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HomeMy WebLinkAboutPRE12-074,Sharon Travis Shaw Renton Church ChurchDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M   DATE: September 20, 2012     TO: Pre-application File No. 12-074     FROM: Gerald Wasser, Associate Planner     SUBJECT: Sharon Travis Shaw Renton Church      General: We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $100.00 plus tax, from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov Project Proposal: The subject property is located at 11635 SE 170th Place (APN 1432401000). The project site is 10,005 square feet in area and is zoned Residential-8 dwelling units per acre (R-8). A proposal has been submitted to convert an existing 1,440 square foot single-family residential structure into a church. The applicant has indicated that no modifications to the existing structure are proposed. The applicant has not provided a site plan which indicates how vehicular access would be provided to the site. Current Use: The property is developed with one single-family residential structure and two sheds. The applicant states the structure was used as a public library, a church and a daycare facility in the past. Please note that King County Assessor records indicate that the last use of the property was for a daycare center (Brighter Future Learning Center) which was owned by the Renton Pentecostal Church. Consistency with Comprehensive Plan: The subject property is within the Residential Single Family Comprehensive Plan Land Use Designation (RSF). The following objective and policy are applicable to the proposal: Land Use Element Objective LU-X: Site religious and ancillary facilities in a manner that provides convenient transportation access and minimizes their adverse impacts on adjacent land uses. Policy LU-111: Parking should be provided on-site and buffered from adjacent land uses. These Comprehensive Plan policies do not appear to be satisfied. There is no convenient transportation access and there does not appear to be a plan for providing on-site parking. Zoning/Density Requirements: The subject property is zoned Residential-8 dwelling units per acre (R-8). Religious institutions in this zone require a Hearing Examiner Conditional Use Permit. This process requires a public hearing before the City of Renton Hearing Examiner. Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Single Family Zoning Designations” effective at the time of complete application. A copy of these standards is included. Signs – If a Conditional Use Permit is approved, churches located in residential zones may have two on-premises identifying signs of not over thirty two square feet in area on one face. The signs may be illuminated but not animated, shall be for location identification only and shall display no copy, symbol or device other than in keeping with the development. Freestanding signs shall not be higher than six feet above any established grade and shall be no closer than ten feet to any street right-of-way or five feet to any side property line. Conformance with sign regulations would be verified prior to sign permit issuance. Access/Parking: There appears to be an area in the northwest corner of the subject property which may be used for vehicle parking by the applicant. However, this area may be problematic in that it appears one car at most may be accommodated. The configuration of this area (triangular) would necessitate cars to back out onto SE 168th Avenue. Pursuant to RMC 40-4-080F.10.e religious institutions require a minimum and maximum of 1 parking space for every 5 seats in the main auditorium; however, in no case shall there be less than 10 parking spaces. Because the applicant has not provided floor plans, it is not possible to determine the required number of parking spaces. However, it does not appear to be possible to provide the minimum of 10 parking spaces on the subject site. Parking areas must be developed in compliance with Renton Municipal Code Section 4-4-080 including dimensions, aisle width, paving, striping and landscaping. Landscaping: Appropriate landscaping would be required if the project meets the applicability requirements of RMC 4-4-070B. Significant Tree Retention: If any trees are to be removed, a tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least 30 percent of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. If the trees cannot be retained, they may be replaced with minimum 2 inch caliper trees at a ratio of six to one. At this time, no tree clearing is anticipated. Critical Areas: The site contains no mapped critical areas. Environmental Review: The proposed project would not require Environmental (SEPA) Review. Permit Requirements: The proposal would require approval of a Hearing Examiner Conditional Use Permit. The review process would require a public hearing and would be completed in an estimated time frame of six to eight weeks. The application fee for Hearing Examiner Review of Conditional Use applications is $2,060.00 ($2,000.00 plus 3% Technology Surcharge Fee). Detailed information regarding the land use application submittal is provided in the attached handouts. Conditional Use Criteria: In order to obtain approval of a conditional use, the proposal must satisfy specific criteria. The purpose of a conditional use permit is to allow certain uses in districts from which they are ordinarily prohibited. The evaluation of the proposed use must be deemed consistent with other existing and potential uses within the general area of the site. It is the applicant’s responsibility to adequately demonstrate the facts justifying the approval of the conditional use permit based on the following decision criteria (RMC Section 4-9-030D): Consistency with plans and regulations ; Appropriate location; Effect on adjacent properties; Compatibility; Parking; Traffic; Noise, Light, and Glare; and Landscaping. The criteria above must be clearly and thoroughly substantiated. Staff examines the existing uses located adjacent to the subject site when evaluating the conditional use criteria. It is the burden of the applicant to demonstrate that this site is appropriate for the use proposed. It is important to note that staff is only able to make a recommendation and that the Hearing Examiner makes the final decision for a conditional use permit. Expiration: Upon approval, the short plat is valid for two years with a possible one year extension.