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HomeMy WebLinkAboutSR_HEX_Dunlap_Baptist_Church_070320PUBLIC HEARING City of Renton Department of Planning / Building / Public Works PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: Project Name: Owner Address: Applicant/Contact Address: File Number: Project Description: Project Location: March 20, 2007 Dunlap Baptist Church Conditional Use Permit Smith Real Estate Development Inc. clo Shephard Commercial Real Estate LLC 12835 Bel-Red Road, Suite 140 Bellevue, WA 98005 Lisa Roberts Dunlap Baptist Church 4180 Lind Avenue SW Renton, WA 98057 LUA07-017, CU-H Project Manager: Jill K. Ding, Senior Planner The applicant is requesting Hearing Examiner Conditional Use Permit approval for the Dunlap Baptist Church. The project site total 66,211 square feet in area and is zoned Medium Industrial (1M). An existing office building is located on the project site. The proposed church would utilize 4,700 square feet of an existing 16,474 square foot office building. The church would provide seating for approximately 70 people. A total of 54 parking stalls are available for the church to use during services. No improvements to the building or site are proposed at this time. 1000 SW 7th Street City of Renton PIBIPW Depar/me Dunlap Baptist Church Preliminary Report to the Hearing Examiner LUA07-017, CU-H PUBLIC HEARING DA TE March 20, 2007 Page 2m7 B. EXHIBITS: Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. 1, 2. 3. 4. Exhibit 2: Neighborhood Detail Map Exhibit 3: Site Plan Exhibit 4: Floor Plan Exhibit 5: Photo showing Front Building Elevation and Landscaping Exhibit 6: Zoning Map sheet G2 East Y, (dated 2/16/06) C. GENERAL INFORMA TlON: Owner of Record: Zoning Designation: Comprehensive Plan Land Use Designation: Existing Site Use: Smith Real Estate Development Inc. c/o Shephard Commercial Real Estate LLC 12835 Bel-Red Road, Suite 140 Bellevue, WA 98005 Medium Industrial (1M) Employment Area -Valley (EA-V) Multi-tenant Office Building 5. Neighborhood Characteristics: 6. Access: 7. Site Area: B. Project Data: North: Warehouse, Medium Industrial (1M) zoning East: Industrial Park, Medium Industrial (1M) zoning South: Warehouse, Medium Industrial (1M) zoning West: Warehouse, Medium Industrial (1M) zoning SW 7'h Street and Powell Avenue SW 66,211 square feet (1.5 acres) Area Comments Existing Building Area: 16,474 sf Existing 1-story multi-tenant office building New Building Area: N/A Total Building Area: 16,474 sf D. HISTORICAUBACKGROUND: Action Annexation Comprehensive Plan Zoning dunlaphexrpt.doc Land Use File No. N/A N/A N/A Convert a 4,700 square foot office space into a church Ordinance No. 4040 5099 5100 N/A Date 01/19/19B7 11/01/2004 11/01/2004 City of Renton P/BIPW Departme Dunlap Baptist Church Preliminary Report to the Hearing Examiner LUA07-017, CU-H PUBLIC HEARING DA TE March 20. 2007 Page 301 7 Site Plan Approval LUA95-021 N/A 4/7/1995 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 4-2-120: Industrial Development Standards 2. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and RegulBtions Section 4-4-060: Grading, Excavation and Mining Regulations Section 4-4-080: Parking, Loading and Driveway Regulations 4. Chapter 6 Streets and Utility Standards 5. Chapter 9 Procedures and Review Criteria 6. Chapter 11 Definitions F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element: Employment Area -Valley objectives and policies. G. DEPARTMENT ANAL YSIS: 1. PROJECT DESCRIPTION/BACKGROUND The applicant is requesting a Hearing Examiner Conditional Use Permit approval in order to convert an office space into the Dunlap Baptist Church. The applicant has indicated that the current congregation consists of 25 members. Two worship services would occur on Wednesday from 10:00 am to 12:00 pm and 7:00 pm to 8:00 pm and one service occurs on Sunday from 10:00 am to 12:00 pm. The existing one-story multi-tenant office building is approximately 16,474 square feet in area. The floor plan submitted by the applicant indicates that the office space to be occupied by the proposed church is 4.700 square feet in area and would be located at the eastern end of the existing building. The proposed assembly area is located in the room on the far eastern portion of the office building. No improvements are proposed to the subject site with the exception of some cosmetic changes. The site fronts on SW 7'h Street and Powell Avenue SW. SW 7'h Street is located along the property's southern property line and Powell Avenue SW is located along the property's western property line. The project site is surrounded by other industrially zoned properties and uses. The church proposes to utilize the existing onsite parking lot for the parking required for a church use. The church services would be conducted outside of normal office business hours thereby reducing the impact the church would have on other businesses within the office building with regards to parking demand. 2. ENVIRONMENTAL REVIEW The proposal is exempt from Environmental (SEPA) review per WAC 197-11-800. 