HomeMy WebLinkAboutSR_HEX_Oasis_Church_051205City of Renton
PUBLIC
Department of Planning / Building / Public Works
HEARING
PRELIMINARY REPORT TO THE HEARING EXAMINER
A. SUMMARY AND PURPOSE OF REQUEST. -
Public Hearing Date:
December 5, 2005
Project Name:
Oasis Church Conditional Use Permit
Owner
Strada da Valle
Address
9125 1 OM Avenue S
Seattle, WA 98108
ApplicantlContact
Jim Hester
Address
Oasis Seattle Church
2400 East Valley Road
Renton, WA 98055
File Number.'
LUA06-130, CU-H Project Manager., Jill K. Ding, Senior Planner
Project Description:
The applicant is requesting a Hearing Examiner Conditional Use Permit to operate
the Oasis Seattle Church, within an existing office building, on a 244,807 square foot
(5.6 acre) site located within the Commercial Arterial (CA) zoning designation and
the Employment Area Valley (EAV) Overlay. The Oasis Seattle Church has
approximately 400 members. Services would be held on Thursdays from 6-9 pm and
on Sunday from 8 am-2 pm. Parking would be provided within the 305-space
existing parking lot located on the project site. No building or landscaping
improvements are proposed at this time.
Project Location:
2400 East Valley Road (parcel no. 3023059103)
City of Renton P/BRW Departs Preliminary Report to the Hearing Examiner
OASIS CHURCH CONDITIONAL USE PERMIT LUA06-130 CU-H
PUBLIC HEARING DATE December 5, 2006 Page 2 of 7
B. EXHIBITS:
Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other
material pertinent to the review of the project.
Exhibit 2: Site Plan
Exhibit 3: Building Elevations
Exhibit 4: Floor Plans
Exhibit 5: Landscape Plan
Exhibit 6: Zoning Map Sheet H3 west 1/2
C. GENERAL INFORMATION:
1.
Owner of Record:
Strada da Valle
9125 101" Avenue S
Seattle, WA 98108
2.
Zoning Designation:
Commercial Arterial (CA)
3.
Comprehensive Plan
Employment Area Valley (EAV)
Land Use Designation:
4.
Existing Site Use:
Office Park
5.
Neighborhood
Characteristics:
North:
Commercial Arterial (CA) zoning
East.
State Route 167; Residential — 1 dwelling unit per acre (R-1) zoning
South:
Commercial Arterial (CA) zoning
West.
Light Industrial (IL) zoning
6.
Access:
East Valley Road
7.
Site Area:
244,807 square feet (5.62 acres)
8.
Project Data:
Area comments
Existing Building Area:
53,778 sf Previously Office Space
New Building Area:
NIA Convert previously office space into a church and
associated uses
Total Building Area:
53,778 sf NIA
D.
HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
T
Annexation
N/A 1743 04/07/1959
Comprehensive Plan
N/A 5099 11/01/2004
Zoning
N/A 5100 11 /01 /2004
oasis_hexrpt.doc
City of Renton P/e/PW Departa Preliminary Report to the Hearing Examiner
OASIS CHURCH CONDITIONAL USE PERMIT LUA06-130, CU-H
PUBLIC HEARING DATE December 5, 2006 Page 3 of 7
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: Commercial Development Standards
Chapter 4 Property Development Standards
Section 4-4-030: Development Guidelines and Regulations
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: Public Facilities objectives and policies.
G. DEPARTMENT ANALYSIS:
1. PROJECT DESCRIPTION/BACKGROUND
The applicant is requesting Hearing Examiner Conditional Use Permit approval in order to
convert a 17,193 sf office space into a church, which would be operated by the Oasis Seattle
Church. The applicant has indicated that the church currently has approximately 400
members. Services would be held on Thursday from 6-9 pm and on Sunday from 8 am — 2
pm. The main assembly room would have 168 total seats for the congregation.
The existing one-story structure is one of three buildings in an existing office park. The floor plan
submitted by the applicant indicates the floor plan of the structure is a large open space. No new
construction is planned at this time.
The site fronts on East Valley Road with State Route 167 located along the rear property
boundary. The subject site abuts commercially zoned properties along its northern and southern
property lines.
