Loading...
HomeMy WebLinkAboutSR_HEX_Report_Evangelical_Chinese_Church_081104 Project Location Map LUA08-102_Hexreport_110408.doc PUBLIC HEARING City of Renton Department of Community & Economic Development PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: November 4, 2008 (continued from October 21, 2008) Project Name: St. Thomas Orthodox Church Owner: Babu & Mercy Parayil 2314 127th Avenue NE Bellevue, WA 98005 Contact: Thomas George St. Thomas Orthodox Church 266 Harrington Avenue SE Renton, WA 98056 File Number: LUA08-102, CU-H Project Manager: Ion Arai, Assistant Planner : Project Description: The applicant is requesting a Conditional Use Permit to change the use of an existing mechanical shop to St. Thomas Orthodox Church with a worship/study center within the Residential-4 (R-4) zoning designation. The existing shop is 1,960 square feet and the site area is 48,351 square feet. In addition to the shop, there are two residential buildings onsite, a 650 square foot guesthouse, and a 1,600 square foot single-family dwelling. The guesthouse would be demolished and the primary residence would remain. Access to the worship/study center, would be provided from SE 188th Street to the project’s gravel parking lot via a private driveway. The applicant is proposing 18 parking stalls with one ADA compliant parking stall surface parking lot. The applicant has requested and received approval for a parking modification that would allow the project’s parking lot surface material to be gravel instead of using asphaltic concrete or cement. Project Location: 11651 188th Avenue SE  N SITE City of Renton CED Department Preliminary Report to the Hearing Examiner ST THOMAS ORTHODOX CHURCH CONDITIONAL USE PERMIT LUA-08-102, CU-H PUBLIC HEARING DATE: November 4, 2008 Page 2 of 13 LUA08-102_Hexreport_110408.doc B. EXHIBITS Exhibit 1 Project file (“yellow file”) containing the application, reports, staff comments, and other material pertinent to the review of the project. Exhibit 2 Parking Plan, Site Plan & Landscape Plan – dated 10/23/2008 Exhibit 3 Church Floor Plan – dated 08/04/2008 Exhibit 4 Church Elevations – dated 08/08/2008 Exhibit 5 St. Thomas Orthodox Church Parking Modification – dated 09/29/2008 Exhibit 6 Zoning Map, Page I-5, West 1/2 C. GENERAL INFORMATION: 1. Owner(s) of Record: Babu & Mercy Parayil 2314 127th Avenue NE Bellevue, WA 98005 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 5. Neighborhood Characteristics: Residential Low Density (RLD) North: Residential-4 du/acre – single-family residence East: Residential-4 du/acre – single-family residence (parcel #6198400223) and vacant (parcel #6198400221) South: Residential-4 du/acre – single-family residence West: Residential-4 du/acre – single-family residence 6. Access: Access for the church would be provided from SE 188th Street to the proposed church’s parking lot via a private 20-foot wide paved driveway. 7. Site Area: 48,351 square feet / 1.1 acres 8. Project Data: Area Comments Existing Building Area: 4,281 square feet 2,377 square feet of existing residential; 1,904 square feet of non-residential, which would be converted into the church. New Building Area: N/A Total Building Area: 3,631 square feet in two existing structures – the existing guest house is to be demolished D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Annexation N/A 5327 03/01/2008 Comprehensive Plan N/A 5099 11/01/2004 Zoning N/A 5100 11/01/2004 E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: City of Renton CED Department Preliminary Report to the Hearing Examiner ST THOMAS ORTHODOX CHURCH CONDITIONAL USE PERMIT LUA-08-102, CU-H PUBLIC HEARING DATE: November 4, 2008 Page 3 of 13 LUA08-102_Hexreport_110408.doc 1. Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of Zoning Districts Section 4-2-070: Zoning Use Table Section 4-2-110: Residential Single-Family Development Standards 2. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations Section 4-4-080: Parking, Loading and Driveway Regulations 3. Chapter 6 Streets and Utility Standards 4. Chapter 9 Procedures and Review Criteria 5. Chapter 11 Definitions F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element: Residential Low Density 2. Land Use Element: Public Facilities 3. Community Design Element G. DEPARTMENT ANALYSIS: 1. PROJECT DESCRIPTION/BACKGROUND The applicant is requesting a Conditional Use Permit to locate the St. Thomas Orthodox Church in a Residential-4 (R-4) zone. The applicant proposes to renovate an existing building to the 90-seat church/worship/study center at 11651 188th Avenue SE. The existing building is a 1,960 square feet, one-story structure with its current use as mechanical shop. The shop is located on the on the east side of the southern half of the 48,351 square foot site. In addition to the shop, there are 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 guesthouse would be demolished to make way for a proposed private driveway, while the primary residence would not be physically affected by the proposal. The proposal would also include reconfiguring a gravel parking area capable of accommodating 15 vehicles to a 19 parking stall lot with landscaping. Under the proposal, the existing 1,960 square foot metal sided, mechanical shop would be renovated and converted into a worship/study center. The renovation