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HomeMy WebLinkAboutSR_RCCG King's Court Church_HEX_Report_and_Exhibits.pdfDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map SR_RCCG King's Court Church_HEX_Report A. REPORT TO THE HEARING EXAMINER HEARING DATE: February 26, 2019 Project Name: RCCG King’s Court Church Project File Number: PR18-000603 Land Use File Number: LUA18-000696, CU-H Owner: Kana Properties, LLC; 2125 1st Ave., Apt. 2105, Seattle, WA 98121 Applicant: The Redeemed Christian Church of God; 101 SW 41st Street, Suite E & F, Renton, WA 98057 Contact: Joseph Ogabi; 26730 196th Ave. SE, Covington, WA 98042 Project Manager: Angelea Weihs, Associate Planner Project Summary: The applicant is requesting Hearing Examiner Conditional Use Permit approval for the proposed RCCG King's Court Church change of use and tenant improvement. The project site is located at 101 SW 41st St. (Parcel number 3926800040), within the Commercial Office (CO) zone and Urban Design District D. The subject property is 59,417 square feet (1.36 acres) and contains an existing 15,104 square foot, multi- tenant shopping complex. The applicant is proposing to occupy units E and F of the shopping complex, which has a total unit area of approximately 2,400 square feet. The applicant is proposing to offer church services every Sunday and other church related activities on Fridays and Saturdays. According to the applicant, the total church membership is approximately 80 people. A total of 45 parking stalls are designated for the proposed use and there are a total of 81 existing parking spaces located on site. No exterior site construction improvements are proposed and no change is proposed to the building’s other existing tenant spaces. The proposed interior improvements for the church are cosmetic in nature in order to prepare the unit to be used as a church. A building permit would be required for any tenant improvements proposed by the applicant. Access to the site is proposed to remain via the existing driveway off of SW 41st St. The site is mapped within a high seismic hazard area. No trees or vegetation are proposed to be removed. Project Location: 101 SW 41st Street Site Area: 59,417 square feet (1.36 acres) City of Renton Department of Community & Economic Development Hearing Examiner Recommendation RCCG KING’S COURT CHURCH LUA18-000696, CU-H Report of February 26, 2019 Page 2 of 11 SR_RCCG King's Court Church_HEX_Report B. EXHIBITS: Exhibit 1 Hearing Examiner Staff Report Exhibit 2 Site Plan Exhibit 3 Project Narrative Exhibit 4 Conditional Use Permit Justification Exhibit 5 Elevation Photos Exhibit 6 Traffic Impact Analysis Statement Exhibit 7 Advisory Comments C. GENERAL INFORMATION: 1. Owner(s) of Record: Kana Properties, LLC; 2125 1st Ave., Apt. 2105, Seattle, WA 98121 2. Zoning Classification: Commercial Office (CO) 3. Comprehensive Plan Land Use Designation: Employment Area (EA) 4. Existing Site Use: Multi-Tenant Retail Building - Vacant Tenant Space 5. Critical Areas: Geologically Hazardous Area – High Seismic Hazard 6. Neighborhood Characteristics: a. North: SW 41st Street, Fast Food Restaurant and Vacant Land - CA zone b. East: East Valley Road, Auto Repair - CA zone c. South: East Valley Business Park - CO zone d. West: East Valley Business Park - CO zone 7. Site Area: 59,417 square feet (1.36 acres) D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Annexation N/A 1745 04/19/1959 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service is provided by the City of Renton. The site is in the Valley 196 Pressure Zone. There is an existing 8-inch water line east of the existing building that delivers a maximum flow capacity of 2,000 gallons per minute (gpm). b. Sewer: Sewer service is provided by the City of Renton. There is an existing 27-inch concrete sewer flowing north to south, in a utility easement east of the building. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation RCCG KING’S COURT CHURCH LUA18-000696, CU-H Report of February 26, 2019 Page 3 of 11 SR_RCCG King's Court Church_HEX_Report c. Surface/Storm Water: The site contains an existing commercial building, surrounded by a paved parking lot with perimeter landscaping. There is a private storm water system located north, south, and east of the existing building. This private system connects to the City storm drain system northeast of the site. 2. Streets: The project site fronts SW 41st Street along the north property line and East Valley Road along the east property line. Both streets are classified as a Collector Arterials. Existing right-of-way (ROW) width is approximately 80 feet for both streets. 3. Fire Protection: Renton Regional Fire Authority (RRFA) F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-060: Zoning Use Table c. Section 4-2-120B: Development Standards for Commercial Zoning Designations 2. Chapter 3 Environmental Regulations & Overlay Districts a. Section 4-3-050: Critical Area Regulations b. Section 4-3-100: Urban Design Regulations 3. Chapter 4 City-Wide Property Development Standards 4. Chapter 9 Permits – Specific a. Section 4-9-030: Conditional Use Permits 5. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on December 6, 2018, and determined the application complete on December 19, 2018. The project complies with the 120-day review period. 2. The project site is located at 101 SW 41st Street (Parcel number 3926800040). 3. The project site is within an existing shopping center located at the aforementioned address, specifically a vacant tenant space referenced as units E and F by the applicant. 