HomeMy WebLinkAboutHEX Report_LUA25-000380_finalREPORT TO THE HEARING EXAMINER
Hearing Date:
January 20, 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.
Site Area:
0.28 acres
B. EXHIBITS:
Exhibits 1-16:
As shown in the Environmental Review Committee (ERC) Report
Exhibit 17:
Staff Report to the Hearing Examiner
Exhibit 18:
Environmental Review Committee Decision, dated December 16, 2025
Exhibit 19:
City of Seattle Parking Agreement (Recording No. 8302100715)
Exhibit 20:
Transportation Concurrency Test Memorandum, dated December 8, 2025
Exhibit 21:
Revised Development Engineering Advisory Notes, dated December 3, 2025
C. GENERAL INFORMATION:
Owner(s) of Record:
In Spirit and In Truth Ministries
100 Andover Park W, Suite 150 #217, Tukwila, WA 98188
Zoning Classification:
Comprehensive Plan Land Use Designation:
Overlays:
Urban Design District “A”
Downtown Business District
City Center Sign Regulation Area
Existing Site Use:
One-story office building
Critical Areas:
High Seismic Hazard Area
Downtown Wellhead Protection Area Zone 1
Neighborhood Characteristics:
North:
Mixed-use apartment building with ground-floor commercial. Center Downtown (CD) Zoning District; Commercial Mixed Use (CMU) Comprehensive Plan Designation
East:
Morris Ave S, vacant land, and an apartment building. Center Downtown (CD) Zoning District; Commercial Mixed Use (CMU) Comprehensive Plan Designation
South:
Parking and underground City of Seattle water pipeline. Center Downtown (CD) Zoning District; Commercial Mixed Use (CMU) Comprehensive Plan Designation
West:
Mixed-use apartment building with ground-floor commercial and underground City of Seattle water pipeline. Center Downtown (CD) Zoning District; Commercial Mixed Use (CMU) Comprehensive
Plan Designation
Site Area:
0.28 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 (Incorporation)
A-00-000
0
09/06/1901
E. PUBLIC SERVICES:
Existing Utilities
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 Morris Ave S that can
deliver a maximum capacity of 5,000 gallons per minute.
Sewer: Sewer service is provided by the City of Renton. There is an existing eight-inch (8”) wastewater main located in Morris Ave S.
Surface/Storm Water: There is no stormwater infrastructure fronting the parcel in Morris Ave S.
Streets: The proposed development fronts Morris Ave S along the east property line and is surrounded by private property on all other sides. Morris Ave S is classified as a Collector
Arterial Road with an existing right-of-way width of 60 feet (60’) per the King County Assessor’s Map.
Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
Chapter 2 Zoning Districts – Uses and Standards
Section 4-2-020: Purpose and Intent of Zoning Districts
Section 4-2-060: Zoning Use Table – Uses Allowed in the Zoning Designations
Section 4-2-120: Commercial Development Standards
Chapter 3 Environmental Regulations and Overlay Districts
Section 4-3-050: Critical Areas Regulations
Section 4-3-100: Urban Design Regulations
Chapter 4 City-Wide Property Development Standards
Chapter 6 Streets and Utility Standards
Section 4-6-060: Street Standards
Chapter 9 Permits – Specific
Section 4-9-030: Conditional Use Permits
Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
Land Use Element
H. FINDINGS OF FACT (FOF):
The Planning Division of the City of Renton accepted the above master application for review on October 31, 2025 and determined the application complete on November 18, 2025. The project
complies with the 170-day review time period.
Public notice for the Notice of Application and Notice of Public Hearing was provided in accordance with the requirements of RMC 4-8-090, Public Notice Requirements. Upon deeming the
land use application complete, the City issued a Notice of Application, which was mailed to the applicant, property owner, and to all property owners and tenants of record within 300
feet (300’) of the subject property. The Notice of Application was also posted on the City’s website and on a notice board that was installed at the project site, consistent with RMC
4-8-090C.
The project site is located at 211 Morris Ave S, Renton, WA 98057.
The project site is currently developed with an existing 4,666-square-foot one-story office building and associated surface parking lot with 20 stalls.
Access to the site is provided via a curb cut from Morris Ave S.
The property is located within the Commercial Mixed Use (CMU) Comprehensive Plan land use designation.
The site is located within the Center Downtown (CD) zoning classification.
There are no trees located on-site.
The site is located within a high seismic hazard area and the Downtown Wellhead Protection Area Zone 1.
The applicant is proposing to change the use of the existing structure totaling approximately 4,666 square feet from an office use to a religious facility use (Exhibit 6).
Staff received three (3) public comment letters from three (3) separate agencies: the Duwamish Tribe (Exhibit 7), the Washington State Department of Archaeology & Historical Preservation
(DAHP) (Exhibit 9) and King County Wastewater Treatment Division (KCWTD) (Exhibit 11). The Duwamish Tribe and DAHP comments regarded the high potential of archaeological discoveries
on the subject site if ground disturbing activities were undertaken, while the KCWTD comment reminded the city to notify King County when the change of use occurs to ensure capacity
charges related to the sewage system are properly addressed. Staff responses were provided to the comments (Exhibits 8, 10, and 12), and the KCWTD letter was forwarded to the Engineering
Division.
No other public or agency comments were received.
Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on December 16, 2025, the Environmental Review Committee issued a Determination of Non-Significance
- Mitigated (DNS-M) for the In Spirit and In Truth Ministries project (Exhibit 18). A 14-day appeal period commenced on December 16, 2025 and ended on December 30, 2025. No appeals of
the threshold determination have been filed as of the date of this report.
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 (DNS-M):
The applicant shall submit an Inadvertent Discovery Plan (IDP) prepared by a qualified professional with the civil construction 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.
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.
Comprehensive Plan Compliance: The site is designated Commercial & Mixed Use (CMU) on the City’s Comprehensive Plan Map. The purpose of the CMU designation is to allow residential uses
as part of mixed-use development and supports new office and commercial development that is more intensive than what exists to create a vibrant district and increase employment opportunities.
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 Comprehensive Plan Goals and Policies if all conditions of approval
are met:
Compliance
Comprehensive Plan Analysis
(
Goal LU-BB: Ensure new development supports a high quality of life with design that is functional and attractive.
(
Goal LU-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development.
(
Policy LU-48: Consider scale and context for infill project design to preserve privacy and quality of life for residents.
(
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.
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 Development Standards and Analysis
(
Use: A religious institution use is permitted within the CD zone, subject to the approval of a Hearing Examiner Conditional Use Permit. Typical accessory uses associated with religious
institutions include licensed day care facilities, playground, community meeting facilities, and private schools, rectory or convent, and offices for administration of the institution.
The applicant is proposing a change of use to convert an existing 4,666-square-foot one-story office building to a religious institution with associated services. Most improvements proposed
as part of the project are interior. Minor exterior improvements to the building are proposed, including replacing an existing window along Morris Ave S with a double door and performing
maintenance work on existing building features. Minor site improvements are proposed to the surface parking lot to increase code compliance and safety, and to bring the property into
ADA compliance.
Staff Comment: According to the Project Narrative (Exhibit 6), the project involves converting the existing office building at 211 Morris Ave S into a religious institute for In Spirit
and In Truth Ministries.
An existing 4,666‑square‑foot, wood‑frame, one‑story structure is located on the site. The building previously underwent a comprehensive interior remodel, resulting in an open‑concept
layout surrounded by private offices, restrooms, a mailroom, breakroom, and kitchen (Exhibit 3). The conditional use proposal does not include any exterior work or expansion of the existing
structure. All modifications would occur within the existing building footprint to accommodate the new use.
