HomeMy WebLinkAboutSR_Lighthouse_HEX_Report_ReducedFileSizeDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_Lighthouse_HEX_Report
A. REPORT TO THE HEARING EXAMINER
HEARING DATE: December 19, 2017
Project Name: Lighthouse Baptist Church
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 File Number: PR17000569
Land Use File Number: LUA17-000741, ECF, CU-H
Project Manager: Matt Herrera, Senior Planner
Project Summary: 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 (Unit 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 4,500 square feet and was formally leased as a health and fitness club.
No exterior site construction improvements are proposed and no change is proposed
to the building’s 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. Primary 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.
Project Location: 1222 Bronson Way N Unit 250
Site Area: 2.6 acres
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
LIGHTHOUSE BAPTIST CHURCH LUA17-000741,ECF,CU-H
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B. EXHIBITS:
Exhibits 1-7: As shown in the SEPA Environmental Review Report
Exhibit 8 Hearing Examiner Recommendation
Exhibit 9 Citizen Comment Letter
Exhibit 10 City Staff Comment Letter Response
Exhibit 11 Applicant Comment Letter Response
Exhibit 12 Environmental Threshold Determination
Exhibit 13 Transportation Concurrency Memo
C. GENERAL INFORMATION:
1. Owner(s) of Record:
Theresa Tran, T3 Capital, LLC, 17841 4th Ave NW,
Shoreline, WA 98177
2. Zoning Classification: Commercial Arterial (CA)
3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU)
4. Existing Site Use: Commercial Shopping Center - Vacant Tenant Space
5. Critical Areas: Geologically Hazardous Area - High Seismic Hazard
Area; Wellhead Protection Zone 1
6. Neighborhood Characteristics:
a. North: Single-Family Residential - Residential-8 (R-8) zone
b. East: Vehicle Service - Commercial Arterial (CA) zone
c. South: Liberty Park - CA zone
d. West: Office, Retail, and Single-Family Residential – CA zone
6. Site Area: 2.75 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Annexation 09 N/A 156 05/23/1909
E. PUBLIC SERVICES:
1. Existing Utilities
a. 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. The
approximate static water pressure is 67 psi at the elevation of 42 feet. The site is located in Aquifer
Protection Area Zone 1.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
LIGHTHOUSE BAPTIST CHURCH LUA17-000741,ECF,CU-H
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b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch PVC wastewater
main located to the west of 1222 Bronson Way NE
c. Surface/Storm Water: There is an existing 10-inch storm drainage system in opposite side of Bronson
Way N.
2. 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. Garden Ave N is a Residential
Access street with an existing ROW width of 60-feet as shown in the King County Assessor Map. Garden
Ave N is a two-lane street with on-street parking, curb, gutter, and 8-foot sidewalks on each side.
3. Fire Protection: Renton Regional Fire Authority
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-070: Zoning Use Table
c. Section 4-2-120A: Development Standards for Commercial Zoning Designations
2. Chapter 3 Environmental Regulations & Overlay Districts
a. Section 4-3-050: Critical Area Regulations
b. Section 4-3-100: Urban Design Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 9 Permits – Specific
a. Section 4-9-070: Environmental Review Procedures
b. Section 4-9-030: Conditional Use Permits
5. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on October
31, 2017 and determined the application complete on November 3, 2017. The project complies with the
120-day review period.
2. The project site is located at 1222 Bronson Way N. The subject property contains the following six (6)
contiguous King County Assessor parcel numbers 756460-0315; 756460-0320; 756460-0340; 756460-
0350; 7565100-0005; and 7565100-0025.
3. The project site is within the existing Village Square Shopping Center located at the aforementioned
address, specifically a vacant tenant space reference as Unit 250 by the applicant.
4. The shopping center was constructed in 1984 and contains two buildings (connected via breezeway)
totaling 37,178 square feet. The applicant’s proposed tenant space is approximately 4,500 square feet in
northwest corner of the inverted L-shaped building.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
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5. Access to the site would be provided via existing driveways located on Garden Ave N, Bronson Way N,
and alley access between N 2nd St. and Bronson Way N abutting the western property line.
