HomeMy WebLinkAboutSR_HEX_St._Thomas_Orthodox_Church_CUP_081021PUBLIC
HEARING
City of Renton
Department of Community & Economic Development
PRELIMINARY REPORT TO THE HEARING EXAMINER
A. SUMMARY AND PURPOSE OF REQUEST:
Public Hearing Date:
Project Name:
Owner!
Address
Contact!
Address:
File Number:
Project Manager:
Project Description:
Project Location:
October 21 , 2008
st. Thomas Orthodox Church
Babu & Mercy Parayil
2314 127'h Avenue NE
Bellevue, WA 98005
Thomas George
St. Thomas Orthodox Church
266 Harrington Avenue SE
Renton, WA 98056
LUA08-102, CU-H
Ion Arai, Assistant Planner
The applicant is requesting a Conditional Use Permit to change the use of an
existing mechanical shop to St. Thomas Orthodox Church with a worship/study
center within the Residential-4 (R-4) zoning designation. The existing shop is 1,960
square feet and the site area is 48,351 square feel. In addition to the shop, there
are two residential buildings onsite, a 650 square foot guesthouse and a 1,600
square foot single-family dwelling. Both dwelling units would not be affected by the
proposal. Access to the worship/study center, would be provided via 118th Avenue
SE, a private street, to a project's gravel parking lot. The applicant is proposing 18
parking stalls with one ADA compliant parking stall surface parking lot. The
applicant has requested and received approval for a parking modification that would
allow the project's parking lot surface material to be gravel instead of using asphaltic
concrete or cement.
11651 188 th Avenue SE
.#-.' (iiM .... :jr'l 1_-'~
).
City of Renton CED Department
ST THOMAS ORTHODOX CHURCH CONDITIONAL USE PERMIT
PUBLIC HEARING DATE: October 21. 2008
B. EXHIBITS
Preliminary Report to the Hearing Examiner
WA-08-102 CU-H,
Page 2 of 13
Exhibit 1. Project file ("yellow file") containing the application. reports. staff comments. and other
material pertinent to the review of the project.
Exhibit 2.
Exhibit 3.
Exhibit 4.
Exhibit 5.
Parking Plan -dated 10/10/2008
Church Floor Plan -dated 08/04/2008
Church Elevations -dated 08/08/2008
st. Thomas Orthodox Church Parking Modification -dated 09/29/2008
C. GENERAL INFORMA TION:
1. Owner(s) of Record:
2. Zoning Designation:
3. Comprehensive Plan
Land Use Designation:
4. Existing Site Use:
5. Neighborhood
Characteristics:
North:
Babu & Mercy Parayil
2314 127'h Avenue NE
Bellevue, WA 98005
Residential-4 (R-4) dwelling units per acre
Residential Low Density (RLD)
Residential
Residential Low Density (RLD)
Residential-4 du/acre -single-family residence
East: Residential-4 du/acre -single-family residence (parcel #6198400223) and vacant
(parcel#6198400221)
South:
West:
6. Access:
7. Site Area:
8. Project Data:
Existing Building Area:
New Building Area:
Total Building Area:
Residential-4 du/acre -single-family residence
Residential-4 du/acre -single-family residence
Access for the church would be provided via 118th Avenue SE, which is a 12-foot
wide gravel private street serving four single-family residences.
48,351 square feet /1.1 acres
Area Comments
4,281 square feet 2,377 square feet of existing residential; 1,904 square feet of
non-residential, which would be converted into the church.
N/A
4,281 square feet
in three existing
structures
D. HISTORICAUBACKGROUND:
Action
Annexation
Comprehensive Plan
Zoning
LUA08-1 02_ Hexreport _ d4 .doc
Land Use File No.
N/A
N/A
N/A
Ordinance No.
5327
5099
5100
Date
03101/2008
11101/2004
11/01/2004
City of Renton CEO Department
ST THOMAS ORTHODOX CHURCH CONDITIONAL USE PERMIT
PUBLIC HEARING DATE: October 21, 2008
Preliminary Report to the Hearing Examiner
WA-08-102 CU-H,
Page 3 of 13
E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
Section 4-2-020: Purpose and Intent of Zoning Districts
Section 4-2-070: Zoning Use Table
Section 4-2-110: Residential Single-Family Development Standards
2, Chapter 4 Property Development Standards
Section 4-4-030: Development Guidelines and Regulations
Section 4-4-080: Parking, Loading and Driveway Regulations
3. Chapter 6 Streets and Utility Standards
4. Chapter 9 Procedures and Review Criteria
5. Chapter 11 Definitions
F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element: Residential Low Density
2. Land Use Element: Public Facilities
3. Community Design Element
G. DEPARTMENT ANAL YSIS:
1. PROJECT DESCRIPTION/BACKGROUND
The applicant is requesting a Conditional Use Permit to locate the St. Thomas Orthodox
Church in a Residential-4 (R-4) zone. The applicant proposes to renovate an existing
building to the 90 seat church/worship/study center at 11651 188'h Avenue SE. The existing
building is a 1,960 square feet, one-story structure with its current use as mechanical shop.
