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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
ERC REPORT 17-000741
ENVIRONMENTAL REVIEW COMMITTEE REPORT
ERC MEETING DATE: November 20, 2017
Project Name: Lighthouse Baptist Church
Project File Number: PR17000569
Land Use File Number: LUA17-000741
Project Manager: Matt Herrera, Senior Planner
Owner: Paul Trieu, Penta Commercial, LLC (Property Manager) 23210 57th Ave W #162,
Mountlake Terrace, WA 98043
Applicant/Contact: Lawrence Morris, PO Box 58367, Renton, WA 98058
Project Location: 1222 Bronson Way N Suite 250
Project Description: The applicant is requesting a Hearing Examiner Conditional Use Permit approval and
Environmental (SEPA) Review for the proposed Lighthouse Baptist Church change of use
and tenant improvement. The project site is located within a Commercial Arterial (CA)
zone and is within Urban Design District D. The existing tenant space (suite 250) is
currently vacant and located in the northwest corner of the existing Village Square
Shopping Center building located at 1222 Bronson Way N. The tenant space is
approximately 4,300 square feet and was formally leased to a health and fitness club. No
exterior site construction improvements are proposed and no change is proposed to the
buildings other existing tenant spaces. Proposed interior improvements for the church
tenant space include new demising walls, restroom upgrades, and raised platform area.
The tenant improvement would provide typical gathering spaces for church services and
classrooms for the church's private K-8 school for up to 20 students. Access to the site
will remain in the existing locations along Garden Ave N and Bronson Way N. The subject
property is approximately 2.75 acres comprised of six (6) contiguous parcels that
contains an existing strip retail building with various commercial tenants and 174 surface
parking spaces.
Exist. Bldgs. Area SF: 37,178sf Site Area: 119,593sf (2.75ac)
STAFF
RECOMMENDATION:
Staff Recommends that the Environmental Review Committee issue a Determination
of Non-Significance (DNS).
City of Renton Department of Community & Economic Development Environmental Review Committee Report
LIGHTHOUSE BAPTIST CHURCHERROR! REFERENCE SOURCE NOT FOUND. LUA17-000741, ECF, CU-HERROR! REFERENCE SOURCE NOT FOUND.
Report of Error! Reference source not found. Page 2 of 3
ERC REPORT 17-000741
ENVIRONMENTAL REVIEW
In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project
impacts that are not adequately addressed under existing development standards and environmental regulations.
A. Environmental Threshold Recommendation
Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials:
Issue a DNS with a 14-day Appeal Period.
B. Mitigation Measures
No mitigation measures are recommended.
C. Exhibits
Exhibit 1 Environmental Review Committee (ERC) Report
Exhibit 2 Neighborhood Detail Map
Exhibit 3 Site Plan
Exhibit 4 Existing Tenant Floor Plan
Exhibit 5 Proposed Tenant Floor Plan
Exhibit 6 Trip Generation Memorandum, prepared by Transportation Engineering Northwest,
dated October 3, 2017
Exhibit 7 Advisory Notes
D. Environmental Impacts
The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the
applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction
with the proposed development. Staff reviewers have identified that the proposal is likely to have the following
probable impacts:
1. Earth
Impacts: A seismic hazard area is mapped on the project site. No expansion of the building footprint
(Exhibits 3 and 4) is proposed and all improvements are internal and limited to the individual tenant space
(Exhibit 5); therefore, the applicant was not required to submit a geotechnical report with the formal land
use application. It is anticipated that the City’s currently adopted building codes would adequately mitigate
for any impacts that could result from the proposed tenant improvements; therefore no further mitigation is
recommended.
Mitigation Measures: None recommended.
Nexus: Not applicable.
2. Noise
Impacts: There may be some temporary noise impacts resulting from typical construction activities
associated with the proposed tenant improvements, however these impacts are anticipated to be short
term in nature. No long term noise impacts are anticipated as the proposed change of use from the previous
health and fitness club to the proposed church.
Mitigation Measures: None recommended.
Nexus: Not applicable
City of Renton Department of Community & Economic Development Environmental Review Committee Report
LIGHTHOUSE BAPTIST CHURCHERROR! REFERENCE SOURCE NOT FOUND. LUA17-000741, ECF, CU-HERROR! REFERENCE SOURCE NOT FOUND.
Report of Error! Reference source not found. Page 3 of 3
ERC REPORT 17-000741
3. Transportation
Impacts: A Trip Generation Memorandum, prepared by Transportation Engineering Northwest dated
October 3, 2017 (Exhibit 6), was submitted with the land use application. The memorandum’s net new trip
generation was calculated by subtracting the trips from the previous tenant use, a health and fitness club
that vacated the space in May 2017, from the trips that would be generated by the proposed church and its
accessory private K-8 school for up to 20 students.