Under the proposal, the peripheral offices and rooms would be repurposed as offices and supporting spaces for the religious institution. The central open office area would be removed
and converted into an assembly space, including a stage along the west side and loose seating. The existing shower and utility room would be removed, and both the women’s and men’s restrooms
would be reconfigured to meet Americans with Disabilities Act (ADA) requirements. The estimated cost of the interior renovations is approximately $60,000.
(
Use: A religious institution use is permitted within the CD zone, subject to the approval of a Hearing Examiner Conditional Use Permit. Typical accessory uses associated with religious
institutions include licensed day care facilities, playground, community meeting facilities, and private schools, rectory or convent, and offices for administration of the institution.
The applicant is proposing a change of use to convert an existing 4,666-square-foot one-story office building to a religious institution with associated services. Most improvements proposed
as part of the project are interior. Minor exterior improvements to the building are proposed, including replacing an existing window along Morris Ave S with a double door and performing
maintenance work on existing building features. Minor site improvements are proposed to the surface parking lot to increase code compliance and safety, and to bring the property into
ADA compliance.
Staff Comment: According to the Project Narrative (Exhibit 6), the project involves converting the existing office building at 211 Morris Ave S into a religious institute for In Spirit
and In Truth Ministries.
An existing 4,666‑square‑foot, wood‑frame, one‑story structure is located on the site. The building previously underwent a comprehensive interior remodel, resulting in an open‑concept
layout surrounded by private offices, restrooms, a mailroom, breakroom, and kitchen (Exhibit 3). The conditional use proposal does not include any exterior work or expansion of the existing
structure. All modifications would occur within the existing building footprint to accommodate the new use.
Under the proposal, the peripheral offices and rooms would be repurposed as offices and supporting spaces for the religious institution. The central open office area would be removed
and converted into an assembly space, including a stage along the west side and loose seating. The existing shower and utility room would be removed, and both the women’s and men’s restrooms
would be reconfigured to meet Americans with Disabilities Act (ADA) requirements. The estimated cost of the interior renovations is approximately $60,000.
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. No new residential units are included in the proposal.
N/A
Lot Dimensions: There are no minimum lot size, width, or depth requirements in the CD zone.
Staff Comment: Not applicable. No minimum or maximum requirements exist, and no changes to the lot dimensions or subdivisions are included in the proposal.
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 Site Plan (Exhibit 2), the existing building has a front setback of approximately six feet (6’), a north side setback of approximately six feet
three inches (6’-3”), a south side setback of approximately twenty-five feet one-and-one-half inches (25’–1 1/2”), and a rear setback of approximately thirty-six feet two inches (36’-2”).
No exterior building additions or change in the building footprint 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 feet, 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 (Exhibit 2), the existing building has a total footprint of approximately 4,666 square feet, which would result in a building coverage
of 38 percent (38%) on the 12,584-square-foot project site. The existing building is a one-story building that is less than the 150-foot (150’) maximum height permitted in the CD zone.
No new additions or change in the building footprint or height are proposed.
Building Standards: There is no maximum building coverage requirement in the CD zone. The maximum building height permitted is 150 feet, 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 (Exhibit 2), the existing building has a total footprint of approximately 4,666 square feet, which would result in a building coverage
of 38 percent (38%) on the 12,584-square-foot project site. The existing building is a one-story building that is less than the 150-foot (150’) maximum height permitted in the CD zone.
No new additions or change in the building footprint or height 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 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.
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.
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.
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:
Small-sized maturing trees: thirty feet (30') on center;
Medium-sized maturing trees: forty feet (40') on center; and
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:
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.
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.
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:
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.
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.
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.
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.
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: Per the applicant’s submitted Site Plan (Exhibit 2), the site contains a landscape strip of approximately six feet six inches (6’-6”) between the building and the northern
corner of the parking lot and public street. No work is being proposed that would trigger requirements of RMC 4-4-070 Landscaping to be applied to the project.
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.
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:
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.
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.
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.
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.
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
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 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.
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.
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.
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:
Small-sized maturing trees: thirty feet (30') on center;
Medium-sized maturing trees: forty feet (40') on center; and
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:
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.
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.
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:
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.
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.
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.
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.
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: Per the applicant’s submitted Site Plan (Exhibit 2), the site contains a landscape strip of approximately six feet six inches (6’-6”) between the building and the northern
corner of the parking lot and public street. No work is being proposed that would trigger requirements of RMC 4-4-070 Landscaping to be applied to the project.
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: No trees are proposed to be removed as part of the project, and the proposal does not include any landscaping alterations to the site.
Interior remodels not involving any 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).
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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 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.
Staff Comment: Currently, the site contains no waste enclosure to accommodate the existing solid waste containers for refuse and recycling. 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 construct a solid 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.
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.
Staff Comment: Currently, the site contains no waste enclosure to accommodate the existing solid waste containers for refuse and recycling. 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 construct a solid 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.
Parking: 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. Parking regulations require that 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: The proposed project includes a change of use from an office building to a religious institution. 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. A preliminary seating chart shows a total of
100 loose seats for the assembly space (Exhibit 3). Based on this information, the site is required to provide approximately 20 parking stalls to accommodate the use. The proposed site
plan would provide a total of 20 parking stalls in the existing parking lot located both on the property and the adjacent property to the south owned by the City of Seattle (Exhibit
2). It appears that the existing parking would be sufficient for the proposed religious institution.
In addition, the applicant notes in their CUP justification (Exhibit 14) that the property’s central location and proximity of transit would likely result in attendees walking or utilizing
transit services instead of driving.
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.
Staff Comment: The proposed project includes the change of use of an existing building from an office to a religious institution. Currently, the site does not provide bicycle parking.
No new buildings or changes to the existing building are being proposed; therefore, the proposed project would be exempt from compliance with the bicycle parking requirements.
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. If any changes to the existing fencing or new decorative or perimeter fencing is proposed, compliance with these regulations would
be required. Fencing and screening will be required for refuse and recycling (see Refuse and Recycling comment above).
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. If any changes to the existing fencing or new decorative or perimeter fencing is proposed, compliance with these regulations would
be required. Fencing and screening will be required for refuse and recycling (see Refuse and Recycling comment above).
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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.
Compliant if conditions of approval are met
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. A lighting plan in compliance with these standards would be required. See lighting discussion
below under FOF 19.
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. 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.
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. 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: Downtown Wellhead Protection Area Zone 1 is mapped on the project site. The applicant is not proposing any external construction and is not anticipating any cut or fill.
Additionally, no hazardous material use or storage is anticipated with the proposed change of use.
Design District Review Standards: The project site is located within Design District ‘A’. The following table contains project elements intended to comply with the standards of the
Design District ‘A’ standards and guidelines, as outlined in RMC 4-3-100.E:
Compliance
Design District Guideline and Standard Analysis
1. SITE DESIGN AND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision of the City of Renton can be realized for a high-density urban environment;
so that businesses enjoy visibility from public rights-of-way; and to encourage pedestrian activity.
a. Building Location and Orientation:
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and pedestrian pathways. To organize buildings for pedestrian use and so that natural
light is available to other structures and open space. To ensure an appropriate transition between buildings, parking areas, and other land uses; and increase privacy for residential
uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well as with the roads, open space, and pedestrian amenities while working to create a
pedestrian oriented environment. Lots shall be configured to encourage variety and so that natural light is available to buildings and open space. The privacy of individuals in residential
uses shall be provided for.
