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HomeMy WebLinkAboutSR_HEX_Report_Seattle_Bread_of_Life_Christian_Church_210921_v1DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map SR_HEX_Report_Seattle_Bread_of_Life_Christian_Chu rch_210921_v1 A. REPORT TO THE HEARING EXAMINER Hearing Date: September 21, 2021 Project File Number: PR21-000272 Project Name: Seattle Bread of Life Christian Church Land Use File Number: LUA21-000299, CU-H Project Manager: Clark Close, Senior Planner Owner/Applicant: Bread of Life Christian Church in Seattle, 1331 118th Ave SE, Bellevue, WA 98005 Contact: Tong Wang, 7512 NE 155th St, Kenmore, WA 98028 Project Location: 3005 and 3009 Park Ave N, Renton, WA 98056 Project Summary: The applicant is requesting Hearing Examiner Conditional Use Permit approval to operate a religious institution and parsonage office/preschool for Seattle Bread of Life Christian Church ("SeaBOL"). The site is located at 3005 and 3009 Park Ave N (APN 3342101395) and a vacant lot located behind the church at parcel number 3342101400. The parcels have a Comprehensive Plan Land Use designation of Residential High Density (RHD) and are zoned Residential-10 (R-10). The subject properties have a combined land area of 15,600 square feet (0.36 acres) and contain a 3,256 square foot church building and a roughly 1,474 square foot parsonage with a full basement of approximately the same area. The main auditorium has seating for less than 100 attendees in the congregation. The applicant is proposing two (2) areas for parking for church users (1) the Park-and-Ride gravel parking lot located on the southeast corner of Park Ave N and N 30th St (APN 3342103256), which is used as a public park-and-ride lot for King County Metro. Parking for the church would continue to use the Park-and-Ride lot via a six (6) month lease through the end of March 2022 and/or (2) shuttle service to a designated portion of the McKnight Middle School parking lot via a license agreement with Renton School District. The site is accessible via a driveway from Park Ave N. No exterior site construction improvements are proposed. According to City of Renton (COR) Maps, the site contains regulated slopes and is in the Wellhead Protection Area Zone 2. No vegetation or trees are proposed for removal as a part of the project. Site Area: 0.36 acres Park Ave N N 30th St N 31st St N 30th St N 29th St City of Renton Department of Community & Economic Development Seattle Bread of Life Christian Church Staff Report to the Hearing Examiner LUA21-000299, CU-H Report of September 21, 2021 Page 2 of 17 SR_HEX_Report_Seattle_Bread_of_Life_Christian_Church_210921_v1 B. EXHIBITS: Exhibit 1: Staff Report to the Hearing Examiner Exhibit 2: Site and Utility Plans Exhibit 3: Neighborhood Detail Map Exhibit 4: Aerial Map Exhibit 5: Topography Map Exhibit 6: Project Narrative Exhibit 7: Conditional Use Permit Justification Exhibit 8: Floor Plan Exhibit 9: Parking Lease with Kennydale United Methodist Church Exhibit 10: Parking Schematic of Park-and-Ride Lot Exhibit 11: Parking Agreement with Renton School District Exhibit 12: Shuttle Plan Exhibit 13: Traffic and Parking Assessment Exhibit 14: Public Comment Email from Russell, dated August 9, 2021 Exhibit 15: Staff Response to Public Comment from Russell, dated August 10, 2021 Exhibit 16: Public Comment Email from Hancock, dated August 18, 2021 Exhibit 17: Staff Response to Public Comment from Hancock, dated August 23, 2021 Exhibit 18: Public Comment Email from Petersen, dated August 20, 2021 Exhibit 19: Staff Response to Public Comment from Petersen, dated August 23, 2021 Exhibit 20: Public Comment Email from Hancock, dated August 30, 2021 Exhibit 21: Staff Response to Public Comment from Hancock, dated August 31, 2021 Exhibit 22: Public Comment Email from Santos, dated August 31, 2021 Exhibit 23: Staff Response to Public Comment from Santos, dated September 1, 2021 Exhibit 24: Transportation Concurrency Memo Exhibit 25: Advisory Comments C. GENERAL INFORMATION: 1. Owner(s) of Record: Bread of Life Christian Church in Seattle 1331 118th Ave SE, Bellevue, WA 98005 2. Zoning Classification: Residential-10 (R-10) 3. Comprehensive Plan Land Use Designation: Residential High Density (RHD) City of Renton Department of Community & Economic Development Seattle Bread of Life Christian Church Staff Report to the Hearing Examiner LUA21-000299, CU-H Report of September 21, 2021 Page 3 of 17 SR_HEX_Report_Seattle_Bread_of_Life_Christian_Church_210921_v1 4. Existing Site Use: Unoccupied buildings and vacant lot. Former church, parsonage and preschool. 5. Critical Areas: Sensitive slopes (>15% & <=25%) and Wellhead Protection Area Zone 2 (WELL 5A). 6. Neighborhood Characteristics: a. North: Single family residential home. Residential Medium Density (RMD) Comprehensive Plan Land Use Designation; Residential-8 (R-8) b. East: Park Ave N and Cloud Break Café. Residential High Density (RHD) Comprehensive Plan Land Use Designation; Commercial Neighborhood (CN) zone c. South: N 30th St and multi-family dwelling. Residential High Density (RHD) Comprehensive Plan Land Use Designation; Residential-10 (R-10) d. West: Single family residential home. Residential Medium Density (RMD) Comprehensive Plan Land Use Designation; Residential-8 (R-8) 7. Site Area: 0.36 acres D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Annexation (Gustine) A-002-60 1821 03/31/1960 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service will be provided by the City of Renton. There is an existing 12-inch and 8-inch ductile iron water main located in Park Ave N (see City plan nos. W-276807, W-276809, and W- 395602) and an existing 12-inch and 8-inch ductile iron water main located in N 30th St (see City plan W-276809). The site is located in the Aquifer Protection Area, Zone 2. b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch non-reinforced concrete gravity wastewater main located in N 30th St that runs east to west (see City plan no. S- 012608). Near the southwest corner of the site there is an existing 6-inch concrete side sewer stub that connects into the existing sewer main located in N 30th St (see City plan no. S-012608). c. Surface/Storm Water: There is an existing storm drainage main located on the west side of Park Ave N in the shoulder that runs from north to south prior to connecting into the storm drainage system along N 30th St. There is a storm drainage conveyance system located along the site’s N 30th St frontage in the northern flowline of the curb, gutter and sidewalk. This system is comprised of 12- inch PVC pipe and catch basins and flows from east to west. There are no formal storm drainage facilities located within Park Ave N along the site’s frontage. 