The shop is located on the on the eastside of the southern half of the 48,351 square foot
site. In addition to the shop, there are two residential buildings situated on the northern half
of the site, a 650 square foot guesthouse and a 1,600 square foot single-family dwelling.
Both residences would not be affected by the proposal. The proposal would also include
reconfiguring a 15 parking stall area to a 19 parking stall lot with landscaping (Exhibit 2).
Under the proposal, the existing 1,960 square foot metal sided, mechanical shop would be
renovated and converted into a worship/study center. The renovation would include several
cosmetic changes including painting the exterior, the addition of several new entrances and
windows. The conceptual floor plan of the remodel would include a 1,025 square foot
worship hall, 300 square foot break room, 75 square foot kitchen, a mechanical room, and
two restrooms (Exhibit 3). The remodel would not expand the building footprint of the shop,
but proposes to install a 3.5-foot high cross on top of the roof (Exhibit 4).
Currently, an existing onsite parking lot has a capacity of approximately 15 parking stalls and
an approximate area of 13,125 square feet. The current parking lot surface is gravel. The
applicant submitted a parking modification requesting to retain and enhance the gravel
surface rather than paving it with another material. This modification was granted with
conditions on September 29, 2008 (Exhibit 5).
The parking lot is surrounded by residential uses to the west and south. North of the parking
lot are the two dwelling units on the subject property and the shop building is to the east of
the parking lot. The subject property is surrounded by trees and other types of vegetation
that would visually screen the neighboring properties from the parking lot.
Access to the worship/study center, would be provided via 118'h Avenue SE, a 12-foot wide
gravel private street, to the site's gravel parking lot. Starting from SE 188'h Street (a public
residential street), the entrance of the gravel parking lot is approximately 160 feet in length
City of Renton CEO Department
ST THOMAS ORTHODOX CHURCH CONDITIONAL USE PERMIT
PUBLIC HEARING DATE: October 21,2008
Preliminary Report to the Hearing Examiner
LUA-08-102 CU-H,
Page 4 of 13
on 118'h Avenue SE, The project site is located on the west side of the 118'h Avenue SE
and vehicles would travel past two residential lots on the eastside of the street to get to the
site parking lot
The project site is zoned Residential-4 (R-4) which allows churches as a Conditional Use
subject to the approval of the Hearing Examiner. Neither the existing building footprint nor
height would change,
2, ENVIRONMENTAL REVIEW
The proposal is exempt from Environmental (SEPA) review per WAC 197-11-800.
3, COMPLIANCE WITH ERC MITIGATION MEASURES
NIA
4, STAFF REVIEW COMMENTS
Representatives from various city departments have reviewed the application materials to
identify and address site plan issues from 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
the report.
5, CONSISTENCY WITH CONDITIONAL USE CRITERIA
RMC 4-9-030G lists criteria that the Hearing Examiner is asked to consider, along with all
other relevant information, in making a decision on a Conditional Use application, These
include the following:
a, CONSISTENCY WITH THE COMPREHENSIVE PLAN, ZONING CODE & OTHER
ORDINANCES:
1) Comprehensive Plan Land Use Element
The subject site is designated Residential Low Density on the City's Comprehensive
Plan Land Use Map, Residential Low Density land use designation policies are
intended to guide development on land appropriated for a range of low intensity
residential and employment where land is either constrained by sensitive areas or where
the City has the opportunity to add larger-lot housing stock, at urban densities of 4-
dwelling unit Inet acre, to its inventory, The following Comprehensive Plan Land Use
policies are applicable to the proposal.
Objective LU-DD: Provide for a range of lifestyles and appropriate uses adjacent to
and compatible with urban development in areas of the City and Potential Annexation
Area constrained by extensive natural features, providing urban separators, and/or
providing a transition to Rural DeSignations within King County,
The proposed church would result in the establishment of an institutional use abutting
and adjacent to low density residential uses, Access would be accomplished via a
residential street, and private gravel street. The intensity of the proposed use would
potentially confiict with the established and anticipated low density residential pattern
provided for in the Comprehensive Plan as implemented in the R-4 Zone,
Policy LU-140: Control scale and denSity of accessory buildings and barns to maintain
compatibility with other residential uses,
The proposed conversion of an accessory building, the mechanical shop, on the site to a
church would increase the intensity of the land use, and potentially conflict with the
surrounding residential uses, Where a mechanical shop would be expected to generate
a certain level of noise and traffic, the conversion of the shop to a church would
generate additional traffic trips, noise, and activity on the on a portion of the site
separated from the main road by intervening residences, and in close proximity to other
surrounding residential uses.
