Loading...
HomeMy WebLinkAboutSR_HEX_Report_Evangelical_Chinese_Church_091222HEX Rpt.09-143 Project Location Map 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: December 22, 2009 Project Name: Evangelical Chinese Church Office Owner/Applicant: Cecil Y. & Sue J. Chen, 1042 Lynnwood Ave. NE, Renton, WA 98056 Contact: Same as above File Number: LUA09-143, CU-H Project Manager: Gerald C. Wasser, Associate Planner Project Summary: The applicant is requesting approval of a Hearing Examiner Conditional Use Permit for the conversion of a 1,480 square foot single family residence into a church office; the church facility is located on an abutting parcel to the south. The subject site is 8,181 square feet in size and is located in the Residential – 8 dwelling units per acre (R-8) zone. No modifications to the existing structure are proposed. Access to the site would continue to be from Lynnwood Avenue NE. The proposed project is categorically exempt from SEPA. Project Location: 1042 Lynnwood Ave. NE Exist. Bldg. Area SF: 1,480 sf Proposed New Bldg. Area (gross): N/A Site Area: 8,181 sf Total Building Area GSF: N/A  N SITE City of Renton Department Community & Economic Development Preliminary Report to the Hearing Examiner Evangelical Chinese Church Office LUA09-143, CU-H Report of December 22, 2009 Page 2 of 10 HEX Rpt.09-143 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: Neighborhood Detail Map Exhibit 3: Site Plan Exhibit 4: Floor Plan Exhibit 5: Zoning Map, Sheet F5, West 1/2 C. GENERAL INFORMATION: 1. Owners of Record: Cecil Y. & Sue J. Chen, 1042 Lynnwood Ave. NE, Renton, WA 98056 2. Zoning Designation: Residential – 8 dwelling units per acre (R-8) 3. Comprehensive Plan Land Use Designation: Residential Single Family (RSF) 4. Existing Site Use: Single Family Residence 5. Neighborhood Characteristics: North: Single family residence – R-8 zoning East: Church parking lot – R-8 zoning South: Church – R-8 zoning West: Single family residence – R-8 zoning 6. Access: Lynnwood Avenue NE 7. Site Area: 8,181 sf 8. Project Data: Area Comments Existing structure: 1,480 sf To remain. Proposed new structure: N/A N/A D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Annexation N/A 1800 10/14/1959 Comprehensive Plan N/A 5099 11/01/2004 Zoning N/A 5100 11/01/2004 E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Zoning Districts – Uses & Standards Section 4-2-020: Purpose and intent of Zoning Districts Section 4-2-070: Zoning Use Table Section 4-2-110: Development Standards for Single Family Residential Zoning Designations City of Renton Department Community & Economic Development Preliminary Report to the Hearing Examiner Evangelical Chinese Church Office LUA09-143, CU-H Report of December 22, 2009 Page 3 of 10 HEX Rpt.09-143 2. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations 3. Chapter 9 Procedures and Review Criteria Section 4-9-030: Conditional Use Permits 4. Chapter 11 Definitions F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element: Residential Single Family 2. Land Use Element: Public Facilities G. DEPARTMENT ANALYSIS: 1. Project Description/Background The applicant is requesting a Conditional Use Permit to locate a church office in the Residential – 8 dwelling units per acre (R-8) zone. The applicant proposes to use an existing 1,480 square foot, one-story house as a church office. The existing residence has an attached carport and three vehicle parking spaces in the front yard. The carport and uncovered parking spaces are accessed from Lynnwood Avenue NE. The Evangelical Chinese Church of South King County has leased the Renton Seventh Day Adventist Church (LUA95-060), which is located immediately to the south of the subject site, for Sunday worship services for the past 15 years. Since 2004 the subject property has been used as the office for the Evangelical Chinese Church of South King County without the necessary Conditional Use Permit required for operation of church facilities in the R-8 zone. The applicant, who is the property owner, wishes to obtain the necessary permits for legal operation of the church office. The original floor plan of the existing structure would remain unchanged. However, the use of the original rooms has changed to uses more appropriate to a church office. The original three bedrooms are currently being used as a staff office, a finance office and a library; the recreation room and the living/dining room are being used as two conference areas; and the kitchen and two bathrooms remain unchanged. The proposed church office would be used by two pastors who are church employees and three to five volunteers who come to the office regularly on Sundays. The church office is considered an appurtenant use to the church. The pastors’ office hours would be Monday through Friday and Sunday from 9:00 am to 5:00 pm (the pastors would not reside on site). There would be a Bible Study class in one of the conference rooms on Sunday mornings and the library would be available to the congregation from 9:00 am to 12 pm on Sundays 2. Environmental Review The proposal is categorically exempt from Environmental (SEPA) Review per WAC 197-11-800. City of Renton Department Community & Economic Development Preliminary Report to the Hearing Examiner Evangelical Chinese Church Office LUA09-143, CU-H Report of December 22, 2009 Page 4 of 10 HEX Rpt.09-143 3. Compliance with ERC Mitigation Measures Not applicable. 