4. The shopping center was constructed in 1986 and is approximately 15,104 square feet. The applicant’s proposed tenant space (unit E and F) is approximately 2,400 square feet. 5. Access to the site would be provided via two existing driveways off of SW 41st Street and East Valley Road. 6. The subject property contains 81 surface parking spaces, of which 45 stalls are assigned to this unit. 7. The property is located within the Employment Area (EA) Comprehensive Plan land use designation. 8. The site is located within the Commercial Office (CO) zoning classification and Urban Design District D. 9. No tree or vegetation removal is proposed as part of this project. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation RCCG KING’S COURT CHURCH LUA18-000696, CU-H Report of February 26, 2019 Page 4 of 11 SR_RCCG King's Court Church_HEX_Report 10. The site is mapped with high seismic hazards. 11. No site construction is proposed by the applicant. Improvments would be limited to the interior of the tenant space with the exception of potential future exterior signage. 12. The applicant is proposing to begin tenant improvements following land use and building permit approval. 13. No public or agency comments were received. 14. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments have been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 15. Comprehensive Plan Compliance: The site is designated Employment Area (EA) on the City’s Comprehensive Plan Map. The EA comprehensive plan designation is primarily used for industrial development or a mix of commercial and industrial uses such as office, industrial, warehousing, and manufacturing, with access to transportation networks and transit, in the Employment Area (EA) land use designation. Employment Areas provide a significant economic development and employment base for the City and maintain a variety and balance of uses through zoning that promotes the gradual transition of uses on sites with good access and visibility to more intensive commercial and office uses. The proposal is compliant with the following Comprehensive Plan Goals and Policies if all conditions of approval are met: Compliance Comprehensive Plan Analysis  Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive.  Policy L-48: Accommodate change within the Renton community in a way that maintains Renton’s livability and natural beauty. 16. Zoning Development Standard Compliance: The Commercial Office Zone (CO) is established to provide areas appropriate for professional, administrative, and business offices and related uses, offering high- quality and amenity work environments. In addition, a mix of limited retail and service uses may be allowed to primarily support other uses within the zone, subject to special conditions. Limited light industrial activities, which can effectively blend in with an office environment, are allowed, as are medical institutions and related uses. The proposal is compliant with the following development standards, as outlined in RMC 4-2-120.B, if all conditions of approval are met: Compliance CO Zone Develop Standards and Analysis Compliant if CUP criteria are met, see FOF 19 Use: The applicant proposes to locate a religious institution in a vacant tenant space in an existing 10-unit retail building (currently occupied by 7 tenants). The existing tenants include restaurants, lending institutions, acupuncture, and a massage parlor. The space (units E and F) the applicant proposes to improve is currently vacant. Staff Comment: Religious institutions may be located in the CO zone with a Hearing Examiner Conditional Use Permit. N/A Density: Residential uses are allowed within mixed use buildings. The density range permitted in the CO zone is a minimum of 75.0 up to a maximum of 150.0 dwelling units per net acre. Density may be increased up to 250 dwelling units per net acre subject to Administrative CUP approval, and/or per RMC 4-9-065, Density Bonus Review. Net City of Renton Department of Community & Economic Development Hearing Examiner Recommendation RCCG KING’S COURT CHURCH LUA18-000696, CU-H Report of February 26, 2019 Page 5 of 11 SR_RCCG King's Court Church_HEX_Report density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. Staff Comment: Not applicable, no residential uses are proposed. N/A Lot Dimensions: The minimum lot size required in the CO zone is 25,000 sq. ft. There are no minimum lot width or depth requirements. Staff Comment: Not applicable, no subdivision of the property is proposed. N/A Setbacks: There are no minimum front yard or secondary front yard setbacks for residential mixed use buildings. The minimum front yard and secondary front yard setbacks for other commercial buildings less than 25 feet in height is 15 feet, for buildings between 25 and 80 feet in height the minimum front and secondary front yard setback is 20 feet, and for buildings over 80 feet in height the minimum front and secondary front yard setback is 30 feet. The maximum front yard and secondary front yard setback is 15 feet for residential mixed use buildings, there are no maximum front or secondary front yard setback requirements for other commercial buildings. A reduced minimum setback of no less than fifteen feet (15') may be allowed for structures in excess of twenty five feet (25') in height through the site plan review process. There are no side or rear yard setback requirements, except 15 feet if abutting a lot zoned residential. Staff Comment: Not applicable, no change in the building footprint is proposed. N/A Building Standards: The maximum lot coverage requirements for buildings in the CO zone is 65 percent of the total lot area or 75 percent is parking is provided within the building or within a parking garage. The maximum building height permitted is 250 ft., except when abutting a residential zone, then the maximum height is 20 feet more than the maximum height allowed in the abutting residential zone. Staff Comment: Not applicable, no change in the building footprint or building height is proposed. N/A Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional 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, are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. Any additional undeveloped right-of- way areas shall be landscaped unless otherwise determined by the Administrator. 