HomeMy WebLinkAboutSR_HEX_St._Thomas_Orthodox_Church_II_1006229 0
PUBLIC City of Renton
Department of Community & Economic Development
HEARING
PRELIMINARY REPORT TO THE EXAMINER
A.
SUMMARY AND PURPOSE OF REQUEST
PUBLIC HEARING DATE:
June 22, 2010
Project Name:
St. Thomas Orthodox Church Il
Owner.
St. Thomas Orthodox Church of Washington; PO Box 932; Renton, WA 98057
Applicant /Concoct:
Babu Parayil; 2314 127th Ave NE; Bellevue, WA 98005
File Number:
LUA10-015, ECF, CU -H, SA -H
Project Manager:
Rocale Timmons, Associate Planner
Project Summary:
The applicant is requesting a Hearing Examiner Conditional Use Permit, Site Plan
Review and Environmental (SEPA) Review in order to expand the scope of an
approved Site Plan/Conditional Use Permit for the St Thomas Orthodox Church
(LUA08-102). With existing land use permits the applicant is entitled to change
the use of an existing mechanical shop into a worship/study center, which is 2,000
square feet in size. The current proposal includes a 1,920 square foot addition to
existing structure; resulting in a 3,920 square foot worship center. The proposal
also includes an expansion of the surface parking lot from the approved 19 stalls
to a total of 32 parking stalls. The site is approximately 48,351 square feet in size
and is located within the Residential -4 du/ac zoning designation. Access to the
site would be provided directly from SE 188th St. There are two residential
buildings located onsite; a 610 square foot guesthouse proposed for removal and
a 1,600 square foot single-family dwelling proposed to be retained. There are no
critical areas onsite.
Project Location:
11651188" Ave SE
Exist. Bldg. Area SF:
2,000 SF Proposed New Bldg. Area (gross): 1,920 SF
Site Area:
48,351 SF Total Building Area GSF: 3,920 SF
Project Location Map
City of Renton Department of Com unity & Economic Development
ST. THOMAS ORTHODOX CHURC
Hearing Date June 22, 2010
B. EXHIBITS:
ry Report to the Hearing Examiner
LUA10-016, ,ECF, CU -H, SA -H
Page 2 of 13
Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other
material pertinent to the review of the project.
Exhibit 2: Zoning and Neighborhood Detail Map
Exhibit 3: Site Plan
Exhibit 4: Overall Landscape Plan
Exhibit 5: Elevations
Exhibit 6: Aerial Photo of Project Site
C. GENERAL INFORMATION:
1. Owner(s) of Record: St. Thomas Orthodox Church of Washington
PO Box 932
Renton, WA 98057
2. Zoning Designation: Residential -4 (R-4) dwelling units per acre
3. Comprehensive Plan Land Use Designation: Residential Low Density (RLD)
4. Existing Site Use: Residential and Mechanical Shop
5. Neighborhood Characteristics:
North: Single Family Residential (R-4 zone)
East: Single Family Residential (R-4 zone)
South: Single Family Residential (R-4 zone)
West: Single Family Residential (R-4 zone)
6. Access: Via a 20 -foot wide access road along SE 188th St on the
west side of the subject property.
7. Site Area: 48,351 SF
D. HISTORICAL/BACKGROUND:
Action
Description
Land Use File No.
Ordinance No.
Date
Comprehensive Plan
N/A
N/A
4924
12/5/2001
Zoning
N/A
N/A
5099
11/1/2004
Annexation
N/A
N/A
5327
3/1/2008
CU -H
Convert a 2, 004 shop into a
LUA08-102
N/A
11/20/2008
religious institution
E. PUBLIC SERVICES:
1. Utilities
a. Water: This project is located in the Soos Creek Water District.
b. Sewer: This project is located in the Soos Creek Sanitary Sewer District.
c. Surface/Storm Water: The City does not have any records of the storm facilities in this area.
HEX Report
City of Renton Department of Com.
ST. THOMAS ORTHODOX CHURCIil
Hearing Date June 22, 2010
& Economic Development
inary Report to the Tearing Examiner
LUA10-015, ECF, CU -H, SA -H
Page 3 of 13
2. Streets: There are no street improvements along SE 1881h St or 118th Ave SE
3. Fire Protection: City of Renton Fire Department
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 4-2-110: Residential Development Standards
2. Chapter 4 Property Development Standards
a. Section 4-4-030: Development Guidelines and Regulations
b. Section 4-4-070: Landscaping Regulations
c. Section 4-4-080: Parking, Loading, and Driveway Regulations
d. Section 4-4-090: Refuse and Recyclables Standards
3. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
4. Chapter 9 Procedures and Review Criteria
a. Section 4-9-030: Conditional Use Permits
b. Section 4-9-200: Site Plan Review
5. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element: Public Facility Policies
2. Community Design Element: Established Residential Neighborhoods
H. DEPARTMENT ANALYSIS:
1. Proiect Description/Background
The applicant is requesting a Conditional Use Permit and Site Plan Review for the future construction of
additions to and conversion of an existing structure for the St. Thomas Orthodox Church to be used as a
worship center. The current proposal includes a 1,920 square foot addition to a 2,000 square foot existing
sturcuture formerly used as a mechanical shop. There are also two residential buildings situated on the
northern half of the site, a 650 square foot guesthouse and a 1,600 square foot single-family dwelling. The
applicant is proposing to retain the single-family dwelling as a home for clergy and demolish the guesthouse.