The church proposes to utilize the existing onsite parking lot for the parking required for a church
use. Existing parking stalls are as follows; 181 standard spaces, 118 compact spaces, and 6
accessible spaces (305 total).
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 has been incorporated into the appropriate
sections of this report and the Departmental Recommendation at the end of the report.
oasis_hexrpt.doc
City of Renton PI8/PW Departn Preliminary Report to the Hearing Examiner
OASIS CHURCH CONDITIONAL USE PERMIT L.UA06-130, CU-H
PUBLIC HEARING DATE December 5, 2006 Page 4 of 7
5. CONSISTENCY WITH CONDITIONAL USE CRITERIA:
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 u 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 - (EAV) on the City's
Comprehensive Plan Land Use Map. The purpose of the Employment Area -Valley
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 proposal is consistent with
the following Comprehensive Plan Land Use policies:
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 East Valley Road, a public right-
of-way. In addition, services would be held on Thursday from 6-9 pm and on Sunday
from 8 am — 2 pm, which minimizes the impacts of the church on adjacent businesses
operating during typical business hours.
Policy LU-105. Parking should be provided on -site and buffered from adjacent uses.
The proposed church would utilize the existing on -site parking for the office park.
Policy LU-325. Encourage shared parking to use Urban land efficiency.
The applicant proposes to utilize the existing parking lot for the office park. In addition,
the church services are scheduled outside of the normal business hours during which the
surrounding businesses operate.
(b) Zoning Code
The proposed church use is located within the Commercial Arterial (CA) zoning
designation. The purpose of the Center Arterial Zone (CA) is to evolve from "strip
commercial" linear business districts to business areas characterized by enhanced site
planning, incorporating efficient parking lot design, coordinated access, amenities and
boulevard treatment. The proposed church use would be permitted in the CA zone
subject to approval of a Hearing Examiner Conditional Use Permit.
(c) Development Standards
The Commercial Arterial (CA) development standards require a minimum front yard
setback (East Valley Road) of 10 feet, which may be reduced down to 0 feet through the
site plan development review process. A 10 foot side yard along a street setback is
required, which may be reduced down to 0 feet through the site plan development review
process. No rear or side yard setbacks are required as the property is not adjacent to or
abutting a property that is zoned residential. A 10-foot landscaped setback from the
State Route 167 right-of-way is required. The existing structure complies with all of the
required setbacks and a landscape plan was submitted with the project application, which
shows an existing 10-foot landscaped setback along the SR 167 frontage.
oasis_hexrpt.doc
City of Renton PAB/PW Departa Preliminary Report to the Hearing Examiner
OASIS CHURCH CONDITIONAL USE PERMIT LUA06-130, CU-H
PUBLIC HEARING DATE December 5, 2006 Page 5 of 7
The Commercial Arterial (CA) zone permits a maximum lot coverage for buildings of
65% of the total lot area or 75% if the parking is provided within the building or within an
on -site parking garage. The current building footprint of the entire office park is
approximately 58,868 square feet, which equates to a building lot coverage of 24%
(building footprint of 58,868 square feet I lot size of 244,807 square feet = 24%), which
complies with the building lot coverage requirements.
Buildings in the Commercial Arterial (CA) zone are permitted up to a maximum building
height of 50 feet. The submitted building elevations of the existing structure indicate that
the structure has a height of 19 feet 6 inches, which is less than the maximum height
permitted.
(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 particular use within the City or within the immediate area of the proposed use.
The immediate vicinity of the subject site is primarily surrounded by commercial and
industrial uses. There are not any other churches operating in the immediate vicinity,
therefore the proposed church would not result in the detrimental over concentration of
this use within the City or within the immediate area of the site. Furthermore, as the
proposed church would be located within an existing office park and would hold services
on Thursday evenings and on Sundays, 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 existing office park. The surrounding office uses
would operate during normal business hours, therefore the Thursday evening and
Sunday church services would not conflict with the operations of the surrounding uses.
In addition, the proposed church use is not situated immediately adjacent to less
intensive uses; therefore neighboring properties should not be adversely impacted.