2. Streets: Park Ave N is a Collector Arterial with an existing right of way (ROW) width of 50 feet (50’) as measured using the King County Assessor’s Map. The existing street section contains two (2) approximately 11-foot (11’) wide north and south-bound travel lanes with a curb, gutter, and a 5-foot (5’) wide sidewalk on the west side of Park Ave N and a paved and gravel shoulder on the east side of the City of Renton Department of Community & Economic Development Seattle Bread of Life Christian Church Staff Report to the Hearing Examiner LUA21-000299, CU-H Report of September 21, 2021 Page 4 of 17 SR_HEX_Report_Seattle_Bread_of_Life_Christian_Church_210921_v1 street. N 30th St is a Collector Arterial west of the N 30th St/Park Ave N intersection along the project’s frontage and a Minor Arterial east of the intersection. West of the intersection and along the site’s frontage there is an existing right of way (ROW) width of 60 feet (60’) as measured using the King County Assessor’s Map. The existing street section contains two (2) approximately 11-foot (11’) wide east and west-bound travel lanes with a curb, gutter, and a 5-foot (5’) wide sidewalk on the north side of the street. The south side of the street across from the site contains a parking lane and curb, gutter, planter strip and sidewalk. 3. Fire Protection: Renton Regional Fire Authority (RRFA) 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 4-2-060: Zoning Use Table – Uses Allowed in the Zoning Designations c. Section 4-2-110: Residential Development Standards d. Section 4-2-115: Residential Design and Open Space Standards 2. Chapter 3 Environmental Regulations and Overlay Districts a. Section 4-3-050: Critical Area Regulations 3. Chapter 4 City-Wide Property Development Standards 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards b. Section 4-6-070: Transportation Concurrency Requirements 5. Chapter 9 Permits – Specific a. Section 4-9-030: Conditional Use Permits 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on August 12, 2021 and determined the application complete on August 16, 2021. The project complies with the 120-day review period. 2. The project site is located 3005 and 3009 Park Ave N, Renton, WA 98056 (APN 3342101395) and the vacant lot located behind the church lot at parcel number 3342101400. 3. The project site is currently developed with a 3,256 square foot church building that was built in 1946 and a 3,048 square foot residence that was built in 1961. 4. Access to the site would be provided via an existing driveway located on Park Ave N. City of Renton Department of Community & Economic Development Seattle Bread of Life Christian Church Staff Report to the Hearing Examiner LUA21-000299, CU-H Report of September 21, 2021 Page 5 of 17 SR_HEX_Report_Seattle_Bread_of_Life_Christian_Church_210921_v1 5. The property is located within the Residential High Density (RHD) Comprehensive Plan land use designation. 6. The site is located within the Residential-10 (R-10) zoning classification. 7. There are multiple trees located on-site, of which the applicant is proposing to retain all onsite trees. 8. The site is mapped with Regulated Slopes and Wellhead Protection Area Zone 2. 9. No cut or fill material is proposed onsite. 10. No site construction is proposed by the applicant. 11. The Conditional Use Permit is required since the subject site has not been operating as a religious institution since before the Covid-19 pandemic began in 2020. On May 31, 2020, Kennydale United Methodist Church and Renton First United Methodist Church merged to become Renton United Methodist Church and the intent of the owner was to discontinue the church use by listing the property for sale on the open market. The property was later sold to a limited liability company (Tolok Ayer LLC) in January 2021. The Kennydale United Methodist Church parking lot (parcel no. 3342103256) was not included in the sale of the church’s property with the buildings and playground (parcel nos. 3342101395 and 3342101400). 12. The application is exempt from review under the State Environmental Policy Act (SEPA) puruant to WAC 197-11-800 for parking lots for twenty or fewer automobiles. 13. Staff received five (5) public comment emails (Exhibits 14, 16, 18, 20, and 22). To address public comments, City staff provided a written response to public comments received (Exhibits 15, 17, 19, 21, and 23) and the following report contains analysis related to public comments regarding the posted public information sign, public comment period, parking for services, shuttle service, traffic, and government regulations on free practice of religion. 14. No other public or agency comments were received. 15. 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 (Exhibit 25). 16. Comprehensive Plan Compliance: The site is designated Error! Reference source not found. on the City’s Comprehensive Plan Map. The purpose of the RHD designation is to allow a variety of housing unit types. Land designated RHD is where projects incorporate features from both single family and multifamily developments, support cost-efficient housing, facilitate infill development, have close access to transit service, and efficiently use urban services and infrastructure. Land designated RHD is where projects will be compatible with existing uses and where infrastructure is adequate to handle impacts from higher density uses. The proposal is compliant with the following development standards if all conditions of approval are met: Compliance Comprehensive Plan Analysis ✓ Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive. ✓ Policy L-48: Address privacy and quality of life for existing residents by considering scale and context in infill project design. ✓ Policy L-54: Protect public scenic views and public view corridors, including Renton’s physical, visual and perceptual linkages to Lake Washington and the Cedar River. City of Renton Department of Community & Economic Development Seattle Bread of Life Christian Church Staff Report to the Hearing Examiner LUA21-000299, CU-H Report of September 21, 2021 Page 6 of 17 SR_HEX_Report_Seattle_Bread_of_Life_Christian_Church_210921_v1 ✓ Policy L-55: Preserve natural landforms, vegetation, distinctive stands of trees, natural slopes, and scenic areas that contribute to the City’s identity, preserve property values, and visually define the community and neighborhoods. 