The existing structure and proposed additions/expansions would be sited on a 1.1 acre site; zoned Residential -4
(R-4). The property is located on the south side of SE 188 St between 116th Ave SE and 120th Ave SE at 11651
1881h Ave SE.
The completed project would provide a total of 32 paved surface parking stalls and a one story 3,920 square -
foot worship facility with a 90 person seating capacity. Currently, the existing onsite gravel parking lot has a
capacity of approximately 14 parking stalls. The main assembly area would include altars, a chancel, classroom,
office and narthex. The additions would expand the existing structure to the west and the south and would
include two restrooms and a social hall. The applicant is proposing several modifications to the fagade
treatments, including: paint, new windows and entrances. The existing structure and proposed additions would
not exceed the current height of 24 feet from existing grade. A 3 foot and 6 inch cross symbol is proposed to be
placed on the west elevation at the top of the pitched roof with two additional crosses also placed along the
western fagade.
HEX Report
City of Renton Deportment of Com.
ST. THOMAS ORTHODOX CHURCM
& Economic Development Preli' ary Report to the Hearing Examiner
LUA10-016. ECF. CU -H, SA -H
Nearing Date Pune 22, 2010 Page 4 of 13
The church facility, both existing and proposed portions, would be located on the east side of the southern
portion of the project site with the paved surface parking areas located north and south of the main building.
Existing and proposed landscaping is located around the perimeter of the site and adjacent to the existing and
proposed structures. The subject site is surrounded by single family residential uses.
Access to the site would be provided directly from SE 188th St via a 20 -foot wide access road, along the western
border of the site, which contains a hammerhead turn -around. The other two existing driveways from SE 188`h
St and 118`h Ave SW would be abandoned. There are no critical areas onsite. All 6 of the existing trees on site
are proposed to remain.
Letters of support, written by several surrounding property owners, were submitted as part of the applicant's
submittal materials.
The applicant applied for a Conditional Use Permit in 2008 (LUA08-102) in order to change the use of the
existing mechanical shop into a worship/study center, with no expansion in square footage or height. The
approved proposal included a 19 parking stall gravel parking lot and the demolition of an existing guest house
located on site. The applicant has applied for building permits in order to begin construction per the approved
plan however, construction has not begun.
2. Environmental Review
Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on May
24, 2010, the Environmental Review Committee issued a Determination of Non -Significance - Mitigated (DNS -
M) for St. Thomas Orthodox Church. The DNS -M included 2 mitigation measures. A 14 -day appeal period
commenced on May 28, 2010 and ended on June 11, 2010. No appeals of the threshold determination were
filed.
3. Compliance with ERC Conditions
Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued
the following mitigation measures with the Determination of Non -Significance -- Mitigated:
1. The applicant shall pay a Transportation Mitigation Fee of $75 per trip, The fee, at $75 per trip for
the 26.14 new daily trips anticipated, has been estimated at $1,960.50 (26.14 trips x 75.00 =
$1,960.50). This fee would be payable prior to issuance of the building permit.
2. The applicant shall pay a Fire Mitigation Fee of $0.52 per square foot of new non-residential space.
This fee is estimated to be $998.40 (1,920 SF x $0.52 = $998.40) which would be payable prior to
the issuance of building permits.
4. Staff Review Comments
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.
5. Consistency with Site Plan Review Criteria
The Site Development Plan Review Criteria set forth in Section 4-9-200 of the Renton Municipal Code forms the
basis of the Site Plan Review, as follows:
a) Conformance with the Comprehensive Plan, its elements and policies
The subject site is designated Residential Low Density on the City's Comprehensive Plan Land Use Map.