would include several cosmetic changes including painting the exterior, the addition of several new entrances and windows. The conceptual floor plan of the remodel would include a 1,025 square foot worship hall, 300 square foot break room, 75 square foot kitchen, a mechanical room, and two restrooms. The remodel would not expand the building footprint of the shop, but proposes to install a 3.5-foot high cross on top of the roof. Currently, an existing onsite parking lot has a capacity of approximately 15 parking stalls and an approximate area of 13,125 square feet. The current parking lot surface is gravel. The applicant submitted a parking modification requesting to retain and enhance the gravel surface rather than paving it with another material. This modification was granted with conditions on September 29, 2008. The parking lot is surrounded by residential uses to the west and south. North of the parking lot are the two existing dwelling units on the subject property and the shop building is to the east of the parking lot. The subject property is surrounded by trees and other types of vegetation that would visually screen the neighboring properties from the parking lot. Access to the worship/study center, would be provided from SE 188th Street to the site’s gravel parking lot, via a private 20-foot wide paved driveway. The driveway would approximately 190 feet in length with a hammerhead turn spurring to the east. The driveway would run parallel approximately 23 feet from the west property line. City of Renton CED Department Preliminary Report to the Hearing Examiner ST THOMAS ORTHODOX CHURCH CONDITIONAL USE PERMIT LUA-08-102, CU-H PUBLIC HEARING DATE: November 4, 2008 Page 4 of 13 LUA08-102_Hexreport_110408.doc The project site is zoned Residential-4 (R-4) which allows churches as a Conditional Use subject to the approval of the Hearing Examiner. Neither the existing building footprint nor height would change. 2. ENVIRONMENTAL REVIEW The proposal is exempt from Environmental (SEPA) review per WAC 197-11-800. 3. COMPLIANCE WITH ERC MITIGATION MEASURES N/A 4. STAFF REVIEW COMM ENTS Representatives from various city departments have reviewed the application materials to identify and address site plan issues from the proposed development. These comments are contained in the official file, and the essence of the comments have been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of the report. 5. CONSISTENCY WITH CONDITIONAL USE CRITERIA RMC 4-9-030G 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 & OTHER ORDINANCES: 1) Comprehensive Plan Land Use Element 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 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 following Comprehensive Plan Land Use policies are applicable to the proposal. Objective LU-DD: Provide for a range of lifestyles and appropriate uses adjacent to and compatible with urban development in areas of the City and Potential Annexation Area constrained by extensive natural features, providing urban separators, and/or providing a transition to Rural Designations within King County. The proposed church would result in the establishment of a new institutional use abutting and adjacent to existing low-density residential uses. Access would be provided from a residential public street to a private driveway that would have an estimated 23-foot setback from the nearest property line. Internalizing the access and providing a buffer space, would lessen the potential conflict with the established and anticipated surrounding low-density residential pattern provided for in the Comprehensive Plan as implemented in the R-4 zone. Policy LU-140: Control scale and density of accessory buildings and barns to maintain compatibility with other residential uses. The proposed conversion of an accessory building, from a shop building accessory to a residential use to a church would increase the intensity of the land use, and potentially conflict with the surrounding residential uses. Where the use of a shop would be expected to generate a certain level of noise, the conversion of the structure to a church would generate additional traffic trips, noise, and activity. The proposed private driveway would reduce the amount of traffic on 118th Avenue SE by eliminating the current ingress/egress access point that the shop parking lot is currently using. Access for the parking would be provided off of SE 188th Street. The proposed driveway would be paved which would reduce the amount of dust, and noise coming from the potential increase in traffic due to the change of use. The private driveway would also create a greater setback separating residential uses and the access to the parking lot. City of Renton CED Department Preliminary Report to the Hearing Examiner ST THOMAS ORTHODOX CHURCH CONDITIONAL USE PERMIT LUA-08-102, CU-H PUBLIC HEARING DATE: November 4, 2008 Page 5 of 13 LUA08-102_Hexreport_110408.doc Objective LU-X: Site religious and ancillary facilities in a manner that provides convenient transportation access and minimized their adverse impacts on adjacent land uses. The proposed church would be accessed off of SE 188th Street, a public street. A private 20-foot wide paved driveway would provide access to the church’s parking lot. A hammerhead turnaround designed and constructed to met Fire Department standards would be provided. The driveway would be approximately 23 feet from the west property line. The driveway curb cut would be approximately 475 feet from 116th Avenue SE, the closest arterial. 