HomeMy WebLinkAboutERC_Report_20251211_finalDEPARTMENT OF COMMUNITY
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Project Location Map
ERC Report_In Spirit and In Truth Church_LUA25-000380_v2
ENVIRONMENTAL REVIEW COMMITTEE REPORT
ERC Meeting Date: December 15, 2025
Project File Number: PR25-000076
Project Name: In Spirit And In Truth Ministries
Land Use File Number: LUA25-000380, ECF, CU-H
Project Manager: Ian Harris, Associate Planner
Owner: Kevin Francewar, on behalf of In Spirit And In Truth Ministries,
100 Andover Park W, Suite 150 #217, Tukwila, WA 98188
Applicant/Contact: Peik Li Pang, 5ft2 Studio Architects
2625 Northup Way, Suite 100, Bellevue, WA 98004
Project Location: 211 Morris Ave S, Renton, WA 98057 (APN 7841800065)
Project Summary: The applicant is requesting an Environmental (SEPA) Review and Hearing
Examiner Conditional Use Permit to convert an existing office building into a
religious institution. The project site is located at 211 Morris Ave S (APN
7841800065) and is composed of an existing one-story 4,666-square-foot
office building on a lot approximately 12,284 square feet (0.28 acres) in size.
The property is situated within the Center Downtown (CD) zoning district and
Commercial Mixed-Use (CMU) land use designation. Vehicular access to the
site will continue to be gained from an existing curb cut on Morris Ave S. 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 critical areas mapped on the project site include a high
seismic hazard area and the Downtown Wellhead Protection Area Zone 1. The
applicant submitted a Trip Generation Summary Memorandum with the
application in association with the Environmental (SEPA) Review Checklist.
Exist. Bldg. Area SF: 4,666 sq. ft. Proposed New Bldg. Area (footprint):
Proposed New Bldg. Area (gross):
N/A
N/A
Site Area: 12,284 sq. ft. Total Building Area GSF: 4,666 sq. ft.
STAFF
RECOMMENDATION:
Staff Recommends that the Environmental Review Committee issue a
Determination of Non-Significance - Mitigated (DNS-M).
Docusign Envelope ID: B1357DFB-0BFC-44D3-B19C-C223C18BB9CD
City of Renton Department of Community & Economic Development
In Spirit And In Truth Ministries
Staff Report to the Environmental Review Committee
LUA25-000380, ECF, CU-H
Report of December 15, 2025 Page 2 of 6
ERC Report_In Spirit and In Truth Church_LUA25-000380_final
PART ONE: PROJECT DESCRIPTION / BACKGROUND
The applicant is requesting an Environmental (SEPA) Review and Hearing Examiner Conditional Use Permit to
convert an existing office building into a religious institution. The project site is located on the west side of Morris
Ave S between S 2nd St and S 3rd St. The site is located within the Center Downtown (CD) zoning classification
and the Commercial Mixed Use (CMU) Comprehensive Plan land use designation.
According to the King County Assessor, the property was constructed in 1965 and has likely been used as an
office building since its completion. According to the Environmental (SEPA) Checklist (Exhibit 4) and project
narrative (Exhibit 6), the proposal includes internal improvements to the existing commercial building to prepare
the building for a religious institution use. Proposed activities would include Sunday worship services and minor
weekday meetings and administrative office hours. No new exterior construction or significant building
modifications, landscape changes, grading, alterations to existing drainage patterns, or other site alterations
are proposed as part of the change of use from office/medical to a religious institution (Exhibit 6). According to
the Appraisal Report, prepared by AEI Valuation, dated July 24, 2024 (Exhibit 15), the property includes 11 on-
site parking spaces and there is currently a vehicle access and parking agreement in place with the City of
Seattle Public Utilities – Water, that grants the owner access to an additional 13 parking spaces on the
contiguous parcel to the south. No changes are proposed to the access from Morris Ave S or traffic circulation.
The interior changes include the removal of the existing central open office space and repurposing of the space
for worship services with loose seating provided. The bathrooms will be reconfigured to ensure ADA compliance,
and the existing shower and utility room are proposed to be removed. Offices and rooms along the periphery of
the building will be repurposed to offices and supporting spaces for administrative duties of the church
leadership.