LUA08-1 02_ Hexreport_d4.doc
City of Renton CEO Department
ST THOMAS ORTHODOX CHURCH CONDITIONAL USE PERMIT
Preliminary Report to the Hearing Examiner
LUA-08-102 CU-H,
Page 5 of 13 PUBLIC HEARING DATE: October 21,2008
Objective LU-X: Site religious and ancillary facilities in a manner that provides
convenient transportation access and minimized their adverse impacts on adjacent land
uses.
The proposed church would be accessed off of 118'h Avenue SE (a private street
unpaved street), which connects with SE 188'h Street (residential street). SE 188'h
Street connects with the closest (minor) arterial, 116'h Avenue SE, approximately 625
feet to the west. The proposed hours of operation would include religious services on
Sunday (9:00 a.m. to 12:00 p.m.), Sunday school for children (12:00 p.m. to 1 p.m.),
church committee meetings, special occasions (guests visits, memorial services, and
social events), and yearly events such as Vacation Bible School (2 days), Family
Conference (2 to 3 day weekend event), and certain Feast of Saints events (days vary).
118'h Avenue SE is private street that abuts seven lots, of which four rely on the street
for access. The street width is less than 20 feet wide and according to the Renton Fire
Department, the proposal would require that the applicant improve the pavement
surface to 20 feet in width and to install a hammerhead turnaround.
Policy LU-104: When locating in predominately residential areas, religious facilities
should be on the periphery of the residential area rather than the interior.
The proposed facility is located within a residential zone, surrounded on all sides by
residential uses. A private residential street would provide access to the project site's
driveway. The proposal does not meet the intent of this Policy.
Policy LU-1 05: Parking should be provided onsite and buffered from adjacent uses.
The project's parking would be located entirely ansite. The proposal would use
landscaping to buffer the impact from the parking lot from the surrounding uses. The
landscape buffer is important since there would be a residential house approximately 20
feet from the parking lot.
Policy LU-107: Religious facilities should be located on and have direct access to either
an arterial or collector street.
The location of the project is not located on, nor has direct access to either an arterial or
collector street. The project's entrance would directly access a private street (118ih
Avenue SE). The closest arterial would be 116'h Avenue SE which is located
approximately 800 feet from the entrance of the parking lot. The proposal does not
meet the intent of this Policy.
2) Zoning Code
The proposed church use is located within the Residential-4 (R-4) zoning designation.
The purpose of the R-4 zone is to provide areas for a range of lifestyles and appropriate
uses adjacent to and compatible with urban levels of development by providing suitable
environments for suburban andlor estate style, single-family residential dwellings. The
proposed church could be permitted in the R-4 zone subject to approval of a Hearing
Examiner Conditional Use Permit.
3) Development Standards
LUA08-1 02_ HexreporC d4.doc
(a) Size of Use
The proposed project is the renovation of an existing structure. The .existing
building footprint (1 ,960 square feet) would not change.
(b) Setbacks
The minimum setback requirements of R-4 zone are as follows: 30 feet for the
front yard; 20 feet for side along streets; 15 feet combined is allowed with a
minimum of 5 feet for any side yard; and 25 feet for the rear year. The existing
structure is: 190 feet from the north property line (front setback); 110 feet from
the west property line (side yard setback); 20 feet from the east property line
(side yard along street setback); and 48 feet from the south property line (rear
City of Renton CEO Department
ST THOMAS ORTHODOX CHURCH CONDITIONAL USE PERMIT
PUBLIC HEARING DATE: October 21, 2008
Preliminary Report to the Hearing Examiner
LUA-08-102 CU-H,
Page6of13
setback). The existing structure meets the setback requirements of the R-4
zone. The proposed project would not change the setbacks,
(c) Height
The allowable maximum height in the R-4 zone is 30 feet and 2 stories. The
existing building height is 18 feet, which is meets the zone's maximum building
height and number of stories. Building height would not be affected by the
proposed development, except for the addition of a 3.5-foot cross that would be
positioned on the highest gable approximately 21.5 feet in elevation. The
height of the existing structure is in keeping with heights allowed in the R-4
zone.
(d) Lot Coverage
The allowed maximum building coverage for lots 10,000 square feet to 5 acres
within the R-4 zone is 15%. The building coverage for the three existing onsite
buildings would be 9%, which meets the maximum building coverage
requirement.
(e) Landscaping
Per RMC, parking areas with 15-50 parking stalls are required to provide 15
square feet of landscaping per every parking stall. The project proposes 19
parking stalls which would require 285 square feet of landscaping. The project
proposes to plant 360 square feet of landscaping within the parking 101. The
project does not propose any other landscaping, but staff recommends as a
condition for approval, that the applicant provide a revised landscape plan
detailing the proposed landscape areas around the perimeter of the parking lot
to reduce visual, noise, and dust impacts. This landscape plan shall be
submitted prior to the issuance of the building permit. The proposed
landscaping shall be installed and inspected prior to occupancy permit
issuance.
b. COMMUNITY NEED
The proposed use shall be compatible with the general purpose, goals, objectives and
standards of the Comprehensive Plan, the Zoning Regulations and any other plan,
program, map, or ordinance of the City of Renton.