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). Policy LU-104: When locating in predominately residential areas, religious facilities should be on the periphery of the residential area rather than the interior. The proposed facility is located within a residential zone, surrounded on all sides by residential uses. The proposal does not meet the intent of this Policy. Policy LU-105: Parking should be provided onsite and buffered from adjacent uses. The project’s parking would be located entirely onsite. The proposal would use landscaping to buffer the impact from the parking lot from the surrounding uses. The landscape buffer is important since there would be a residential house approximately 20 feet from the parking lot. Policy LU-107: Religious facilities should be located on and have direct access to either an arterial or collector street. The location of the project is not located on, nor has direct access to either an arterial or collector street. The project’s entrance would directly access a public street (SE 188th Street). The closest arterial would be 116th Avenue SE, which is located approximately 475 feet west of the entrance of the driveway. The proposal does not meet the intent of this Policy, although the applicant stated that SE 188th Street should be considered a collector street, due to its current use. Staff does not concur, at this time, the street’s status as a residential collector. 2) Zoning Code The proposed church use is located within the Residential-4 (R-4) zoning designation. The purpose of the R-4 zone is to provide areas for a range of lifestyles and appropriate uses adjacent to and compatible with urban levels of development by providing suitable environments for suburban and/or estate style, single-family residential dwellings. The proposed church could be permitted in the R-4 zone subject to approval of a Hearing Examiner Conditional Use Permit. 3) Development Standards (a) Size of Use The proposed project is the renovation of an existing structure. The existing building footprint (1,960 square feet) would not change. (b) 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 year. The existing structure is: 190 feet from the north property line (front setback); 110 feet from the west property line (side yard setback); 20 feet from the east property line (side yard along street setback); and 48 feet from the south property line (rear City of Renton CED Department Preliminary Report to the Hearing Examiner ST THOMAS ORTHODOX CHURCH CONDITIONAL USE PERMIT LUA-08-102, CU-H PUBLIC HEARING DATE: November 4, 2008 Page 6 of 13 LUA08-102_Hexreport_110408.doc setback). The existing structure meets the setback requirements of the R -4 zone. The proposed project would not change the setbacks. (c) Height The allowable maximum height in the R-4 zone is 30 feet and 2 stories. The existing building height is 18 feet, which is meets the zone’s maximum building height and number of stories. Building height would not be affected by the proposed development, except for the addition of a 3.5-foot cross that would be positioned on the highest gable approximately 21.5 feet in elevation. The height of the existing structure is in keeping with heights allowed in the R-4 zone. (d) Lot Coverage The allowed maximum building coverage for lots 10,000 square feet to 5 acres within the R-4 zone is 15%. The building coverage for the three existing onsite buildings would be 9%, which meets the maximum building coverage requirement. (e) Landscaping Per RMC, parking areas with 15-50 parking stalls are required to provide 15 square feet of landscaping per every parking stall. The project proposes 19 parking stalls, which would require 285 square feet of landscaping. The project proposes to plant 360 square feet of landscaping within the parking lot. The proposed landscaping would include three parking islands, which would be 5 feet wide and 24 feet deep. Each landscape island would include one vine maple, and either five Victoria ceanothus or Nootka rose shrubs. While the Victoria ceanothus and vine maples would be drought tolerant, the Nootka rose shrub is not. The proposed landscape plan would require the landscape islands to be irrigated because of the inclusion of a non-drought tolerant shrub. The existing vegetation shown on the submitted conceptual landscape plan does not show any screening or vegetation around the perimeter of the parking lot. The project does not propose any other landscaping, but staff recommends as a condition for approval, that the applicant provide a revised landscape plan detailing the proposed landscape screening around the perimeter of the parking lot to reduce visual, noise, and dust impacts. This landscape plan shall be submitted prior to the issuance of the building permit. The proposed landscaping shall be installed and inspected prior to occupancy perm it issuance. b. COMMUNITY NEED The proposed use shall be compatible with the general purpose, goals, objectives and standards of the Comprehensive Plan, the Zoning Regulations and any other plan, program, map, or ordinance of the City of Renton. There