Staff received comment letters from the Duwamish Tribe, the Department of Archaeology and Historic
Preservation (DAHP), and King County Wastewater Treatment Division (KCWTD). Comments from the
Duwamish Tribe included noting the high probability of archaeological deposits; recommending that an
Inadvertent Discovery Plan (IDP) be applied to the project; advising that only native vegetation be used for any
proposed landscaping; and recommending that any permanent new lighting be dark-sky compliant to reduce
light pollution. Comments from the DAHP noted that the project area is located in close proximity to
archaeological site 45KI501 and is situated within an area classified as “Survey Highly Advised: Very High Risk”
on the DAHP Archaeological Risk Assessment Model, and they recommend professional archaeological
monitoring of all ground disturbing activities. Comment from the KCWTD noted that a capacity charge be applied
to any project that meets certain thresholds by completing Sewer Use Certification forms.
PART TWO: ENVIRONMENTAL REVIEW
In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project
impacts that are not adequately addressed under existing development standards and environmental
regulations.
A. Environmental Threshold Recommendation
Based on analysis of probable impacts from the proposal, staff recommends that the Responsible
Officials:
Issue a DNS-M with a 14-day appeal period
B. Mitigation Measure(s)
1. The applicant shall submit an Inadvertent Discovery Plan (IDP) prepared by a qualified professional
with the Building Permit for review and approval by the Current Planning Project Manager prior to
Docusign Envelope ID: B1357DFB-0BFC-44D3-B19C-C223C18BB9CD
City of Renton Department of Community & Economic Development
In Spirit And In Truth Ministries
Staff Report to the Environmental Review Committee
LUA25-000380, ECF, CU-H
Report of December 15, 2025 Page 3 of 6
ERC Report_In Spirit and In Truth Church_LUA25-000380_final
permit issuance. The applicant shall provide notification to Tribes’ cultural committee prior to the
start of construction.
C. Exhibits
Exhibit 1: Environmental Review Committee (ERC) Report
Exhibit 2: Site Plan
Exhibit 3: Building Floor Plans
Exhibit 4: Environmental (SEPA) Checklist, dated October 9, 2025
Exhibit 5: Trip Generation Summary Memorandum, dated August 13, 2025
Exhibit 6: Project Narrative
Exhibit 7: Duwamish Tribe Comment Letter, dated November 21, 2025
Exhibit 8: Staff Response to Email Duwamish Tribe Comment Letter, dated December 2, 2025
Exhibit 9: DAHP Comment Letter, dated December 3, 2025
Exhibit 10: Staff Response Email to DAHP Comment Letter, dated December 3, 2025
Exhibit 11: KCWTD Comment Letter, dated November 19, 2025
Exhibit 12: Staff Response Email to KCWTD Comment Letter, dated November 20, 2025
Exhibit 13: Transportation Concurrency Test Memorandum, dated December 8, 2025
Exhibit 14: Conditional Use Permit (CUP) Justification Statement
Exhibit 15: Appraisal Report, prepared by AEI Valuation, dated July 24, 2024
Exhibit 16: Advisory Notes
D. Environmental Impacts
The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether
the applicant has adequately identified and addressed environmental impacts anticipated to occur in
conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have
the following probable impacts:
1. Earth
Impacts: The project site is located within a high seismic hazard area. A Geotechnical Report was
not provided with the land use application materials as no exterior improvements to the existing
building are proposed. The proposed project is limited to a change of use and interior tenant
improvements.
It is anticipated that the city’s adopted building code and construction standards would adequately
mitigate any impacts of the proposed tenant improvements on the project site. Therefore, no further
mitigation is recommended.
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
2. Aesthetics
Impacts: The applicant submitted floor plans (Exhibit 3) identifying the proposed changes to the
interior of the space to prepare for its use as a religious facility. According to the Advisory Notes
Docusign Envelope ID: B1357DFB-0BFC-44D3-B19C-C223C18BB9CD
City of Renton Department of Community & Economic Development
In Spirit And In Truth Ministries
Staff Report to the Environmental Review Committee
LUA25-000380, ECF, CU-H
Report of December 15, 2025 Page 4 of 6
ERC Report_In Spirit and In Truth Church_LUA25-000380_final
(Exhibit 16), if the selected rooms are intended to be used as a religious facility or meeting/gathering
space for 50 or more people, a Building Permit is required for the change of occupancy classification.