4. Staff Review Comments 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 has 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 Single Family on the City’s Comprehensive Plan Land Use Map. Residential single family land use designation policies are intended to be used for quality detached residential development organized into neighborhoods at urban densities. It is intended that larger subdivisions, infill development, and rehabilitation of existing housing be carefully designed to enhance and improve the quality of single -family living environments. The Public Facilities Section of the Land use Element contains a policy related to churches. Policy LU-110: When locating in predominantly residential areas, religious facilities should be on or have direct access to either an arterial or collector street. The location of the project is not located on, nor does it have direct access to either an arterial or collector street. The proposed church office abuts an existing church facility, would be used on a limited basis and would not increase traffic in the surrounding neighborhood. 2) Zoning Code The proposed church use is located within the Residential-8 dwelling units per acre (R-8) zoning designation. The R-8 zone is intended to create opportunities for new single-family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single-family neighborhoods. It is intended to accommodate uses that are compatible with and support a high-quality residential environment and add to a sense of community. The proposed church office could be permitted in the R-8 zone subject to approval of a Hearing Examiner Conditional Use Permit. The proposed use would be appurtenant to the church facility located on the parcel immediately to the south of the subject property. City of Renton Department Community & Economic Development Preliminary Report to the Hearing Examiner Evangelical Chinese Church Office LUA09-143, CU-H Report of December 22, 2009 Page 5 of 10 HEX Rpt.09-143 3) Development Standards (a) Size of Use The proposed project is the reuse of an existing structure. The existing building footprint (1,840 square feet) would not change. (b) Setbacks The minimum setback requirements of the R-8 zone are as follows: Front yard – 15-feet for the primary structure; 20 feet for attached garages Side yard – 5-feet Rear yard – 20-feet While the southerly side yard setback does not meet the side yard setback requirement (3-feet, 7-inches where 5-feet is required) the structure is considered legally non-conforming. All other setbacks conform to the R-8 zone setback requirements. The proposed project would not change the existing setbacks. (c) Height The allowable maximum height in the R-8 zone is 30 feet. The existing structure is one-story and conforms to the height limitation. Building height would not be affected by the proposed use. (d) Lot Coverage The allowed maximum building coverage for lots greater than 5,000 square feet is 35% or 2,500 square feet, whichever is greater. Existing building coverage is approximately 24% which complies with the maximum building coverage requirement. Building coverage would not change as a result of the proposed use. (e) Landscaping Landscaping commensurate with the residential character of the existing structure exists on the project site. This landscaping consists of a front lawn and shrubs. No additional landscaping is recommended so as to maintain the residential appearance of the structure. 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: City of Renton Department Community & Economic Development Preliminary Report to the Hearing Examiner Evangelical Chinese Church Office LUA09-143, CU-H Report of December 22, 2009 Page 6 of 10 HEX Rpt.09-143 1) 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. The proposed church office would be located in a structure wh ich abuts an existing church to the south. The church office would be appurtenant to the existing church facility. This would not result in an overconcentration of a particular use either in the City or in the immediate area. The existing structure has been used as a church office since 2004 with no detrimental effects. No increase in church staff or volunteers is anticipated as a result of the approval of the proposal. There have been no comments received and there has been no opposition to the proposed project. 2) That the proposed location is suited for the proposed use. Because the proposed church office abuts the church facility to which it is an appurtenance, it is suited for the proposed use. Furthermore, the structure has been used as a church office since 2004 with no detrimental consequences for the surrounding neighborhood. 