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Standard: The availability of natural light (both direct and reflected) and direct sun exposure to nearby buildings and open space (except parking areas) shall be considered when siting
structures.
Staff Comment: Not applicable as no new buildings are proposed.
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Standard: Buildings shall be oriented to the street with clear connections to the sidewalk.
Staff Comment: Not applicable as no new buildings are proposed.
Standard: The front entry of a building shall be oriented to the street or a landscaped pedestrian-only courtyard.
Staff Comment: The current building’s primary entrance is located on the south facade of the building, facing the parking lot (Exhibits 2 & 3; labeled “Panic Door”). The applicant proposes
to retain the entrance as the building’s primary ingress and egress door, due to the conduciveness of the floorplan to this layout. However, the applicant also proposes the addition
of a French door-style entrance along the east facade along Morris Ave S. See discussion under b. Building Entries below.
Standard: The front entry of a building shall be oriented to the street or a landscaped pedestrian-only courtyard.
Staff Comment: The current building’s primary entrance is located on the south facade of the building, facing the parking lot (Exhibits 2 & 3; labeled “Panic Door”). The applicant proposes
to retain the entrance as the building’s primary ingress and egress door, due to the conduciveness of the floorplan to this layout. However, the applicant also proposes the addition
of a French door-style entrance along the east facade along Morris Ave S. See discussion under b. Building Entries below.
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Standard: Buildings with residential uses located at the street level shall be:
Set back from the sidewalk a minimum of ten feet (10') and feature substantial landscaping between the sidewalk and the building; or
Have the ground floor residential uses raised above street level for residents’ privacy.
Staff Comment: Not applicable as no residential uses are proposed.
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Standard: Office buildings shall have pedestrian-oriented façades. In limited circumstances the Administrator may allow façades that do not feature a pedestrian orientation; if so,
substantial landscaping between the sidewalk and building shall be provided. Such landscaping shall be at least thirty feet (30’) in width as measured from the sidewalk.
Staff Comment: Not applicable. No standalone office buildings are proposed.
b. Building Entries:
Intent: To make building entrances convenient to locate and easy to access, and ensure that building entries further the pedestrian nature of the fronting sidewalk and the urban character
of the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social interaction. All entries shall include features that make them easily identifiable
while reflecting the architectural character of the building. The primary entry shall be the most visually prominent entry. Pedestrian access to the building from the sidewalk, parking
lots, and/or other areas shall be provided and shall enhance the overall quality of the pedestrian experience on the site.
Compliant if condition of approval is met
Standard: A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk,
and include human-scale elements.
Staff Comment: The current building’s primary entrance is located on the south facade of the building, facing the parking lot (Exhibits 2 & 3; labeled “Panic Door”). Due to the building’s
internal layout and site layout, the applicant is proposing to retain the south entrance as the building’s primary entrance, maintaining the existing nonconformity. However, the applicant
also proposes the addition of a French door-style entrance along the east facade along Morris Ave S to serve as a secondary ADA-compliant access point for those who require it.
Because the current entrance is considered legal nonconforming, and the addition of the secondary entrance would not make the building more nonconforming, staff agrees that the applicant’s
proposal is acceptable. However, because the applicant did not provide details on the walkway, architectural elements, lighting, or weather protection for the new entrance on Morris
Ave S, staff recommends a condition of approval that the applicant supplement their site plan and submit elevation drawings with sufficient detail to ensure design standard compliance
with the newly proposed entry. The updated site plan submittal shall also correctly reflect existing and proposed modulation of the primary structure along Morris Ave S. These submittals
shall be reviewed and approved by the Current Planning Project Manager prior to building permit issuance.
Compliant if condition of approval is met
Standard: A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk,
and include human-scale elements.
Staff Comment: The current building’s primary entrance is located on the south facade of the building, facing the parking lot (Exhibits 2 & 3; labeled “Panic Door”). Due to the building’s
internal layout and site layout, the applicant is proposing to retain the south entrance as the building’s primary entrance, maintaining the existing nonconformity. However, the applicant
also proposes the addition of a French door-style entrance along the east facade along Morris Ave S to serve as a secondary ADA-compliant access point for those who require it.
Because the current entrance is considered legal nonconforming, and the addition of the secondary entrance would not make the building more nonconforming, staff agrees that the applicant’s
proposal is acceptable. However, because the applicant did not provide details on the walkway, architectural elements, lighting, or weather protection for the new entrance on Morris
Ave S, staff recommends a condition of approval that the applicant supplement their site plan and submit elevation drawings with sufficient detail to ensure design standard compliance
with the newly proposed entry. The updated site plan submittal shall also correctly reflect existing and proposed modulation of the primary structure along Morris Ave S. These submittals
shall be reviewed and approved by the Current Planning Project Manager prior to building permit issuance.
Standard: A primary entrance of each building shall be made visibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental
lighting.
Staff Comment: See discussion above.
Standard Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least four
and one-half feet (4-1/2') wide (illustration below). Buildings that are taller than thirty feet (30') in height shall also ensure that the weather protection is proportional to the
distance above ground level.
Staff Comment: See discussion above.
Standard: Building entries from a parking lot shall be subordinate to those related to the street.
Staff Comment: See discussion above.
Standard: Features such as entries, lobbies, and display windows shall be oriented to a street or pedestrian-oriented space; otherwise, screening or decorative features should be incorporated.
Staff Comment: See discussion above.
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Standard: Multiple buildings on the same site shall direct views to building entries by providing a continuous network of pedestrian paths and open spaces that incorporate landscaping.
Staff Comment: Not applicable as no new buildings are proposed.
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Standard: Ground floor residential units that are directly accessible from the street shall include entries from front yards to provide transition space from the street or entries from
an open space such as a courtyard or garden that is accessible from the street.
Staff Comment: Not applicable as no residential uses are proposed.
c. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton’s long-established, existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where new buildings differ from surrounding development in terms of building height,
bulk and scale.
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Standard: At least one of the following design elements shall be used to promote a transition to surrounding uses:
Building proportions, including step-backs on upper levels in accordance with the surrounding planned and existing land use forms; or
Building articulation to divide a larger architectural element into smaller increments; or
Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development.
Additionally, the Administrator may require increased setbacks at the side or rear of a building in order to reduce the bulk and scale of larger buildings and/or so that sunlight reaches
adjacent and/or abutting yards.
Staff Comment: Not applicable. No new buildings or changes to the existing building’s mass are proposed.
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Standard: At least one of the following design elements shall be used to promote a transition to surrounding uses:
Building proportions, including step-backs on upper levels in accordance with the surrounding planned and existing land use forms; or
Building articulation to divide a larger architectural element into smaller increments; or
Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development.
Additionally, the Administrator may require increased setbacks at the side or rear of a building in order to reduce the bulk and scale of larger buildings and/or so that sunlight reaches
adjacent and/or abutting yards.
Staff Comment: Not applicable. No new buildings or changes to the existing building’s mass are proposed.
d. Service Element Location and Design:
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading docks) by locating service and loading areas away from high-volume pedestrian
areas, and screening them from view in high visibility areas.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and other abutting uses are minimized. The impacts of service elements shall be mitigated
with landscaping and an enclosure with fencing that is made of quality materials. Service areas not adjacent to streets, pathways, or pedestrian-oriented spaces are encouraged to implement
vegetative screening in addition to or as part of service enclosures.