6. The subject property contains 174 surface parking spaces located on the Garden Ave N and Bronson Way
N frontage, abutting the buildings western façade, and along the northern property line.
7. The property is located within the Commercial Mixed Use (CMU) Comprehensive Plan land use
designation.
8. The site is located within the Commercial Arterial (CA) zoning classification and within Design District D.
9. There are approximately 10 trees located on site. No trees are proposed to be removed.
10. The site is mapped with High Seismic Hazard Area and Wellhead Protection Zone 1.
11. No site construction is proposed by the applicant. Improvments would be limited to the interior of the
tenant space with the exception of potential future exterior signage.
12. The applicant is proposing to begin tenant improvements to the space during the first quarter of 2018.
13. Staff received one (1) public comment letter (Exhibit 9). To address the public comment, City staff and
the applicant provided a written response to the citizen (Exhibits 10 and 11) and the following report
contains analysis related to the number of parking spaces located on the subject property.
14. No other public or agency comments were received.
15. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
November 17, 2017 the Environmental Review Committee issued a Determination of No n-Significance
(DNS) for the Lighthouse Baptist Church (Exhibit 12). A 14-day appeal period commenced on November
24, 2017 and ended on December 8, 2017. No appeals of the threshold determination have been filed as
of the date of this report.
16. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by 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 this report.
17. Comprehensive Plan Compliance: The site is designated Commercial Mixed Use (CMU) on the City’s
Comprehensive Plan Map. The purpose of the CMU designation is to allow residential uses as part of
mixed-use developments, and support new office and commercial development that is more intensive
than what exists to create a vibrant district and increase employment opportunities. The intention of this
designation is to transform strip commercial development into business districts through the
intensification of uses and with cohesive site planning, landscaping, signage, circulation, parking, and the
provision of public amenity features. The proposal is compliant with the following Comprehensive Plan
Goals and Policies if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Policy L-48: Accommodate change within the Renton community in a way that maintains
Renton’s livability and natural beauty.
18. Zoning Development Standard Compliance: The purpose of the Commercial Arterial Zone (CA) is to
evolve from “strip commercial” linear business districts to business areas characterized by enhanced site
planning and pedestrian orientation, incorporating efficient parking lot design, coordinated access,
amenities and boulevard treatment with greater densities. The CA Zone provides for a wide variety of
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
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retail sales, services, and other commercial activities along high-volume traffic corridors. Residential uses
may be integrated into the zone through mixed-use buildings. The proposal is compliant with the
following development standards, as outlined in RMC 4-2-120A.
Compliance CA Zone Develop Standards and Analysis
Compliant if
CUP criteria
are met, see
FOF 21
Use: The applicant proposes to locate a religious institution in a vacant tenant space in
the Village Square Shopping Center. The existing shopping center contains several uses
including eating and drinking establishments, on-site services, retail services, and
medical office. The space the applicant proposes to improve was vacated in May 2017
and previously used as a health and fitness club.
Staff Comment: Religious institutions may be located in the CA zone with a Hearing
Examiner Conditional Use Permit.
N/A
Density: The minimum density required in the CA zone is 10.0 dwelling units per net
acre. The maximum density permitted is 60 dwelling units per net acre in the City Center
and Highlands Community Planning Areas and 30 dwelling units per net acre in the East
Plateau and Kennydale Community Planning Areas. Net density is calculated after the
deduction of sensitive areas, areas intended for public right-of-way, and private access
easements.
Staff Comment: Not applicable, no residential uses are proposed.
N/A
Lot Dimensions: The minimum lot size (for lots created after Nov. 10, 2004) required in
the CA zone is 5,000 sq. ft. There are no minimum lot width or depth requirements.
Staff Comment: Not applicable, no subdivision of the property is proposed.
N/A
Setbacks: The minimum front yard setback is 15 ft. The minimum setback may be
reduced to 0 ft. through the site plan review process, provided blank walls are not
located within the reduced setback. A maximum front yard setback of 20 ft. is required.
The minimum secondary front yard setback is 15 ft. The minimum setback may be
reduced to 0 ft. through the site plan review process, provided blank walls are not
located within the reduced setback. The maximum secondary front yard setback is 20
feet. There are no minimum side or rear yard setbacks, except 15 ft. if the lot abuts or
is adjacent to a lot zoned residential.