There shall be a community need for the proposed use at the proposed location. In the
determination of community need, the Hearing Examiner shall consider the following
factors, among all other relevant information:
1) The proposed location shall not result in either the detrimental over-concentration
of a particular use within the City or within the immediate area of the proposed
use.
Within a one-mile radius of the proposed site, there are eight other religious institutions.
The closest religious institution at 0.1 miles to the northwest would be Trinity Baptist
Church. A grouping of three religious institutions are located approximately 0.8 miles to
the southeast on SE 192 0d Street (Emmanuel Orthodox Presbyterian, Saint Stephen the
Martyr, and Fairwood Assembly of God). To the southwest, there are three more
religious institutions, the Church of Christ Springbrook (located along SE 192 0d Street)
and the First Evan~elical Presbyterian and Church of Jesus Christ of Latter-Day Saint
located off of 108 Avenue SE. All eight of the institutions are fairly large, which
differentiates them from the relatively small proposal of the proposed gO-seat SI.
Thomas Orthodox Church.
2) That the proposed location is suited for the proposed use.
The proposed site for the SI. Thomas Orthodox Church is within the R-4 zone. The lots
to the north across SE 188'h Street are developed and used as single-family residential.
The lot to the west is also single-family residential with a residence located
LUA08-102 _ Hexreport _ d4.doc
City of Renton CEO Department
ST THOMAS ORTHODOX CHURCH CONDITIONAL USE PERMIT
PUBLIC HEARING DATE: October 21, 2008
Preliminary Report to the Hearing EXaminer
LUA-08-102 CU-H,
Page 7 of 13
approximately 180 feet from the proposed church, There are two lots to the east of the
subject rroperty across the private street (118'" Avenue SE), The first property fronts
SE 188' Street and is developed with a single-family residence. The second property,
located to the south of the first, is currently vacant The owner of this property lives on
the abutting property to the east of the vacant lot. The property to the south has a
single-family residence located approximately 55 feet from the proposed church
building, and about 20 feet from the parking lot The density of the residential
development abutting the church site is generally low and for those parcels over 0,5
acres in size, the density is approximately 1.3 du/acre.
Access to St Thomas Orthodox Church would be provided off of a private street (118'h
Avenue SE) that connects to a residential street (SE 188'h Street) then leads to a minor
arterial (116 'h Avenue SE). Access for the church is counter to Comprehensive Plan
Policy LU-107, which states that religious facilities should be located on or have direct
access to either an arterial or collector street
The private street has a surfaced width of approximately 12 feet of gravel, which is less
than the 20 feet required by the Renton Fire Department for access. In addition, the
gravel street would not be adequate to support the additional intensity of use generated
by the proposal. Neighbors have also expressed concern regarding the adequacy of the
private street, given the amount of additional traffic the church would generate, and the
ability to provide access lor emergency vehicles.
The combination of the proximity of the church and its parking lot to the other
established residential uses, and the potential for incompatibility, coupled with the
inadequacy of the gravel private street result in the conclusion that the proposed
location is not suited for the proposed use.
e, EFFECT ON THE ADJACENT PROPERTIES
The proposed use at the proposed location shall not result in substantial or undue
adverse effects on adjacent property. The following site requirements shall be required
(Ord.3599, 1-11-1982):
1) Lot Coverage: Lot coverage shall conform to the requirements of zone in which
the proposed use is to be located,
The allowed maximum building coverage for lots 10,000 square feet to 5 acres within
the R-4 zone is 15%, The building coverage for the three existing onsite buildings would
be 9%, which meets the maximum building coverage requirement. No change in
building footprint is proposed.
2) Yards: Yards shall conform to the requirements of the zone in which the
proposed use is to be located, Additions to the structure shall not be allowed in
any required yard,
No additions to the existing structure are proposed, Yard requirements have been met.
