP_FINAL ii. On-site services; and iii. Retail sales. 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: Not applicable. 19. 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; subject to the condition that the applicant provides Code required improvements and fees. The Renton Regional Fire Authority had no comments on the submitted application materials (Exhibit 13). If Fire Impact Fees are applicable, they would be assessed at the rate in effect at the time of Building Permit issuance. ✓ Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: There is an existing six-inch (6”) concrete storm main located in S 4th St. There are no land disturbing activities proposed; therefore, the proposal would not be subject to compliance with the surface water regulations. ✓ Water: The proposed development is within the City of Renton water service area. There is an existing six-inch (6”) cast iron water main north of the project site in S 4th St that can deliver 1,400 gpm. There is an existing three-quarters inch (3/4”) domestic water meter serving the existing building. The existing water meter and service line may be required to be upsized. The sizing of the meter and the sizing of the service line to the building shall be in accordance with the most recent edition of the Uniform Plumbing Code (UPC). The development is subject to applicable water system development charges (SDC). Fees will be charged based on the applicable rate at the time of Civil Construction or Building Permit issuance. The SDC fee for water is based on the size of the new domestic water meter to serve the project. The 2025 water fee is $5,025.00 per one-inch (1”) meter. ✓ Sanitary Sewer: The proposed development is within the City’s sewer service area. There is an existing eight-inch (8”) polyvinyl chloride sewer main located in S 4th St and an eight-inch (8”) polyvinyl chloride main located in the alley on the west side of the parcel. Sewer system improvement/alteration is not anticipated for the proposed change of use. ✓ Streets: The proposed development fronts S 4th St along the north property line, Smithers Ave S along the east property line, and an alley along the west property line. S 4th St is classified as a Minor Arterial Street with an existing right-of-way (ROW) width of approximately 60 feet (60’). Smithers Ave S is classified as a City of Renton Department of Community & Economic Development West African Community Center Staff Report to the Hearing Examiner LUA24-000390, CU-H, ECF Report of November 18, 2025 Page 16 of 17 HEX_West African Community Center CUP_FINAL Residential Access Street, with an existing ROW width of approximately 60 feet (60’). The existing alley has a ROW width of approximately 17 feet (17’). Per RMC 4.6.060D, interior remodels that do not involve a building addition are exempt from frontage improvements. A Trip Generation Assessment, prepared by Heath & Associates, dated September 2, 2025 (Exhibit 5), was submitted with the project application materials. The project proposal was subjected to the Transportation Concurrency Test (Exhibit 12). The proposed development is anticipated to generate an increase of approximately 31 weekday daily trips. During the weekday AM peak hour, the project would generate a decrease of 17 weekday AM peak hour trips (-13 in, -4 out). During the weekday PM peak hour, the project would generate an increase of approximately six (6) net new trips (1 in, 5 out). The proposed project passes the City of Renton Traffic Concurrency Test. A Traffic Impact Analysis was not required to be submitted with the application materials as the proposal would not generate 20 new AM or PM peak hour trips. The proposal is not anticipated to result in new transportation impacts to the city’s transportation system. I. CONCLUSIONS: 1. The subject site is located in the Commercial & Mixed Use (CMU) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 5 and FOF 14. 2. The subject site is located in the Center Downtown (CD) 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 15. 3. The proposed Conditional Use Permit complies with the Urban Design Regulations provided the applicant complies with City Code and conditions of approval, see FOF 16. 4. The proposed Conditional Use Permit complies with the Critical Areas Regulations provided the applicant complies with City Code and conditions of approval, see FOF 17. 5. The proposed Conditional Use Permit complies with all eight (8) of the applicable Conditional Use Permit criteria as established by City Code provided all advisory notes and conditions are complied with, see FOF 18. 6. The proposed Conditional Use Permit complies with the street standards as established by City Code, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 19. 7. There are adequate public services and facilities to accommodate the proposed Conditional Use Permit, see FOF 19. 8. Key features, which are integral to this project, include the provided on-site surface parking and the retention of existing street trees located within the Smithers Ave S right-of-way. City of Renton Department of Community & Economic Development West African Community Center Staff Report to the Hearing Examiner LUA24-000390, CU-H, ECF Report of November 18, 2025 Page 17 of 17 HEX_West African Community Center CUP_FINAL J. RECOMMENDATION: Staff recommends approval of the West African Community Center Conditional Use Permit, File No. LUA24-000390, CU-H, ECF, as depicted in the Site Plan (Exhibit 2) and Floor Plans (Exhibit 3), subject to the following conditions: 1. The applicant shall submit a site plan and screening detail at the time of Building Permit review showing the proposed location, size, and method of screening for a refuse and recycling deposit area. The revised site plan and screening detail shall be submitted to the Current Planning Project Manager for review and approval prior to building occupancy. 2. All on-site parking spaces shall be striped in accordance with the dimensional requirements outlined in RMC 4-4-080. A parking lot layout shall be submitted at the time of Building Permit application for review and approval by the Current Planning Project Manager, and the spaces shall be striped prior to issuance of a Certificate of Occupancy. CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE HEARING EXAMINER EXHIBITS Project Name: West African Community Center Land Use File Number: LUA24-000390, CU-H, ECF Date of Hearing November 18, 2025 Staff Contact Jill Ding Senior Planner Project Contact/Applicant Constance Proctor Century Law Firm, PLLC 2135 112th Ave NE, Bellevue, WA 98004 Project Location 505 S 4th St, Renton, WA 98057 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: SEPA Determination of Non-Significance (DNS), dated October 13, 2025 Exhibit 16: Project Narrative Exhibit 17: Conditional Use Justification Exhibit 18: Parking Exhibit Exhibit 19: Incomplete Notice, dated January 13, 2025 Exhibit 20: Acceptance Letter, dated September 18, 2025