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HomeMy WebLinkAboutHEX Report 15-000388DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map HEX Report 15-000388Draft REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST REPORT DATE: July 21, 2015 Project Name: Khalsa Gurmat Center Owner: M. Bruce Anderson; 7420 SE 24th St, Suite 4; Mercer Island, WA 98040 Applicant: Jasmit S. Kochar; 1140 Palomino Ct SE; Tumwater, WA 98501 Contact: Diljit S. Sethi; 124 239th Way SE; Sammamish, WA 98074 File Number: LUA15-000388, CU-H Project Manager: Kris Sorensen, Associate Planner Project Summary: The applicant is requesting Hearing Examiner Conditional Use Permit review for a change of use from a 6,500 square foot retail storefront of the Cascade Village Shopping Center, to allow the Khalsa Gurmat Center non- profit religious institution to locate in the space on weekends for teaching and assembly. Cascade Village is a 593,653 square foot (13.6 acres) site within the Commercial Arterial (CA) zone with multiple single-story buildings. The subject site address is 16940 116th Ave SE for the subject storefront location in Building B (at PID 2823059009). Access to the storefront is from 116th Ave SE and SE 168th St. The applicant previously received City of Renton approvals for a Temporary Use Permit and Building Occupancy for interior tenant improvements and limited use. The shopping center where the subject use would locate has an existing mix of restaurants, on-site services, retail, vacant storefronts, and religious institution uses. No exterior building work or changes to existing landscaping, parking, or other improvements are proposed. Tenants would use the existing vehicle parking area near the building. Project Location: 16940 116th Ave SE; Renton, WA 98058 Site Area: 593,653 sf (PID 2823059009) City of Renton Department of Community & Economic Development Hearing Examiner Recommendation KHALSA GURMAT CENTER LUA15-000388, CU-H Report of July 21, 2015 Page 2 of 9 HEX Report 15-000388 B. EXHIBITS: Exhibit 1: Staff Report to Hearing Examiner Exhibit 2: Neighborhood Detail Map Exhibit 3: Site Plan Exhibit 4: Building Floor Plan Exhibit 5: Plan Review and Fire Department Comments Exhibit 6: Temporary Use Permit Exhibit 7: Public Notice Poster Exhibit 8: Affidavit of Notice of Application Mailing Exhibit 9: Conditional Use Permit Justification Exhibit 10: Project Narrative Exhibit 11: King County Assessor Data for Building ‘B’ of Cascade Village Shopping Center C. GENERAL INFORMATION: 1. Owner(s) of Record: M. Bruce Anderson; 7420 SE 24th St, Suite 4; Mercer Island, WA 98040 2. Zoning Designation: Commercial Arterial (CA) 3. Comprehensive Plan Land Use Designation: Commercial Corridor 4. Existing Site Use: Shopping Center (restaurants, on-site services, retail, and religious institution uses) 5. Neighborhood Characteristics: a. North: Outdoor Recreation and Commercial (CA zone) and Single-Family Residential (R-8 zone) b. East: Single Family Residential (R-8 zone) c. South: Commercial (CA zone) and Multi-Family Residential (RMF) d. West: Commercial (CA zone) and Single and Multi-Family Residential (R-10 and R- 14 zones) 6. Site Area: 593,653 sf (PID 2823059009); Proposal within 6,500 sf storefront D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5437 12/16/2008 Zoning N/A 5438 12/16/2008 Annexation, Benson Hill N/A 5327 03/01/2008 Temporary Use Permit LUA14-001625 N/A 01/20/2015 City of Renton Department of Community & Economic Development Hearing Examiner Recommendation KHALSA GURMAT CENTER LUA15-000388, CU-H Report of July 21, 2015 Page 3 of 9 HEX Report 15-000388 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: This project is served by Soos Creek Water and Sewer Utility District. b. Sewer: This project is served by Soos Creek Water and Sewer Utility District. c. Surface/Storm Water: Existing stormwater facilities do not need improvements. 2. Streets: There are existing curb, gutter, and sidewalk around the property along There are existing curb, gutter, and sidewalk along 116th Ave SE. 3. Fire Protection: City of Renton Fire Department. F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-060: Zoning Use Table c. Section 4-2-120: Commercial Development Standards 2. Chapter 3 Environmental Regulations and Overlay Districts a. Section 4-3-100: Urban Design Regulations 3. Chapter 4 Property Development Standards a. Section 4-4-030: Development Guidelines and Regulations b. Section 4-4-070: Landscaping c. Section 4-4-075: Lighting, Exterior On-Site d. Section 4-4-080: Parking, Loading and Driveway Regulations e. Section 4-4-090: Refuse and Recyclables Standards f. Section 4-4-095: Screening and Storage Height/Location Limitations g. Section 4-4-130: Tree Cutting and Land Clearing Regulations 4. Chapter 9 Procedures and Review Criteria a. Section 4-9-030: Conditional Use Permit 5. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: Land Use Element H. FINDINGS OF FACT: 1. The applicant, Khalsa Gurmat Center, is requesting a Hearing Examiner Conditional Use Permit approval for interior remodeling at an existing commercial building within a larger multi- building shopping center to allow a non-profit religious institution to use the space for teaching and assembly. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation KHALSA GURMAT CENTER LUA15-000388, CU-H Report of July 21, 2015 Page 4 of 9 HEX Report 15-000388 2. The applicant received a Temporary Use Permit (LUA14-001625, TUP) January 20, 2015 to allow temporary operation and a building permit for interior improvements (B1400649). Additionally, the space was brought up to fire and building code standards through the building permit. A condition of the temporary use permit is for the applicant to receive approval for the change of use from the previous retail pharmacy use through a required Hearing Examiner Conditional Use approval. 