HomeMy WebLinkAboutM_HEX Powerpoint_I-Kuan Tao_190115.pdfI-Kuan Tao Cultural Center Addition Conditional Use Permit
Hearing Examiner Public Hearing
Angelea Weihs, Associate Planner
January 15, 2019
LUA18-000679, CUP-H, MOD, MOD
Thank you Mr. Examiner
For the record, I am Angelea Weihs, Associate Planner with the City of Renton
I am hear to discuss the I-Kuan Tao Cultural Center Addition Conditional Use Permit.
Staff has prepared a Staff Report with 12 Exhibits. The Staff Report itself is Exhibit 1.
I would like to enter 3 more exhibits for the record that include this PowerPoint Presentation, as well as 2 other online resources, including:
City of Renton COR Maps – located on the City’s website at rentonwa.gov, which is an online GIS based mapping program that allows the general public access to an interactive map where
one can search for Renton-area information and create custom maps, and
Google Earth as another online resource, which offers satellite imagery, street maps, and 360° panoramic views of streets
I would like to make note of an error in the staff report. There are a few references to a waiver of street improvements in the staff report, including within the project description
and the decision, that were left in error.
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Approvals Requested
The applicant, I-Kuan Tao Cultural and Educational Association, is requesting a Conditional Use Permit to operate a Cultural Center in the R-8 zoning district.
The application was accepted for review on November 15, 2018, and the application was determined complete on November 27, 2018.
Staff received no public or agency comments.
The applicant, I-Kuan Tao Cultural and Educational Association, is requesting a Conditional Use Permit to operate a Cultural Center in the R-8 zoning district.
The application was accepted for review on November 15, 2018, and the application was determined complete on November 27, 2018.
Staff received no public or agency comments.
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711 Monroe Ave NE
13,552 square feet (0.31 acre)
Site contains an existing (2,263 SF) single-family residence.
Zoning District – Residential-8 (R-8)
Comprehensive Plan Land Use Designation – Residential Medium Density (MD)
Accessed via an existing driveway curb cut off of Monroe Ave NE to the east.
No critical areas are mapped on the project site.
Site Characteristics
The project site is located 711 Monroe Ave NE.
The property is 13,552 SF, or 0.31 acres
The site contains an existing 2,263 SF single-family residence which includes one main level and one basement.
The property is located within the Residential-8 (R-8) zone and Residential Medium Density (MD) Land Use Designation.
The site is accessed via an existing driveway curb cut off of Monroe Ave NE to the east, which is proposed to be relocated.
No critical areas are mapped on the project site.
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Proposed Use
Social Service Organization (Conditional Use in R-8 zone)
Proposal includes second story addition, new front porch, and new rear and side yard (multi-level) decks, for a total building area of 3,486 SF.
The proposed cultural center would operate for Chinese/culture studies classes and religious seminar on Saturdays.
Chinese class and culture studies (approximately 14 attendees) would be from 9:45am to noon. Religious seminar (approximately 12 attendees) would be from 1pm to 3pm.
Sunday through Friday, the facility would be open for administration only, with a maximum of 2-3 attendees.
The applicant proposes to convert the single-family residence to a Cultural Center, which is considered a Social Service Organization.
Social Service Organizations require Conditional Use Permits in the R-8 Zone.
The applicant proposes to add a second story addition to the existing building, as well as a new front porch and new rear and side yard multi-level decks, for a total building area of
3,486 SF.
The proposed cultural center would operate for Chinese/culture studies classes and religious seminar on Saturdays.
Chinese class and culture studies would be from 9:45am to noon, and the proposed hours for religious seminar would be from 1pm to 3pm.
There are currently a total of 14 students attending Chinese class, and approximately 8-12 people attending religious seminars. Sunday through Friday, the facility would be open for
administration only, with a maximum of 2-3 attendees.
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Zoning Development Standards
No residential units or subdivision is proposed with this proposal.
The proposal would comply with all setback, building coverage, impervious surface, and building height regulations following building expansion.
No residential units or subdivision is proposed with this proposal.
The proposal would comply with all setback, building coverage, impervious surface, and building height regulations following building expansion.
The proposal does not comply with all required street frontage or perimeter landscaping requirements; Therefore, staff recommends, as a condition of approval, that the applicant submit
a final detailed landscape plan at the time of Utility Construction Permit application that demonstrates compliance with street frontage and perimeter landscaping, including, but not
limited to, landscaping depth, shrub planting rate, and shrub size requirements.
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Zoning Development Standards
The proposal does not comply with all required street frontage or perimeter landscaping requirements, including street frontage landscaping (following ROW dedication) or perimeter landscaping
requirements, such as shrub size and planting rate. The proposal will comply with landscaping regulations is conditions of approval are met.
The proposal does not comply with thirty percent (30%) tree retention requirements. In addition off-site significant trees are proposed for removal. The proposal will comply with tree
retention regulations if conditions of approval are met.
The proposal does not comply with all required street frontage or perimeter landscaping requirements, including street frontage landscaping (following ROW dedication) or perimeter landscaping
requirements, such as shrub size and planting rate.
In order to ensure compliance with landscaping regulations, Staff recommends, as a condition of approval, that the applicant submit a final detailed landscape plan at the time of Utility
Construction Permit application that includes, but is not limited to, 10-foot on-site street frontage landscaping along Monroe Ave NE (following the deduction of public ROW), perimeter
landscaping along the west side of the proposed parking lot, and that demonstrates compliance with minimum shrub planting rate and size for perimeter landscaping. In addition, staff
recommends that all landscaping be installed prior to issuance of a Certificate of Occupancy for the proposed cultural center change of use and expansion.