Residential Low Density land use designation policies are intended to guide development on land
appropriated for a range of low intensity residential and employment where land is either constrained
HEX Report
City of Renton Department of Cam,
ST. THOMAS ORTHODOX CHURCfA
Bearing Date June 22, 2010
ity & Economic Development
Report to the Hearing Examiner
LUA10-016, ECF, CU -H, SA -H
Page 5 of 13
by sensitive areas or where the City has the opportunity to add larger -lot housing stock, at urban
densities of 4 -dwelling unit /net acre, to its inventory_ The proposal is consistent with the following
Comprehensive Plan Land Use and Community Design Element policies if all conditions of approval are
complied with:
Objective LU -X: Site religious and ancillary facilities in a manner that provides convenient
transportation access and minimizes their adverse impacts on adjacent land uses.
® Policy Objective Met ❑ Not Met
Policy LU -110. When locating in predominantly residential areas, religious facilities should be on the
periphery of the residential area rather than the interior.
® Policy Objective Met ❑ Not Met
Policy LU -111. Parking should be provided on-site and buffered from adjacent uses.
® Policy Objective Met ❑ Not Met
Policy LU -113. Religious facilities should be located on and have direct access to either an arterial or
collector street.
® Policy Objective Met ❑ Not Met
Policy CD -11. Support modification of existing commercial and residential structures and site
improvements that implement the current land use policies as reinvestment occurs in neighborhoods.
Such modifications may consist of parking lot design, landscaping renovation, new coordinated signage,
and site plan/building alterations that update structures to contemporary standards.
® Policy Objective Met ❑ Not Met
Policy CD -54. Development should be designed to consider potential adverse impacts on adjacent, less
intensive uses, e.g. lighting, landscaping, and setbacks should all be considered during site design.
® Policy Objective Met ❑ Not Met
hJ Conformance with existing land use regulations
Use: A Religious Institution use is permitted with a Conditional Use Permit in the R-4 zoning designation
granted by the Hearing Examiner. The Conditional Use Permit allows the religious institution along with
an educational facility to operate. See Compliance with Conditional Use Permit Criteria (beginning page
10).
Lot Coverage: The R-4 zone allows a building coverage at a maximum of 35% of the lot area. The
building footprint for the church would be 3,920 square feet and the existing single-family residence
has a building footprint of 1,600 square feet. The two structures generate a total building coverage of
11.4% [(3,920 SF + 1,600 SF) / 48,351 SF = 11.4 %] which is well below the maximum building lot
coverage permitted in the R-4 zone.
Setbacks: The minimum setback requirements of R-4 zone are as follows: 30 feet for the front yard; 20
feet for side along streets; 15 feet combined is allowed with a minimum of 5 feet for any side yard; and
25 feet for the rear yard. The existing structure would be extended 20 -feet to the west and 16 feet to
the south. The site plan submitted by the applicant depicts a 190 -foot front yard setback for the
expanded structure, from the property line along SE 1881h St; a 20 -foot side yard along -a -street setback
from the eastern property line along 118th Ave 5E; a 41 -foot side yard along -a -street setback from the
western property line; and a 49 -foot rear yard setback from the southern property line. The applicant
complies with setback regulations of the R-4 zoning designation.
HEX Report
City of Renton Department of Com.
ST. THOMAS ORTHODOX CHURC14
Hearing date lune 22, 2010
& Economic Development
i inary Report to the Nearing Examiner
[UA10-016, ECF, CU -H, SA -H
Page 6 of 13
Height. The R-4 zone allows a maximum building height of 30 feet. The tallest point of the proposed
additions would not exceed the current height of 24 feet from existing grade. A 3 foot and 6 inch cross
symbol is proposed to be placed on the west elevation at the top of the pitched roof with two
additional crosses also placed along the western facade at the peak of two tower features on either side
of the main entrance. The additions would comply with the height requirements of the zone.
Landscaping: The applicant submitted a tree inventory plan as part of the site pian application. There
are 6 trees located on the site of which none are proposed for removal. Renton Municipal Code
requires that 30% of the trees onsite be retained. The applicant complies with the tree retention
requirements of the code. RMC 4-4-130 provides protection measures in order to preserve and protect
the 6 trees during utility and building construction. The trees shall be fenced off around the drip line
and a sign posted that the trees to be preserved and the location of the trees shall be indicated on all
utility construction plan sheets. The fencing shall be in place prior to the issuance of any utility
construction permits and shall remain until the final inspection of the new building is complete.
The R-4 zone requires a 5 -foot wide landscape buffer along the street. A conceptual landscape plan was
submitted depicting a 5 -foot wide landscape buffer along SE 1881h St. The applicant is also proposing a
10 -foot wide landscape buffer along the west and a portion of the south property line in order to buffer
the proposed use and parking from existing single-family residences which currently abut the site. The
planting schedule includes Leyland cypress, arborvitae, and flowering crab trees. Shrubs include
Mediterranean heather, bush penstemon, rhododendron, orchid and white rockrose. A fence is
proposed along the perimeter of the site, however elevations were not included.