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Standard: Service elements shall be located and designed to minimize the impacts on the pedestrian environment and adjacent uses. Service elements shall be concentrated and located
where they are accessible to service vehicles and convenient for tenant use.
Staff Comment: The existing building does not provide a service area. Therefore, this requirement is not applicable.
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Standard: In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, including the roof and screened around their
perimeter by a wall or fence and have self-closing doors.
Staff Comment: The proposal does not include any new service areas. Therefore, this requirement is not applicable.
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Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three (3).
Staff Comment: The existing building does not provide a service area. Therefore, this requirement is not applicable.
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Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of such facility.
Staff Comment: The existing building does not provide a service area. Therefore, this requirement is not applicable.
2. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate various modes of transportation, including public mass transit, in order to reduce
traffic volumes and other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in reducing the impacts of parking areas; allow an active pedestrian
environment by maintaining contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize the visual impact of parking lots; and use access streets
and parking to maintain an urban edge to the district.
2. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate various modes of transportation, including public mass transit, in order to reduce
traffic volumes and other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in reducing the impacts of parking areas; allow an active pedestrian
environment by maintaining contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize the visual impact of parking lots; and use access streets
and parking to maintain an urban edge to the district.
a. Surface Parking:
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back of buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the parking area and associated vehicles. Large areas of surface parking shall also be
designed to accommodate future infill development.
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Standard: Parking shall be located so that no surface parking is located between:
A building and the front property line; and/or
A building and the side property line (when on a corner lot).
Staff Comment: While the existing surface parking lot is located between the building and the side property line, it is proposed to be preserved and maintained. No new surface parking
is proposed. Therefore, this requirement is not applicable.
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Standard: Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location.
Staff Comment: See above comment.
b. Structured Parking Garages:
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of structured parking; physically and visually integrate parking garages with other uses;
and reduce the overall impact of parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be complementary with adjacent and abutting buildings. They shall be sited to complement, not
subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s) should be used to enhance garages.
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Standard: Parking structures shall provide space for ground floor commercial uses along street frontages at a minimum of seventy five percent (75%) of the building frontage width.
Staff Comment: Not applicable. The applicant has not proposed a structured parking garage.
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Standard: The entire facade must feature a pedestrian-oriented facade. The Administrator of the Department of Community and Economic Development may approve parking structures that
do not feature a pedestrian orientation in limited circumstances. If allowed, the structure shall be set back at least six feet (6') from the sidewalk and feature substantial landscaping.
This landscaping shall include a combination of evergreen and deciduous trees, shrubs, and ground cover. This setback shall be increased to ten feet (10') when abutting a primary arterial
and/or minor arterial.
Staff Comment: Not applicable. See comment above.
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Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or other architectural elements and/or materials.
Staff Comment: Not applicable. See comment above.
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Standard: The entry to the parking garage shall be located away from the primary street, to either the side or rear of the building.
Staff Comment: Not applicable. See comment above.
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Standard: Parking garages at grade shall include screening or be enclosed from view with treatment such as walls, decorative grilles, trellis with landscaping, or a combination of treatments.
Staff Comment: Not applicable. See comment above.
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Standard: The Administrator of the Department of Community and Economic Development or designee may allow a reduced setback where the applicant can successfully demonstrate that the
landscaped area and/or other design treatment meets the intent of these standards and guidelines. Possible treatments to reduce the setback include landscaping components plus one or
more of the following integrated with the architectural design of the building:
Ornamental grillwork (other than vertical bars);
Decorative artwork;
Display windows;
Brick, tile, or stone;
Pre-cast decorative panels;
Vine-covered trellis;
Raised landscaping beds with decorative materials; or
Other treatments that meet the intent of this standard...
Staff Comment: Not applicable. See comment above.
c. Vehicular Access:
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be
minimized.
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Standard: Access to parking lots and garages shall be from alleys, when available. If not available, access shall occur at side streets.
Staff Comment: Not applicable. The property does not front on any alleyways.
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Standard: The number of driveways and curb cuts shall be minimized for vehicular access purposes, so that pedestrian circulation along the sidewalk is minimally impeded.
Staff Comment: Not applicable. The property contains one (1) existing curb cut. No new curb cuts are proposed.
3. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Village by creating pedestrian networks and by providing strong links from streets and drives
to building entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to walk between businesses, on sidewalks, to and from access points, and through
parking lots; and promote the use of multi-modal and public transportation systems in order to reduce other vehicular traffic.
a. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance the pedestrian environment.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects. Sidewalks and/or pathways shall be provided and shall provide safe access to
buildings from parking areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity and encourages pedestrian activity and shall be considered.
Pathways shall be easily identifiable to pedestrians and drivers.
Standard: A pedestrian circulation system of pathways that are clearly delineated and connect buildings, open space, and parking areas with the sidewalk system and abutting properties
shall be provided.
Pathways shall be located so that there are clear sight lines, to increase safety.
Pathways shall be an all-weather or appropriate permeable walking surface material, unless the applicant can demonstrate that the proposed surface is appropriate for the anticipated
number of users and complementary to the design of the development.
Staff Comment: There are existing concrete sidewalks along Morris Ave N, and an existing sidewalk between the south facade of the existing structure and the parking lot. A new access
aisle for ADA stalls is proposed (Exhibit 2).
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Standard: Pathways within parking areas shall be provided and differentiated by material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting paving materials.
Permeable materials are encouraged. The pathways shall be perpendicular to the applicable building facade and no greater than one hundred fifty feet (150') apart.
Staff Comment: Not applicable. No new separated pedestrian pathway is proposed.
Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient width to accommodate anticipated numbers of users. Specifically:
Sidewalks and pathways along the facades of mixed use and retail buildings 100 or more feet in width (measured along the facade) shall provide sidewalks at least 12 feet in width. The
walkway shall include an 8 foot minimum unobstructed walking surface.
Interior pathways shall be provided and shall vary in width to establish a hierarchy. The widths shall be based on the intended number of users; to be no smaller than five feet (5')
and no greater than twelve feet (12').
Staff Comment: No new sidewalks or pathways are proposed. The existing sidewalk between the south facade of the existing structure and the parking lot is five feet (5’) wide.
Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient width to accommodate anticipated numbers of users. Specifically:
Sidewalks and pathways along the facades of mixed use and retail buildings 100 or more feet in width (measured along the facade) shall provide sidewalks at least 12 feet in width. The
walkway shall include an 8 foot minimum unobstructed walking surface.
Interior pathways shall be provided and shall vary in width to establish a hierarchy. The widths shall be based on the intended number of users; to be no smaller than five feet (5')
and no greater than twelve feet (12').
Staff Comment: No new sidewalks or pathways are proposed. The existing sidewalk between the south facade of the existing structure and the parking lot is five feet (5’) wide.
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Standard: Mid-block connections between buildings shall be provided.
Staff Comment: Not applicable, as the site only contains one (1) building and no new buildings are proposed.
Standard: Permeable pavement pedestrian circulation features shall be used where feasible, consistent with the Surface Water Design Manual.
Staff Comment: The applicant will be given the opportunity to incorporate permeable pavement in final design as they account for BMP requirements.
4. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreation are available to residents, workers, and visitors and that these areas are of sufficient size for the intended activity
and in convenient locations. To create usable and inviting open space that is accessible to the public; and to promote pedestrian activity on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian-oriented space at the street corner to emphasize pedestrian activity (illustration below). Recreation
and common open space areas are integral aspects of quality development that encourage pedestrians and users. These areas shall be provided in an amount that is adequate to be functional
and usable; they shall also be landscaped and located so that they are appealing to users and pedestrians
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Standard: All mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide common opens space and/or recreation areas.
At minimum, fifty (50) square feet per unit shall be provided.
The location, layout, and proposed type of common space or recreation area shall be subject to approval by the Administrator.
Open space or recreation areas shall be located to provide sun and light exposure to the area and located so that they are aggregated to provide usable area(s) for residents.
For projects with more than one hundred (100) dwelling units, vegetated low impact development facilities may be used in required or provided open space where feasible and designed consistent
with the Surface Water Design Manual. Such facilities shall be counted towards no more than fifty percent (50%) of the required open space.
At least one of the following shall be provided in each open space and/or recreation area (the Administrator may require more than one of the following elements for developments having
more than one hundred (100) units):
Courtyards, plazas, pea patches, or multi-purpose open spaces;
Upper level common decks, patios, terraces, or roof gardens. Such spaces above the street level must feature views or amenities that are unique to the site and are provided as an asset
to the development;
Pedestrian corridors dedicated to passive recreation and separate from the public street system;
Recreation facilities including, but not limited to, tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or
Children’s play spaces that are centrally located near a majority of dwelling units and visible from surrounding units. They shall also be located away from hazardous areas such as garbage
dumpsters, drainage facilities, and parking areas.
The following shall not be counted toward the common open space or recreation area requirement:
Required landscaping, driveways, parking, or other vehicular use areas.
Required yard setback areas. Except for areas that are developed as private or semi-private (from abutting or adjacent properties) courtyards, plazas or passive use areas containing
landscaping and fencing sufficient to create a fully usable area accessible to all residents of the development.
Private decks, balconies, and private ground floor open space.
Other required landscaping and sensitive area buffers without common access links, such as pedestrian trails.
Staff Comment: Not applicable. No residential uses are proposed.
N/A
Standard: All mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide common opens space and/or recreation areas.
At minimum, fifty (50) square feet per unit shall be provided.
The location, layout, and proposed type of common space or recreation area shall be subject to approval by the Administrator.
Open space or recreation areas shall be located to provide sun and light exposure to the area and located so that they are aggregated to provide usable area(s) for residents.
For projects with more than one hundred (100) dwelling units, vegetated low impact development facilities may be used in required or provided open space where feasible and designed consistent
with the Surface Water Design Manual. Such facilities shall be counted towards no more than fifty percent (50%) of the required open space.
At least one of the following shall be provided in each open space and/or recreation area (the Administrator may require more than one of the following elements for developments having
more than one hundred (100) units):
Courtyards, plazas, pea patches, or multi-purpose open spaces;
Upper level common decks, patios, terraces, or roof gardens. Such spaces above the street level must feature views or amenities that are unique to the site and are provided as an asset
to the development;
Pedestrian corridors dedicated to passive recreation and separate from the public street system;
Recreation facilities including, but not limited to, tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or
Children’s play spaces that are centrally located near a majority of dwelling units and visible from surrounding units. They shall also be located away from hazardous areas such as garbage
dumpsters, drainage facilities, and parking areas.
The following shall not be counted toward the common open space or recreation area requirement:
Required landscaping, driveways, parking, or other vehicular use areas.
Required yard setback areas. Except for areas that are developed as private or semi-private (from abutting or adjacent properties) courtyards, plazas or passive use areas containing
landscaping and fencing sufficient to create a fully usable area accessible to all residents of the development.
Private decks, balconies, and private ground floor open space.
Other required landscaping and sensitive area buffers without common access links, such as pedestrian trails.
Staff Comment: Not applicable. No residential uses are proposed.
N/A
Standard: All buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian-oriented
space.
The pedestrian-oriented space shall be provided according to the following formula: 1% of the site area + 1% of the gross building area, at minimum.
The pedestrian-oriented space shall include all of the following:
Visual and pedestrian access (including barrier-free access) to the abutting structures from the public right-of-way or a nonvehicular courtyard; and
Paved walking surfaces of either concrete or approved unit paving; and
On-site or building-mounted lighting providing at least four (4) foot-candles (average) on the ground; and
At least three (3) lineal feet of seating area (bench, ledge, etc.) or one individual seat per sixty (60) square feet of plaza area or open space.
The following areas shall not count as pedestrian-oriented space:
The minimum required walkway. However, where walkways are widened or enhanced beyond minimum requirements, the area may count as pedestrian-oriented space if the Administrator determines
such space meets the definition of pedestrian-oriented space.
Areas that abut landscaped parking lots, chain link fences, blank walls, and/or dumpsters or service areas.
Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited within pedestrian-oriented space.
Staff Comment: Not applicable as the proposed development is less than 30,000 square feet.
N/A
Standard: All buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian-oriented
space.
The pedestrian-oriented space shall be provided according to the following formula: 1% of the site area + 1% of the gross building area, at minimum.
The pedestrian-oriented space shall include all of the following:
Visual and pedestrian access (including barrier-free access) to the abutting structures from the public right-of-way or a nonvehicular courtyard; and
Paved walking surfaces of either concrete or approved unit paving; and
On-site or building-mounted lighting providing at least four (4) foot-candles (average) on the ground; and
At least three (3) lineal feet of seating area (bench, ledge, etc.) or one individual seat per sixty (60) square feet of plaza area or open space.
The following areas shall not count as pedestrian-oriented space:
The minimum required walkway. However, where walkways are widened or enhanced beyond minimum requirements, the area may count as pedestrian-oriented space if the Administrator determines
such space meets the definition of pedestrian-oriented space.
Areas that abut landscaped parking lots, chain link fences, blank walls, and/or dumpsters or service areas.
Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited within pedestrian-oriented space.
Staff Comment: Not applicable as the proposed development is less than 30,000 square feet.
N/A
Standard: Public plazas shall be provided at intersections identified in the Commercial Arterial Zone Public Plaza Locations Map and as listed below:
Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
Bronson Area: Intersections with Bronson Way North at:
Factory Avenue N./Houser Way S.;
Garden Avenue N.; and
Park Avenue N. and N. First Street.
Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
Northeast Fourth Area: Intersections with N.E. Fourth at:
Duvall Avenue N.E.;
Monroe Avenue N.E.; and
Union Avenue N.E.
Grady Area: Intersections with Grady Way at:
Lind Avenue S.W.;
Rainier Avenue S.;
Shattuck Avenue S.; and
Talbot Road S.
Puget Area: Intersection of S. Puget Drive and Benson Road S.
Rainier Avenue Area: Intersections with Rainier Avenue S. at:
Airport Way/Renton Avenue S.;
S. Second Street;
S. Third Street/S.W. Sunset Boulevard;
S. Fourth Street; and
S. Seventh Street.
North Renton Area: Intersections with Park Avenue N. at:
N. Fourth Street; and
N. Fifth Street.
Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
Duvall Avenue N.E.; and
Union Avenue N.E.
Staff Comment: Not applicable. The project site is not located at any of the above referenced intersections.
N/A
Standard: Public plazas shall be provided at intersections identified in the Commercial Arterial Zone Public Plaza Locations Map and as listed below:
Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
Bronson Area: Intersections with Bronson Way North at:
Factory Avenue N./Houser Way S.;
Garden Avenue N.; and
Park Avenue N. and N. First Street.
Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
Northeast Fourth Area: Intersections with N.E. Fourth at:
Duvall Avenue N.E.;
Monroe Avenue N.E.; and
Union Avenue N.E.
Grady Area: Intersections with Grady Way at:
Lind Avenue S.W.;
Rainier Avenue S.;
Shattuck Avenue S.; and
Talbot Road S.
Puget Area: Intersection of S. Puget Drive and Benson Road S.
Rainier Avenue Area: Intersections with Rainier Avenue S. at:
Airport Way/Renton Avenue S.;
S. Second Street;
S. Third Street/S.W. Sunset Boulevard;
S. Fourth Street; and
S. Seventh Street.
North Renton Area: Intersections with Park Avenue N. at:
N. Fourth Street; and
N. Fifth Street.
Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
Duvall Avenue N.E.; and
Union Avenue N.E.
Staff Comment: Not applicable. The project site is not located at any of the above referenced intersections.
N/A
Standard: The plaza shall measure no less than one thousand (1,000) square feet with a minimum dimension of twenty feet (20') on one side abutting the sidewalk.
Staff Comment: Not applicable. See comment above.
N/A
Standard: The public plaza must be landscaped consistent with RMC 4-4-070, including at minimum street trees, decorative paving, pedestrian-scaled lighting, and seating. Vegetated low
impact development facilities may be used in the plaza where feasible and designed consistent with the Surface Water Design Manual. Such facilities shall count towards no more than fifty
percent (50%) of the plaza requirement.
Staff Comment: Not applicable. See comment above.
5. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a human scale, and uses appropriate building materials that are suitable for the Pacific Northwest
climate. To discourage franchise retail architecture.
a. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure that all sides of a building, that can be seen by the public, are visually interesting.
Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of buildings, break up long blank walls, add visual interest, and enhance the character
of the neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to residential buildings.
Standard: All building facades shall include modulation or articulation at intervals of no more than forty feet (40').
Staff Comment: The proposal includes the reuse of an existing building, with no new modulation or articulation proposed. The only proposed change to the structure, seen in the submitted
Floor Plan (Exhibit 3), is the replacement of a set of windows along the east facade with double doors, to improve ADA access.
The applicant’s submitted floor plan and site plan show a modulation inlay along the front facade of the building that is not present in the actual building nor proposed to be created
as a result of the permit. See recommended condition under b. Ground-Level Details below.
N/A
Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width.
Staff Comment: Not applicable. See comment above.
N/A
Standard: Buildings greater than one hundred sixty feet (160') in length shall provide a variety of modulations and articulations to reduce the apparent bulk and scale of the facade
(illustration in District B, below); or provide an additional special feature such as a clock tower, courtyard, fountain, or public gathering area.
Staff Comment: Not applicable. See comment above.
N/A
Standard: Buildings greater than one hundred sixty feet (160') in length shall provide a variety of modulations and articulations to reduce the apparent bulk and scale of the facade
(illustration in District B, below); or provide an additional special feature such as a clock tower, courtyard, fountain, or public gathering area.
Staff Comment: Not applicable. See comment above.
b. Ground-Level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale character of the pedestrian environment; and ensure that all sides of a building within
near or distant public view have visual interest.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood siding is encouraged. The primary building entrance should be made visibly prominent
by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting (illustration below). Detail features should also be used, to
include things such as decorative entry paving, street furniture (benches, etc.), and/or public art.
Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the facade’s ground floor.
Staff Comment: Not applicable. The project proposal does not include any modification to the building facade apart from previously discussed door replacement.
Standard: On any facade visible to the public, transparent windows and/or doors are required to comprise at least 50 percent of the portion of the ground floor facade that is between
4 feet and 8 feet above ground (as measured on the true elevation).
Staff Comment: Not applicable. See comment above.
Standard: Upper portions of building facades shall have clear windows with visibility into and out of the building. However, screening may be applied to provide shade and energy efficiency.
The minimum amount of light transmittance for windows shall be 50 percent.
Staff Comment: Not applicable. The proposed building is only one (1) story.
N/A
Standard: Display windows shall be designed for frequent change of merchandise, rather than permanent displays.
Staff Comment: Not applicable. No display windows are proposed.
Standard: Where windows or storefronts occur, they must principally contain clear glazing.
Staff Comment: Not applicable. No new windows or storefronts are proposed.
Compliant if condition of approval is met
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are prohibited.
Staff Comment: While the applicant is proposing the replacement of a set of windows along the east facade with a double door, the applicant did not submit elevation plans to show, in
detail, the dimensions and transparency features of the proposed door. The applicant also shows the replacement of a “panic door” along the south facade, with no elevation submitted
to confirm details. In order to ensure compliance with this requirement, staff recommends, as a condition of approval, that the applicant submit elevations with the building permit application
showing existing and proposed facades to demonstrate conformance with applicable building architectural design regulations. The elevation detail shall be reviewed and approved by the
Current Planning Project Manager prior to building permit issuance.
Compliant if condition of approval is met
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are prohibited.
Staff Comment: While the applicant is proposing the replacement of a set of windows along the east facade with a double door, the applicant did not submit elevation plans to show, in
detail, the dimensions and transparency features of the proposed door. The applicant also shows the replacement of a “panic door” along the south facade, with no elevation submitted
to confirm details. In order to ensure compliance with this requirement, staff recommends, as a condition of approval, that the applicant submit elevations with the building permit application
showing existing and proposed facades to demonstrate conformance with applicable building architectural design regulations. The elevation detail shall be reviewed and approved by the
Current Planning Project Manager prior to building permit issuance.
Standard: Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. A wall (including building facades and retaining walls) is considered
a blank wall if:
It is a ground floor wall or portion of a ground floor wall over 6 feet in height, has a horizontal length greater than 15 feet, and does not include a window, door, building modulation
or other architectural detailing; or
Any portion of a ground floor wall has a surface area of 400 square feet or greater and does not include a window, door, building modulation or other architectural detailing.
Staff Comment: The proposal includes the reuse of an existing building, with no new modulation or articulation proposed. While the existing building is considered non-conforming with
regards to the above standard, the proposed changes to the existing structure would not make the building more non-conforming.
Standard: If blank walls are required or unavoidable, blank walls shall be treated with one or more of the following:
A planting bed at least five feet in width containing trees, shrubs, evergreen ground cover, or vines adjacent to the blank wall;
Trellis or other vine supports with evergreen climbing vines;
Architectural detailing such as reveals, contrasting materials, or other special detailing that meets the intent of this standard;
Artwork, such as bas-relief sculpture, mural, or similar; or
Seating area with special paving and seasonal planting.
Staff Comment: See comment above.
c. Building Roof Lines:
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban project and contribute to the visual continuity of the district.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest to the building.
N/A
Standard: Buildings shall use at least one of the following elements to create varied and interesting roof profiles:
Extended parapets;
Feature elements projecting above parapets;
Projected cornices;
Pitched or sloped roofs
Buildings containing predominantly residential uses shall have pitched roofs with a minimum slope of one to four (1:4) and shall have dormers or interesting roof forms that break up
the massiveness of an uninterrupted sloping roof.
Staff Comment: Not applicable. The proposal includes the retention of an existing roof, with no new elements proposed.