17. Zoning Development Standard Compliance: The site is classified Residential-10 (R-10) on the City’s Zoning Map. The Residential-10 Zone (R-10) is established for high-density residential development that will provide a mix of residential styles including small lot detached dwellings or attached dwellings such as townhouses and small-scale flats. Development promoted in the zone is intended to increase opportunities for detached dwellings as a percent of the housing stock, as well as allow some small-scale attached housing choices and to create high-quality infill development that increases density while maintaining the single-family character of the existing neighborhood. The zone serves as a transition to higher density multi-family zones. The proposal is compliant with the following development standards, as outlined in RMC 4-2-110.A, if all conditions of approval are met: Compliance R-10 Zone Develop Standards and Analysis Compliant if CUP criteria are met, see FOF 20 Use: The applicant proposes to locate a religious institution with an associated parsonage and preschool in two (2) unoccupied buildings at the northwest corner of Park Ave N and N 30th St. The existing buildings were formerly used for a similar use. No improvements are proposed to the existing building or site. Staff Comment: Religious institutions and the accessory parsonage and preschool may be located in the Residential-10 (R-10) zone with a Hearing Examiner Conditional Use Permit. Day care centers may be located in the Residential-10 (R-10) zone with a Hearing Examiner Conditional Use Permit, provided the preschool or day care center, when accessory to a public or community facility listed in RMC 4-2-060.G (such as religious institutions), as it exists or may be amended, is considered a permitted use. The applicant is proposing to utilize the former Kennydale United Methodist Church parking lot at parcel number 3342103256 (currently leased as a park-and-ride lot for King County Metro) and McKnight Middle School’s existing accessory surface parking lot located at 1200 Edmonds Ave NE, Renton, WA 98056. N/A Density: The density range permitted in the R-10 zone is a minimum 5.0 up to a maximum of 10.0 dwelling units per net acre. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. Staff Comment: The applicant is proposing to retain the existing single-family residence at 3009 Park Ave N, Renton, WA 98056 (APN 3342101395). The single-family residence is proposed to be used as an accessory parsonage office and an accessory preschool use with the religious institution. No residential uses are proposed. N/A Lot Dimensions: The minimum lot size permitted in the R-10 zone is 4,000 sq. ft. for detached dwellings. There is no minimum lot size for attached dwellings. A minimum lot width of 40 feet is required (50 feet for corner lots) and a minimum lot depth of 70 feet is required. Staff Comment: Not applicable, no subdivision of the property is proposed. N/A Setbacks: The required setbacks in the R-10 zone are as follows: front yard is 20 feet except when all access is taken from an alley then 15 feet, side yard is 4 feet for detached units, for attached dwellings the side yard is 0 feet for attached sides and 4 City of Renton Department of Community & Economic Development Seattle Bread of Life Christian Church Staff Report to the Hearing Examiner LUA21-000299, CU-H Report of September 21, 2021 Page 7 of 17 SR_HEX_Report_Seattle_Bread_of_Life_Christian_Church_210921_v1 feet for unattached sides, secondary front yard (applies to corner lots) is 15 feet, and the rear yard is 15 feet. Staff Comment: Not applicable, no change in the building footprint is proposed. N/A Building Standards: The R-10 zone has a maximum building coverage of 55% and a maximum impervious surface coverage of 70%. In the R-10 zone, a maximum building height of 2 stories with a wall plate height of 24 feet is permitted. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height. If the height of wall plates on a building are less than the stated maximum the roof may project higher to account for the difference, yet the combined height of both features shall not exceed the combined maximums. Common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than 4:12, decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall plate height if the projection is stepped back one-and-a-half (1.5) horizontal feet from each minimum building setback line for each one (1) vertical foot above the maximum wall plate height. Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g., shed roof) may exceed the stated maximum if the average of wall plate heights is equal or less than the maximum wall plate height allowed. Staff Comment: Not applicable, no change in the building footprint or building height is proposed. N/A Maximum Number of Units per Building: No more than 4 units per building. Staff Comment: Not applicable, no units are proposed. N/A Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. Any additional undeveloped right-of- way areas shall be landscaped unless otherwise determined by the Administrator. Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum of two trees are to be located in the front yard prior to final inspection for the new Single- Family Residence. Staff Comment: Not applicable, no conversions or changes are proposed to the existing buildings or established landscaping onsite. Landscaping applicability thresholds set forth in RMC 4-4-070.B would not be exceeded with the proposal. N/A Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4- 130) require the retention of 20 percent of trees in a residential development. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent City of Renton Department of Community & Economic Development Seattle Bread of Life Christian Church Staff Report to the Hearing Examiner LUA21-000299, CU-H Report of September 21, 2021 Page 8 of 17 SR_HEX_Report_Seattle_Bread_of_Life_Christian_Church_210921_v1 to critical areas and their associated buffers; and significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. A minimum tree density shall be maintained on each residentially zoned lot. Lots developed with detached single-family dwelling units in the R-10 zone are exempt from the minimum tree density requirements. For multi-family development, the minimum tree density is four (4) significant trees for every five thousand (5,000) square feet. The tree density may consist of existing trees, replacement trees, trees required pursuant to RMC 4-4-070.F.1, Street Frontage Landscaping Required, or a combination. Staff Comment: Not applicable, no trees are proposed to be removed from the subject property. Tree retention and land clearing applicability thresholds set forth in RMC 4-4- 130.B would not be exceeded with this proposal. N/A Screening: All on-site surface mounted utility equipment shall be screened from public view. Screening shall consist of equipment cabinets enclosing the utility equipment, solid fencing or a wall of a height at least as high as the equipment it screens, or a landscaped visual barrier allowing for reasonable access to equipment. Equipment cabinets, fencing, and walls shall be made of materials and/or colors compatible with building materials. All operating equipment located on the roof of any building shall be enclosed so as to be screened from public view. Staff Comment: Not applicable, no new surface or roof mounted utility equipment is proposed. Compliant if condition of approval is met Refuse and Recycling: In office, educational and institutional developments, a minimum of two (2) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of four (4) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. Staff Comment: The applicant is proposing to store one 90 gallon garbage can, one 90 gallon recycling can, and two (2) 90 gallon yard waste cans in the front lawn near the northeast corner of the site (Exhibit 4). The area identified by the applicant as a refuse and recycling area is located within the front yard and is approximately 45 square feet in area. No screening is proposed for the recycling and refuse deposit area. Therefore, staff is recommending as a condition of approval that the applicant provide a minimum area of one hundred (100) square feet for recycling and refuse collection and the area be fenced or screened with a minimum six-foot (6') wall, fence or landscaping. In addition, the refuse and recycling area shall be located outside the front yard. Refuse and recycling shall be reviewed and approved by the Current Planning Project Manager prior to building occupancy. City of Renton Department of Community & Economic Development Seattle Bread of Life Christian Church Staff Report to the Hearing Examiner LUA21-000299, CU-H Report of September 21, 2021 Page 9 of 17 SR_HEX_Report_Seattle_Bread_of_Life_Christian_Church_210921_v1 Compliant if conditions of approval are met Parking: Parking regulations require that a minimum and maximum of 1 for every 5 seats in the main auditorium; however, in no case shall there be less than 10 spaces. Driveway cuts are required to be a minimum of 5 feet (5’) from property lines and new driveways may be a maximum of 16 feet (16’) in width at the property line. Maximum driveway slopes shall not exceed fifteen percent (15%); provided, that driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8 ½ feet by 16 feet. In the UC zone, a parking stall shall be a minimum of nineteen feet (19') in length, except for parallel stalls, measured along both sides of the usable portion of the stalls. Each parallel stall shall be twenty-three feet by nine feet (23' x 9') in size. Staff Comment: A Traffic and Parking Assessment was prepared by Transportation Engineering Northwest (TENW) on July 16, 2021 (Exhibit 13). The proposed use is not proposing any new additions to the existing buildings or make any tenant improvements. According to the Report, the analysis indicated that the church would occupy an existing 3,256 square foot (SF) building formerly used by the Kennydale United Methodist Church. The main auditorium has a seating capacity of 99 seats and the site contains three (3) onsite parking stalls. The applicant is proposing Sunday morning church services with an estimate of 50 attendees and weekday evening church services on Wednesdays between 6:00 p.m. to 9:00 p.m. with an anticipated attendance of up to 30 people for Wednesday evening services. By utilizing the methodology in the ITE Parking Generation manual, the church is estimated to have a peak parking demand of 24 vehicles on Sunday mornings based on 50 attendees. Peak parking demand for church activities on a weeknight is estimated to be 14 vehicles based on 30 attendees. Parking regulations would require a minimum and maximum of 19.8 parking spaces for the available 99 seats in the main auditorium. The applicant is not proposing to add any new parking cuts or spaces for the proposed use; however, the applicant is proposing to utilize the existing parking available onsite, the park-and-ride shared use parking lot adjacent to the site or the surface parking available at a nearby public middle school. The traffic and parking analysis included a review of the available parking sources for the proposed new use, including the adjacent 1.33-acre former church parking lot and current park-and-ride lot owned by Kennydale United Methodist Church with approximately 76 gravel parking stalls via a parking lease with the owner (Exhibit 9). Joint use of parking facilities may be authorized for those uses that have dissimilar peak- hour demands or when it can be demonstrated that the parking facilities to be shared are underutilized. According to the effective lease agreement (signed by the last Party on July 8, 2021), the adjacent park-and-ride lot is available to Seattle Bread of Life Christian Church on weekends and would be limited to weekday evenings after 7:00 p.m. for vehicles with a gross weight under 10,000 pounds. In order to have parking available at the time of weekday evening church services, staff recommends the applicant either update the parking lot lease agreement between Kennydale United Methodist Church and Seattle Bread of Life Christian Church to allow parking on the adjacent park-and-ride lot to begin around 6:00 p.m. or limit weekday evening church services start times on Wednesdays to begin after 7:00 p.m. when parking becomes available. The updated parking lot lease agreement or church hours of operation