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 coverage shall conform to the requirements of zone in which the proposed use is to be located. The allowed maximum building coverage for lots greater than 5,000 square feet is 35% or 2,500 square feet, whichever is greater. Existing building coverage is approximately 24% which complies with the maximum building coverage requirement. Building coverage would not change as a result of the proposed use. 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. While the southerly side yard setback does not meet the side yard setback requirement (3-feet, 7-inches where 5-feet is required), the structure is considered legally non-conforming. All other setbacks conform to the R-8 zone setback requirements. 3) Height: Building and structure heights shall conform to the req uirements 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 or der to allow optimal sunlight and ventilation, and minimal obstruction of views from adjacent structures. The allowable maximum height in the R-8 zone is 30 feet. The existing structure is one- story and is below the maximum 30-foot height limitation. Building height would not be affected by the proposed use. No changes to the building exterior are proposed and the residential character of the property will remain. City of Renton Department Community & Economic Development Preliminary Report to the Hearing Examiner Evangelical Chinese Church Office LUA09-143, CU-H Report of December 22, 2009 Page 7 of 10 HEX Rpt.09-143 d. COMPATIBILITY The proposed use shall be compatible with the residential scale and charact er of the neighborhood. (Ord 3599, 1-11-82) The subject property is surrounded by a single-family residential neighborhood. The Renton Seventh-Day Adventist Church is located immediately to the south and the church’s parking lot is located immediately to the east of the subject property. The Evangelical Chinese Church of South King County has been leasing the church facility for the past 15-years and has been renting the subject site as a church office since 2004. While the church office has been operating without benefit of a valid conditional use permit, no detrimental impacts on the neighborhood have been experienced. The applicant does not intend to make any changes to the exterior of the structure which would maintain the residential character of the structure and the surrounding neighborhood. No changes in access to the proposed church office or to the church facility to the south are proposed and would continue to be taken from Lynwood Avenue NE. No comments have been received from surrounding property owners. 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 four vehicles is currently provided on the project site, three spaces are located within the front yard setback and one space is in an attached carport on the side of the property. Because of the residential character of the subject property and the surrounding neighborhood, the site is not conducive to underground parking and the applicant proposes no changes in the current parking area. Staff recommends as a condition of appr oval that the surface level parking spaces be paved, striped , landscaped and identified as parking for the use of the church employees and volunteers. Further staff recommends that one of the surface parking spaces be for accessible parking. Visitors to the proposed church office would have adequate parking on the church property to the south. 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) No additional traffic is anticipated to be generated as a result of the proposed church office. The proposed office would be used by the church’s pastors and three to five volunteers primarily on Sundays. The proposal is considered an appurtenant use to the abutting church facility where adequate access and parking currently exists. City of Renton Department Community & Economic Development Preliminary Report to the Hearing Examiner Evangelical Chinese Church Office LUA09-143, CU-H Report of December 22, 2009 Page 8 of 10 HEX Rpt.09-143 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 office would utilize an existing 1,480 square foot structure. No changes to the structure are proposed. No additional on-site parking or lighting would occur as result of the proposed project. No additional noise or glare is anticipated. 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) Currently, there are shrubs and a lawn planted on the subject property. These plantings are in keeping with the residential nature of the property and character of the surrounding neighborhood. No additional landscaping is proposed or recommended. 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. No accessory uses are proposed as part of this project. 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 continue to be utilized for the proposed use. Provided conditions of approval are complied with, the structure wou ld meet the requirements of Conditional Use Permits. 