Proposed landscape buffer widths are adequate however, groundcover was not included in the planting
schedule and additional plantings could be incorporated into the schedule in order to achieve diversity
that could assist in buffering the proposed use. It also does not appear sun/shading on site was
considered when placing the plantings on the landscape plan. Finally, the landscape plan was not
prepared by a certified landscape professional. Due to these necessary changes staff recommends, as a
condition of approval, the applicant submit a detailed landscape plan prepared by a certified landscape
architect or other landscape professional. The plan shall include fence elevations and additional
vegetation, including groundcovers, which give consideration to sunlight/shading on site. The revised
detailed landscape plan shall be submitted to and approved by the Current Planning Project Manager
prior to building permit approval.
Within the proposed surface parking lot, 15 square feet of landscaping per parking space would be
required for parking lots between 15 and 50 parking stalls. Based on the proposal for 32 surface
parking stalls, a minimum of 480 square feet of landscaping would be required in order to buffer the
surface parking areas. The submitted landscape analysis indicates that a total of 3,800 square feet of
landscaping would be provided on site. As proposed the parking lot landscaping would exceed the
minimum requirement.
Underground sprinkler systems are required to be installed and maintained for all landscaped areas.
The sprinkler system shall provide full water coverage of the planted areas specified on the plan. A
detailed landscape plan and irrigation plan will need to be submitted and approved prior to building
permit approval.
Parking: The parking regulations require a specific number of off-street parking stalls be provided based
on the number of seats provided in the main auditorium for religious institutions.
The following ratios would be applicable to the site:
Use
Square Footage of Use
# of Seats
Ratio
Required Spaces
Religious
Institution
3,960 SF
90
1 per 5 seats
18
HEX Report
City of Renton Department of Comr
ST. THOMAS ORTHODOX CHURCHI
Hearing Date lune 22, 2010
& Economic Development Pre
Report to the Hearing Examiner
CUA10-016, ECF, CU -H, SA -H
Page 7 of 13
Based on these use requirements, 18 parking spaces would be required in order to meet code. The
applicant proposes to provide 32 spaces within the paved surface parking lot. Of the 32 parking stalls
14 were existing gravel stalls. The applicant complies with the minimum number of parking stalls
required including the provision of two ADA parking stalls. However, see discussion on page 8 with
regard to impacts of the parking lot on adjacent properties.
It also appears the applicant complies with the dimensional requirements of the parking regulations.
For surface standard stalls, each stall must be a minimum of 20 feet in length and a minimum of 9 feet
in width. Compact stalls must be a minimum of 16 feet long and a minimum width of 8 % feet and shall
not account for more than 30% of the stalls provided. Aisle widths of 24 feet have been provided for
the 90 degree parking stalls with two-way traffic flow.
Refuse and Recyclable Deposit Areas: Religious institutions require a minimum of 2 square feet per
dwelling unit for recyclable deposit areas and minimum of 4 square feet per dwelling unit for refuse
deposit areas. A total minimum area of 100 square feet shall be provided for refuse and recyclables
deposit areas. Based on 3,920 square foot building the proposal would require the minimum 100
square feet for refuse and recyclable deposit areas. It is unclear the size of the dedicated area for
refuse and recycle deposits, however, it appears to be more than sufficient.
The refuse and recyclable deposit areas for the facility would be located on the northwestern portion of
the site abutting SW 188th St. Outdoor refuse and recyclables deposit areas and collection points are
not to be located within 50 feet of residential zoned properties. It appears the designated area is
located more than 50 feet from the abutting residential properties, however, there is further discussion
on page 8 regarding the location of the proposed refuse and recycle deposit area.
Refuse and recyclables deposit areas are required to be screened. Specific screening details were not
submitted with the land use application specifically building materials. In order to review consistency
with the design of the primary structure on the site, staff recommends as a condition of approval, the
applicant be required to submit screening detail for the refuse and recyclable deposit area prior to
building permit approval.
Signage: No signage plan was submitted with the land use application. It is unclear what type of signage
for the church or the entrance of the parking lot would be implemented. Signs to alert drivers and
pedestrians of vehicles entering and leaving the parking lot onto private driveway would need to be
provided. Staff recommends, as a condition of approval, the applicant be required to submit a signage
plan detailing among other points, signs for the parking lot, prior to building permit approval.
c) Mitigation of impacts to surrounding properties and uses
City staff does not anticipate any adverse impact on surrounding properties and uses as long as the
conditions of approval are complied with. The subject site is located within the R-4 zoning designation
and is surrounded by a low-density single-family residential neighborhood with average lot sizes of 0.5
acres. While the proposed use might not be the most appropriate use nor the most appropriate
location for a church, the proposed use is not excessively intrusive on this larger lot, which contained a
shop with heavier uses than normally occur on rural residential properties. Compatibility can best be
achieved with compliance with the recommended conditions of approval. The conditions are intended
to reduce impacts on neighboring properties including noise by using climate control systems, limiting
hours of operation, increased landscaping and separation on the southern and western boundaries of
the site. Additionally, the proposed use was approved on the same site from a previous Hearing
Examiner Conditional Use Permit (LUA08-102).