Regardless, the proposed use is not residential in nature, and the setbacks of the R-4
anticipate separation of residential uses from other residential uses, The proposed
church is within 55 feet of a residence to the south, and the proposed parking lot is
approximately 20 feet from the same residence. Given this proximity to existing
reSidential development, the proposed church would result in undue adverse effects on
adjacent property,
3) Height: Building and structure heights shall conform to the requirements of the
zone in which the proposed use is to be located, Spires, belltowers, public utility
antennas or similar structure may exceed the height requirement upon approval
of a variance, Building heights should be related to surrounding used in order to
allow optimal sunlight and ventilation, and minimal obstruction of views from
adjacent structures,
The project would renovate an 18-loot tall existing structure. The current structure has a
gabled roof that slopes from the peak of the roof (18 feet high) to 8 feet on the south
LUA08-1 02_ Hexreport _ d4 .doc
City of Renton CEO Department
ST THOMAS ORTHODOX CHURCH CONDITIONAL USE PERMIT
PUBLIC HEARING DATE: October 21, 2008
Preliminary Report to the Hean'ng Examiner
LUA-08-102 CU-H,
Page 8 of 13
elevation and 12 feet to the north elevation. The project proposes to add a 3.5-foot tall
cross at the highest point of the structure, which would make the top of the cross 21.5
feet high in elevation. This would not exceed the maximum 30-foot height standard of
the R-4 zone. The proposed church would be surrounded by trees and bushes that
would obscure the building from the south, west, and east. The building can be seen
from 118 th Avenue SE through the entrance of the parking lot.
d, COMPATIBILITY
The proposed use shall be compatible with the residential scale and character of the
neighborhood. (Ord 3599, 1-11-82)
The subject property is surrounded by a low-density single-family residential
neighborhood. The St. Thomas Orthodox Church is proposing to convert a mechanical
shop building to a worship/study center on a lot that currently has a residential use. The
applicant proposes to keep the two existing residential structures and uses. No new
building or impervious surfaces are proposed. The renovation of the shop building
would not result in a change of scale to the existing structure.
Access to the property, would occur via a private street that currently serves four single-
family residences beyond the subject property's entrance to the south. The private
street has a graveled surfaced width of 12 feet. On the proposed site, the parking lot
area would not be expanded; rather it would be enhanced with new gravel and
landscaping.
The use as a religious institution would not be compatible with the scale and character
of the R-4 neighborhood in which it is proposed to be located. Comprehensive Plan
Policy LU-102 state that if located within a predominately residential zone, religious
facilities should be on the periphery of the residential area, rather than on the interior.
The proposed church would not meet this policy, as the church is integrated within the
reSidential neighborhood. In addition, Policy LU-107 states that religious facilities should
be located on, and have direct access to, either an arterial or collector street. SI.
Thomas Orthodox Church would be accessed from a residential street, not an arterial or
collector street. While the proposed church is comprised of a relatively small
congregation, with seating for a maximum of 90 parishioners, it would still be
incompatible with the residential development pattern that is established in the area.
The church would utilize an existing structure, and only slightly modify the exterior of the
structure, to add windows and doors, and a small cross at the top of the pitched roof.
Therefore, the appearance of the structure would not change substantially; however, the
level of activity would increase significantly, as a mechanical shop building would be
converted to a church with a seating capacity of 90 participants.
Compatibility issues are of concern to the surrounding neighborhood. During days
without services or special events, the church would not be expected to negatively
impact the surrounding area. On Sundays, and on days when special services (such as
memorial services) would be held, activity would substantially increase. Parishioners
would arrive and depart; services, classes, and other events would be conducted. Noise
may emanate from the interior of the church to the exterior as part of traditional worship
services. The existing metal shop building is not insulated to prevent noise from
escaping the confines of the building. With a congregation of 90 members, it is
anticipated that amplification may be utilized for the conduct of services.
Given these considerations, the proposed use would not be compatible with the
residential scale and character of the neighborhood. However, if the project were to be
approved, noise escaping the building could be mitigated by the installation of proper
insulation, and by requiring that windows and doors remain closed during services, and
that an HVAC (HeatingNentiiation/Air Conditioning) system be installed to address
building comfort without relying on the opening of windows and doors to regulate
temperature. In addition, the hours of operation of the church could be limited to prevent
incompatible noise impacts on surrounding properties.
LUA08~ 102_ Hexreport _ d4.doc
City of Renton CED Department
ST THOMAS ORTHODOX CHURCH CONDITIONAL USE PERMIT
PUBLIC HEARING DATE: October 21, 2008
• Preliminary Report to the Hearing Examiner
WA-08-102 CU-H,
Page 9 of 13
Issues expressed by surrounding neighbors with regard to an increase in traffic, noise
and dust could be diminished by requiring that the private street be paved. This would
diminish noise, and also reduce the wear and tear on the private gravel street, as the
church parishioners would generate trips beyond a typical residential use.
e. PARKING
Parking under the building structure should be encouraged. Lot coverage may be
increased to as much as seventy-five percent (75%) of the lot coverage requirement of
the zone, in which the proposed use is located, if all parking is provided underground or
within the structure. (Ord.3903, 4-22-85)
Parking for 19 vehicles is proposed on a gravel surface. Renton Municipal Code (RMC
4-4-080F) requires one parking space for every five fixed seats in the main auditorium of
churches. St. Thomas Orthodox Church proposes 90 fixed seats, therefore, a total of 19
parking spaces are required. The applicant has proposed to meet this requirement with
13 standard parking stalls, 5 compact parking stalls, and 1 ADA compliant parking stall.