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: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi- family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation RCCG KING’S COURT CHURCH LUA18-000696, CU-H Report of February 26, 2019 Page 6 of 11 SR_RCCG King's Court Church_HEX_Report c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows: Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking space, and 100 or more spaces shall provide 35 sf of landscaping per parking space. Perimeter parking lot landscaping shall be at least 10 feet in width, interior parking lot landscaped areas shall have minimum dimensions of 8 feet (8’) by 12 feet (12’). Staff Comment: The proposed project is located within an existing 10-unit retail building (currently occupied by 7 tenants) which is defined as a shopping center in RMC. The change of a tenant space does not require the site be brought into compliance with current landscaping regulations. N/A Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4- 130) require the retention of 10 percent of trees in a commercial development. 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: Not applicable, no trees are proposed to be removed from the subject property. N/A Screening: All on-site surface mounted utility equipment shall be screened from public view. Screening shall consist of equipment cabinets enclosing the utility equipment, solid fencing or a wall of a height at least as high as the equipment it screens, or a landscaped visual barrier allowing for reasonable access to equipment. Equipment cabinets, fencing, and walls shall be made of materials and/or colors compatible with building materials. All operating equipment located on the roof of any building shall be enclosed so as to be screened from public view. Staff Comment: Not applicable, no new surface or roof mounted utility equipment is proposed. N/A Refuse and Recycling: In retail developments, a minimum of five (5) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of ten (10) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation RCCG KING’S COURT CHURCH LUA18-000696, CU-H Report of February 26, 2019 Page 7 of 11 SR_RCCG King's Court Church_HEX_Report Staff Comment: Not applicable. All new developments are required to comply with the garbage and recycling standards of RMC 4-4-090. Tenant improvements and change of uses in an existing shopping center are exempt. See FOF 19, Parking Parking: Changes of use are not required to comply with the current parking regulations when the change of use is located in a shopping center. Parking regulations require that a minimum of 2.5 spaces per 1,000 square feet of net floor area and a maximum of 5.0 spaces per 1,000 square feet of net floor area. Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8 ½ feet by 16 feet. Staff Comment: Not applicable. Change of use project proposals are exempt from the parking regulations of RMC 4-4-080 when located within a shopping center. The existing building has more than four (4) commercial establishments, and is therefore considered a shopping center. However, the Conditional Use Permit criteria does include provisions for adequate parking capacity for the use. Analysis related to parking is provided in FOF 19. N/A 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: Not applicable. As stated above in FOF 16 under “Parking”, change of uses within existing shopping center are exempt from parking requirements, including bicycle parking. N/A Pedestrian Access: A pedestrian connection shall be provided from a public entrance to the street, unless the Reviewing Official determines that the requirement would unduly endanger the pedestrian. Staff Comment: Not applicable, no change in the building footprint or exterior changes are proposed. N/A Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot provided the fence, retaining wall or hedge does not stand in or in front of any required landscaping or pose a traffic vision hazard. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Staff Comment: Not applicable, no fencing or retaining walls are proposed. 17. Design Standards: The project site is located within the Urban Design District ‘D’ overlay; however, project proposals within the CO Zone that do not include mixed use buildings and do not have attached dwelling units are exempt from the Urban Design Regulations, per RMC 4-3-100B.1.b. Therefore, this project is exempt from the Urban design Regulations. 18. 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:  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. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation RCCG KING’S COURT CHURCH LUA18-000696, CU-H Report of February 26, 2019 Page 8 of 11 SR_RCCG King's Court Church_HEX_Report Staff Comment: High seismic hazards are mapped on the project site. A geotechnical report was not required to be submitted with the formal land use application as no new buildings or expansions of the existing building is proposed. 