N/A
Standard: Buildings shall use at least one of the following elements to create varied and interesting roof profiles:
Extended parapets;
Feature elements projecting above parapets;
Projected cornices;
Pitched or sloped roofs
Buildings containing predominantly residential uses shall have pitched roofs with a minimum slope of one to four (1:4) and shall have dormers or interesting roof forms that break up
the massiveness of an uninterrupted sloping roof.
Staff Comment: Not applicable. The proposal includes the retention of an existing roof, with no new elements proposed.
N/A
Standard: Roof mounted mechanical equipment shall not be visible to pedestrians.
Staff Comment: Not applicable. No new roof-mounted mechanical equipment is proposed.
d. Building Materials:
Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of materials that reduce the visual bulk of large buildings; and encourage the use
of materials that add visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a building that is attractive and of high quality. Material variation shall be used to
create visual appeal and eliminate monotony of facades. This shall occur on all facades in a consistent manner. High quality materials shall be used. If materials like concrete or block
walls are used they shall be enhanced to create variation and enhance their visual appeal.
N/A
Standard: All sides of buildings visible from a street, pathway, parking area, or open space shall be finished on all sides with the same building materials, detailing, and color scheme,
or if different, with materials of the same quality.
Staff Comment: Not applicable. No changes are proposed to the building materials of the existing building.
N/A
Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes.
Staff Comment: See comment above.
N/A
Standard: Materials, individually or in combination, shall have texture, pattern, and be detailed on all visible facades.
Staff Comment: See comment above.
N/A
Standard: Materials shall be durable, high quality, and consistent with more traditional urban development, such as brick, integrally colored concrete masonry, pre-finished metal, stone,
steel, glass and cast-in-place concrete.
Staff Comment: See comment above.
N/A
Standard: If concrete is used, walls shall be enhanced by techniques such as texturing, reveals, and/or coloring with a concrete coating or admixture.
Staff Comment: See comment above.
N/A
Standard: If concrete block walls are used, they shall be enhanced with integral color, textured blocks and colored mortar, decorative bond pattern and/or shall incorporate other masonry
materials.
Staff Comment: See comment above.
N/A
Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns, or textural changes.
Staff Comment: See comment above.
6. LIGHTING:
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as plazas, pedestrian walkways, parking areas, building entries, and other public places;
and increase the visual attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building and site during the evening hours shall be provided.
Compliant if condition of approval is met
Standard: Pedestrian-scale lighting shall be provided at primary and secondary building entrances. Examples include sconces on building facades, awnings with down-lighting and decorative
street lighting.
Staff Comment: The project includes the addition of a secondary entrance along Morris Ave S. A lighting plan was not included with the submitted application materials. Therefore, staff
recommends, as a condition of approval, that the applicant submit a detailed lighting plan at the time of civil construction permit application that adequately provides for public safety
without casting excessive glare on adjacent properties. This plan should include details regarding pedestrian-scale lighting around the primary building entrances. The lighting plan
shall be submitted for review and approval by the Current Planning Project Manager at the time of building permit review.
Standard: Accent lighting shall also be provided on building facades (such as sconces) and/or to illuminate other key elements of the site such as gateways, specimen trees, other significant
landscaping, water features, and/or artwork.
Staff Comment: See discussion above.
Standard: Downlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless alternative pedestrian scale lighting has been approved administratively or
is specifically listed as exempt from provisions located in RMC 4-4-075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday or decorative lighting, right-of-way-lighting,
etc.).
Staff Comment: See discussion above.
Conditional Use Analysis: The applicant is requesting a Conditional Use Permit to change the use of an existing 4,666 square foot building into a religious institution for In Spirit
and In Truth Ministries. 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
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 16 and FOF 17 for Comprehensive Plan and zoning regulation compliance, respectively.
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: According to the applicant’s submitted CUP Justification (Exhibit 14), the subject property is well-suited for a religious institution due to its central location and
its similarity to other allowed and conditional uses in the CD zone. The immediate vicinity of the site is an environment typical of downtown Renton, and the applicant contends that
introducing a church in this area would enhance the mix of uses and draw congregants who reside both in the immediate vicinity and across the area due to its central location. The applicant
further contends that with an expected congregation size under 300 people, and seating to accommodate approximately 100 people in a given service session, the scale of the church use
is appropriate for the downtown context. The site is also easily accessible via public transit and other modes of transportation due to its proximity to the Renton Transit Center.
Staff has reviewed the request and concurs that the proposed church would not result in an overconcentration of religious institutions within the immediate vicinity of the project site
or within the city. In addition, staff concurs that the proposed location is suitable for the proposed use. The subject site is surrounded by several residential, retail, office, and
community uses. Although there are many religious institutions in the downtown Renton area, the area is densely populated and hosts a diverse array of uses.
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 adaptive reuse of the existing building as a religious institution would be compatible with neighboring tenants and adjacent properties.
The proposed building space is located within downtown Renton. The applicant further contends that worship services would occur outside of typical business hours, with busiest operations
occurring on Sunday mornings (worship services) when other downtown businesses are closed or have minimal activity. The applicant’s justification states that on weekdays, church activities
would be comparatively light with small prayer meetings or administrative office hours – involving only a small number of people at any given time, with no large nighttime events or
noisy social functions that would disturb the area in the evenings. All events would be typical of a place of worship and would conclude at reasonable hours.
Staff has reviewed the request and concurs that the proposed religious use would be located within an existing space that is in an established commercial and residential area and would
not result in substantial or undue adverse effects on adjacent properties.
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. The church would maintain a well-kept appearance of the property to align with the city’s efforts to
keep downtown attractive.
Staff has reviewed the request and concurs that activities related to the proposed religious institution would be held within the existing building and the building would continue to
be compatible with the scale and character of the downtown neighborhood. In addition, the applicant indicated that the proposed church would serve a congregation size under 300 people
and the existing building would be sufficient to accommodate the existing church population.
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. The church would maintain a well-kept appearance of the property to align with the city’s efforts to
keep downtown attractive.
Staff has reviewed the request and concurs that activities related to the proposed religious institution would be held within the existing building and the building would continue to
be compatible with the scale and character of the downtown neighborhood. In addition, the applicant indicated that the proposed church would serve a congregation size under 300 people
and the existing building would be sufficient to accommodate the existing church population.
Parking: Adequate parking is, or will be made, available.
Staff Comment: The applicant contends that the project site includes 20 surface parking stalls, approximately half of which are located on the adjacent lot to the south, owned by Seattle
Public Utilities. The applicant provided a recorded agreement with the City of Seattle to utilize a portion of the property for parking purposes for the subject property (Exhibit 19).
If overflow parking is needed, the applicant anticipates people would utilize the street parking in the vicinity on Sundays which is typically a day where most businesses are closed
and would be less likely to be affected. If needed, the church is prepared to implement a joint parking arrangement for additional capacity.
Staff has reviewed the request and concurs that the 20 on-site surface parking spaces would be adequate to provide the necessary parking for the proposed use. Staff also agrees that
overflow parking would be accommodated via on-street parking and at the city’s nearby parking garage one (1) block away at the intersection of Logan Ave S and S 2nd St. See parking discussion
under FOF 17, Zoning Development Standard for additional analysis.
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 due to the vicinity containing a well-developed street network and peak traffic generation set to occur
during Sunday mornings when traffic for commercial and residential uses is typically lower.
Staff has reviewed the request and 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 20). 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.
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 all events and services would occur indoors. No excessive noise, lighting, or glare is expected. According to the applicant, programming including
music, sermons, and larger gatherings would occur indoors.