3. COMPLIANCE WITH ERC MITIGATION MEASURES N/A dunlaphexrpt.doc City of Renton P/B/PW Deparlme Dunlap Baptist Church Preliminary Report to the Hearing Examiner LUA07-017, CU-H PUBLIC HEARING DA TE March 20, 2007 Page 40f7 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 has 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: dunlaphexrpt.doc Section 4-9-030.G lists 11 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: (1) CONSISTENCY WITH THE COMPREHENSIVE PLAN, ZONING CODE & OTHER ORDINANCES: The proposed use shall be compatible with the general purpose, goals, objectives and standard of the Comprehensive Plan, the Zoning Ordinance and any other plan, program, map or ordinance of the City of Renton. (a) Comprehensive Plan Land Use Element The subject site is deSignated Employment Area -Valley (EA-V) on the City's Comprehensive Plan Land Use Map. The purpose of the Employment Area -Valley (EA-V) designation is to allow the gradual transition of the Valley from traditional industrial and warehousing uses to more intensive retail service and office activities. The intent is to allow these new activities without making industrial uses non-conforming and without restricting the ability of existing businesses to expand. The following Comprehensive Plan Land Use policies are applicable to the proposal: 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 directly off of SW 7"' Street and Powell Avenue SW. The submitted materials indicate that church services would be held on Wednesdays from 10:00 am to 12:00 pm and 7:00 pm to 8:00 pm and on Sundays from 10:00 am to 12:00 pm, which minimizes the impacts of the church on adjacent businesses operating during typical office business hours. Policy LU-105. Parking should be provided on-site and buffered from adjacent uses. The proposed church would utilize existing on-site parking spaces during church services. Policy LU-1 07. Religious facifities should be located on and have direct access to either an arterial or col/ector street. The proposed church would have direct access to SW 7th Street, which is a minor arterial street. (b) Zoning Code The proposed church use is located within the Medium Industrial (1M) zoning designation. The purpose of the Medium Industrial Zone (1M) is to provide areas for medium-intensity industrial activities involving manufacturing, processing, assembly, and warehousing. The proposed church use would be permitted in the 1M zone subject to approval of a Hearing Examiner Conditional Use Permit. City of Renton PIB/PW Departme Dunlap Baptist Church Preliminary Report to the Hearing Examiner LUA07-017, CU-H PUBLIC HEARING DATE March 20. 2007 Page 50f7 dunlaphexrpt.doc (c) Development Standards The Medium Industrial (1M) development standards require a minimum front yard setback (SW 7th Street) of 15 feet. and a minimum side yard along a street setback of 15 feet. No rear or side yard setbacks are required as the property does not abut a residential zone. The existing structure complies with all of the setback requirements. Buildings in the Medium Industrial (1M) zone do not have maximum building height limit. The applicant was not required to submit building elevations, as the proposed church will be located within an existing building. Therefore, staff was unable to determine the height of the building; however the submitted photograph indicates that the existing building is 1 story. No exterior building alterations are proposed as part of this conditional use permit. (2) COMMUNITY NEED: 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: (a) The proposed location shall not result in either the detrimental over concentration of a parlicular use within the City or within the immediate area of the proposed use. The immediate vicinity of the subject site is primarily surrounded by industrial (warehouses) uses. The Joyful Life Church is located to the east of the project site at the intersection of SW 7'h Street and Lind Avenue SW, however the addition of the proposed Dunlap Baptist Church would not result in a detrimental over concentration of a church use in the area. Furthermore, as the proposed church is to be located within a multi- tenant office building and would generally conduct services outside of normal office business hours, the proposed church use is not expected to dramatically increase noise, odor. traffic, or produce other adverse impacts to surrounding properties. (b) That the proposed location is suited for the proposed use. The subject site is located within an industrially zoned area of Renton and is primarily surrounded by industrial (warehouse) uses. The proposed Dunlap Baptist church is not expected to adversely impact neighboring properties as the surrounding uses are more intensive uses than the proposed church use. In addition, the proposed church would be located within an existing mUlti-tenant office building and would hold services on Wednesdays from 10:00 am to 12:00 pm and 7:00 pm to 8:00 pm and on Sundays from 10:00 am to 12:00 pm, which are largely outside of normal office business hours thereby reducing the impact of the church use on other uses within the office building. (3) EFFECT ON ADJACENT PROPERTIES: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent properly. The following site requirements shall be required: (a) Lot Coverage: Lot coverage shall conform to the requirements of zone in which the proposed use is to be located. The 1M zoning designation has no maximum building coverage requirements. The existing building would not be modified as result of this proposal. (b) 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. The Medium Industrial (1M) development standards require a minimum front yard setback (SW 7'h Street) of 15 feet and a minimum side yard along a street setback of 15 feet. No rear or side yard setbacks are required. The existing structure complies with all of the setback requirements. (c) Height: Building and structure heights shall conform to the requirements of the zone in which the proposed use is to be located. Spires, bell towers, public utility antennas or similar structure may exceed the height requirement upon approval of a City of Renton PIB/PW DepaT/me Dunlap Baptist Church Preliminary Report to the Hearing Examiner LUA07-017, CU-H PUBLIC HEARING DA TE March 20, 2007 Page 60f7 dunlaphexrpt.doc 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. Buildings in the Medium Industrial (1M) zone do not have maximum building height limit. The applicant was not required to submit building elevations, as the proposed church will be located within an existing building. Therefore, staff was unable to determine the height of the building, however the submitted