19. Conditional Use Analysis: The applicant is requesting Hearing Examiner Conditional Use Permit approval for the proposed RCCG King’s Court Church change of use and tenant improvement located at 101 SW 41st Street (Parcel number 3926800040). The proposal is compliant with the following conditional use criteria, pursuant to RMC 4-9-030. Therefore, staff recommends approval of the requested Conditional Use Permit. Compliance Conditional Use Criteria and Analysis  a. Consistency with Plans and Regulations: The proposed use shall be compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the zoning regulations and any other plans, programs, maps or ordinances of the City of Renton. Staff Comment: See FOF 15 for Comprehensive Plan and FOF 16 for zoning regulation compliance.  b. Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited for the proposed use. Staff Comment: The applicant contends that the proposal would not result in a detrimental overconcentration of the use. The proposed location is a vacant tenant space in a 10-unit commercial retail building. The proposed RCCG King’s Court Church would be the only religious institution in the shopping center. Staff has reviewed the request and concurs that the proposed location is suitable for the proposed use. The nearest known church in the surrounding neighborhood is the Lifeline Christian Fellowship Church located at 1111 S Carr Road, which is approximately 1 mile east of the site. The property is located within the CO zone, which allows for a variety of moderate and high intensity uses. No other religious institutions are present in the immediate vicinity of the proposed use. Therefore, permitting a new religious institution at the subject site would not result in an overconcentration of religious institutions in the area. Based on the sites central location and easy access staff concurs that the proposed site is suited for the proposed use.  c. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. Staff Comment: The other uses within the existing retail building include restaurants, lending institutions, acupuncture, and a massage parlor. The addition of a church, with primarily Sunday morning services would have limited impacts on the existing tenants of the retail complex due to the difference in peak times of use. It is anticipated that the new church will not create traffic, noise, or other negative impacts at a greater rate than the existing nearby uses. Therefore, the proposed use would not result in significant adverse effects on the surrounding properties.  d. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. Staff Comment: A church located in an existing 10-unit retail building is a less intensive use than many of the neighboring uses. The proposal would not change the existing City of Renton Department of Community & Economic Development Hearing Examiner Recommendation RCCG KING’S COURT CHURCH LUA18-000696, CU-H Report of February 26, 2019 Page 9 of 11 SR_RCCG King's Court Church_HEX_Report buildings size or height resulting in no change to the bulk and scale of the building. Therefore, the proposed use would not be out of place in a primarily commercial neighborhood. The proposed RCCG King’s Court Church is anticipated to be compatible with the existing character of the neighborhood.  e. Parking: Adequate parking is, or will be made, available. Staff Comment: The applicant contends the shopping center’s existing parking lot has the capacity to provide adequate parking for the proposed church and existing commercial tenants. The applicant proposes services on Sunday, between 9:00am and 12:30pm. There is an average of 60 attendees for Sunday services, with a maximum of 80 attendees anticipated in the future. The church will also have choir practice on Saturdays with approximately 6 attendees, and prayer meetings on Fridays with approximately 5 attendees. The existing shopping center contains 81 parking spaces that provides off-street vehicle parking for the subject property. Tenants include a mix of occupants identified in the parking regulations that include eating and drinking establishments, on-site services, retail sales, and office uses. For shopping centers containing four (4) or more individual commercial establishments, the regulations require between 2.5 and 5.0 parking spaces per 1,000 square feet of net floor area. The net floor area of the two buildings was not provided by the applicant, however the gross floor area of the building is 15,104 square feet. Using the gross floor area calculation would result in a minimum of 38 parking spaces (15.1 x 2.5) and maximum of 76 parking spaces (15.1 x 5.0). The 81 existing parking spaces onsite exceeds code requirements for off-street vehicle parking for shopping centers. Furthermore, if the parking requirement for the proposed church were to be calculated based on requirements for religious institutions, rather than as a shopping center, per RMC 4-4-080F.10.d, the proposal for 80 attendees (seats) would require a total of 16 parking stalls for the proposed church. The existing site parking (81 stalls) exceeds the minimum number of parking stalls required for a shopping center by 43 parking spaces; therefore, staff concurs that adequate parking is provided on the subject property for the proposed church use.  f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. Staff Comment: The applicant submitted a Traffic Impact Statement (Exhibit 6) with the project application. The applicant