The Building Permit submittal would require building plans prepared by a licensed design
professional or architect demonstrating compliance with the Washington State Existing Building
Code sections 306.5 and 1001.2.2, along with supporting documentation ensuring adequate fire and
life safety measures are addressed. In addition, a change of occupancy to a religious institution
would require an Annual Place of Assembly Permit from the fire department to ensure compliance
with fire safety regulations, including occupant load limits; emergency exits and signage; fire alarm
and suppression systems; safe egress pathways; and crowd management procedures. Finally, an
approved fire alarm system is required throughout the building, as this is a change of use over 3,000
square feet.
It is anticipated that the applicant would apply for all applicable building and fire code permits upon
approval of the land use permits.
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
3. Historic and Cultural Preservation
Impacts: No archaeological studies were submitted with the project application materials. Staff did
receive comments from the Duwamish Tribe (Exhibit 7) requesting that an Inadvertent Discovery Plan
(IDP) be prepared, especially if any groundbreaking activity occurs below fill, topsoil or other
impervious surfaces into native soil, due to the potential for archaeological resources being
discovered on the project site. To ensure that any archaeological deposits are managed
appropriately, staff recommends, as a SEPA mitigation measure, that the applicant submit an
Inadvertent Discovery Plan prepared by a qualified professional with the Building Permit for review
and approval by the Current Planning Project Manager prior to permit issuance. The applicant shall
provide notification to Tribes’ cultural committee prior to the start of construction.
Mitigation Measures: The applicant shall submit an Inadvertent Discovery Plan (IDP) prepared by a
qualified professional with the Building Permit for review and approval by the Current Planning
Project Manager prior to permit issuance. The applicant shall provide notification to Tribes’ cultural
committee prior to the start of construction.
Nexus: City of Renton Comprehensive Plan Goals and Policies LU-AA, LU-44, and LU-45; Chapter
27.53 RCW, Archaeological Sites and Resources; Chapter 27.44 RCW, Indian Graves and Records;
Chapter 197-11 WAC, SEPA Rules; and Duwamish Tribe Comment, dated November 21, 2025.
4. Transportation
Impacts: A Trip Generation Summary Memorandum, prepared by Transpo Group, dated August 13,
2025 (Exhibit 5) was submitted with the project application materials. The memo indicated that the
estimated trip generation for the proposed change in use falls below the City’s traffic impact analysis
20 peak-hour trip threshold; therefore, no additional analysis is required. The memo concluded that
the proposed project would result in six (6) fewer AM peak-hour trips and eight (8) fewer PM peak-
hour trips than the existing office use.
The project site fronts Morris Ave S along the eastern property line (Exhibit 2). Access to the site is
proposed to remain via a curb cut on Morris Ave S, which is classified as a four-lane Collector Street.
As the project involves an interior remodel with no building addition, no right-of-way dedication or
frontage improvements are required.
Per the Renton Municipal Code (RMC) 4-4-080, Parking, Loading and Driveway Regulations, parking
is determined by the land use. For religious facilities, the RMC requires a minimum and maximum of
one (1) parking stall for every five (5) seats in the main auditorium. However, in no case shall there
Docusign Envelope ID: B1357DFB-0BFC-44D3-B19C-C223C18BB9CD
City of Renton Department of Community & Economic Development
In Spirit And In Truth Ministries
Staff Report to the Environmental Review Committee
LUA25-000380, ECF, CU-H
Report of December 15, 2025 Page 5 of 6
ERC Report_In Spirit and In Truth Church_LUA25-000380_final
be less than ten (10) parking spaces. A preliminary seating chart, as shown on the building floor plans
(Exhibit 3), identifies a total of 100 seats in the main auditorium area. Based on this information, the
site is required to provide approximately 20 parking stalls to accommodate the use. The site
currently contains at least 20 parking stalls. The applicant is proposing 22 stalls for the project site,
including one (1) ADA accessible stall. A portion of the parking provided for the project exists on the
adjacent parcel to the south owned by the City of Seattle. Prior to the issuance of a Building Permit,
the applicant must obtain an easement or agreement from the City of Seattle allowing parking on the
adjacent parcel for the proposed use located at 211 Morris Ave S.
The proposed religious use would operate weekend and weekday programs. According to the
applicant (Exhibit 14), the busiest time for the church will be Sunday mornings during worship
services, while weekday activities will be comparatively light. Due to the busiest programming being
scheduled for Sundays, the applicant maintains that the proposed religious use will not interfere
with transportation or traffic operations of adjacent businesses.