shall be a community need for the proposed use at the proposed location. In the determination of community need, the Hearing Examiner shall consider the following factors, among all other relevant information: 1) The proposed location shall not result in either the detrimental over-concentration 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 192nd Street) City of Renton CED Department Preliminary Report to the Hearing Examiner ST THOMAS ORTHODOX CHURCH CONDITIONAL USE PERMIT LUA-08-102, CU-H PUBLIC HEARING DATE: November 4, 2008 Page 7 of 13 LUA08-102_Hexreport_110408.doc and the First Evangelical Presbyterian and Church of Jesus Christ of Latter-Day Saint located off of 108th Avenue SE. All eight of the institutions are fairly large, which differentiates them from the relatively small proposal of the proposed 90-seat St. Thomas Orthodox Church. 2) That the proposed location is suited for the proposed use. The proposed site for the St. Thomas Orthodox Church is within the R-4 zone. The lots to the north across SE 188th Street are developed and used as single-family residential. The lot to the west is also single-family residential with a residence located approximately 180 feet from the proposed church. There are two lots to the east of the subject property across the private street (118th Avenue SE). The first property fronts SE 188th Street and is developed with a single-family residence. The second property, located to the south of the first, is currently vacant. The owner of this property lives on the abutting property to the east of the vacant lot. The property to the south has a single-family residence located approximately 55 feet from the proposed church building, and about 25 feet from the parking lot. The density of the residential development abutting the church site is generally low and for those parcels over 0.5 acres in size, the density is approximately 1.3 du/acre. Access to St. Thomas Orthodox Church would be provided off of SE 188th Street via private driveway. SE 188th Street connects to 116th Avenue SE, the closest arterial. Access for the church is counter to Comprehensive Plan Policy LU-107, which states that religious facilities should be located on or have direct access to either an arterial or collector street. Because of the greater separation between the access for the vehicles and surrounding residences, the impact would be lessened with an internal driveway. There would be no proposed access from 118th Avenue SE to the proposed church parking lot. No additional traffic would occur on 118th Avenue SE, and the proposal would close the current ingress/egress point on 118th Avenue SE to their parking lot, thus reducing the number of lots using the street for access. Additional landscape buffers around areas of activity could potentially mitigate concerns over the proximity of the church and parking lot to surrounding established residential uses and access provided off of SE 188th Street instead of 118th Avenue SE. c. EFFECT ON THE 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 (Ord. 3599, 1-11-1982): 1) Lot Coverage: Lot cov erage shall conform to the requirements of zone in which the proposed use is to be located. The allowed maximum building coverage for lots 10,000 square feet to 5 acres within the R-4 zone is 15%. The building coverage for the three existing onsite buildings would be 9%, which meets the maximum building coverage requirement. No change in building footprint is proposed. 2) 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. No additions to the existing structure are proposed. Yard requirements have been met. Regardless, the proposed use is not residential in nature, and the setbacks of the R-4 anticipate separation of residential uses from other residential uses. The proposed church is within 55 feet of a residence to the south, and the proposed parking lot is approximately 20 feet from the same residence. Given this proximity to existing residential development, the proposed church would result in undue adverse effects on adjacent property. If the Hearing examiner approves the Conditional Use permit, staff would require that the parking lot be reconfigured along the southern property line to give additional separation between the residence on the abutting property to the south and the parking stalls. City of Renton CED Department Preliminary Report to the Hearing Examiner ST THOMAS ORTHODOX CHURCH CONDITIONAL USE PERMIT LUA-08-102, CU-H PUBLIC HEARING DATE: November 4, 2008 Page 8 of 13 LUA08-102_Hexreport_110408.doc 3) 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 structure may exceed the height requirement upon approval of a variance. Building heights should be related to surrounding used in order to allow optimal sunlight and ventilation, and minimal obstruction of views from adjacent structures. The project would renovate an 18-foot tall existing structure. The current structure has a gabled roof that slopes from the peak of the roof (18 feet high) to 8 feet on the south elevation and 12 feet to the north elevation. The project proposes to add a 3.5-foot tall cross at the highest point of the structure, which would make the top of the cross 21.5 feet high in elevation. This would not exceed the maximum 30-foot height standard of the R-4 zone. The proposed church would