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) The use is currently adequately served by City water, sewer and stormwater facilities. The Fire & Emergency Services Department has indicated the fire flow for this project may be reduced to 1,000 gallons per minute for 2-hours (because of pre-existing conditions) and that only one fire hydrant would be required. An existing fire hydrant is located approximately 150-feet from the front of the structure. This hydrant is sufficient; however, City of Renton Department Community & Economic Development Preliminary Report to the Hearing Examiner Evangelical Chinese Church Office LUA09-143, CU-H Report of December 22, 2009 Page 9 of 10 HEX Rpt.09-143 it has a main port cap which needs to be converted to a 5-inch Storz fitting. If this hydrant cannot be converted to a 5-inch Storz fitting, a new hydrant must be installed. A commercial building is required to have a 6-inch sewer stub from the property line to the structure. The City would not require this project to upsize at this time. However, if for any reason the line requires repair then it will be required to be replaced and upsized to 6 - inches in diameter from the sewer line to the structure. Construction of a commercial building triggers a separate storm water review. A Surface Water Development Charge of $0.405 per square foot of new impervious area would be required. No additional impervious surface is proposed. Street improvements are required whenever a building permit is applied for new commercial construction or alteration of an existing structure in excess of $50,000.00. No new construction is being proposed. H. RECOMMENDATION Staff recommends approval of the Evangelical Chinese Church Office, LUA09-143, CU-H subject to the following condition: 1. The applicant shall provide a revised site plan at the time of building permit application which indicates the uncovered parking spaces will be paved, striped per RMC 4-4-080 and identified for church employee parking only. One of the uncovered parking spaces shall be for accessible parking. ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions. Water 1. The existing fire hydrant shall be retrofitted with a quick disconnect 5-inch Storz fitting. 2. Any new construction must have one fire hydrant capable of delivering a minimum of 1,000 gallons per minute and shall be located within 150 feet of the structure and additional hydrants (also capable of delivering 1,000 gallons per minute) within 300 feet of the structure. This distance is measured along the travel route. 3. The Water System Development Charges are based on the size of the (each and all) water meter(s). These fees are collected at the time of construction permit is issued, if there is no construction permit then prior to the issuance of the building permit. Sanitary Sewer 1. A commercial building permit is required to have a 6-inch sewer stub from the property line to the structure. The City is not requiring that this project upsize at this time. However, if for any reason the line requires repair then it will be required to be replaced and upsized to 6- inches in diameter from the sewer main in the street to the building. City of Renton Department Community & Economic Development Preliminary Report to the Hearing Examiner Evangelical Chinese Church Office LUA09-143, CU-H Report of December 22, 2009 Page 10 of 10 HEX Rpt.09-143 Storm water 1. Construction of a commercial building will trigger a separate detailed review. 2. The project will be required to pay the Surface Water Development Charges of $0.405 per square foot of new impervious area. The fee is collected prior to the issuance of the construction permit if there is one or prior to the issuance of a building permit. Street Improvements 1. Whenever a building permit is applied for new construction for commercial or alteration of an existing structure in excess of $50,000.00 then the offsite improvements are required. 2. Construction of a commercial building will trigger a separate de tailed review. 3. City code requires that commercial projects that are 0 to 5,000 square feet in size provide half street pavement width per standard plus 10 feet, curb, gutter and sidewalks along the full frontages of the parcel being developed on the project side. 4. Street lighting is not required to be installed unless the commercial project is larger than 5,000 square feet. 5. Traffic mitigation fees are triggered by this project. General 1. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 2. All plans shall be tied to a minimum of two of the City of Renton Horizontal and Vertical Control Network. 3. Permit application must include an itemized cost estimate for these improvements. Half of the fee must be paid upon application for building and construction permits and the remainder when permits are issued. There may be additional fees for water service related expenses. Construction 1. A change of use building permit is required. Fire 1. Fire flow may be reduced to 1,000 gallons per minute for 2 hours and only one fire hydrant shall be required. The existing hydrant which is approximately 150 feet from the front of the building is sufficient; however, the main port cap needs to be converted to a 5-inch Storz fitting.