HomeMy WebLinkAbout12-025 (CA Seattle Christian Center, Scismic)DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:
April 12, 2012
TO:
Pre-Application File No. 12-025
FROM:
Vanessa Dolbee, Senior Planner
SUBJECT:
Seattle Christian Center/ Tenant Improvement
General: We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments on development and permitting issues are
based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained
in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Public Works Administrator, Development Services
Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant
is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax, from the Finance Division
on the first floor of City Hall or online at www.rentonwa.gov
Project Proposal: The subject site is located at 221 South 4th Place, located in unit A of an existing strip commercial development. The overall lot is 45,554 square feet in size.
The applicant has proposed to use the exiting stricter and associated facilities to house the Seattle Christian Center, a religious institution. The applicant has proposed interior
improvements and window replacement, no other changes are proposed to the structure or the site. Access to the site is from South 4th Place via four curb cuts.
Current Use: The property is developed a commercial strip mall which currently houses a grocery store, barber shop and a salon. Unit A, was historically used as Halal Grocery Market,
but is currently vacant.
Zoning: The site is currently zoned Commercial Arterial (CA) and is located within Urban Design District D. The two abutting parcels to the west and east are zoned CA. The adjacent
parcels are primarily zone CA, with the exception to the east where the property is zoned Center Downtown (CD). The proposal would require to apply for and receive Hearing Examiner
Conditional Use Permit approval for permitting the use of a religious institution or a service and social organization within the CA zoning designation.
Development Standards [CA]: The project site is zoned Commercial Arterial (CA) and located in the Commercial Corridor Land Use designation. The project would be subject to RMC 4-2-120A,
“Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CA standards” herein). A copy of these standards is included herewith.
Because the exiting site is considered to be a shopping center, no additional changes would be required for the site. If the applicant expands the proposal beyond the scope provided
with this application development standards may be triggered.
Access/Parking: Access would be provided from South 4th Place. There are no proposed changes to access.
Permit Requirements: The proposal would require approval of a Hearing Examiner Conditional Use Permit. The review process would require a public hearing and would be completed in an
estimated time frame of six to eight weeks. The application fee for Hearing Examiner Review of Conditional Use applications is $2,000. Please note that all land use permits have an
additional 3 percent Technology Surcharge Detailed information regarding the land use application submittal is provided in the attached handouts.
Conditional Use Criteria: In order to obtain approval of a conditional use, the proposal must satisfy specific criteria. The purpose of a conditional use permit is to allow certain
uses in districts from which they are ordinarily prohibited. The evaluation of the proposed use must be deemed consistent with other existing and potential uses within the general
area of the site. It is the applicant’s responsibility to adequately demonstrate the facts justifying the approval of the conditional use permit based on the following decision criteria
(RMC Section 4-9-030G):
Comprehensive Plan;
Community Need;
Effect on Adjacent Properties, including lot coverage, yards and height;
Compatibility with the residential scale and character of the neighborhood;
Parking;
Noise, Glare;
Landscaping;
Accessory Uses;
Conversion; and
Public Improvements
The criteria above must be clearly and thoroughly substantiated. Staff examines the existing uses located adjacent to the subject site when evaluating the conditional use criteria.
It is the burden of the applicant to demonstrate that this site is appropriate for the use proposed. It is important to note that staff is only able to make a recommendation and that
the Hearing Examiner makes the final decision for a conditional use permit.
Environmental Review: Remodeling an existing structure is a categorically exempt activity when fewer than 4,000 square feet in scope. State Environmental Policy Act SEPA may be required
if the building is not categorically exempt and under 4,000 square feet. The applicant
did not provided exact square footage of the existing building, therefore staff could not determine if Environmental Review is required.
Site Plan Review: This project would be exempt from site plan review if the proposal consists only of an interior remodel. A Site Plan Review would be required if the site does not
meet SEPA Categorical Exemptions.
Fees: In addition to the applicable land use, building and construction permit fees would be required:
Please see also the comments from the Fire Prevention plans reviewer and the Public Works plans reviewer for a breakdown of system development fees. A handout listing all of the City’s
Development-related fees is attached for reference.
cc Jennifer Henning, Current Planning Manager