The scale, height and bulk of the proposed building are appropriate for the site. The building is not
anticipated to be architecturally incompatible with development in the project vicinity. The proposed
building footprint of 3,920 square feet along with the existing single family residence, which is 1,600
square feet, on the 48,351 square foot site results in a building lot coverage of 11.4%. The existing
HEX Report
City of Renton Deportment of Com
ST. THOMAS ORTHODOX CHURC4
Hearing Date June 22, 2010
& Economic Development
unary Report to the Hearing Examiner
I LUA10-016, ECF, CU -H, SA -H
Page 8 of 13
structure would be extended 20 -feet to the west and 16 feet to the south. The tallest point of the
proposed additions would not exceed the current height of 24 feet from existing grade. A 3 foot and 6
inch cross symbol is proposed to be placed on the west elevation at the top of the pitched roof with two
smaller crosses also placed along the western fagade at the peak of two tower features on either side of
the main entrance. The varied roof elements and architectural features on the western elevation
provide a distinctive entrance. The roof would consist of gray composite roofing. The additions would
comply with the height requirements of the zone.
The proposed church would be surrounded by trees and bushes that would buffer the building from the
south, west, and east. The building could be seen from 118th Ave SE however, a fence has been
proposed to screen the use along with existing trees located on the southeast portion of the site.
The proximity of the church and its associated parking to the established residential uses surrounding
the property creates potential for incompatibility especially with an increase in the number of parking
stalls more than the 18 required by code. While there may be a need to mitigate overflow parking onto
abutting properties the applicant has not demonstrated the need for an additional 14 stalls beyond
what the code deems appropriate. Staff recommends, as a condition of approval, the applicant revise
the site plan to depict 18 parking stalls or apply for and have granted a parking modification for the
parking stalls that exceed the number required by code. The revised site plan shall be submitted or
parking modification granted prior to building permit approval.
The refuse and recyclable deposit areas for the facility would be located on the northwestern portion of
the site abutting SE 188th St. Service elements should be located away from street frontages in order to
minimize the impacts on the pedestrian environment. If the deposit area is adjacent to a street,
landscaping should be enhanced in the immediate area in addition to screening to the buffer the
service element from the pedestrian environment along SE 1881h St. Therefore staff recommends, as a
condition of approval, the applicant be required to relocate the refuse and recycle deposit areas away
from the pedestrian environment or alternatively enhance landscaping in the immediate area of the
service element. A revised landscape or site plan shall be submitted to and approved by the Current
Planning Project Manager prior to building permit approval.
d] Mitigation of impacts of the proposed site plant to the site
The church facility, both existing and proposed portions, would be located at the southeast corner of
the project site. Surface parking areas are located along the north, south and west sides of the main
building. The proposed project would result in the expansion of an existing structure and the paving of
a 32 stall surface parking lot. The scale, height and bulk of the proposed building are appropriate for
the large site
The proposed conversion of the building from a mechanical shop, on the site to a church would
increase the intensity of the land use on certain days of the week when the church is in service. The
proposed hours of operation would include religious services on Sunday (9:00 a.m. to 12:00 p.m.),
Sunday school for children (12:00 p.m. to 1 p.m.), church committee meetings, special occasions
(guests visits, memorial services, and social events), and yearly events such as Vacation Bible School (2
days), Family Conference (2 to 3 day weekend event), and certain Feast of Saints events (days vary).
See additional analyses under mitigation of noise, odors and other harmful or unhealthy conditions
below.
e) Conservation of area -wide property values
The proposed development is expected to conserve property values in the vicinity of the site. The
development of the site provides an investment in an under-utilized property with improvements to
infrastructure, landscaping and lighting.
HEX Report
City of Renton Department of Com pity & Economic Development
ST. THOMAS ORTHODOX CHURL
ary Report to the Hearing Examiner
LUA10-016, ECF, CU -H, SA -H
Hearing Date June 22, 2010 Page 9 of 13
f) Safety and efficiency of vehicle and pedestrian circulation
The applicant has provided adequate and safe access to the property for vehicles. Access to the church
would be provided directly from SE 188th St and would have little to no impact on 118th Ave SE which is
used for access by the single-family residences abutting the property. The private street would be
improved to a 20 -foot width and contains a hammerhead turnaround.