A traffic impact analysis was determined in the memorandum to not be required as the proposal would not
exceed 20 net new trips during the weekday AM/PM peak hours. After deducting the previous health and
fitness club trips, the proposed church would generate 16 net AM peak hour trips and -6 PM net peak hour
trips. The overall daily weekday trips would generate -65 net trips.
Sunday trips were also provided in the memorandum. The overall Sunday generation would result in 72 trips
(36 inbound and 36 outbound) and the Sunday peak would generate 26 trips (12 inbound and 14 outbound).
The analysis did not deduct the previous health and fitness club Sunday trip generation and therefore the
net Sunday trips may be less then noted in the memorandum.
The existing overall strip mall development contains 174 parking spaces that provide off-street vehicle
parking for tenants of the two buildings on the subject property. Tenants include mixed occupants identified
in the parking regulations (RMC 4-4-080F.10.d) such as eating and drinking establishments, on-site services,
retail sales, and medical office. For shopping centers containing four (4) or more uses such as the subject
property, 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 two buildings is 37,178 square feet. The gross floor area calculation would result in in a minimum of 93
parking spaces (37.178 x 2.5) and maximum of 186 parking spaces (37.178 x 5.0). The shopping center would
be within the code required range for off-street vehicle parking accommodations.
The proposed project would be responsible for the payment of Transportation Impact Fees at the applicable
rate at the time of building permit issuance for the new use less any impact fee previously paid for the land
use category of the prior use. It is anticipated that code required impact fees or the reduction of overall trips
from the previous use would adequately mitigate transportation impacts for the proposed change of use
and the existing 174 parking spaces would provide adequate off-street parking for shopping center;
therefore no further mitigation is recommend.
Mitigation Measures: None recommended.
Nexus: Not applicable.
E. Comments of Reviewing Departments
The proposal has been circulated to City Department and Division Reviewers. Where applicable, their
comments have been incorporated into the text of this report and/or “Advisory Notes to Applicant.”
Copies of all Review Comments are contained in the Official File and may be attached to this report.
The Environmental Determination decision will become final if the decision is not appealed within the 14-day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680).
Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in
writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA
98057, on or before 5:00 p.m. on December 8, 2017. RMC 4-8-110 governs appeals to the Hearing Examiner and
additional information regarding the appeal process may be obtained from the City Clerk’s Office, Renton City Hall –
7th Floor, (425) 430-6510.
Neighborhood Map with sign designation. – LIGHTHOUSE BAPTIST CHURCH
PARCEL 7565100025 // UNIT #250
ADDRESS 1222 BRONSON WAY N. RENTON WA 98057 UNIT#250
8/21/2017
BUILDING SQFT: UNIT #250 = 4600 SQFT
N
EXITS/ENTRANCE
EXITS/ENTRANCE
PARKING
PA
R
K
I
N
G
PARKING
UNIT 250
Sign(Public Information)
TENW
Transportation Engineering NorthWest
Transportation Planning | Design | Traffic Impact & Operations
11400 SE 8th Street Suite 200, Bellevue, WA 98004 | Office (425) 889-6747
MEMORANDUM
DATE: October 3, 2017
TO: Rohini Nair
City of Renton Public Works Plan Reviewer
FROM: Jeff Schramm
TENW
SUBJECT: Trip Generation for the Proposed Lighthouse Baptist Church
PRE17-000554
TENW Project No. 5558
This memorandum summarizes the preliminary traffic information for the proposed Lighthouse Baptist Church
tenant improvement project located at 1222 Bronson Way N in Renton, Washington (see site vicinity map
in Attachment A). This memo includes a project description and trip generation estimate. We are requesting
your review and approval of this information and confirmation that a traffic impact analysis will not be required
for this project.
Project Description
The proposed Lighthouse Baptist Church tenant improvement project would include a 2,600 square foot
church and a private school (grades K-8) for up to 20 students. The tenant improvement project would replace
4,600 square feet (SF) of health/fitness club use that was recently vacated.
Primary vehicular access to the retail shopping center is provided via one driveway on Bronson Way N and
one driveway on Garden Ave N. The tenant improvement project is expected to be complete and occupied
in 2018.
Trip Generation
The trip generation estimates for the proposed Lighthouse Baptist Church project were based on methodology
in the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th edition, for Church (LUC 848)
and Private School K-8 (LUC 934). The net new trip generation was calculated by subtracting the trips from
the Health/Fitness Club (LUC 492) to be removed from the trips generated by the proposed tenant
improvement project.