The proposal does not comply with thirty percent (30%) tree retention requirements. In addition off-site significant trees are proposed for removal.
Based on the existing location of the on-site and off-site significant trees, which are three in total that are proposal for removal, staff anticipates that these trees are an adequate
distance from the proposed new improvements and can therefore be retained. Therefore, staff recommends as a condition of approval that the applicant either submit a revised landscape
or tree retention plan that shows these trees as retained, with required tree protection fencing, or the applicant submit an arborist report that demonstrates that retention of these
trees is not feasible. Staff also recommends that the revised landscape plan or arborist report be submitted at the time of Utility Construction Permit Review for review and approval
by the Current Planning Project Manager.
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Parking Modification
Parking for cultural facilities requires a minimum and maximum of 40 parking spaces per 1,000 square feet of building area.
Based on a net building area of 3,486 square feet, the proposal would be required to provide a minimum and a maximum of 139 parking spaces.
The applicant submitted a parking modification request in order to allow for the construction of 11 on-site parking spaces, in addition to the use of 33 off-site parking spaces, rather
than the required 139 parking spaces.
Based on the proposed use and hours of operation, the proposal for 11 on-site parking spaces and 33 off-site parking spaces should be adequate to support the parking needs of the proposed
use, provided conditions of approval are met.
Parking for cultural facilities requires a minimum and maximum of 40 parking spaces per 1,000 square feet of building area.
Based on a net building area of 3,486 square feet, the proposal would be required to provide a minimum and a maximum of 139 parking spaces.
The applicant submitted a parking modification request in order to allow for the construction of 11 on-site parking spaces, in addition to an off-site parking agreement with the abutting
church to the south for the use of an additional 33 existing parking stalls, rather than the required 139 parking spaces.
Based on the small-scale nature of the proposed use and hours of operation, the proposal for 11 on-site parking spaces and 33 off-site parking spaces should be adequate to support the
parking needs of the proposed use. However, in order to ensure that the proposed on-site and offsite parking meets the needs of the proposed use, staff recommends as conditions of approval
that the parking agreement be maintained for the duration that the proposed use is located on the site or until a new agreement is obtained and approved by the City, and that the cultural
center limit the operation of Chinese classes, culture studies, and religious seminars, to Saturdays only.
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Street Modification
A street modification request was submitted to allow the existing frontage improvements to remain in their current configuration. Staff is in support of the requested modification, with
conditions.
A street modification request was submitted to allow the existing frontage improvements to remain in their current configuration. Staff recommends as conditions of approval that the
applicant pay a fee in lieu of street improvements prior to Utility Construction Permit issuance, and that the applicant submit a draft Deed of Dedication for review and approval by
Development Engineering, prior to Utility Construction Permit issuance.
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Conditional Use
Permit Analysis
The proposed Conditional Use complies with the Conditional Use Permit criteria provided conditions of approval are met.
It is not anticipated that the proposed change of use will have any negative impacts on surrounding uses, traffic, or noise, light or glare.
Staff concurs that the proposed structure modifications are architecturally compatible with the scale and character of the neighborhood. While the proposal is exempt from residential
design standards, the proposed structure complies, if not exceeds, all design requirements that would apply to single-family residences, including window trim, belly band, glazing,
garage, and front porch design standards.
Details of the lighting plan were not provided with the project application, therefore, staff recommends, as a condition of approval, that a lighting plan be provided with the building
permit application demonstrating compliance with RMC 4-4-075.
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Recommendation
Staff recommends approval of the Conditional Use Permit, Parking Modification, and Street Modification for the I-Kuan Tao Cultural Center Addition, File No. LUA18-000679, CU-H, MOD,
MOD, subject to seven (7) conditions of approval:
The applicant shall submit a final detailed landscape plan at the time of Utility Construction Permit application, for review and approval by the Current Planning Project Manager. The
final detail landscape plan shall include, but is not limited to, 10-foot on-site street frontage landscaping along Monroe Ave NE (following the deduction of public ROW), perimeter
landscaping along the west side of the proposed parking lot, and shall demonstrate compliance with minimum shrub planting rate and size for perimeter landscaping. All landscaping shall
be installed prior to issuance of a Certificate of Occupancy for the proposed cultural center change of use and expansion.
The applicant shall either submit a revised landscape/tree retention plan that shows the two on-site (6 caliper inch) maple trees and one off-site (13 caliper inch) deciduous tree as
retained, with required tree protection fencing, or the applicant shall submit an arborist report that demonstrates that retention of these trees is not feasible. The revised landscape/tree
retention plan or arborist report shall be submitted at the time of Utility Construction Permit Review for review and approval by the Current Planning Project Manager.
A lighting plan shall be provided with the building permit application demonstrating compliance with RMC 4-4-075. The lighting plan shall be reviewed and approved by the current planning
project manager prior to building permit issuance.
The parking agreement (Exhibit 8) shall be maintained for the duration that the proposed use is located on the site or until a new agreement is obtained and approved by the City.
The applicant shall pay a fee in lieu of street improvements prior to Utility Construction Permit issuance.
The applicant shall submit a draft Deed of Dedication for review and approval by Development Engineering, prior to Utility Construction Permit issuance.
The I-Kuan Tao Cultural Center shall limit the operation of Chinese classes, culture studies, and religious seminars, to Saturdays only. Expansion of the centers operating hours beyond
Saturdays, other than for administrative activities only, would require a new conditional use permit application.
Therefore, staff recommends approval of the Conditional Use Permit, Parking Modification, and Street Modification for the I-Kuan Tao Cultural Center Addition, File No. LUA18-000679,
CU-H, MOD, MOD, subject to the seven (7) conditions of approval previously mentioned in this presentation.
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