The applicant is proposing a dedicated pedestrian connection from the entrance of the church to SE
188`h St in addition to a waiting area at the front entrance of the church along the west elevation of the
church building. The original decision required the applicant to differentiate this area (through
elevation change, materials, or other methods) from the rest of the parking lot to ensure the safety of
parishioners using the area. It is unclear how the applicant differentiated the waiting area from the
parking lot. Therefore staff recommends, as a condition of approval, the applicant provide detail
differentiating the waiting area from the parking lot through the use of a change in elevation, difference
in materials or other method. The detail shall be submitted to and approved by the Current Planning
Project Manager prior to building permit approval.
g) Provision of adequate light and air
A lighting narrative has been proposed with the use of motion sensor lights on the church. It is
anticipated that these lights would be positioned so as not to trespass beyond the confines of the
property. It is unclear if lighting proposed for the parking lot would cause glare. Therefore staff
recommends, as a condition of approval, the applicant be required to submit a lighting plan subject to
review and approval by the Planning Division Project Manager prior to building permit submittal. The
lighting plan shall depict the type of lighting proposed, the direction of the lighting, and the location of
all of the exterior lights.
h) Mitigation of noise, odors and other harmful or unhealthy conditions
The proposed conversion of the mechanical shop, on the site to a church would increase the intensity of
the land use, and thus potentially conflict with the surrounding residential uses. Where a mechanical
shop would be expected to generate a certain level of noise and traffic, the conversion of the shop to a
church would generate additional traffic trips, noise, and activity on certain days. The church would be
expected to generate noise prior to and after services, as people arrive and depart. In addition, it is
anticipated that noise could emanate from the property during services, particularly if amplification is
used, or if windows and/or doors are opened during the services.
Comments received from surrounding neighbors as part of the original proposal for conversion of the
mechanical shop to the church expressed concerns about the potential noise impacts. The comments
indicated that the neighbors believe that noise resulting from the traffic and services would be
incompatible with the residential character of the area. These comments remain valid for this proposal
and condition of approval imposed as part of the first decision is also appropriate for the expanded
proposal. Therefore staff recommends, as a condition of approval the applicant be required to close
windows and doors of the church during services. The applicant shall also be required to install
insulation and Heating/Ventilation/Air Conditioning {HVAC) in the church building to reduce the amount
of noise emitting from the structure. In addition, staff recommends that services be limited to occur
during the hours of 7:00 a.m. to 10:00 p.m. in consideration of the peace and repose of the surrounding
residents.
It is anticipated that the noise, odor, and other potentially harmful impacts would occur during the
construction phase of the project. The applicant has submitted a Construction Mitigation Plan that
provides measures to reduce construction impacts such as noise control, control of dust and traffic
controls.
HEX Report
City of Renton Department of
ST. THOMAS ORTHODOX CHi
& Economic Development
Report to the Hearing Examiner
LUA10-016. ECF. CU -H. SA -H
Hearing Date June 22, 2010 Page 10 of 13
i) Availability of public services and facilities to accommodate the proposed use
It appears that the site is currently on a septic system and is not connected to sewer. It is not known
whether or not the project would need to connect with sewer. This would need to be determined by
the Seattle/King County Health Department and the Soos Creek Water and Sewer District, which
provides service to the area. A Certificate of Water and Sewer Availability was not submitted with the
application from the Soos Creek Water and Sewer District. Staff recommends as a condition of approval
that the applicant obtain a Certificate of Water and Sewer Availability, from the Soos Creek Water and
Sewer District, prior to the approval of any building or construction permits.
j) Prevention of neighborhood deterioration and blight
The proposal is not expected to cause neighborhood deterioration and/or blight. Conversion of
underutilized land will add value to the site. Coordinated site improvements including landscaping,
parking and lighting would be included as part of this development.
6. Consistency with Conditional Use Permit Criteria
RMC 4-9-03OG lists criteria that the Hearing Examiner is asked to consider, along with all other relevant
information, in making a decision on a Conditional Use application. These include the following:
a) Consistency with the Comprehensive Plan, Zoning Code and Other Ordinances
i. Comprehensive plan
See discussion above under the Site Plan Review criteria.
ii. Compliance with the Underlying Zoning Designation
See discussion above under the Site Plan Review criteria.
iii. Development Standards
See discussion above under the Site Plan Review criteria.
b) Community Need — The proposed use constitutes a community need for the proposed location.
Community need factors include, among all other relevant information:
i. The proposed location shall not result in either the detrimental overconcentration of a particular use
within the City or within the immediate area of the proposed use.