proposes services on Sunday, between 9:00am and 12:30pm. There is anticipated to be a maximum of 80 attendees for the church. The church will also have choir practice on Saturdays and prayer meetings on Fridays with fewer people in attendance. A traffic impact analysis is required when the estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak periods. The proposed Sunday services will not be active during the AM or PM peak periods, and weekday services/activities are not anticipated to exceed 20 vehicle trips per hour; therefore, a traffic impact analysis was not required. Pedestrians will access the site via existing sidewalks on SW 41st Street and East Valley Road. Vehicular access to the site is currently provided via two existing driveways, one off of SW 41st Street and the other off of East Valley Road. No changes to vehicular or pedestrian access is proposed. It is not anticipated that the proposed use will have any negative impacts on vehicle or pedestrian movement or any negative effects on the surrounding area. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation RCCG KING’S COURT CHURCH LUA18-000696, CU-H Report of February 26, 2019 Page 10 of 11 SR_RCCG King's Court Church_HEX_Report  g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. Staff Comment: The applicant contends the proposed use will not contribute any new noise, light, or glare to the property or surrounding neighborhood. Staff concurs the proposed use would not generate additional noise impacts to the existing development. Activities and assemblies would be held indoors. Exterior noise impacts would be limited to vehicles arriving and departing the site. The proposed RCCG King’s Court Church has not proposed and has not shown the need for any additional lighting to utilize the tenant space within the existing office building. The proposed use is not expected to generate any noise, light, or glare impacts outside of those typical in a commercial area.  h. Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent properties from potentially adverse effects of the proposed use. Staff Comment: See FOF 16 under “Landscaping”. The existing landscaping is anticipated to be sufficient to screen any adverse effects on the proposed use. 20. Availability and Impact on Public Services: Compliance Availability and Impact on Public Services Analysis  Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements. No fire impact fees are required for the project proposal as the pervious use was a place of assembly type occupancy. See additional advisory comments in Exhibit 7.  Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: The project does not propose to add or replace any impervious surface, therefore drainage review is not required. There are no proposed changes to the existing storm water system.  Water: Water service is provided by the City of Renton. There is an existing 8” fire water meter serving the existing building. The existing backflow prevention device, an 8-inch Single Check Valve for the fire sprinkler system, does not meet current standards as required by the Washington State Department of Health (WAC 246-290-490). In accordance with Drinking Water Regulations, the Single Check Valve must be replaced with an 8-inch Double Check Detector Assembly (DCDA). Staff recommends as a condition of approval that the applicant apply for a plumbing permit to install the backflow at the time of building permit application for review and approval by development engineering. In addition, the building permit shall not be finaled and occupancy shall not be granted until the plumbing permit is finaled. See additional advisory comments in Exhibit 7.  Sanitary Sewer: The tenant improvement is not proposing any plumbing changes or commercial kitchen. No upgrades to the sewer service is required. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation RCCG KING’S COURT CHURCH LUA18-000696, CU-H Report of February 26, 2019 Page 11 of 11 SR_RCCG King's Court Church_HEX_Report I. CONCLUSIONS: 1. The subject site is located in the Employment Area (EA) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 15. 2. The subject site is located in the Commercial Office (CO) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code, see FOF 16. 3. The proposal complies with the Critical Areas Regulations provided the applicant complies with City Code, see FOF 18. 4. The proposal complies with the Conditional Use Permit criteria as established by City Code provided the applicant complies all advisory notes and city code, see FOF 19. 5. There are adequate public services and facilities to accommodate the proposed Conditional Use, provided conditions of approval are met, see FOF 20. J. RECOMMENDATION: Staff recommends approval of the RCCG King’s Court Church Conditional Use Permit, File No. LUA18-000696, CU-H, as depicted in the Site Plan (Exhibit 2), subject to the following condition: 1. The applicant shall apply for a plumbing permit to install the backflow at the time of building permit application for review and approval by development engineering. In addition, the building permit shall not be finaled, and occupancy shall not be granted, until the plumbing permit is finaled. CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE HEARING EXAMINER EXHIBITS Project Name: RCCG King’s Court Church Project Number: PR18-000603 Date of Meeting February 26, 2019 Staff Contact Angelea Weihs Associate Planner Project Contact/Applicant The Redeemed Christian Church of God; 101 SW 41st Street, Suite E & F, Renton, WA 98057 Project Location 101 SW 41st Street The following exhibits are included with the Staff Report to the Hearing Examiner: Exhibit 1 Hearing Examiner Staff Report Exhibit 2 Site Plan Exhibit 3 Project Narrative Exhibit 4 Conditional Use Permit Justification Exhibit 5 Elevation Photos Exhibit 6 Traffic Impact Analysis Statement Exhibit 7 Advisory Comments PROJECT NARRATIVE RENOVATION OF CHURCH AUDITORIUM The Redeemed Christian Church of God – King’s Court | New Location | 12-06-2018 PAGE 1 1. Project name, size and location of site  The project name is “Renovation of Church Auditorium” The Redeemed Christian Church of God – King’s Court  Project Location: 41st Plaza. Address: 101 SW 41st Street Renton WA, 98057 (Suite E/F).  