photograph indicates that the existing building is 1 story. The existing structure complies with the height requirements. No exterior building alterations are proposed as part of this conditional use permit. (4) COMPA TlBIL/TY: The subject property is located within a predominantly industrial and is surrounded by warehouse buildings. The church proposes to hold church services on Wednesdays from 10:00 am to 12:00 pm and 7:00 pm to 8:00 pm and on Sundays from 10:00 am to 12:00 pm, which are largely outside of normal office business hours for other uses within the vicinity. Some of the impacts to adjacent properties staff expects from the proposed church use are short term traffic and noise impacts on Sundays prior to and after the church services as mem bers of the congregation arrive, gather, and depart from the subject site. Staff considers the proposed church to be compatible with other existing uses in the immediate vicinity of the project as the church would be located within an existing multi-tenant office space, near other high intensity uses, and proposes to hold church services at dissimilar hours from other businesses in the project vicinity. (5) PARKING: The applicant has indicated that they have a congregation size of approximately 25 people. RMC 4-4-080F requires that religious institutions provide 1 parking space for every five seats, provided that there shall be a minimum of 10 spaces provided. The applicant has indicated that the church provides 70 seats for the congregation. 70 seats results in the requirement for the provision of 14 parking spaces. The submitted site plan shows a total of 54 parking spaces on the subject site. According to the applicant, their lease agreement designates 14 parking stalls for the proposed church; however the landlord has granted them access to additional parking stalls outside of normal business hours. According to RMC 4-4-080.F.1 0 the parking requirements for a religious institution are less than the requirements for a professional office. Therefore, the impact of the proposed church on the existing parking lot is not likely to exceed the impact of the previous office use. (6) 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. SW 7'h Street is located along the southern property line and Powell Avenue SW is located along the western property line. As previously stated, church services will be held on Wednesdays from 10:00 am to 12:00 pm and from 7:00 pm to 8:00 pm and on Sundays from 10:00 am to 12:00 pm, largely outside of normal office business hours. The timing of these services is such that the traffic impact resulting from the proposed church use would not negatively impact on the surrounding uses as many of the surrounding uses operate during the weekday. (7) 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. Activity on Wednesday for two church services and on Sunday for one service would create some limited traffic and noise impacts. However, these impacts are expected to be limited to prior to and after the church services as congregation members arrive, gather and visit, and depart. Staff does not expect any short-term construction noise as City of Renton PIBIPW Deparlme Dunlap Baptist Church Preliminary Report to the Hearing Examiner LUA07-017, CU-H PUBLIC HEARING DATE March 20, 2007 Page 70f7 no construction improvements are proposed to the existing building. In addition, the proposed church services would be held on Wednesdays and Sundays largely outside of normal business hours and would therefore minimize the short-term noise and traffic impacts generated by the church use. Finally, light and glare should not be an issue as the building is existing and no exterior alterations are proposed as part of this conditional use permit application. Separate tenant improvement and sign permits would be required prior to any building modifications. (8) LANDSCAPING Landscaping shall be provided in all areas not occupied by building or paving. The Hearing Examiner may require additional landscaping to buffer adjacent properties from potentially adverse effects of the proposed use. This subject site is currently developed; staff does not anticipate the need for additional landscaping at this time. (9) ACCESSORY USES: Accessory uses to conditional uses such as day schools, auditoriums used for social 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. There are no accessory uses proposed. The proposal is to operate church services at the subject location on Wednesdays from 10:00 am to 12:00 pm and 7:00 pm to 8:00 pm and on Sundays from 10:00 am to 12:00 pm. The church currently has a congregation size of approximately 25 people. (to) 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 this Chapter. The applicant proposes to convert an office space within a multi-tenant office building into a church. The proposed change in use shall comply with all building and fire code requirements. (11) 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 conditional upon the provision and/or guarantee by the applicant of necessary public improvements, facilities, utilities, and/or services. As the subject site is existing and fully developed, no additional street or utility improvements are required as part of the proposal. Utilities Staff has indicated that all existing public utilities are currently sufficient to serve the proposed development associated with this conditional use permit. G. RECOMMENDATION: dunlaphexrpt.doc Staff recommends apJ;'roval of the Conditional Use Permit for the Dunlap Baptist Church to be located at 1000 SW 7 Street, Project File No. LUA07-017, CU-H. < Q.';''' ":.. ..... -~ ..... -. ..:!" ~- . .. ,\ " • ... ,~ ~ .' ~ :k ~ ~------~ .. ,~ .... C} • .:a • E '1-~ ~ i u 'o-S ~ 1 "I .:\ ~; ! . , ;:: ~, ~ '= , ~ .. ~ ... ~ § '[ • I r'~. '##'A,r ~.· .. z • ~ "3"''' T13MOd / ~ .. " .. "\-~ ... .&.~ 0" ~ s ... ... " ~-'!.::. 'n '"