Within a one -mile radius of the proposed site, there are eight other religious institutions. The
closest religious institution at 0.1 miles to the northwest would be Trinity Baptist Church. A
grouping of three religious institutions are located approximately 0.8 miles to the southeast on SE
192nd Street (Emmanuel Orthodox Presbyterian, Saint Stephen the Martyr, and Fairwood Assembly
of God). To the southwest, there are three more religious institutions, the Church of Christ
Springbrook (located along SE 192"4 Street) and the First Evangelical Presbyterian and Church of
Jesus Christ of Latter -Day Saint located off of 1081h Ave SE. All eight of the institutions are fairly
large in scale and membership. While there may be a concentration of the use in the area the
proposed religious institution would be smaller in scale which could possibly serve portions of the
community interested in a smaller worship center. It does not appear there would be an
detrimental over -concentration of the use in the immediate area.
ii. That the proposed location is suited for the proposed use.
See discussion above under the Site Plan Review criteria.
c) Effect on Adjacent Properties — The proposed use at the proposed location shall not result in substantial
or undue adverse effects on adjacent property. The following site requirements shall be required:
HEX Report
City of Renton deportment of Com
ST. THOMAS ORTHODOX CHURCH
Hearing Date June 22, 2010
ity & Economic development
(nary Report to the Hearing Exominer
LUA10-0I6, ECF, CU -H, SA -H
Page 11 of 13
L Lot Coverage: Lot coverage in residential districts (5F and MR) shall not exceed fifty percent (50%)
of the lot coverage of the zone in which the proposed use is to be located, except for detached
accessory dwelling units, which shall not be counted toward lot coverage calculations. Lot coverage
in all other zones shall conform to the requirements of the zone in which the proposed use is to be
located.
See discussion above under the Site Plan Review criteria.
ii. Yards: Yards shall conform to the requirements of the zone in which the proposed use is to be
located. Additions to the structure shall not be allowed in any required yard.
See discussion above under the Site Plan Review criteria.
iii. Height: Building and structure heights shall conform to the requirements of the zone in which the
proposed use is to be located. Spires, belltowers, public utility antennas or similar structures may
exceed the height requirement upon approval of a variance. Building heights should be related to
surrounding uses in order to allow optimal sunlight and ventilation, and minimal obstruction of
views from adjacent structures.
See discussion above under Site Plan Review criteria.
d) Compatibility — The proposed use shall be compatible with the residential scale and character of the
neighborhood.
See discussion above under the Site Plan Review criteria.
e) Parking — Parking under the building structure should be encouraged. Lot coverage may be increased to
as much as seventy five percent (75%) of the lot coverage requirement of the zone in which the proposed
use is located if all parking is provided underground or within the structure.
See discussion above under Site Plan Review criteria.
f) Traffic — Traffic and circulation patterns of vehicles and pedestrians relating to the proposed use and
surrounding area shall be reviewed for potential effects on, and to ensure safe movement in, the
surrounding area.
Traffic would impact primarily SE 188th St. Church services/activities would occur primarily on Sundays
from morning to early afternoon and the occasional weekday evening church committee meetings.
Special occasion events, such as memorial services and social events that would be held at the church
and would usually take place on the weekends. The traffic impacts would occur during off-peak hours.
The applicant has not proposed any off-site road infrastructure improvements. In order to mitigate
impacts on City streets from this usage, a Transportation Impact Fee was recommended by the
Environmental Review Committee. The fee, at $75 per trip for the 26.14 new daily trips anticipated, has
been estimated at $1,960.50 (26.14 trips x 75.00 = $1,960.50).
The applicant has not proposed any off-site road infrastructure improvements. Per City of Renton
Municipal Code, non-residential projects that are 0 to 5,000 square feet in size shall provide half
pavement width per standard plus a minimum 10 foot, curb, gutter, and sidewalks along the full
frontages of the parcel being developed on the project side if not already in place. There are currently no
street improvements along SE 1881h St. Therefore staff recommends, as a condition of approval, the
applicant construct half -street improvements along SE 188th St to the satisfaction of the Development
Services Division prior to building permit approval.
g) Noise and Glare — Potential noise, light and glare impacts shall be evaluated based on the location of the
proposed use on the lot and the location of on-site parking areas, outdoor recreational areas and refuse
storage areas.
See discussion above under Site Plan Review criteria.
HEX Report
City of Renton Department of Com
ST. THOMAS ORTHODOX CHURCH
Hearing Date June 22, 2010
ity & Economic Development
Report to the Hearing Examiner
LUA10-016, ECF, CU -H, SA -H
Page 12 of 13
h) Landscaping Landscaping shall be provided in all areas not occupied by buildings or paving. Additional
landscaping may be required to buffer adjacent properties from potentially adverse effects of the
proposed use.
See discussion above under Site Plan Review criteria.
i) Accessory Uses — Accessory uses to conditional uses such as day schools, auditoriums used for social and
sport activities, health centers, convents, preschool facilities, convalescent homes, and others of a similar
nature shall be considered to be separate uses and shall be subject to the provisions of the use district in
which they are located.