Staff has reviewed the request and concurs that the proposed religious institution use within the existing building would not generate noise, light, and glare impacts that would unduly
impact other properties in the vicinity. The existing building is a standalone building that does not have any shared walls with adjacent buildings or uses. Furthermore, no exterior
modifications that would increase potential impacts are being proposed.
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 all events and services would occur indoors. No excessive noise, lighting, or glare is expected. According to the applicant, programming including
music, sermons, and larger gatherings would occur indoors.
Staff has reviewed the request and concurs that the proposed religious institution use within the existing building would not generate noise, light, and glare impacts that would unduly
impact other properties in the vicinity. The existing building is a standalone building that does not have any shared walls with adjacent buildings or uses. Furthermore, no exterior
modifications that would increase potential impacts are being proposed.
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 by In Spirit and In Truth Ministries, and no exterior
modifications are being requested.
Staff has reviewed the request and concurs the site already contains landscaping consisting of small trees, shrubs, and groundcover. Landscaping is being provided along the street frontage
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
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:
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.
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
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:
Whether alternative locations were reviewed and consideration was given to sites that are farthest removed from any risk potential activity;
Whether adequate buffering is provided from abutting and adjacent uses;
Whether adequate security is demonstrated by the applicant;
Whether public input was provided during the site selection process; and
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
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:
Whether alternative locations were reviewed and consideration was given to sites that are farthest removed from any risk potential activity;
Whether adequate buffering is provided from abutting and adjacent uses;
Whether adequate security is demonstrated by the applicant;
Whether public input was provided during the site selection process; and
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
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;
Each unit shall:
Not exceed a maximum of one thousand (1,000) square feet of nonresidential space for commercial activity;
Include all nonresidential space, to the maximum allowed, constructed to commercial building standards;
Provide an internal connection between the residential and nonresidential space within each unit; and
Provide a street presence and pedestrian-oriented façade for the nonresidential space.
Only following uses are allowed within the nonresidential space of a unit:
Eating and drinking establishments;
On-site services; and
Retail sales.
Within the Residential-14 (R-14) Zone, live-work units shall only be allowed along primary, minor, and collector arterials.
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.
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.
Streets:
Staff Comment: The proposed development fronts Morris Ave S along the east property line. Morris Ave S is classified as a Collector Arterial Road with an existing right-of-way width
of 60 feet (60’).
Per RMC 4.6.060D, interior remodels that do not involve a building addition are exempt from frontage improvements.
The project proposal was subjected to the Transportation Concurrency Test (Exhibit 20). The proposed development is anticipated to generate a decrease of approximately 32 weekday daily
trips. During the weekday AM peak hour, the project would generate a decrease of six (6) weekday AM peak hour trips (5 in, 5 out). During the weekday PM peak hour, the project would
generate a decrease of approximately eight (8) net new trips (2 in, 6 out). The proposed project passed the city’s Transportation Concurrency Test. A Trip Generation Summary, prepared
by Transpo Group, dated August 13, 2025 (Exhibit 5), rather than a Traffic Impact Analysis was submitted with the application materials given 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.
Streets:
Staff Comment: The proposed development fronts Morris Ave S along the east property line. Morris Ave S is classified as a Collector Arterial Road with an existing right-of-way width
of 60 feet (60’).
Per RMC 4.6.060D, interior remodels that do not involve a building addition are exempt from frontage improvements.
The project proposal was subjected to the Transportation Concurrency Test (Exhibit 20). The proposed development is anticipated to generate a decrease of approximately 32 weekday daily
trips. During the weekday AM peak hour, the project would generate a decrease of six (6) weekday AM peak hour trips (5 in, 5 out). During the weekday PM peak hour, the project would
generate a decrease of approximately eight (8) net new trips (2 in, 6 out). The proposed project passed the city’s Transportation Concurrency Test. A Trip Generation Summary, prepared
by Transpo Group, dated August 13, 2025 (Exhibit 5), rather than a Traffic Impact Analysis was submitted with the application materials given 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.
Storm Water:
Staff Comment: The applicant is not proposing any building or site modifications. Therefore, additional stormwater improvements are not necessary or required. See Revised Surface Water
Advisory Comments (Exhibit 21) for more information.
Water:
Staff Comment: The existing three-quarter-inch (3/4”) meter can be reused for the existing building if sized appropriately. A backflow prevention device is required for an irrigation
meter, if applicable. A DCDA will need to be provided at the time of building permit application if irrigation is proposed.
The development is subject to meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use if upgrading is required or needed. Fees
are assessed at the rate in effect at the time of building permit issuance.
Sanitary Sewer:
Staff Comment: A grease interceptor is required for the proposed commercial kitchen. The applicant is required to submit a revised plan showing a grease interceptor at the time of building
permit review.
I. CONCLUSIONS:
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 6 and
FOF 16.
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 7 and FOF 17.
The proposed Conditional Use Permit complies with the Critical Areas Regulations provided the applicant complies with City Code and conditions of approval, see FOF 19.
The proposed Conditional Use Permit complies with the Urban Design District Regulations provided the applicant complies with City Code and conditions of approval, see FOF 17. The proposed
Conditional Use Permit complies with all eight (8) of the Conditional Use Permit decisional criteria as established by the City Code provided the applicant complies with all advisory
notes and conditions of approval contained herein, see FOF 19.
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 22.
There are adequate public services and facilities to accommodate the proposed Conditional Use permit, see FOF 20.
Key features integral to this project include the on-site surface parking and the new building entrance along the east-facing facade on Morris Ave S.
J. RECOMMENDATION:
Staff recommends approval of the In Spirit and In Truth Ministries File No. LUA25-000380, ECF, CU-H, subject to the following conditions:
The applicant shall comply with the mitigation measure issued as part of the Determination of Non-Significance Mitigated, dated December 16, 2025, which is:
The applicant shall submit an Inadvertent Discovery Plan (IDP) prepared by a qualified professional with the civil construction Ppermit 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.
The applicant shall construct a solid 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.
The applicant shall supplement their site plan and submit elevation drawings with sufficient detail to ensure design standard compliance with the newly proposed entry. The updated site
plan submittal shall also correctly reflect existing and proposed modulation of the primary structure along Morris Ave S. These submittals shall be reviewed and approved by the Current
Planning Project Manager prior to building permit issuance.
The applicant shall submit elevations with the building permit application showing existing and proposed facades to demonstrate conformance with applicable building architectural design
regulations. The elevation detail shall be reviewed and approved by the Current Planning Project Manager prior to building permit issuance.
The applicant shall submit a detailed lighting plan at the time of civil construction permit application that adequately provides for public safety without casting excessive glare on
adjacent properties. This plan should include details regarding pedestrian-scale lighting around the primary building entrances. The lighting plan shall be submitted for review and approval
by the Current Planning Project Manager at the time of building permit review.
CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
In Spirit and In Truth Ministries
Land Use File Number:
LUA25-000380, ECF, CU-H
Date of Hearing
January 20, 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 Staff Report to the Hearing Examiner:
Exhibits 1-16:
As shown in the Environmental Review Committee (ERC) Report
Exhibit 17:
Staff Report to the Hearing Examiner
Exhibit 18:
Environmental Review Committee Decision dated December 16, 2025
Exhibit 19:
City of Seattle Parking Agreement (Recording No. 8302100715)
Exhibit 20:
Transportation Concurrency Test Memorandum, dated December 8, 2025
Exhibit 21:
Revised Development Engineering Advisory Notes, dated December 5, 2025