be surrounded by trees and bushes that would obscure the building from the south, west, and east. d. COMPATIBILITY The proposed use shall be compatible with the residential scale and character of the neighborhood. (Ord 3599, 1-11-82) The subject property is surrounded by a low-density single-family residential neighborhood. The St. Thomas Orthodox Church is proposing to convert a mechanical shop building to a worship/study center on a lot that currently has a residential use. The applicant proposes to keep one of two existing residential structures and uses. No new buildings are proposed. The renovation of the shop building would not result in a change of scale to the existing structure. The project does proposal a 190-foot long, 20-foot wide paved driveway that would provide access from the parking lot to SE 188th Street. The use as a religious institution would not be compatible with the scale and character of the R-4 neighborhood in which it is proposed to be located. Comprehensive Plan Policy LU-102 state that if located within a predominately residential zone, religious facilities should be on the periphery of the residential area, rather than on the interior. The proposed church would not meet this policy, as the church is integrated within the residential neighborhood. In addition, Policy LU-107 states that religious facilities should be located on, and have direct access to, either an arterial or collector street. St. Thomas Orthodox Church would gain accessed from a residential street (SE 188 th Street), not an arterial or collector street, although the applicant suggests that the use of the street is that of a collector street. While the proposed church is comprised of a relatively small congregation, with seating for a maximum of 90 parishioners, it would still be incompatible with the residential development pattern that is established in the area. The church would utilize an existing structure, and only slightly modify the exterior of the structure, to add windows and doors, and a small cross at the top of the pitched roof. Therefore, the appearance of the structure would not change substantially; however, the level of activity would increase significantly, as a mechanical shop building would be converted to a church with a seating capacity of 90 participants. Compatibility issues are of concern to the surrounding neighborhood. During days without services or special events, the church would not be expected to negatively impact the surrounding area. On Sundays, and on days when special services (such as memorial services) would be held, activity would substantially increase. Parishioners would arrive and depart; services, classes, and other events would be conducted. Noise may emanate from the interior of the church to the exterior as part of traditional worship services. The existing shop building is not insulated to prevent noise from escaping the confines of the building. With a congregation of 90 members, it is anticipated that amplification may be utilized for the conduct of services. Given these considerations, the proposed use would not be compatible with the residential scale and character of the neighborhood without mitigating these issues. If the project were to be approved, noise escaping the building could be mitigated by the installation of proper insulation, and by requiring that windows and doors remain closed City of Renton CED Department Preliminary Report to the Hearing Examiner ST THOMAS ORTHODOX CHURCH CONDITIONAL USE PERMIT LUA-08-102, CU-H PUBLIC HEARING DATE: November 4, 2008 Page 9 of 13 LUA08-102_Hexreport_110408.doc during services, and that an HVAC (Heating/Ventilation/Air Conditioning) system be installed to address building comfort without relying on the opening of windows and doors to regulate temperature. In addition, the hours of operation of the church could be limited to prevent incompatible noise impacts on surrounding properties. Issues expressed by surrounding neighbors with regard to an increase in traffic, noise and dust. The original proposal was altered to address the neighbors’ issues by changing access to the church parking lot from the private street (118th Avenue SE) to a private paved driveway that would access off of a residential street (SE 188th Street). The use of the proposed internal paved driveway would result in less noise and dust by having a paved surface rather than a gravel street and the traffic on the private street would be reduced as well. 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. (Ord.3903, 4-22-85) Parking for 19 vehicles is proposed on a gravel surface. Renton Municipal Code (RMC 4-4-080F) requires one parking space for every five fixed seats in the main auditorium of churches. St. Thomas Orthodox Church proposes 90 fixed seats, therefore, a total of 19 parking spaces are required. The applicant has proposed to meet this requirement with 13 standard parking stalls, 5 compact parking stalls, and 1 ADA compliant parking stall. Up to 30% of the parking space may be compact according to the Parking, Loading and Driveway Regulations (RMC 4-4-080). This means that five parking stalls can be compact, which is amount the applicant is proposing. Detailed on the parking plan, a 60-foot drive aisle width was proposed. The required width for a two-way drive aisle with 