Staff Comment: Not applicable, no change in the building footprint is proposed.
N/A
Building Standards: The CA zone has a maximum building coverage 65% of total lot area
or 75% if parking is provided within the building or within an on-site parking garage. The
maximum building height permitted is 50 ft., except 60 ft. if the ground floor of the
building is in commercial use.
Staff Comment: Not applicable, no change in the building footprint or building height is
proposed.
N/A
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover,
are to be located in this area when present. Spacing standards shall be as stipulated by
the Department of Community and Economic Development, provided there shall be a
minimum of one street tree planted per address. Any additional undeveloped right-of-
way areas shall be landscaped unless otherwise determined by the Administrator.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
LIGHTHOUSE BAPTIST CHURCH LUA17-000741,ECF,CU-H
Report of December 19, 2017 Page 6 of 11
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All parking lots shall have perimeter landscaping as follows:
Such landscaping shall be at least ten feet (10') in width as measured from the street
right-of-way. Standards for planting shall be as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-
family, commercial, and industrial uses at an average minimum rate of one tree
per thirty (30) lineal feet of street frontage.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped
area. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover in sufficient quantities to provide at least ninety percent (90%)
coverage of the landscaped area within three (3) years of installation.
Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows:
Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping
per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking space,
and 100 or more spaces shall provide 35 sf of landscaping per parking space. Perimeter
parking lot landscaping shall be at least 10 feet in width, interior parking lot landscaped
areas shall have a minimum width of 5 feet.
Staff Comment: Not applicable, no changes to the building footprint or existing surface
parking are proposed
N/A
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-
130) require the retention of 10 percent of trees in a commercial development.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees adjacent
to critical areas and their associated buffers; and significant trees over sixty feet (60') in
height or greater than eighteen inches ( 18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non- native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained, unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical area
or its buffer.
Staff Comment: Not applicable, no trees are proposed to be removed from the subject
property.
N/A
Vehicular Access: A connection shall be provided for site-to-site vehicle access ways,
where topographically feasible, to allow a smooth flow of traffic across abutting CA lots
without the need to use a street. Access may comprise the aisle between rows of
parking stalls, but is not allowed between a building and a public street.
Staff Comment: Not applicable, no alterations are proposed within the existing parking
lot.
N/A
Screening: All on-site surface mounted utility equipment shall be screened from public
view. Screening shall consist of equipment cabinets enclosing the utility equipment,
solid fencing or a wall of a height at least as high as the equipment it screens, or a
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
LIGHTHOUSE BAPTIST CHURCH LUA17-000741,ECF,CU-H
Report of December 19, 2017 Page 7 of 11
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landscaped visual barrier allowing for reasonable access to equipment. Equipment
cabinets, fencing, and walls shall be made of materials and/or colors compatible with
building materials. All operating equipment located on the roof of any building shall be
enclosed so as to be screened from public view.
Staff Comment: Not applicable, no new surface or roof mounted utility equipment is
proposed.
N/A
Parking: Changes of use are not required to comply with the current parking
regulations when the change of use is located in a shopping center.
Parking regulations require that a minimum of 2.5 spaces per 1,000 square feet of net
floor area and a maximum of 5.0 spaces per 1,000 square feet of net floor area.
Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8
½ feet by 16 feet.
Staff Comment: Not applicable as the subject property qualifies as a shopping center
with two (2) buildings and more than four (4) commercial establishments. However the
Conditional Use Permit criteria does include provisions for adequate parking capacity
for the use. Analysis related to parking is provided in FOF 21.
N/A
Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot provided
the fence, retaining wall or hedge does not stand in or in front of any required
landscaping or pose a traffic vision hazard.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: Not applicable, no fencing or retaining walls are proposed.
19. Design Standards: Not applicable. The project site is located within Design District ‘D’ however the
change of use within one of the shopping center’s tenant spaces does not include exterior alterations to
the building, site construction, or other applicable actions that would require compliance with the City’s
Urban Design Regulations. Future signage (reviewed under separate permit(s)) would be subject to
Design District D sign regulations.
20. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations:
Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or
independent review, conditions of approval for developments may include buffers
and/or setbacks from buffers.
Staff Comment: A seismic hazard area is mapped on the project site. A geotechnical
report was not required to be submitted with the formal land use application as no new
buildings or expansions of the existing are proposed.
Wellhead Protection Areas:
Staff Comment: A Wellhead Protection Area Zone 1 is mapped on the project site. The
applicant is not proposing any site construction and therefore no fill will be brought to
the site. Additionally, no hazardous material use or storage is anticipated with the
proposed change of use.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
LIGHTHOUSE BAPTIST CHURCH LUA17-000741,ECF,CU-H
Report of December 19, 2017 Page 8 of 11
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21. Conditional Use Analysis: (Describe requested conditional use). The proposal is compliant with the
following conditional use criteria, pursuant to RMC 4-9-030. Therefore, staff recommends approval of
the requested Conditional Use Permit.
Compliance Conditional Use Criteria and Analysis
a. Consistency with Plans and Regulations: The proposed use shall be compatible
with the general goals, objectives, policies and standards of the Comprehensive
Plan, the zoning regulations and any other plans, programs, maps or ordinances
of the City of Renton.
Staff Comment: See FOF 17 for Comprehensive Plan and FOF 18 for zoning regulation
compliance.
b. Appropriate Location: The proposed location shall not result in the detrimental
overconcentration of a particular use within the City or within the immediate area
of the proposed use. The proposed location shall be suited for the proposed use.
Staff Comment: The applicant contends that the proposal would not result in a
detrimental overconcentration of the use. The proposed location is a vacant tenant
space in a commercial shopping center. The proposed Lighthouse Baptist Church
would be the only religious institution in the shopping center.
Staff has reviewed the request and concurs that the proposed location is suitable for
the proposed use. The nearest known church in the North Renton neighborhood is the
Seed of Abraham Pentecostal Church located near N 3rd and Wells Ave N
approximately 1/3 mile northwest of the site. The nearest known church in the South
Renton neighborhood is St. Luke’s Episcopal Church located near Wells Ave N and S
Riverside Dr. approximately ¼ mile west of the site.
c. Effect on Adjacent Properties: The proposed use at the proposed location shall
not result in substantial or undue adverse effects on adjacent property.
Staff Comment: The applicant contends the proposed use will not result in substantial
or undue adverse effects on adjacent property, but instead states the proposal and
associated tenant improvement will benefit the neighborhood and City overall by
filling empty storefront space.
The City received one (1) written comment letter (Exhibit 9) concerning vehicle parking
on the subject property. The letter expresses concern regarding difficulty in finding a
parking space in the existing parking lot, the potential for overflow parking onto the
adjacent streets, and the loss of the businesses in the shopping center due to lack of
parking.
City staff and the shopping center’s property manager provided responses (Exhibits
10 and 11) to the commenter. The subject property currently contains the code
required number of parking stalls for the shopping center use, see FOF 21.e Parking.
Also, the property owner provided a response that detailed a willingness for the
applicant to ensure the church’s congregation to be sensitive to the surrounding
neighborhood and park in appropriate spaces when attending services. The property
owner also invited any additional questions to be brought to their attention for
potential solutions.
Staff concurs that the proposed use would not result in substantial or undue adverse
effects on adjacent property. The proposed church’s trip generation would be less than
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
LIGHTHOUSE BAPTIST CHURCH LUA17-000741,ECF,CU-H
Report of December 19, 2017 Page 9 of 11
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the previous tenant health and fitness club (Exhibit 6) and parking impacts would likely
be less for the church use.
d. Compatibility: The proposed use shall be compatible with the scale and character
of the neighborhood.
Staff Comment: The applicant contends that the proposed tenant improvements and
change of use would be compatible with the scale and character of the neighborhood.
The applicant has proposed to renovate an interior tenant space only with no exterior
additions, site work, or tree removal to the existing shopping center.
Staff concurs that the use would be compatible with the scale and character of the
neighborhood as no changes to the existing single-story shopping center are
proposed.
e. Parking: Adequate parking is, or will be made, available.