Up to 30% of the parking space may be compact according to the Parking, Loading and
Driveway Regulations (RMC 4-4-080). This means that five parking stalls can be
compact, which is amount the applicant is proposing.
The applicant requested a parking lot modification to use a different surfacing material
than required by code. The applicant proposes to keep the parking lot gravel, instead of
paving with asphaltic concrete, cement, or equivalent material of a permanent nature
approved by the Public Works Department. This modification was approved on
September 29, 2008 with the following conditions:
(1) The applicant must submit a parking lot plan, detailing location and dimension of
parking spaces, landscaping, signage, and wheel stops prior to issuance of a
building permit.
(2) The applicant must submit a sign plan, for approval by the Planning Division project
manager, detailing placement for signs that would label all entrances and exits of
the parking lot before issuance of a building permit.
(3) The applicant must install wheel stops for each parking stall. The location of th"
wheel stops must be submitted on a parking plan prior to issuance of a building
permit.
(4) The applicant must comply with the required ADA standards within the parking lot
where applicable.
(5) The applicant must comply with all other parking, loading and driveway regulations
stated in RMC 4-4-080, except of the Marking Requirements.
The Renton Municipal Code calls for a minimum of 15 square feet of landscaping if the
total number of parking stalls is between 15-to 50-stalls. The applicant proposes 300
square feet, which exceeds the required amount. Where parking stalls are less than 50
feet away from a landscaped area, revisions to the Landscape Plan would be necessary
to meet the Code requirements.
f. TRAFFIC
Traffic and circulation patterns of vehicles and pedestrians relating to the proposed use
and surrounding area shall be reviewed for potential effects on, and to ensure safe
movement in the surrounding area. (Ord. 3599, 1-11-1982)
Traffic would impact 1181h Avenue SE and SE 188'" Street. Church services/activities
would occur primarily on Sundays from morning to early afternoon and the occasional
weekday evening church committee meetings. Special occasion events, such as
memorial services and social events that would be held at the church and would usually
take place on the weekends. The traffic impacts would occur during off-peak hours.
The applicant does not propose any off-site road infrastructure improvements.
LUA08-1 02 ~ Hexreport _ d4.doc
City of Renton CED Department
ST THOMAS ORTHODOX CHURCH CONDITIONAL USE PERMIT
PUBLIC HEARING DATE: October 21, 2008
Preliminary Report to the Hearing Examiner
WA-08-102 CU-H,
Page 10 of 13
Neighbors in the surrounding area have relayed their concerns over the additional traffic
caused by church use would have adverse affects on the neighborhood. The neighbors
cited issues concerning the narrow width of the private street (118'h Avenue SE) and its
ability to handle the extra traffic impacts including noise, dust, and access for
emergency services, and deterioration of the road surface resulting from increased use.
There are no proposed pedestrian connections to the church from either the surrounding
streets or from within the parking lot. It is anticipated that most parishioners would arrive
via private vehicle, however, if the Conditional Use Permit is approved, accommodation
would need to be made to provide for pedestrian safety. Staff suggests that a detailed
plan be submitted detailing pedestrian access connections. These connections would
show a defined pedestrian access connection through the parking lot to entrance of the
church. As services commence or conclude, it would be expected that some
parishioners might wait outside the church entrance. Therefore, if approved staff
recommends that a waiting area be provided for at the front entrance of the church.
This area should be separated (physically or visually) from the rest of the parking lot to
ensure the safety of congregating in front of the main entrance of the church. A
dedicated pedestrian connection from the entrance of the church to SE 188'h Street
must also be shown on the pedestrian plan. The pedestrian connection plan shall be
submitted to the Planning Division Project Manager for approval prior to issuance of a
building permit.
No signage plan was submitted. It is unclear what type of signage for the church or the
entrance of the parking lot would be implemented. Signs to alert drivers and
pedestrians of vehicles entering and leaving the parking lot onto 118'h Avenue SE would
need to be provided. Staff recommends, that if the conditional use permit is granted,
that a condition for approval be required for submittal of a signage plan detailing among
other points, signs for the parking lot.
Access off of 118'h Avenue SE is less than the required 20 feet width for Fire
Department access. Also, the current situation of the private street does not provide
enough maneuvering space for fire apparatus to turn around; therefore, the Fire
Department would require a hammerhead turnaround that would allow for a 3-point turn.
If approved, staff recommends that the private street be improved to 20 feet of paved
width from SE 188'h Street up to required amount needed for a hammerhead turnaround.
The amount of paved area needed for the hammerhead turnaround would go beyond
the entrance of the parking lot and into the parking lot's driveway. The impacts of
paving the section of 118'h Avenue SE would trigger a wetlands study of the paving
proposal area and subsequent wetland mitigation required by the Renton Municipal
Code. The applicant would be required to submit a wetlands study and drainage stud~
prior to the submittal of any permit authorizing paving andlor drainage changes on 118
Avenue SE.