90 degree parking is 24 feet. The open space of the proposed parking lot could potentially be used for recreation. If the conditional use were approved, staff would recommend as a condition for approval, a reconfiguration of the parking lot to reduce the amount of space dedicated for vehicles. Better separation between vehicles and pedestrians would reduce the conflict between the two uses. The applicant requested a parking lot modification to use a different surfacing material than required by code. The applicant proposes to keep the parking lot gravel, instead of paving with asphaltic concrete, cement, or equivalent material of a permanent nature approved by the Public Works Department. This modification was approved on September 29, 2008 with the following conditions: (1) The applicant must submit a parking lot plan, detailing location and dimension of parking spaces, landscaping, signage, and wheel stops prior to issuance of a building permit. (2) The applicant must submit a sign plan, for approval by the Planning Division project manager, detailing placement for signs that would label all entrances and exits of the parking lot before issuance of a building permit. (3) The applicant must install wheel stops for each parking stall. The location of the wheel stops must be submitted on a parking plan prior to issuance of a building permit. (4) The applicant must comply with the required ADA standards within the parking lot where applicable. (5) The applicant must comply with all other parking, loading and driveway regulations stated in RMC 4-4-080, except of the Marking Requirements. The Renton Municipal Code calls for a minimum of 15 square feet of landscaping if the total number of parking stalls is between 15- to 50-stalls. The applicant proposes 300 square feet, which exceeds the required amount. Where parking stalls are less than 50 feet away from a landscaped area, revisions to the Landscape Plan would be necessary to meet the Code requirements. City of Renton CED Department Preliminary Report to the Hearing Examiner ST THOMAS ORTHODOX CHURCH CONDITIONAL USE PERMIT LUA-08-102, CU-H PUBLIC HEARING DATE: November 4, 2008 Page 10 of 13 LUA08-102_Hexreport_110408.doc 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. (Ord. 3599, 1-11-1982) Traffic would be impacted on SE 188th Street. 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 does not propose any off-site road infrastructure improvements. Neighbors in the surrounding area have relayed their concerns over the additional traffic caused by church use would have adverse affects on the neighborhood. The neighbors cited issues concerning the narrow width of the private street (118th Avenue SE) and its ability to handle the extra traffic impacts including noise, dust, and access for emergency services, and deterioration of the road surface resulting from increased use. The applicant made a counter proposal to mitigate these issues. The proposal would use an internal driveway accessing SE 188th Street instead of using the private street 118th Avenue SE. This driveway would be paved to address Fire Department requirements, but the paving would also diminish noise and dust from vehicle traffic. Traffic on 118 th Avenue SE could potential be reduced because the proposal would eliminate the ingress/egress point that the mechanical shop currently utilizes. There are no proposed pedestrian connections to the church from either the surrounding streets or from within the parking lot. It is anticipated that most parishioners would arrive via private vehicle, however, if the Conditional Use Permit is approved, accommodation would need to be made to provide for pedestrian safety. Staff suggests that a detailed plan be submitted detailing pedestrian access connections. These connections would show a defined pedestrian access connection through the parking lot to entrance of the church. As services commence or conclude, it would be expected that some parishioners might wait outside the church entrance. Therefore, if approved staff recommends that a waiting area be provided for pedestrians at the front entrance of the church. This area should be separated (physically or visually) from the rest of the parking lot to ensure the safety of congregating in front of the main entrance of the church. A dedicated pedestrian connection from the entrance of the church to SE 188th Street must also be shown on the pedestrian plan. The pedestrian connection plan shall be submitted to the Planning Division Project Manager for approval prior to issuance of a building permit. No signage plan was submitted. 