3. The applicant has indicated that weekday activity will likely not occur as all activities by the religious institution and members are limited to weekends (Exhibit 10). 4. The City ordinances governing the development of land up to and including adopted Ordinance No. 5749. 5. The subject site is located at 16940 116th Ave SE. The site is surrounded by the Cascade Baseball Field, single and multi-family residences, and commercial businesses (Exhibit 3). 6. The property is located within the Commercial Corridor Comprehensive Plan land use designation and the Commercial Arterial (CA) zoning classification (Exhibits 2). 7. The shopping center site currently contains multiple commercial buildings with a Bonneville electric utility easement and associated parking for tenants and visitors. The subject proposal is within Building ‘B’ of the shopping center in the southeast portion of the site where there are multiple storefronts with a mix of uses including religious institution and on-site services. The storefront area within Building ‘B’ to be used through the subject proposal is approximately 6,500 square feet in size of the approximate 19,141 square feet of Building ‘B’ (Exhibit 11). 8. The proposed religious institution, is requesting to use an existing leasable space in an existing established shopping center. When a lease changes in an existing shopping center the City does not require the entire shopping center to be upgraded to current standards. The subject request has been evaluated with the same permits as an outright permitted use within a shopping center, as it relates to development standards, design standards, parking, landscaping standards etc, as demonstrated in finding of fact 15. below. 9. Vehicular access to the existing building storefront is gained from 116th Ave SE and SE 168th St (Exhibit 3). 10. The site is not located within critical areas. 11. The subject project is exempt from SEPA Environmental Review. 12. No agency comments were received. 13. No public comments were received. 14. 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 have been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation KHALSA GURMAT CENTER LUA15-000388, CU-H Report of July 21, 2015 Page 5 of 9 HEX Report 15-000388 15. The applicant requests Conditional Use Permit approval. The following table contains project elements intended to comply with the decision criteria for Conditional Use Permit as outlined in RMC 4-9-030.D. A. CONDITIONAL USE PERMIT CRITERIA: 1. CONSISTENCY WITH PLANS AND REGULATIONS: a. COMPREHENSIVE PLAN COMPLIANCE AND CONSISTENCY: The site is designated Commercial Corridor (CC) on the Comprehensive Plan Land Use Map. The purpose of CC is to evolve from “strip commercial” linear business districts to business areas characterized by enhanced site planning incorporating efficient parking lot design, coordinated access, amenities, and boulevard treatment. The proposal is consistent with the following Comprehensive Plan Land Use Element policies, if all conditions of approval are met, unless noted otherwise:  Objective LU‐AAA. Create opportunities for intensive office uses in portions of Commercial Corridor designations including a wide range of business, financial, and professional services supported by service and commercial/retail activities.  Policy LU-252. Increased demand for commercial uses should be accommodated primarily through redevelopment and intensification of existing business area designations rather than expansion of those areas.  Policy LU-262. Support the redevelopment of commercial business districts located along principal arterials in the City. b. ZONING COMPLIANCE AND CONISTENCY: The subject site is classified Commercial Arterial (CA) on the City of Renton Zoning Map. The Commercial Arterial zone implements the Commercial Corridor Land Use designation, where the purpose of the zone is to evolve from “strip commercial” linear business districts to business areas characterized by enhanced site planning and pedestrian orientation, incorporating efficient parking lot design, coordinated access, amenities and boulevard treatment with greater densities. The CA zone provides for a wide variety of retail sales, services, and other commercial activities along high-volume traffic corridors where residential uses may be integrated into the zone through mixed-use buildings. STAFF COMMENTS: The project is an interior remodel/tenant improvement where the requirements of the zone are Not Applicable (N/A) as noted in the table below. Many sections of RMC are not applicable as there are no exterior improvements or additional square footage proposed to the building. Furthermore, this request is simply to occupy a former retail space in an existing shopping center with a religious institution. As the request is for only one “store front,” upgrades to the entire development would be onerous and upgrades to one storefront would not be practical, from an engineering and architectural stand point. See additional comments above in finding of fact 8. Lot Dimensions: Per RMC 4-2-120A the minimum lot size, in the CA zone, is 5,000 square feet. STAFF COMMENTS: N/A Setbacks: Per RMC 4-2-120A the CA zoning classification requires a minimum front yard, and City of Renton Department of Community & Economic Development Hearing Examiner Recommendation KHALSA GURMAT CENTER LUA15-000388, CU-H Report of July 21, 2015 Page 6 of 9 HEX Report 15-000388 side yard along-a-street setback of 10 feet which may be reduced to zero feet during the site plan development review process, provided blank walls are not located within the reduced setback. There is a maximum front yard setback of 15 feet. The CA zone has no rear or side yard setback except 15 feet if lot abuts or is adjacent to a residential zone. STAFF COMMENTS: N/A Lot Coverage: The maximum lot coverage in