(3) EFFECT ON 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.
(a) Lot Coverage: Lot coverage shall conform to the requirements of zone in which the
proposed use is to be located.
The CA zoning designation has a maximum building coverage of 65% of the total lot area
or 75% of the lot area if parking is provided within the building or within an on -site parking
garage. The existing building currently has a building lot coverage totaling approximately
24%, which is within the allowed building coverage for the CA zone, and 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 CA zone has a minimum front yard setback of 10 feet, which may be reduced to 0
feet through the site plan development review process. The minimum side yard along a
street setback is 10 feet, which may be reduced to 0 feet through the site plan
development review process. The side and rear yard setbacks are 0 feet unless the site
is adjacent or abutting a residentially zoned property. The subject site is not situated
adjacent or abutting a residentially zoned property, therefore no side or rear yard
setbacks are required_ A 10-foot landscaped freeway frontage setback is required from
SR 167. The existing structure complies with all of the required setbacks and a
oasis_hexrpt.doc
City of Renton PIEVPW Departm Preliminary Report to the Hearing Examiner
OASIS CHURCH CONDITIONAL USE PERMIT LUA06-130, CU-H
PUBLIC HEARING DA TE December 5, 2006 Page 6 of 7
landscape plan was submitted with the project application, which shows an existing 10-
foot landscaped setback along the SR 167 frontage.
(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
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 Commercial Arterial (CA) zone are permitted up to a maximum building
height of 50 feet. The submitted building elevations of the existing structure indicate that
the structure has a height of 19 feet 6 inches, which is less than the maximum height
permitted.
(4) COMPATIBILITY:
The subject property is located within a predominantly commercial area and is
surrounded by office buildings. As the proposed church would operate during outside of
normal business hours, staff considers the proposed church to be compatible with the
existing uses within the immediate vicinity of the project.
(5) 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.
The applicant has indicated that they have a congregation size of approximately 400
people and would hold services on Thursday evenings from 6:00 pm to 9:00 pm and on
Sundays from 8:00 am to 2:00 pm. The church has 168 seats within their great room.
The site plan submitted by the applicant shows 79 parking stalls located in the immediate
vicinity of the proposed church. In addition, as the proposed church services would be
held outside of normal business hours, the church has been granted permission to utilize
the parking spaces reserved for the other office buildings within the office park.
According to RMC 4-4-080.F.10 the parking requirements for a religious institution are 1
space per 5 seats. Based on the 168 seats within the great room, the proposed church
would be required to have 38 parking spaces. The proposed church would have more
than the minimum 38 parking spaces required. Since the parking is existing and also
used for other uses on the site no parking modification is required.
(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.
The subject site fronts on East Valley Road and direct access to the church parking lot
would be provided off of East Valley Road. As stated above, church services would be
held on Thursday evenings from 6:00 pm to 9:00 pm and on Sunday mornings from 8:00
am to 2:00 pm. The timing of these services is such that the traffic impact resulting from
the proposed church would not have a large 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.
Staff does not expect any short-term construction noise as no construction improvements
are proposed to the existing building. Any sounds generated by the use would be within
the building and would not be expected to cause exterior disturbance. Light and glare
should not be an issue as the building is existing and no exterior alterations are proposed
oasis hexrpt.doc
City of Renton PIWPW Departm Preliminary Report to the Hearing Examiner
OASIS CHURCH CONDITIONAL USE PERMIT LUA06.130, CU-H
PUBLIC HEARING DATE December 5, 2006 Page 7 of 7
as part of this conditional use permit application. Existing lighting illuminates the parking
area appropriately for security. No alterations are proposed. 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 at this time.
(10) 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 existing office building is proposed to be converted into a church, therefore, the
applicant has requested a conditional use permit to convert the existing building to a
church use. The building would also be required to be in compliance with all applicable
building and fire codes.
(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 andlor guarantee by the
applicant of necessary public improvements, facilities, utilities, andlor 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:
Staff recommends approval of the Conditional Use Permit for the Oasis Church to be located at
2400 East Valley Road, Project File No. LUA06-130, CU-H.
oasis_hexrpt_doc
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