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 SE 188th Street would need to be provided. Staff recommends, that if the conditional use permit is granted, that a condition for approval be required for submittal of a signage plan detailing among other points, signs for the parking lot. The revised proposal addresses the Fire Department concerns of a 220-foot wide paved access with a hammerhead turnaround to allow for a 3-point turn. The impact of paving the driveway could potentially trigger a wetlands study of the paving proposal area and subsequent wetland mitigation required by the Renton Municipal Code. The applicant would be required to submit a wetlands study and drainage study prior to the submittal of any permit authorizing paving and/or drainage changes on SE 188th Street. g. NOISE, 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. (Ord. 3599, 1-11-1982) The proposed church would utilize an existing 1,960 square foot structure located in the southeast corner of a 1.1-acre site. The church would be expected to generate noise City of Renton CED Department Preliminary Report to the Hearing Examiner ST THOMAS ORTHODOX CHURCH CONDITIONAL USE PERMIT LUA-08-102, CU-H PUBLIC HEARING DATE: November 4, 2008 Page 11 of 13 LUA08-102_Hexreport_110408.doc 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 doors are opened during the services. Comments received from surrounding neighbors express concerns about the potential noise impacts from the proposed church. The comments indicate that the neighbors believe that noise resulting from the traffic caused by church members would be incompatible with the residential character of the area. The revised proposal address the issue of traffic by changing the access point to the church parking lot from 118 th Avenue SE, a private gravel street, to SE 188th Street SE. This proposal would accomplish a number of things: first, traffic on 118th Avenue SE would not be impacted; second, by traveling on a paved road would produce much less noise and dust than the original proposal of using a gravel road. If the project is approved, staff recommends, as a condition of approval that the windows and doors of the church be closed during services, and that the project be required to install insulation and Heating/Ventilation/Air Conditioning (HVAC) in the shop 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 A lighting narrative has been proposed. The applicant proposes to use 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. The purpose of the City’s light regulations is to provide for ample, but not excessive illumination levels, promote the general public health, welfare, and safety, and discourage light trespass beyond the boundaries of the property on which the light is located. If the Conditional Use Permit is approved, staff recommends that a lighting plan following the standards set by RMC 4-4-075, Lighting, Exterior Onsite be submitted subject to the review and approval of the Planning Division Project Manager, showing the type of lighting proposed, the direction of the lighting, and the location of all of the exterior lights prior to building permit submittal. With the revised proposal, potential glare could be emitted from vehicle headlights using the driveway. If the proposal were approved, then staff would recommend a six-foot fence be built along the west property line to screen any potential glare issues. The applicant does not plan to have an assigned refuse/recycle bin location for the church. The applicant feels that the refuse/recyclables generated from the church would be minimal and that they would incorporate the church’s refuse/recycling with the existing residence’s service. This is contrary to City Code, and the institutional use would require that appropriate refuse and recycle be provided for, and that it be kept at least 50 feet from surrounding residential properties. h. LANDSCAPING Landscaping shall be provided in all areas not occupied by building or paving. The Hearing Examiner may require additional landscaping to buffer adjacent properties from potentially adverse effects of the proposed use. (Ord. 3599, 1-11-1982) The project proposes to plant 360 square feet of landscaping within the parking lot. These landscaped areas would visually break up the parking lot. The project does not propose any other landscaping, but staff recommends as a condition for approval, that the applicant shall provide a revised landscape plan detailing the landscape areas that would serve as a buffer between the perimeter of the parking lot and the neighboring residential properties in order to diminish the visual, noise, and dust impacts . This landscape plan shall be submitted prior to the issuance of the building permit. The proposed landscaping shall be installed and inspected prior to occupancy permit issuance. 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 City of Renton CED Department Preliminary Report to the Hearing Examiner ST THOMAS ORTHODOX CHURCH CONDITIONAL USE PERMIT LUA-08-102, CU-H PUBLIC HEARING DATE: November 4, 2008 Page 12 of 13 LUA08-102_Hexreport_110408.doc 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. Accessory uses proposed as part of this proj ect include using the worship hall as a flex space to hold social events and meetings. No daycare or day school has been proposed. 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 RMC 4-9-030. The existing structure would be renovated to allow for the proposed use. Provided conditions of approval are complied with, the structure would meet the requirements of the Conditional Use Permit. However, the existing dwelling unit located on the subject site would not be compatible with the more intensive use as a church, unless the residential nature of the structure were converted to an accessory use, such as residential accommodations for the clergy. Convents and other clergy residential uses may be allowed in conjunction with the proposed use, provided they meet requirements of the underlying zone. It appears that the structures would comply with the applicable regulations. If the Conditional Use Permit is approved, staff recommends that the existing primary on the site be converted to clergy residential housing in order to avoid conflicts with the proposed church use. 