Staff Comment: The applicant contends the shopping center’s existing parking lot has
the capacity to provide adequate parking for the proposed church and existing
commercial tenants.
Staff concurs that adequate parking is provided on the subject property. 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 a mix of occupants identified in the parking regulations that include eating
and drinking establishments, on-site services, retail sales, and medical office. For
shopping centers containing four (4) or more individual commercial establishments
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. Using the gross floor area calculation would result 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’s 174 parking spaces would be within the code required
range for off-street vehicle parking accommodations. See also FOF 21.c. Effect on
Adjacent Properties.
f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and
shall mitigate potential effects on the surrounding area.
Staff Comment: The applicant contends that the use will not adversely impact
movement for vehicles and pedestrians as no exterior site work is proposed and all
existing driveways and sidewalks will remain in their current condition. The applicant
submitted a Trip Generation Memorandum, prepared by Transportation Engineering
NW, dated October 3, 2017 (Exhibit 6) that compares trips for the proposed church
use and the previous health and fitness club use. The analysis provided shows the
proposed church use would generate 65 fewer weekday daily trips than the previous
health and fitness club and weekday peak hour trips generation do result in the need
to conduct a traffic impact analysis.
Staff concurs that the proposed use will not adversely impact vehicle or pedestrian
traffic and concurs with the findings of the trip generation memorandum.
Additionally, the proposal passed the City’s Transportation Concurrency Test (Exhibit
13), which considers such factors as the citywide transportation plan and trip capacity
within allowed growth levels.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
LIGHTHOUSE BAPTIST CHURCH LUA17-000741,ECF,CU-H
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g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed
use shall be evaluated and mitigated.
Staff Comment: The applicant contends the proposed use will not contribute any new
noise, light, or glare to the property or surrounding neighborhood.
Staff concurs the proposed use would not generate additional noise impacts to the
existing shopping center. Activities and assemblies would be held indoors. Exterior
noise impacts would be limited to vehicles arriving and departing the site. The
proposed Lighthouse Baptist Church has not proposed and has not shown the need for
any additional lighting to utilize the tenant space within the existing shopping center.
The shopping center main parking lot contains three (3) light standards approximately
20-feet high with cut-off shields. Building mounted lighting is located along the north
façade. Mature evergreen landscaping along the northern property line mitigates
potential glare impacts to abutting properties.
h. Landscaping: Landscaping shall be provided in all areas not occupied by buildings,
paving, or critical areas. Additional landscaping may be required to buffer
adjacent properties from potentially adverse effects of the proposed use.
Staff Comment: The applicant contends the subject property already contains
adequate landscaping located around the main parking lot.
Staff concurs that landscaping is provided in areas not occupied by buildings or paving
and additional landscaping would not be necessary. The subject property contains
perimeter landscaping between the parking lot and street frontage along Garden Ave
N and Bronson Way N. Additional perimeter landscaping is located along the northern
property line that contains a row of mature evergreen trees that reach 50+ feet in
height. Landscaping within the parking lot consisting of trees, shrubs, and
groundcover is also existing.
22. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist
to furnish services to the proposed development; subject to the condition that the
applicant provides Code required improvements and fees. Fire impact fees may be
applicable based on the square footage as determined by the Fire Department. Impact
fees are paid at time of building permit issuance.
Storm Water: An adequate drainage system shall be provided for the proper drainage of
all surface water.
Staff Comment: The project does not propose to add or replace any impervious surface.
Drainage review is not required.
Water: The tenant improvement is not proposing any plumbing changes. The domestic
and fire services are up to current standards. The Renton Regional Fire Authority has not
required any changes to the fire flow demand for this project.
Sanitary Sewer: The tenant improvement is not proposing any plumbing changes or
commercial kitchen. No upgrades to the sewer service is required.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
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I. CONCLUSIONS:
1. The subject site is located in the Commercial Mixed Use (CMU) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 17.
2. The subject site is located in the Commercial Arterial (CA) zoning designation and complies with the
zoning and development standards established with this designation provided the applicant complies
with City Code, see FOF 18.