In addition, the applicant would need to provide easement verification andlor acquisition
of easement prior to submitting any building or construction permit application for the
paving of the private streets (118'h Avenue SE).
g. NOISE, GLARE
Potential noise, light and glare impacts shall be evaluated based on the location of the
proposed use on the lot and the location of on-site parking areas, outdoor recreational
areas and refuse storage areas. (Ord. 3599, 1-11-1982)
The proposed church would utilize an existing 1,960 square foot structure located in the
southeast corner of a 1.1 acre site. The church would be expected to generate noise
prior to and after services, as people arrive and depart. In addition, it is anticipated that
noise could emanate from the property during services, particularly if amplification is
used, or if windows and doors are opened during the services.
City of Renton CEO Department
ST THOMAS ORTHODOX CHURCH CONDITIONAL USE PERMIT
PUBLIC HEARING DATE: Oc/ober 21, 2008
Preliminary Report to the Hearing EXaminer
LUA·08·102 CU-H,
Page 11 of 13
Comments received from surrounding neighbors express concerns about the potential
noise impacts from the proposed church. The comments indicate that the neighbors
believe that noise resulting from the traffic caused by church members would be
incompatible with the residential character of the area. Due to the proximity of
residential dwellings to the proposed church, staff believes that the proposed use is
incompatible with the existing established residential uses surrounding the site.
However, if the project is approved, staff recommends, as a condition of approval that
the windows and doors of the church be closed during services, and that the project be
required to install insulation and HeatingNentilation/Air Conditioning (HVAC) in the shop
building to reduce the amount of noise emitting from the structure. In addition, staff
recommends that services be limited to occur during the hours of 7:00 a.m. to 10:00
p,m, in consideration of the peace and repose of the surrounding residents
A lighting narrative has been proposed. The applicant proposes to use motion sensor
lights on the church, It is anticipated that these lights would be positioned so as not to
trespass beyond the confines of the property. It is unclear if lighting proposed for the
parking lot would cause glare, If the Conditional Use Permit is approved, staff
recommends that a lighting plan be submitted subject to the review and approval of the
Planning Division Project Manager, showing the type of lighting proposed, the direction
of the lighting, and the location of all of the exterior lights prior to building permit
submittal.
The applicant does not plan to have an assigned refuse/recycle bin location for the
church, The applicant feels that the refuse/recyclables generated from the church would
be minimal and that they would incorporate the church's refuse/recycling with the
existing residence's service. This is contrary to City Code, and the institutional use
would require that appropriate refuse and recycle be provided for, and that it be kept at
least 50 feet from surrounding residential properties.
h. LANDSCAPING
Landscaping shall be provided in all areas not occupied by building or paving, The
Hearing Examiner may require additiona/landscaping to buffer adjacent properties from
potentially adverse effects of the proposed use. (Ord. 3599, 1·11·1982)
The project proposes to plant 360 square feet of landscaping within the parking lot.
These landscaped areas would visually break up the parking lot. The project does not
propose any other landscaping, but staff recommends as a condition for approval, that
the applicant shall provide a revised landscape plan detailing the landscape areas that
would serve as a buffer between the perimeter of the parking lot and the neighboring
residential properties in order to diminish the visual, noise, and dust impacts, This
landscape plan shall be submitted prior to the issuance of the building permit. The
proposed landscaping shall be installed and inspected prior to occupancy permit
issuance,
i, ACCESSORY USES
Accessory uses to conditional uses such as day schools, auditoriums used for socia/
and sport activities, health centers, convents, preschool facilities, convalescent homes
and others of a similar nature shall be considered to be separate uses and shall be
subject to the provisions of the use district in which they are located.
Accessory uses proposed as part of this project include using the worship hall as a flex
space to hold social events and meetings, No daycare or day school has been
proposed.
j. CONVERSION
No existing building or structure shall be converted to a conditional use unless such
building or structure complies, or is brought into compliance, with the provisions of RMC
4-9·030,
LUA08-1 02_ Hexreport _ d4 .doc
City of Renton CEO Department
ST THOMAS ORTHODOX CHURCH CONDITIONAL USE PERMIT
PUBLIC HEARING DATE: October 21,2008
Preliminary Report to the Hearing Examiner
tvA-OB-102 CU-H,
Page 12 of 13
The existing structure would be renovated to allow for the proposed use. Provided
conditions of approval are complied with, the structure would meet the requirements of
the Conditional Use Permit.
However, the existing dwelling units located on the subject site would not be compatible
with the more intensive use as a church, unless the residential nature of the structures
was converted to an accessory use, such as residential accommodations for the clergy.
Convents and other clergy residential uses may be allowed in conjunction with the
proposed use, provided they meet requirements of the underlying zone. It appears that
the structures would comply with the applicable regulations.