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. (Ord. 3599, 1-11-1982) It appears that the site is currently on a septic system and is not connected to sewer. The applicant proposes to bring in water and sewer to the project. A Certificate of Water and Sewer Availability has been granted by the Soos Creek Water and Sewer District. Improvements to the site may require that street frontage improvements be constructed, including curb, gutter, sidewalks and street lighting. If the conditional use permit i s approved, and the private street is required to be paved, then the threshold may be met requiring street improvements. H. RECOMMENDATION Staff recommends approval of the St. Thomas Orthodox Church Conditional Use Permit, Project File No. LUA-08-102, CU-H, staff recommends that the following conditions be attached to the Conditional Use Permit. 1. The applicant shall provide a revised landscape plan detailing the landscape areas that would buffer the perimeter of the parking lot from visual, noise, and dust impacts. This landscape plan shall be submitted to the Planning Division Project Manager prior to the issuance of the building permit. The proposed landscaping shall be installed and inspected prior to occupancy permit issuance. 2. The applicant shall reconfigure the parking lot along the south property line to give additional separation between the residence on the abutting property to the south and the parking stalls. A revised parking plan shall be submitted to the Planning Division Project Manager for approval prior to issuance of a building permit. 3. The applicant shall close windows and doors during services/social events and install insulation and Heating/Ventilation/Air Conditioning (HVAC) within the building to limit the amount of noise impacts City of Renton CED Department Preliminary Report to the Hearing Examiner ST THOMAS ORTHODOX CHURCH CONDITIONAL USE PERMIT LUA-08-102, CU-H PUBLIC HEARING DATE: November 4, 2008 Page 13 of 13 LUA08-102_Hexreport_110408.doc associated with church services. Installation of the HVAC systems would need to be accomplished prior to issuance of an occupancy permit. 4. The applicant shall limit the hours of operation of church activities to the hours of 7:00 a.m. to 10:00 p.m. 5. The applicant shall build a six-foot fence along the west property line to screen any potential glare onto the abutting property to the west. The fence design would need to be submitted to the Planning Division Project Manager for approval prior to issuance of a building permit. The fence shall be installed and inspected prior to occupancy permit issuance 6. The applicant shall submit an amended site plan detailing pedestrian access connections. The plan must show a defined pedestrian access connection through the parking lot to entrance of the church. A dedicated pedestrian connection from the entrance of the church to SE 188th Street must also be shown on the plan. Within the gravel parking lot, the pedestrian connection shall use materials, such as pavers or brick, to create visual separation from the graveled vehicle areas. On paved surfaces, the pedestrian connection can be painted. The plan must show a waiting area in front of the church that is separated (physically or visually) from the rest of the parking lot to ensure the safety of congregating in front of the main entrance of the church. The site plan shall be submitted to the Planning Division Project Manager for approval prior to issuance of a building permit. 7. The applicant shall submit a signage plan to the Planning Division Project Manager detailing parking lot signs showing pedestrian connections and spaces, ADA parking stalls, and entrance and exit signs. The signage plan shall give the sign type, locations, dimensions and materials of each sign. This signage plan shall be submitted to the Planning Division Project Manager for review and approval prior to issuance of a building permit and shall be installed and inspected prior to occupancy permit issuance. 8. The applicant shall submit a revised site plan detailing a reconfiguration of the parking lot to reduce the aisle width from 60 feet to 24 feet to reduce the amount of space dedicated for vehicles. Better separation between vehicles and pedestrians would reduce the conflict between the two uses. 9. The applicant would be required to submit a wetlands delineation study pursuant to RMC 4-3-050M and drainage study, subject to Public Works Plan Reviewer approval, prior to the submittal of any permit authorizing paving and/or drainage changes on SE 188th Street. 10. The applicant shall submit a lighting plan following the standards of RMC 4-4-075 to the Planning Division Project Manager, showing the type of lighting proposed, the direction of the lighting, and the location of all of the exterior lights prior to issuance of the building permit. 11. If the Conditional Use Permit is approved, staff recommends that the existing remaining dwelling on the site be converted to clergy residential housing in order to avoid conflicts with the proposed church use.