As stated in the original decision, the existing single-family dwelling proposed to be retained on the
subject site would not be compatible with the more intensive use as a religious institution, unless the
structure was converted to residential accommodations for clergy as an accessory use. Convents and
other clergy residential uses may be allowed in conjunction with the proposed use, provided they meet
development standards of the underlying zone. It appears that the structure would comply with the
applicable regulations.
Staff recommends, as a condition of approval, the existing single-family dwelling proposed to be retained
be converted to clergy residential housing in order to avoid conflicts with the proposed church use. The
applicant shall be required to record a restrictive covenant to this effect prior to building permit approval,
stating the single-family residence be used solely for clergy of the St. Thomas Orthodox Church.
j) Conversion —No existing building or structure shall be converted to a conditional use unless such building
or structure complies, or is brought into compliance, with the provisions of this Chapter.
The existing mechanical shop would be renovated and expanded to allow for the proposed use. The
applicant has already obtained a Conditional Use Permit from the Hearing Examiner to convert the
existing structure to the church. The conversion of use would remain valid from the original proposal.
The differences are the impacts created accomplished with the expansion of the structure and parking
on site. Those impacts are discussed above under the Site Plan Review criteria.
k) Public Improvements — The proposed use and location shall be adequately served by and not impose an
undue burden on any public improvements, facilities, utilities and services. Approval of a conditional use
permit may be conditioned upon the provision and/or guarantee by the applicant of necessary public
improvements, facilities, utilities and/or services.
See discussion above under Site Plan Review criteria.
1. RECOMMENDATION:
Staff recommends approval of the St. Thomas Orthodox Church Conditional Use Permit, Project File No.
LUA10-016, CU -H, SA -H, ECF subject to the following conditions:
1. The applicant shall comply with the two mitigation measures issued as part of the Determination of
Non -Significance Mitigated, dated May 24, 2010.
2. The applicant shall submit a detailed landscape plan designed by a certified landscape architect or
other landscape professional. The plan shall include fence elevations and additional vegetation,
including groundcovers, which give consideration to sunlight/shading on site. The revised detailed
landscape plan shall be submitted to and approved by the Current Planning Project Manager prior to
building permit approval.
3. The applicant shall be required to submit screening detail for the refuse and recyclable deposit area
prior to building permit approval.
4. The applicant shall be required to submit a signage plan detailing among other points, signs for the
parking lot, prior to building permit approval.
HEX Report
City of Renton Department of Comnity & Economic Development Ph ' ory Report to the Hearing Examiner
ST. THOMAS ORTHODOX CHUF ;& rer! UA10-016, ECF, CU -H, SA -H
Hearing Date June 22, 2010
Page 13 of 13
S. The applicant shall revise the site plan to depict 18 parking stalls or apply for and have granted a
parking modification for the parking stalls that exceed the number required by code. The revised site
plan shall be submitted or parking modification granted prior to building permit approval.
6. The applicant shall be required to relocate refuse and recycle deposit areas away from the pedestrian
environment or enhance landscaping in the immediate area of the service element. A revised
landscape or site plan shall be submitted to and approved by the Current Planning Project Manager
prior to building permit approval.
7. The applicant shall provide detail differentiating the waiting area from the parking lot through the use
of a change in elevation, difference in materials or other method. The detail shall be submitted to and
approved by the Current Planning Project Manager prior building permit approval.
& The applicant shall be required to submit a lighting plan subject to review and approval by the Planning
Division Project Manager prior to building permit submittal. The lighting plan shall depict the type of
lighting proposed, the direction of the lighting, and the location of all of the exterior lights.
9. The applicant shall be required to close windows and doors of the church during services. The
applicant shall also be required to install insulation and Heating/Ventilation/Air Conditioning (HVAC) in
the church building to reduce the amount of noise emitting from the structure.
10. Services shall be limited to occur during the hours of 7:00 a.m. to 10:00 p.m. in consideration of the
peace and repose of the surrounding residents.
11. The applicant shall obtain a Certificate of Water and Sewer Availability, from the Soos Creek Water and
Sewer District, prior to the approval of any building or construction permits.
12. The existing single-family dwelling proposed to be retained shall be converted to clergy residential
housing in order to avoid conflicts with the proposed church use. The applicant shall be required to
record a restrictive covenant prior to building permit approval, stating the single-family residence be
used solely for clergy of the St. Thomas Orthodox Church.
EXPIRATION PERIODS:
Site Plan Approval typically expires two (2) years from the date of approval. An extension may be requested pursuant to
RMC section 4-7-080.M.
HEX Report
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