3. The proposed Conditional Use complies with the Urban Design Regulations provided the applicant
complies with City Code, see FOF 19.
4. The proposed Conditional Use complies with the Critical Areas Regulations provided the applicant
complies with City Code, see FOF 20.
5. The proposed Conditional Use complies with the Conditional Use Permit criteria as established by City
Code provided the applicant complies all advisory notes, see FOF 21.
6. There are adequate public services and facilities to accommodate the proposed Conditional Use, see
FOF 22.
J. RECOMMENDATION:
Staff recommends approval of the Lighthouse Baptist Church Conditional Use Permit, File No. LUA17-000741,
as depicted in Exhibit 5.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND
ECONOMIC DEVELOPMENT
REPORT TO THE HEARING EXAMINER, EXHIBITS
Project Name:
Lighthouse Baptist Church
Project Number:
PR17000569 / LUA17-000741, ECF, CU-H
Date of Hearing
December 19, 2017
Staff Contact
Matt Herrera, Senior Planner
Project Contact/Applicant
Lawrence Morris, PO Box
58367, Renton, WA 98058
Project Location
1222 Bronson Way N, Unit
250
The following exhibits were entered into the record:
Exhibit 1: Environmental Review Committee Report (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 to Applicant
Exhibit 8: Hearing Examiner Recommendation
Exhibit 9: Citizen Comment Letter
Exhibit 10: City Staff Comment Letter Response
Exhibit 11: Applicant Comment Letter Response
Exhibit 12: Environmental Threshold Determination
Exhibit 13: Transportation Concurrency Memo
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
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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.
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1200 N 2nd St
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November 17, 2017
Ms. Evonne Beck
1200 N 2nd St
Renton, WA 98057
SUBJECT: Response to Comment Letter
Lighthouse Baptist Church, LUA17-000741,ECF,CU-H
Dear Ms. Beck:
Thank you for your written comments regarding proposed Lighthouse Baptist Church proposal
currently under review. The Conditional Use Permit application is currently under review with a
public hearing date scheduled for Tuesday December 19, 2017 at 11:00am in City Council
Chambers.
Parking considerations are on the list of items the City the reviews when evaluating a land use
application. The Village Square Shopping Center currently contains 174 parking spaces on the
property. The City’s Development Regulations would require this property to contain between 93
and 186 parking spaces based on the size of the commercial spaces
Again thank you for your written comments. Your letter will be included in the official file for the
application and you will be a party of record. Please feel free to contact me at 425.430.6593 or
mherrera@rentonwa.gov should you have any questions regarding this letter or the project
application.
Sincerely,
Matt Herrera, AICP
Senior Planner
cc: Paul Trieu, Penta Commercial, LLC, 23210 57th Ave W #162, Mountlake Terrace, WA 98043
Lawrence Morris, Lighthouse Baptist Church, PO Box 58367, Renton, WA 98058
Penta Commercial, LLC
17837 1st Ave S, #244
Normandy Park, WA 98148
Phone: (425) 272-5494
November 30, 2017
Ms. Evonne R. Collins
1200 N 2nd St
Renton, WA 98057
Dear Ms. Collins,
Before the Thanksgiving holiday, the City of Renton forwarded us your letter concerning the new,
forthcoming Lighthouse Baptist Church. I am one of the property managers for the Village Square shopping
center. Thank you for taking the time to write the letter to share your thoughts.
First, it is great to hear that you have been a part of this community for such a long time, and to also know
that you patronize the businesses in the complex. It truly is the surrounding community that brings the spirit
of Renton to the shopping plaza, to the businesses like the Dollar Tree and restaurants, and also to the beauty
college that calls Renton their home, here together at the Village Square center.
Second, I read about your concern regarding the parking. Please know that we work very closely with the city
to ensure that all the parking requirements are met, specifically regarding the number of parking spaces
needed on the Village Square property. During the planning process, the city shared the parking
requirements for the church to use the space within the center.
It is worth mentioning that I have spent much time with Pastor Lawrence of the Lighthouse Baptist Church,
and they plan to be very responsible, open, and inviting with the greater community. Previously in this plaza
we had a fitness club, which saw a lot of customers and club-members come and go frequently. With the
church, we have a great opinion of Pastor Lawrence and his membership. I know he will ask their members
and congregation to park in the appropriate and legal spaces while attending service and while participating in
the church activities.