shall City of Renton Department of Community & Economic Development Seattle Bread of Life Christian Church Staff Report to the Hearing Examiner LUA21-000299, CU-H Report of September 21, 2021 Page 10 of 17 SR_HEX_Report_Seattle_Bread_of_Life_Christian_Church_210921_v1 be reviewed and approved by the Current Planning Project Manager prior to building occupancy. Should the available adjacent surface parking lot located approximately 75 feet (75’) to the southeast of the subject site and that is owned by Kennydale United Methodist Church be discontinued in the future, the Seattle Bread of Life Christian Church is proposing to utilize 41 standard surface parking spaces at the nearby McKnight Middle School for offsite parking via a one (1) year parking agreement with Renton School District (Exhibit 11). According to RMC 4-4-080.E.2.e.iii, off-site parking shall be within seven hundred fifty feet (750') of the building or use if it is intended to serve nonresidential uses. However, the Department of Community and Economic Development may modify the maximum distance requirements if another acceptable transportation system can adequately provide for the parking needs of the use (see FOF 20, Conditional Use Analysis). The parking agreement would be required to be renewed annually for the proposed church use or an alternate parking location would be required in order to satisfy the parking demands of the proposed religious institution at 3005 and 3009 Park Ave N (APNs 3342101395 and 3342101400). A church shuttle service would be proved between the parking lot and proposed religious institution. As currently proposed, both off-site parking options would provide adequate parking counts to meet the church’s parking demand, would implement the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element, would meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements based upon sound engineering judgment, would not create substantial adverse impacts to other properties in the vicinity, would conform to the intent and purpose of the Code, and have been shown to be justified and required for the use and situation intended if all conditions of approval are complied with. The applicant did not provide enough project specific information about employees, clients, hours of operation, etc. with the submitted conditional use permit application to determine parking requirements for the proposed preschool. Day care centers require a minimum and maximum of one (1) parking space for each employee and two (2) parking spaces for drop-off/pick-up within 100 feet of the main entrance for every 25 clients of the program. In order to ensure the preschool is adequately parked and regulated, the applicant shall provide a parking demand analysis and parking plan for the accessory preschool use to ensure adequate parking and drop-off/pick-up are provided. The parking demand analysis and parking plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building occupancy. To ensure adequate accessibility is provided for visitors, staff is recommending the applicant comply with the Americans with Disabilities Act of 1990 (ADA) by installing four (4) paved and signed ADA complaint parking stalls at the adjacent park-and-ride lot and provide an Accessible Route of Travel (ART) from the adjacent park-and-ride lot to an ADA compliant building entrance. The ART must meet current City and ADA standards and would require, at a minimum, the reconstruction of three (3) curb return ramps at the intersection of Park Ave N and N 30th St. The siting, location and engineering design of the ADA compliant parking stalls and ART shall be provided to, and approved by, the Community Economic Development via a Right-of-Way Use Permit or similar permitting mechanism prior to building occupancy. See Transportation Advisory Comments (Exhibit 25) for more information. In the event the park-and-ride property becomes unavailable, staff is recommending as a condition of approval that the applicant provide the City a revised Parking Agreement City of Renton Department of Community & Economic Development Seattle Bread of Life Christian Church Staff Report to the Hearing Examiner LUA21-000299, CU-H Report of September 21, 2021 Page 11 of 17 SR_HEX_Report_Seattle_Bread_of_Life_Christian_Church_210921_v1 with the Renton School District that provides for the use of at least one (1) ADA van accessible parking stall at McKnight Middle School. Compliant if condition of approval is met Bicycle Parking: Bicycle parking regulations require that a minimum of ten percent (10%) of the number of required off-street vehicle parking spaces for all non-residential developments that exceed four thousand (4,000) gross square feet in size. Staff Comment: Per RMC 4-4-080.F.11.a bicycle parking spaces are required at 10 percent (10%) of the number of required off-street parking spaces. The proposed use would be required to provide a minimum of two (2) off-street bicycle parking stalls. In addition, bicycle parking shall be provided for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather per RMC 4- 4-080.F.11.c. Acceptable examples include bike lockers, bike check-in systems, in- building parking, and limited access fenced areas with weather protection. The applicant is proposing to utilize the existing open carport at the single-family residence as bicycle parking. Therefore, staff recommends as a condition of approval that the applicant provide a secured extended use bicycle parking area for a minimum of two (2) off-street bicycle parking stalls to be reviewed and approved by the Current Planning Project Manager prior to building occupancy. ✓ Fences and Retaining Walls: In any residential district, the maximum height of any fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front yard and side yard along a street setback where the fence shall not exceed forty eight inches (48") in height. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Staff Comment: The applicant is not proposing any fences or retaining walls. See recommended condition under FOF 17, Zoning Development Standard Compliance: Refuse and Recycling. N/A Lighting: Guidelines: Lighting that is appropriate to the architectural character of the neighborhood and of a human scale shall be provided. Lighting shall be minimal where possible to achieve the desired purpose. Light spillover for all lighting, as well as single source lighting of large areas shall be avoided. Standards: a. Lighting shall be limited to illumination of surfaces intended for pedestrians, vehicles, or key architectural features. b. Street lighting on residential access streets and limited residential access streets is required. Lighting facilities and fixtures shall be located outside public right-of-way unless owned, operated and maintained by a power utility franchise. Street lights shall be no taller than sixteen feet (16') and placed at regular intervals of no more than two hundred feet (200') on internal roadways and installed in accordance with chapter 4-6 RMC. c. Lighting for residential access streets, limited residential access streets, alleyways, common greens, and parks shall be low intensity. Lighting for common greens and parks shall be downlighting. City of Renton Department of Community & Economic Development Seattle Bread of Life Christian Church Staff Report to the Hearing Examiner LUA21-000299, CU-H Report of September 21, 2021 Page 12 of 17 SR_HEX_Report_Seattle_Bread_of_Life_Christian_Church_210921_v1 d. All exterior house lighting shall be downlighting or placed beneath building eaves to prevent light projecting upward. e. If alley lights are mounted on a garage, they shall be no higher than eight feet (8') above ground and directed away from adjacent backyards and structures. f. Sidewalks and pathways not otherwise illuminated by street lighting shall be lit with ornamental downlighting fixtures that shall not exceed twelve feet (12') in height. Staff Comment: Not applicable, no lighting is proposed. 18. Design Standards: Not applicable. The project site is not located within a design district. 19. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations: Compliance Critical Areas Analysis ✓ Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or independent review, conditions of approval for developments may include buffers and/or setbacks from buffers. A standard 15-foot building setback is required for all structures from Protected Slope areas. A 50-foot buffer and 15-foot building setback are required from Very High Landslide Hazard Areas. Staff Comment: Sensitive slopes are mapped on the project site. A geotechnical report was not required to be submitted with the formal land use application as no new buildings or expansions of the existing buildings are proposed. ✓ Wellhead Protection Areas: Staff Comment: A Wellhead Protection Area Zone 2 is mapped on the project site. The applicant is not proposing any site construction and therefore no fill will be brought to the site. Additionally, no hazardous material use or storage is anticipated with the proposed change of use. 20. Conditional Use Analysis: The applicant is requesting Hearing Examiner Conditional Use Permit approval to operate a religious institution and parsonage office/preschool for Seattle Bread of Life Christian Church at 3005 and 3009 Park Ave N (APN 3342101395) and a vacant lot located behind the church at parcel number 3342101400. The proposal is compliant with the following conditional use criteria, pursuant to RMC 4-9-030.D. Therefore, staff recommends approval of the requested Conditional Use Permit. Compliance Conditional Use Criteria and Analysis ✓ a. Consistency with Plans and Regulations: The proposed use shall be compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the zoning regulations and any other plans, programs, maps or ordinances of the City of Renton. Staff Comment: See FOF 16 and FOF 17 for Comprehensive Plan and zoning regulation compliance, respectively. ✓ b. Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited for the proposed use. City of Renton Department of Community & Economic Development Seattle Bread of Life Christian Church Staff Report to the Hearing Examiner LUA21-000299, CU-H Report of September 21, 2021 Page 13 of 17 SR_HEX_Report_Seattle_Bread_of_Life_Christian_Church_210921_v1 Staff Comment: The applicant contends that the proposal would not result in a detrimental overconcentration of the use. The proposed location is a vacant use and former site of Kennydale United Methodist Church and Sunset Cooperative Preschool. The proposed Seattle Bread of Life Christian Church would be the only religious institution and preschool west of I-405 on N 30th St in Kennydale. Staff has reviewed the request and concurs that the proposed location is suitable for the proposed use. The nearest known churches in the Kennydale neighborhood are the Church of the Beloved located at 1700 NE 28th St (approximately 0.4 miles southeast of the site, which is leasing space within the existing Kennydale Elementary School) and the Antioch Presbyterian Church (Korean Church) located at 4242 Jones Ave NE (approximately 1.4 miles northeast of the site within the CA zone and east of I-405). ✓ c. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. Staff Comment: The applicant contends the proposed use would not result in substantial or undue adverse effects on adjacent properties. The surrounding uses include a café, park-and-ride lot, offices, convenience stores, gas stations, fire station, multi-family, and single-family homes. The re-establishment of a small church and parsonage/preschool would not create traffic, noise, or other negative impacts at a greater rate than the existing nearby uses. Therefore, the proposed use would not result in significant adverse effects on adjacent properties. The applicant further contends that the church use has been at the subject location for many years and the nearby park-and-ride and proposed shuttle service would provide considerable opportunities for reducing self-driving traffic. In addition, church activities on Sundays and evening during the week would be at non-commute times and would not increase traffic during typical commute times. The City received four (4) comment emails concerning vehicle parking on the subject property (Exhibits 16, 18, 20, and 22). The written comments express support for reestablishing this site as a religious institution and concerns regarding long-term parking for services and the viability of shuttle service from a nearby middle school. City staff provided written responses to all commenters (Exhibits 15, 17, 19, 21, and 23). The proposed use would maintain the code required number of parking stalls for the church use, see FOF 17, Zoning Development Standard Compliance: Parking. In addition, the applicant provided a response that detailed a willingness of the pastor and church leadership to ensure the church’s congregation is sensitive to the surrounding neighborhood and would discourage parking on the street. The addition of a small church, parsonage and preschool would not create traffic, noise, or other negative impacts at a greater rate than the existing nearby uses. Therefore, the proposed use would not result in significant adverse effects on adjacent properties. ✓ d. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. Staff Comment: The applicant contends that the proposed use would continue to blend into the neighborhood and would be compatible with the scale and character of the neighboring properties. City of Renton Department of Community & Economic Development Seattle Bread of Life Christian Church Staff Report to the Hearing Examiner LUA21-000299, CU-H Report of September 21, 2021 Page 14 of 17 SR_HEX_Report_Seattle_Bread_of_Life_Christian_Church_210921_v1 Staff concurs that the church and parsonage/preschool uses would be compatible with the scale and character of the neighborhood as no changes to the existing buildings onsite are proposed. ✓ e. Parking: Adequate parking is, or will be made, available. Staff Comment: The applicant contends the offsite parking with shuttle service (via a 12-passenger van and a 6-passenger van) has the capacity to provide adequate parking and transportation for the proposed use. Staff concurs that adequate parking would be provided for the proposed use under the parking lease with Kennydale United Methodist Church (Exhibit 9) and the parking agreement with Renton School District (Exhibit 11). The ability to extend and maintain the parking lease and parking agreement beyond the initial six (6) month and one (1) year terms is not certain. Therefore, staff is recommending as a condition of approval that the applicant provide a copy of all future parking leases/agreements to the City of Renton within thirty (30) days of their effective date. If adequate off-site parking options become unavailable for the religious institution to comply with minimum parking regulations, the 2021 Conditional Use Permit for Seattle Bread of Life Christian Church shall become null and void. See also FOF 17, Zoning Development Standard Compliance: Parking for more information. ✓ f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. Staff Comment: The applicant contends that the use would not adversely impact movement for vehicles and pedestrians as no exterior site work is proposed and all existing driveways and sidewalks would remain in their current condition. The applicant submitted a Traffic and Parking Assessment (Exhibit 13) and using the methodology documented in the institute of Transportation Engineers (ITE) Trip Generation manual, the church is estimated to generate 120 vehicle trips on Sunday with 53 trips occurring during the Sunday morning peak hour based on 99 seat capacity. On a weekday, the church is estimated to generate 44 vehicle trips per day with three (3) trips during the street peak hour (4:00 p.m. to 6:00 p.m.) and 16 vehicle trips during the church peak hour after 6:00 p.m. Staff concurs that the proposed use would not adversely impact vehicle or pedestrian traffic and concurs with the findings of the Traffic and Parking Assessment. Additionally, the proposal passed the City’s Transportation Concurrency Test (Exhibit 24), which considers such factors as the citywide transportation plan and trip capacity within allowed growth levels. ✓ g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. Staff Comment: The applicant contends the proposed use may contribute to potential noise, light, and glare impacts to the property or surrounding neighborhood from the proposed uses. Staff concurs the proposed re-use of the property as a religious institution, parsonage and preschool would contribute to potential noise, light, and glare impacts. The proposed Seattle Bread of Life Christian Church has not proposed or shown the need for any additional lighting to begin the reuse of the existing property and former religious City of Renton Department of Community & Economic Development Seattle Bread of Life Christian Church Staff Report to the Hearing Examiner LUA21-000299, CU-H Report of September 21, 2021 Page 15 of 17 SR_HEX_Report_Seattle_Bread_of_Life_Christian_Church_210921_v1 institution. Building mounted lighting is located along the front façades of both buildings. Mature landscaping, located between the building lights and public right-of- way, mitigates potential glare impacts to abutting properties. ✓ h. Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent properties from potentially adverse effects of the proposed use. Staff Comment: The applicant contends the subject property already contains landscaping that is well designed with considerations of code requirements and the surrounding conditions. The applicant maintains that additional landscaping may be necessary to buffer adjacent properties from potentially adverse effects of the proposed use. Staff concurs that landscaping is provided in areas not occupied by buildings or paving. Additional landscaping, beyond what could be planted for screening utility equipment and/or refuse and recycling purposes, would not be necessary. The subject property contains street frontage landscaping between the buildings and the public rights-of- way on Park Ave N and N 30th St. Additional landscaping, consisting of trees, shrubs, and groundcover is located throughout the parcels to buffer adjacent properties from potentially adverse effects of the proposed uses. 21. Availability and Impact on Public Services: Compliance Availability and Impact on Public Services Analysis ✓ Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. Fire impact fees may be applicable based on the square footage as determined by the Fire Department. Impact fees are paid at time of building permit issuance. ✓ Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: The project does not propose to add or replace any impervious surface. Drainage review is not required. See Surface Water Advisory Comments (Exhibit 25) for more information. ✓ Water: The proposed use is not proposing any new additions or tenant improvements. Renton Regional Fire Authority has no comments for the current proposal. No upgrades to the water service are anticipated. See Water Advisory Comments (Exhibit 25) for more information. ✓ Sanitary Sewer: The proposed use is not proposing any new additions or tenant improvements. No upgrades to the sewer service are required. See Sewer Advisory Comments (Exhibit 25) for more information. City of Renton Department of Community & Economic Development Seattle Bread of Life Christian Church Staff Report to the Hearing Examiner LUA21-000299, CU-H Report of September 21, 2021 Page 16 of 17 SR_HEX_Report_Seattle_Bread_of_Life_Christian_Church_210921_v1 I. CONCLUSIONS: 1. The subject site is located in the Residential High Density (RHD) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 16. 