The proposed project passes the city’s Transportation Concurrency Test per RMC 4-6-070D, which
is based upon the test of the citywide Transportation Plan, consideration of growth levels included
in the LOS-tested Transportation Plan, site specific improvements, and future payment of
Transportation Impact Fees. The Transportation Impact Fee that is current at the time of Building
Permit issuance would be levied. Therefore, at this time, staff does not recommend any site
mitigation measures related to traffic impacts.
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
5. Utilities
Impacts: Staff received comments from the King County Wastewater Treatment Division (KCWTD)
(Exhibit 11). The comments received from the Environmental Planner note that a capacity charge is
to be applied to any project that results in a new connection to the sewer system or any change in
use of a building that includes an increase in plumbing fixtures. King County requested that their
comments be provided to the sewer department to ensure that proper fees are collected in the event
that the proposed work falls within the scope of work noted above. These comments were provided
to the city’s Development Engineering Division for consideration.
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
E. Comments of Reviewing Departments
The proposal has been circulated to City Department and Division Reviewers. Where applicable, their
comments have been incorporated into the text of this report and/or “Advisory Notes” to the applicant.
✓ Copies of all Review Comments are contained in the Official File and may be attached to this
report.
The Environmental Determination decision will become final if the decision is not appealed within the 14-
day appeal period (RCW 43.21.C.075(3); WAC 197-11-680).
Environmental Determination Appeal Process: Appeals of the environmental determination must be filed
in writing on or before 5:00 p.m. on December 30, 2025. Appeals must be submitted electronically to the City
Clerk at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub Monday through Friday. The appeal
fee, normally due at the time an appeal is submitted, will be collected at a future date if your appeal is submitted
electronically. The appeal submitted in person may be paid on the first floor in our Finance Department. Appeals
Docusign Envelope ID: B1357DFB-0BFC-44D3-B19C-C223C18BB9CD
City of Renton Department of Community & Economic Development
In Spirit And In Truth Ministries
Staff Report to the Environmental Review Committee
LUA25-000380, ECF, CU-H
Report of December 15, 2025 Page 6 of 6
ERC Report_In Spirit and In Truth Church_LUA25-000380_final
to the Hearing Examiner are governed by RMC 4-8-110 and additional information regarding the appeal process
may be obtained from the City Clerk’s Office, cityclerk@rentonwa.gov.
Docusign Envelope ID: B1357DFB-0BFC-44D3-B19C-C223C18BB9CD
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE
EXHIBITS
Project Name:
In Spirit And In Truth Ministries
Land Use File Number:
LUA25-000380, ECF, CU-H
Date of Meeting
December 15, 2025
Staff Contact
Ian Harris
Associate Planner
Project Contact/Applicant
Peik Li Pang
5ft2 Studio Architects
2625 Northup Way, Suite
100, Bellevue, WA, 98004
Project Location
211 Morris Ave S, Renton, WA
98057 (APN 7841800065)
The following exhibits are included with the ERC Report:
Exhibit 1: Environmental Review Committee (ERC) Report
Exhibit 2: Site Plan
Exhibit 3: Building Floor Plans
Exhibit 4: Environmental (SEPA) Checklist, dated October 9, 2025
Exhibit 5: Trip Generation Summary Memorandum, dated August 13, 2025
Exhibit 6: Project Narrative
Exhibit 7: Duwamish Tribe Comment Letter, dated November 21, 2025
Exhibit 8: Staff Response Email to Duwamish Tribe Comment Letter, dated December 2, 2025
Exhibit 9: DAHP Comment Letter, dated December 3, 2025
Exhibit 10: Staff Response Email to DAHP Comment Letter, dated December 3, 2025
Exhibit 11: KCWTD Comment Letter, dated November 19, 2025
Exhibit 12: Staff Response Email to KCWTD Comment Letter, dated November 20, 2025
Exhibit 13: Transportation Concurrency Test Memorandum, dated December 8, 2025
Exhibit 14: Conditional Use Permit (CUP) Justification Statement
Exhibit 15: Appraisal Report, prepared by AEI Valuation, dated July 24, 2024
Exhibit 16: Advisory Notes
Docusign Envelope ID: B1357DFB-0BFC-44D3-B19C-C223C18BB9CD