In conclusion, I thank you for sharing your thoughts with the City, and the City of Renton for sharing it with
us as well. If you have any questions, please do not hesitate to contact me or the management team. I will
continue to work with the church to support them in serving the community well.
Best regards,
Paul Trieu
Property Manager, Village Square
Cc: Matthew Herrera, City of Renton
Lighthouse Baptist Church
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: November 17, 2017
TO: Matt Herrera, Senior Planner
FROM: Brianne Bannwarth, Development Engineering Manager
SUBJECT: Traffic Concurrency Test – Lighthouse Baptist Church;
LUA17-000741, ECF, CU-H
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 4,500 square feet and was formally
leased as a health and fitness club. No exterior site construction improvements are proposed and
no change is proposed to the building’s 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.
The proposed development would generate a reduction of approximately 65 net new average
weekday daily trips. During the weekday AM peak hour, the project would generate
approximately 16 net new trips (9 inbound and 7 outbound). During the weekday PM peak hour,
the project would generate a reduction of approximately 6 net new trips (-5 inbound and -1
outbound). The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4-
6-070.D as follows:
Transportation Concurrency Test – Lighthouse Baptist Church
Page 2 of 3
November 17, 2017
Traffic Concurrency Test Criteria Pass
Implementation of citywide Transportation Plan Yes
Within allowed growth levels Yes
Project subject to transportation mitigation or impact fees Yes
Site specific street improvements to be completed by project Yes
Traffic Concurrency Test Passes
Evaluation of Test Criteria
Implementation of citywide Transportation Plan: The City’s investment in completion of the
forecast traffic improvements is 130% of the scheduled expenditure through 2017.
Within allowed growth levels: As shown on the attached citywide traffic concurrency summary,
the calculated citywide trip capacity for concurrency with the city adopted model for 201 7 is
2,058 trips, which provides sufficient capacity to accommodate a reduction of 6 trips from this
project. A resulting 2,064 trips are remaining.
Project subject to transportation mitigation or impact fees: The project will be subject to
transportation impact fees at time of building permit for the project.
Site specific street improvements to be completed by project: The project will be required to
complete all internal and frontage street improvements for the building prior to occupancy. Any
additional off-site improvements identified through SEPA or land use approval will also be
completed prior to final occupancy.
Background Information on Traffic Concurrency Test for Renton
The City of Renton Traffic Concurrency requirements for proposed development projects are
covered under Renton Municipal Code (RMC) 4-6-070. The specific concurrency test requirement
is covered in RMC 4-6-070.D, which is listed for reference:
D. CONCURRENCY REVIEW PROCESS:
1. Test Required: A concurrency test shall be conducted by the Department for each
nonexempt development activity. The concurrency test shall determine consistency with
the adopted Citywide Level of Service Index and Concurrency Management Sy stem
established in the Transportation Element of the Renton Comprehensive Plan, according
to rules and procedures established by the Department. The Department shall issue an
initial concurrency test result describing the outcome of the concurrency test.
Transportation Concurrency Test – Lighthouse Baptist Church
Page 3 of 3
November 17, 2017
2. Written Finding Required: Prior to approval of any nonexempt development activity
permit application, a written finding of concurrency shall be made by the City as part of
the development permit approval. The finding of concurrency shall be made by the
decision maker with the authority to approve the accompanying development permits
required for a development activity. A written finding of concurrency shall apply only to
the specific land uses, densities, intensities, and development project described in the
application and development permit.
3. Failure of Test: If no reconsideration is requested, or if upon reconsideration a project
fails the concurrency test, the project application shall be denied by the decision maker
with the authority to approve the accompanying development activity permit application.
The Concurrency Management System established in the Transportation Element on page XI -65
of the Comprehensive Plan states the following:
Based upon the test of the citywide Transportation Plan, consideration of growth levels
included in the LOS-tested Transportation Plan, payment of a Transportation Mitigation
Fee, and an application of site specific mitigation, development will have met City of
Renton concurrency requirements.