Legal Description of the Land: Lot 4, Koll Business Center/Renton, According to the Plat Thereof, Recorded In Volume 114 of Plats, Page(S) 15 And 16, In King County, Washington  Building: 15,104 SF  Premises: 2,400 SF (Approx.) 2. Number of Existing Parking Spaces on Site:  79 and 2 handicap parking stalls total.  45 parking spaces are allocated to the church use (see lease agreement 5.5). Lease agreement is attached forthwith. 3. What other business are located in the building  Ma La Koi Thai  Oberto Factory Store & Deli  Lendmark  WC Acupuncture & Chiropractic  Chopstick Teriyaki  Jade Massage  Crown Pizza 4. Proposed hours of operation during week and weekend. Service hours and administration hours.  Service Hours: o Sunday Service: Sunday 10.15 am – 12.30 pm  Administration Hours: o No administration hours  Other activities: o Choir Practice: Saturday 12.00 pm – 2.00 pm o Prayer meeting: Friday 7.00 pm – 8.00 pm 5. State if the classroom will be used for child care, schooling, or any other services other than church service.  The class rooms will not be used for childcare schooling or any other services other than church service PAGE 2 6. Land use permits required for proposed project  Landlord: KANA Properties, LLC, a Washington Limited Liability Company (Attached) 7. Zoning designation of the site and adjacent properties  The zoning designation of the site is for business 8. Current use of the site and any existing improvements  According to the landlord, the space was previously used as a lounge. The proposal is to use this space as a place of worship (church) with minor modifications within the leased space to accommodate one office and three classrooms for children’s church.  We estimate about 80 people (adults and children) in attendance with approximately 15 to 20 cars during our weekly Sunday worship services. We will also be holding occasional mid-week services/events with fewer people in attendance compared to Sundays. 9. Special site features (i.e. wetlands, water bodies, steep slopes)  The site is a dry land and not close to wetland and there are no steep slope in its vicinity. 10. Statement addressing soil type and drainage conditions  Not application to the site in question. 11. Proposed use of the property and scope of the proposed development  The proposal is to use this space as a place of worship (church) with minor modifications within the leased space to accommodate one office and three classrooms for children’s church.  We estimate about 80 people (adults and children) in attendance with approximately 15 to 20 cars during our weekly Sunday worship services. We will also be holding occasional mid-week services/events with fewer people in attendance compared to Sundays. 12. For Plats indicate the proposed number, net density and range of sizes (net lot area of the new lots)  Proposed number: NA  Net density: NA  Range of sizes (net lot area of the new lots): NA 13. Access PAGE 3  Access to the site is through the front door and the back door. 14. Proposed off-site improvements (i.e installation of sidewalks, fire hydrants, sewer main, etc.)  Only interior improvement is proposed for the site. The improvement include the use of plywoods to partition the spaces for use as a church. 15. Total estimated construction cost and estimated fair market value of the proposed project  Total estimated cost of the construction is $5,000. 16. Estimated quantities and type of materials involved if any fill or excavation is proposed  Types of materials: Plywoods/drywalls, carpets, and paints  Estimated quantities of material: Sufficient for constructing walls for three (3) 12’ by 12’ classrooms. 17. Number, type and size of any trees to be removed  No trees would be removed. 18. Explanation of any land to be dedicated to the City  No land would be dedicated to the City. 19. Any proposed job shacks, sales trailers, and/or model homes  Not applicable to this project. 20. Any proposed modifications being requested (include written justification)  The proposed modification is the partitioning of the space for various use for effective church management. For projects located within 100 feet of a stream or wetland, please include: 21. Distance in feet from the wetland or stream to the nearest area of work.  Not applicable to the project. For projects located within 200-feet of Black River, Cedar River, Springbrook Creek, May Creek and Lake Washington please include the following additional information: 22. Distance from the closest area of work to the ordinary high water mark PAGE 4  Not applicable to the project. 23. Description of the nature of the existing shoreline  Not applicable to the project. 24. The approximate location of the number of residential units, existing and potential, that will have an obstructed view in the event the proposed project exceeds a height of 35-feet above the average grade level.  