If the Conditional Use Permit is approved, staff recommends that the existing dwellings
on the site be converted to clergy residential housing in order to avoid conflicts with the
proposed church use,
k. PUBLIC IMPROVEMENTS
The proposed use and location shall be adequately served by and not impose an undue
burden on any public improvements, facilities, utilities, and services. Approval of a
conditional use permit may be conditioned upon the provision and/or guarantee by the
applicant of necessary public improvements, facilities, utilities, and/or services, (Ord.
3599, 1-11-1982)
It appears that the site is currently on a septic system and is not connected to sewer. It
is not known whether or not the project would need to connect with sewer. This would
need to be determined by the Seattle/King County Health Department and the Soos
Creek Water and Sewer District, which provides service to the area. A Certificate of
Water and Sewer Availability was not submitted with the application from the Soos
Creek Water and Sewer District. Staff recommends as a condition of approval that the
applicant obtain a Certificate of Water and Sewer Availability, from the Soos Creek
Water and Sewer District, prior to the approval of any building or construction permits.
Improvements to the site may require that street frontage improvements be constructed,
including curb, gutter, sidewalks and street lighting. If the conditional use permit is
approved, and the private street is required to be paved, then the threshold may be met
requiring street improvements.
H. RECOMMENDA TlON
Staff recommends Denial of the 51. Thomas Orthodox Church Conditional Use Permit, Project
File No. LUA-08-102, CU-H, due to inherent conflicts with the objects and policies of the Renton
Comprehensive Plan, and the incompatibility of the project with the R-4 Zone, and established
surrounding residential development. However, if the Conditional Use Permit is approved, staff
recommends that the following conditions be attached to the Conditional Use Permit.
1. The applicant shall provide a revised landscape plan detailing the landscape areas that would buffer
the perimeter of the parking lot from visual, noise, and dust impacts. This landscape plan shall be
submitted to the Planning Division Project Manager prior to the issuance of the building permit. The
proposed landscaping shall be installed and inspected prior to occupancy permit issuance.
2. The applicant shall close windows and doors during services/social events and install insulation and
HeatinglVentilation/Air Conditioning (HVAC) within the building to limit the amount of noise impacts
associated with church services, This would need to be accomplished prior to issuance of an
occupancy permit.
3, The applicant shall limit the hours of operation of church activities to the hours of 7:00 a.m. to 10:00
p,m,
4. The applicant shall submit a pedestrian connection plan detailing pedestrian access connections.
These connections would show a defined pedestrian access connection through the parking lot to
LUA08-1 02_ Hexreport _ d4. doc
City of Renton CEO Department
ST THOMAS ORTHODOX CHURCH CONDITIONAL USE PERMIT
PUBLIC HEARING DATE: October 21, 2008
Preliminary Report to the Hearing Examiner
WA-08-102 CU-H,
Page 13 of 13
entrance of the church. The pedestrian connection plan would also show a waiting area in front of
the church that is separated (physically or visually) from the rest of the parking lot to ensure the
safety of congregating in front of the main entrance of the church. A dedicated pedestrian
connection from the entrance of the church to SE 188'h Street must also be shown on the pedestrian
plan. The pedestrian connection plan shall be submitted to the Planning Division Project Manager
for approval prior to issuance of a building permit.
5. The applicant shall submit a signage plan to the Planning Division Project Manager detailing parking
lot signs showing pedestrian connections and spaces, ADA parking stalls, and entrance and exit
signs. The signage plan shall give the sign type, locations, dimensions and materials of each sign.
This signage plan shall be submitted to the Planning Division Project Manager for review and
approval prior to issuance of a building permit
6. The applicant shall provide a 20-foot width paved roadway on 118'h Avenue SE beyond the entrance
of the parking lot and into the parking lot's driveway (with a hammerhead turnaround) for Fire
Department access prior to issuance of occupancy permit issuance. The impacts of paving the
section of 118'h Avenue SE would trigger a wetlands study of the paving proposal area and
subsequent wetland mitigation required by the Renton Municipal Code. The applicant would be
required to submit a wetlands study and draina~e study prior to the submittal of any permit
authorizing paving and/or drainage changes on 118' Avenue SE.
7. The applicant shall provide easement verification and/or acquisition of easement prior to submitting
any building permit dealing with the paving of 118'h Avenue SE.
8. The applicant shall submit a lighting plan to the Planning Division Project Manager, showing the type
of lighting proposed, the direction of the lighting, and the location of all of the exterior lights prior to
issuance of the building permit.
9. If the Conditional Use Permit is approved, staff recommends that the existing dwellings on the site
be converted to clergy residential housing in order to avoid confiicts with the proposed church use.
10. The applicant shall obtain a Certificate of Water and Sewer Availability, or permission to utilize a
septic system and drain field from the Soos Creek Water and Sewer District, or other applicable
agency, prior to the approval of any utility construction or building permits.
L UA08-1 02_ Hexreport _ d4.doc
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EXHIBIT 2
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