2. The subject site is located in the Error! Reference source not found. zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 17. 3. The proposed Conditional Use complies with the Critical Areas Regulations provided the applicant complies with City Code and conditions of approval, see FOF 19. 4. The proposed Conditional Use complies with the Conditional Use Permit criteria as established by City Code provided the applicant complies with all advisory notes and conditions of approval contained herein, see FOF 20. 5. There are adequate public services and facilities to accommodate the proposed Conditional Use, see FOF 21. J. RECOMMENDATION: Staff recommends approval of the Seattle Bread of Life Christian Church Conditional Use Permit, File No. LUA21- 000299, CU-H, as depicted in the Site and Utility Plans (Exhibit 2), subject to the following conditions: 1. The applicant shall provide a minimum area of one hundred (100) square feet for recycling and refuse collection and the area be fenced or screened with a minimum six-foot (6') wall, fence or landscaping. In addition, the refuse and recycling area shall be located outside the front yard. Refuse and recycling shall be reviewed and approved by the Current Planning Project Manager prior to building occupancy. 2. The applicant shall either update the parking lot lease agreement between Kennydale United Methodist Church and Seattle Bread of Life Christian Church to allow parking on the adjacent park-and-ride lot to begin around 6:00 p.m. or limit weekday evening church services start times on Wednesdays to begin after 7:00 p.m. when parking becomes available. The updated parking lot lease agreement or church hours of operation shall be reviewed and approved by the Current Planning Project Manager prior to building occupancy. 3. The applicant shall provide a parking demand analysis and parking plan for the accessory preschool use to ensure adequate parking and drop-off/pick-up are provided. The parking demand analysis and parking plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building occupancy. 4. The applicant shall comply with the Americans with Disabilities Act of 1990 (ADA) by installing four (4) paved and signed ADA complaint parking stalls at the adjacent park-and-ride lot and provide an Accessible Route of Travel (ART) from the adjacent park-and-ride lot to an ADA compliant building entrance. The ART shall meet current City and ADA standards and will require, at a minimum, the reconstruction of three (3) curb return ramps at the intersection of Park Ave N and N 30th St. The siting, location and engineering design of the ADA compliant parking stalls and ART shall be provided to, and approved by, the Community Economic Development via a Right-of-Way Use Permit or similar permitting mechanism prior to building occupancy. 5. In the event the adjacent park-and-ride lot becomes unavailable, the applicant shall provide the City a revised Parking Agreement with the Renton School District that provides for the use of at least one (1) ADA van accessible parking stall at McKnight Middle School. City of Renton Department of Community & Economic Development Seattle Bread of Life Christian Church Staff Report to the Hearing Examiner LUA21-000299, CU-H Report of September 21, 2021 Page 17 of 17 SR_HEX_Report_Seattle_Bread_of_Life_Christian_Church_210921_v1 6. The applicant shall provide a secured extended use bicycle parking area for a minimum of two (2) off - street bicycle parking stalls to be reviewed and approved by the Current Planning Project Manager prior to building occupancy. 7. The applicant shall provide a copy of all future parking leases/agreements to the City of Renton within thirty (30) days of their effective date. If adequate off-site parking options become unavailable for the religious institution to comply with minimum parking regulations, the 2021 Conditional Use Permit for Seattle Bread of Life Christian Church shall become null and void. CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE HEARING EXAMINER EXHIBITS Project Name: Seattle Bread of Life Christian Church Land Use File Number: LUA21-000299, CU-H Date of Hearing September 21, 2021 Staff Contact Clark Close Senior Planner Project Contact/Applicant Tong Wang 7512 NE 155th St Kenmore, WA 98028 Project Location 3005 and 3009 Park Ave N, Renton, WA 98056 The following exhibits are included with the Staff Report to the Hearing Examiner: Exhibit 1: Staff Report to the Hearing Examiner Exhibit 2: Site and Utility Plans Exhibit 3: Neighborhood Detail Map Exhibit 4: Aerial Map Exhibit 5: Topography Map Exhibit 6: Project Narrative Exhibit 7: Conditional Use Permit Justification Exhibit 8: Floor Plan Exhibit 9: Parking Lease with Kennydale United Methodist Church Exhibit 10: Parking Schematic of Park and Ride Lot Exhibit 11: Parking Agreement with Renton School District Exhibit 12: Shuttle Plan Exhibit 13: Traffic and Parking Assessment Exhibit 14: Public Comment Email from Russell, dated August 9, 2021 Exhibit 15: Staff Response to Public Comment from Russell, dated August 10, 2021 Exhibit 16: Public Comment Email from Hancock, dated August 18, 2021 Exhibit 17: Staff Response to Public Comment from Hancock, dated August 23, 2021 Exhibit 18: Public Comment Email from Petersen, dated August 20, 2021 Exhibit 19: Staff Response to Public Comment from Petersen, dated August 23, 2021 Exhibit 20: Public Comment Email from Hancock, dated August 30, 2021 Exhibit 21: Staff Response to Public Comment from Hancock, dated August 31, 2021 Exhibit 22: Public Comment Email from Santos, dated August 31, 2021 Exhibit 23: Staff Response to Public Comment from Santos, dated September 1, 2021 Exhibit 24: Transportation Concurrency Memo Exhibit 25: Advisory Comments