Not applicable to the project. Vicinity Map Building Photo (Source: Google Map) Conditional Use Permit Justification RENOVATION OF CHURCH AUDITORIUM The Redeemed Christian Church of God – King’s Court | New Location | 12-06-2018 PAGE 1 1. Consistency with Plans and Regulations The proposed use of the building space is for church gathering – worship, prayer meetings, choir practices, special events which are all compatible with the purpose, goals, objectives and standards of the comprehensive plan and zoning ordinance of the city of Renton. A church is non-residential which fulfils the requirement of the city ordinance. The subject property is located in the Commercial Office (CO) zoning classification. A religious institution is permitted in the CO zone with an approved hearing examiner conditional use permit. 2. Appropriate Location With the maximum estimated population of less than 80, the proposed location of the church will not result in the detrimental overconcentration of a particular use within the immediate area or the city. 3. Effect on Adjacent Properties The proposed building space is bounded by two restaurants mostly serviced during weekdays. The proposed use of the location in which the heavy use is on Sunday mornings, will never impact the operations of the adjacent businesses and shall not result in substantial or undue adverse effect on the properties. On weekdays, the church activities include prayer meetings and choir practices which are a small group of people (less than 15) that may not have any significant impact on the adjacent businesses. 4. Compatibility The character of the neighborhood is commercial and the church is compatible with the commercial activities in the area. The location will not only boost the activities of the other business but will also enhance to professionalism to the businesses in terms of the ethical and moral codes expected of businesses. 5. Parking The required parking for shopping centers will be maintained: (minimum of 38 and a maximum of 79 spaces based on 15,104 sq. ft. footprint). There are adequate parking spaces in the business complex and in front of the building space proposed for the church. There are additional parking lots at the back of the building that are assigned for the church if there are any overflow. Again, most of the parking spaces are mostly empty in the property on Sundays, hence, the heavy use of the property will not have any significant impact on parking. The estimated maximum cars per service is 15 to 20, below the minimum spaces required. 5b. Number of existing parking stalls located on site: 79 Parking stalls assigned to this unit: 45 (See lease agreement for parking. PAGE 2 6. Traffic The heavy use of the proposed property will be on Sundays when traffic is much less in the area. Adequate provision will be provided for controlling traffic in and out of the complex. In addition, there are three exit ways that lead to the main roads. These roads would accommodate any traffic and will warranty less congestion in onboarding and off- boarding the property.  There are currently an average of 15 families (15 vehicles per Sunday).  The families start arriving at 9:00 am up to about 11am (2 hour period for 15 vehicles). This implies 8 mins intervals between arrivals of vehicles.  For up to 20 vehicles, intervals would be 6mins 7. Noise, Light and Glare The noise generated during service worship shall be controlled by using acoustic materials to prevent on the walls of the building. Since the building is not a new construction, insulation at construction may be challenging, however, sound barriers like perforated plywood is an efficient way of keeping the sound within the building space. Other ways of insulating the sound would be to fill the gaps with sound absorbing materials. Light and glare will be mitigated appropriately with lighting bulbs and fixtures that meet the standard requirements. 8. Landscaping Landscaping of the area is contracted out by the landlord. Part of the contract for the use of the building space includes an agreement for the landlord to maintain landscaping within the property. Vicinity Map PAGE 3 Building Photo (Source: Google Map) Architectural Elevations: Provide photos of exterior of building PAGE 4 PAGE 5 PAGE 6 PAGE 7 PAGE 8 PAGE 9 PAGE 10 PAGE 11 PAGE 12 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 1 LUA18-000696 ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use action. Planning: (Contact: Angelea Weihs, 425-430-7312, aweihs@rentonwa.gov) 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall be permitted on Sundays. Development Engineering: (Contact: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov) 1. See Attached Development Engineering Memo dated January 7, 2019. Fire Authority: (Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov) 1. See Attached Fire Memo dated January 9, 2019. Technical Services: (Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov) No Comments. Community Services: (Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov) No comments. Police: (Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov) No comments. Building: (Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov) No comments. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:January 7, 2019 June 20, 2011 TO:Angelea Weihs, Planning FROM:Jonathan Chavez, Development Engineering SUBJECT:Kings Court Church 101 SW 41st Street, Suite E & F LUA 18-000696 I have reviewed the Land Use Application submittal for the Kings Court Church project located at parcel 3926800040. The applicant is proposing to change the current use from commercial/retail to religious institution for one tenant space. EXISTING CONDITIONS The Site is approximately 1.36 acres in size and is trapezoidal in shape. The existing site is developed with an existing building, parking lot and perimeter landscaping. Water Water service is provided by the City of Renton. The site is in the Valley 196 Pressure Zone. The static water pressure is about 74 psi at ground elevation of 20 feet. There is an existing 8” water line east of the existing building (see drawing #W-144402) that can deliver a maximum flow capacity of 2,000 gallons per minute (gpm). Sewer Sewer service is provided by the City of Renton. There is an existing 27” concrete sewer flowing north to south, in a utility easement east of the building. Reference COR Project File WWP2700704 for record drawings. Storm The site contains an existing commercial buildings surrounded by a paved parking lot, with perimeter landscaping. There is a private storm water system located north, south and east of the existing building. Reference COR Project File TED4001776 for record drawings. This private system ultimately connects to the City storm drain system northeast of the site. Reference COR Project File TED4001997 for record drawings. Streets The proposed development fronts SW 41st Street along the north property line and East Valley Road along the east property line. Both streets are classified as a Collector Arterials. Existing right-of-way (ROW) width is approximately 80 feet for both streets. Kings Court Church LUA 18-000696 Page 2 of 3 January 7, 2019 CODE REQUIREMENTS WATER 1. Below is a summary of the existing fire hydrants in the vicinity of the site. Please refer to the Fire Authority for fire hydrant requirements: a. Approximately 35’ south of the southeast corner of the lot (COR Facility ID HYD-SW- 00248). b. Approximately 30’ southeast of the southwest corner of the lot (COR Facility ID HYD-SW- 00256). c. Approximately 35’ southwest of the northwest corner of the lot (COR Facility ID HYD- SW-00328). 2. There is an existing 1.5”and 2” domestic water meter serving the existing building. 3. There is an existing 8” fire water meter serving the existing building. a. The existing backflow prevention device, an 8” Single Check Valve for the fire sprinkler system, does not meet current standards as required by Washington State Department of Health (WAC 246-290-490). In accordance with Drinking Water Regulations, the Single Check Valve must be replaced with an 8” DCDA (Double Check Detector Assembly). Per the City of Renton standard plan number 360.2 the DCDA will be installed outside the building in the existing vault. Or, it may also be installed inside the building at a location pre-approved by the water utility Cross Connection Specialist b.Please contact Mick Holte, Cross Connection Specialist, by email mholte@rentonwa.gov or by phone at (425) 430-7207 for any questions regarding these requirements. c.Applicant shall apply for a plumbing permit to install the backflow at the same time of building permit application for the tenant improvements. Building permit will not be finalled and occupancy shall not be granted until the plumbing permit is finalled. 4. As the existing water services will be reused, no water system development charges are applicable. SEWER 1. East of the building, there is an existing 6” side sewer. 2. As the existing sewer service will be reused, no sewer system development charges are applicable. SURFACE WATER 1. No storm drainage improvements are required as no new and/or replaced impervious surface is proposed. TRANSPORTATION 1. The current transportation impact fee is $3.86 per square foot of church space. A transportation impact fee credit will be issued for the existing building use (Commercial Office). 2. As this project is proposing an interior remodel and no new construction or additions valued at over $150,000, no street frontage improvements or right of way dedication are required. GENERAL COMMENTS Kings Court Church LUA 18-000696 Page 3 of 3 January 7, 2019 1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 4. All civil construction permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: https://www.rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=9687014 5. Fees quoted in this document reflect the fees applicable in the year 2019 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE:January 9, 2019 TO:Angelea Weihs, Associate Planner FROM:Corey Thomas, Lead Plans Review Inspector SUBJECT:Kings Court Church Environmental Impact Comments: 1. No impact fees as this was previously a place of assembly type of occupancy. Fire Code Comments: 1. The new proposed assembly occupancy shall meet all requirements of the current fire and building codes. 2. A minimum of two exits shall be provided. Exit doors shall have approved exit signage. Exit doors shall swing outward. Exit doors shall have approved panic hardware. Exit door arrangement as shown does not meet fire code requirements. 3. Approved emergency lighting shall be installed. 4. An annual place of assembly permit is required to be obtained from the Renton Fire Authority. 5. An occupant load shall be proposed by the applicant and then established and confirmed by the building department. An approved maximum occupant load sign shall be posted on the premises. 6. Existing fire sprinkler system shall be inspected and necessary adjustments shall be made by a licensed fire sprinkler contractor with the proper city permits. 7. An approved seating plan shall be proposed and established by the applicant and approved by the Renton Fire Authority.