Internal trips are made by people making multiple stops within a development without generating new trips
onto the adjacent street system. Although it is likely that there would be some internal trips between the
proposed and existing use and other uses within the existing retail shopping center, no reductions to the gross
project trips associated with the proposed and existing use were made to account for internal trips for the
purpose of this trip generation estimate. The resulting net new weekday daily, AM and PM peak hour trips
are summarized in Table 1. A detailed trip generation estimate is included in Attachment B.
Lighthouse Baptist Church
Trip Generation
TENW October 3, 2017
Page 2
Table 1
Lighthouse Baptist Church
Weekday Trip Generation Summary
Trips Generated
Time Period In Out Total
Weekday Daily -33 -32 -65
Weekday AM Peak Hour 9 7 16
Weekday PM Peak Hour -5 -1 -6
As shown in Table 1, the proposed Lighthouse Baptist Church project is estimated to result in a net reduction
in weekday daily trips (-65 trips) with 16 net new trips occurring during the weekday AM peak hour (9
entering, 7 exiting), and a net reduction of net new trips (-6 trips) occurring during the weekday PM peak
hour (-5 entering, -1 exiting).
Trip generation for the proposed Lighthouse Baptist Church project was also estimated for the Sunday daily
and Sunday peak hour of generator time periods. The school portion of the project was assumed to generate
no trips on a Sunday and no credit was applied for the existing health/fitness club use since it is unknown if
the health/fitness club was operational on Sundays. Therefore, the Sunday trip generation estimate for the
proposed Lighthouse Baptist Church tenant improvement project should be considered conservative. The
detailed trip generation estimate is included in Attachment C, and indicates that the Church tenant
improvement project is estimated to generate 72 Sunday daily trips with 26 trips occurring during the Sunday
peak hour of generator (12 entering, 14 exiting).
Next Steps
The proposed Lighthouse Baptist Church project is estimated to generate less than 20 net new trips during
the weekday AM and PM peak hours. Therefore, based on the CityÊs guidelines, no additional traffic analysis
is required for this development. We look forward to your review and approval of our trip generation estimates
and consensus that no additional traffic analysis is necessary.
If you have any questions, please feel free to contact me at (425) 250-0581 or schramm@tenw.com.
cc: Lawrence Morris
Attachments
Lighthouse Baptist Church
Trip Generation
ATTACHMENT A
Vicinity Map
Lighthouse Baptist Church
Trip Generation
ATTACHMENT B
Weekday Trip Generation Estimates
Trip
Land Use Area Units 1 ITE LUC 2 In Out Rate In Out Total
Weekday Daily
Proposed Use:
Church 2,600 GFA 560 50%50%6.95 9 9 18
Private School (K-8) 3 20 students 534 50% 50% 3.38 34 34 68
43 43 86
Less Existing Use:
Health/Fitness Club 4 4,600 GFA 492 50% 50% 32.93 76 75 151
Net New Weekday Daily Trips = -33 -32 -65
Weekday AM Peak Hour
Proposed Use:
Church 2,600 GFA 560 60%40%0.33 1 0 1
Private School (K-8)20 students 534 54%46%1.04 11 10 21
12 10 22
Less Existing Use:
Health/Fitness Club 4,600 GFA 492 51%49%1.31 3 3 6
Net New Weekday AM Peak Hour Trips = 9 7 16
Weekday PM Peak Hour
Proposed Use:
Church 2,600 GFA 560 45%55%equation 2 3 5
Private School (K-8)20 students 534 46%54%0.26 2 3 5
4 6 10
Less Existing Use:
Health/Fitness Club 4,600 GFA 492 57%43%3.45 9 7 16
Net New Weekday PM Peak Hour Trips = -5 -1 -6
Notes:
1. GFA = Gross Floor Area.
2. Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th edition, land use code.
3. Daily trip rate for Private School based on average ratio of Daily to AM rates for ITE LUC 520 (Elementary School) and 522 (Middle School) applied to AM rate for Private School.
4. Daily trip rate for Health/Fitness Club based on ITE Trip Generation Manual, 9th edition for LUC 492.
Lighthouse Baptist Church
Trip Generation Summary
Directional Split Trips Generated
Lighthouse Baptist Church
Trip Generation
ATTACHMENT C
Sunday Trip Generation Estimates
Trip
Land Use Area Units 1 ITE LUC 2 In Out Rate In Out Total
Sunday Daily
Proposed Use:
Church 2,600 GFA 560 50%50%27.63 36 36 72
Private School (K-8)20 students 534 ------------
Proposed Sunday Daily Trips = 36 36 72
Sunday Peak Hour of Generator
Proposed Use:
Church 2,600 GFA 560 48%52%9.99 12 14 26
Private School (K-8)20 students 534 ------------
Proposed Sunday Peak Hour of Generator Trips = 12 14 26
Notes:
1. GFA = Gross Floor Area.
2. Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th edition, land use code.
Lighthouse Baptist Church
Trip Generation Summary
Directional Split Trips Generated
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA17-000741
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: Matt Herrera, 425-430-6593, mherrera@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: Rohini Nair, 425-430-7298, rnair@rentonwa.gov)
See Attached Development Engineering Memo dated x, 2017
Fire Authority:
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
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.
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. If the occupant load exceeds 300, an approved current fire alarm system shall be installed by a
licensed electrical contractor with the proper city permits. Existing fire alarm system does not
meet current fire code.
8. An approved seating plan shall be proposed and established by the applicant and approved by the
Renton Fire Authority.
9. A change of use building permit shall be applied for and approved and inspected by the building
department.
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
ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA**-000***
Police:
(Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov)
No comments.
Building:
(Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov)
1. Recommendations of the geotechnical report must be followed as a condition of building permits.
2. Separation of occupancies between A and M is required to be one hour in sprinklered building.
3. Verify adequate plumbing fixtures are provided per Table 2902.1 IBC 2015.
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:11/13/2017
TO:Matt Herrera, Planner
FROM:Rohini Nair, Civil Plan Reviewer
SUBJECT:Utility and Transportation Comments for Lighthouse Baptist
Church; 1222 Bronson Way N, LUA 17-000741
I have reviewed the application for the interior remodel only change of use project Error!
Reference source not found. at 1222 Bronson Way N and have the following comments:
EXISTING CONDITIONS
The site is approximately 34,571 square feet (0.79 acres) in size with an existing building and
surface parking.
Water Water service is provided by City of Renton. The site is in the Valley service area in the
196 hydraulic pressure zone. There is an existing 8-inch City water main located in
Bronson Way N (see Water plan no. W-1156). The approximate static water pressure
is 67 psi at the elevation of 42 feet. The site is located in Aquifer Protection Area Zone
1.
Sewer Wastewater service is provided by City of Renton. There is an existing 8-inch PVC
wastewater main located to the west of 1222 Bronson Way NE (see City plan no. S-
0349).
Storm There is an existing 10-inch storm drainage system in opposite side of Bronson Way N
(see City plan no.D-200303).
Streets Bronson Way N is a Principal Arterial with an existing right of way (ROW) width of
approximately 75 feet as shown in the King County Assessor’s Map. Bronson Way N is
a 5 lane street with frontage improvements including curb, 7 feet wide planter, and 6
feet wide sidewalk.
CODE REQUIREMENTS
WATER
1. The interior remodel only redevelopment project is not proposing any plumbing changes.
The domestic and fire services are up to current standards. Renton Fire Authority has not
Lighthouse Baptist Church – LUA17-000741
Page 2 of 2
required any changes to the fire flow demand for this project. No requirements regarding
water service.
SEWER
1. The interior remodel only project is not proposing any plumbing changes or any
commercial kitchen. No requirements regarding sewer service.
SURFACE WATER
1. The interior remodel only project does not require drainage review since the project is
not adding or replacing any impervious surface, and does not trigger drainage review
based on the requirements of the 2017 City of Renton Surface Water Drainage Manual.
TRANSPORTATION
1. The site will continue to be accessed by means of the existing site driveways.
2. The interior remodel without building addition project is exempt from frontage
improvements as per RMC 4-6-060 D.2.
3. The traffic memo dated October 3, 2017 prepared by TENW showed that the trip
change due to the change of use from the health club/ gym to the church with school
did not require a traffic impact analysis since the 16 net new peak hour trips in the
AM peak and the net decreased PM peak hour trips (which is less than 20 net new
weekday peak period trips that will require traffic impact analysis). The Sunday peak
period of the Generator trips without giving credit to the existing health club/ gym is
estimated to be 26 trips. The Sunday trips of the health club/gym is estimated to be
around 6 trips, which would result in an estimated trip increase of approximately 20
trips during the peak period of the Generator. The Sunday demand times are 9:45 am,
11:45 am, and 6:00 pm which are outside the peak demand periods of the adjacent
street, therefore, the traffic impact analysis is not required.
4. Payment of the transportation impact fee is applicable on projects at the time of
building permit issuance. The transportation impact fee will be evaluated at the time
of building permit application. The information provided by the applicant at the land
use application stage shows that the interior remodel only project is estimated to
have a net decrease in weekday peak hour trips and there is no change in the building
square feet.