the CA zone is 65% of total area or 75% if parking is provided within the building or within an on-site parking garage. STAFF COMMENTS: N/A Building Height: Per RMC 4-2-120A building height is restricted to 50 feet, except 60 feet with residential use, and above these allowances a conditional use permit would be require. STAFF COMMENTS: N/A Building Standards: Per RMC 4-2-120A the allowed lot coverage is 65 percent for proposals within the CA classification. STAFF COMMENTS: N/A Landscaping: Per RMC 4-4-070 ten feet of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways or those projects with reduced setbacks. STAFF COMMENTS: N/A Screening: RMC 4-4-095 has standard requirements for surface mounted equipment to be screened from public view and standards for roof-top equipment that should be similarly screened from view. Shielding shall consist of roof wells, clerestories, parapets, walls or enclosures as determined by the Administrator to meet the intent of the requirement. STAFF COMMENTS: N/A Refuse and Recyclables: Office, educational, and institutional developments require a minimum of 2 square feet per every 1,000 square feet of building gross floor area for recyclable deposit areas and minimum of 4 square feet per 1,000 square feet of building gross floor area for refuse deposit area. STAFF COMMENTS: N/A This section is only applicable to new developments. There are existing refuse and recycling facilities associated with the existing shopping center. Parking: Outside the Center Downtown Zone, for a change of use, the change of all or a portion of a building/structure or land use to a use requiring more parking than the previous use. STAFF COMMENTS: N/A The site is a shopping center that has expansive surface parking areas underneath overhead electric lines. Shopping center uses per RMC 4-4-080F.10.d, including any type of business occupying a shopping center, require the same amount of parking. Therefore the proposed use does not require more parking than the previous use and parking standards are not applicable. Additionally, the applicant has indicated that the storefront would be active a limited number of days during the week, mainly on the weekends, and usually by appointment (Exhibit 10). City of Renton Department of Community & Economic Development Hearing Examiner Recommendation KHALSA GURMAT CENTER LUA15-000388, CU-H Report of July 21, 2015 Page 7 of 9 HEX Report 15-000388 Vehicular Access: For the CA zone, per RMC 4-2-120, a connection shall be provided for site- to-site vehicle access ways, where topographically feasible, to allow traffic flow between abutting CA parcels without the need to use a street. Access may comprise the aisle between rows of parking stalls but is not allowed between a building and a public street. STAFF COMMENTS: N/A Vehicular access to the site would not be changes as a result of this proposal. All existing vehicular access would be maintained. Signs: The applicant did not submit a signage package and therefore could not be reviewed at this time. The applicant would be required to comply with the signage requirements outlined in RMC 4-4-100 at the time of sign application, if new signage is proposed. Critical Areas: The site is not located within any City of Renton regulated Critical Areas. c. DESIGN REGULATION COMPLIANCE AND CONSISTENCY: The site is located within Design District ‘D’. To ensure that buildings are located in relation to streets and other buildings so that the Vision of the City of Renton can be realized for a high- density urban environment; so that businesses enjoy visibility from public rights-of-way; and to encourage pedestrian activity throughout the district. Pursuant to RMC 4-3-100A.2 In order to provide flexibility, guidelines are stated for each element, the guidelines and the intent statement provide direction for those who seek to meet the required element in a manner that is different from the standards. Pursuant to subsection a., the determination as to the satisfaction of the requirement through the use of the guidelines and the intent statement is to be made by the Community and Economic Development Administrator. In this case, the associated request has been elevated to the Hearing Examiner for a decision. STAFF COMMENTS: The proposal is interior tenant improvements to an existing building. Per RMC 4-3-100.C “Exemptions,” the interior remodels of existing buildings or structures are exempt provided the alterations do not modify the building façade. Also see staff comment above under b. Zoning Compliance and Consistency. 2. 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. STAFF COMMENTS: The building where the proposed tenant improvements and religious institution use will be made for the education space has been used previously as a retail and pharmacy store. The building and associated parking provide sufficient space for the proposed use to be located at the site. There is a mix of businesses located in the multiple buildings at the shopping center including retail sales, on-site services, religious institutions, and restaurants. The proposed location within the existing single-story building is suited for the proposed use and would not result in a detrimental overconcentration of a particular use within the City or within the immediate area. 3. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. STAFF COMMENTS: The building where the proposed tenant improvements for the religious institution will be made for the education space has been used previously as a retail and City of Renton Department of Community & Economic Development Hearing Examiner Recommendation KHALSA GURMAT CENTER LUA15-000388, CU-H Report of July 21, 2015 Page 8 of 9 HEX Report 15-000388 pharmacy store. As proposed, the use of the existing space inside the Building B of the Cascade Village shopping center would not result in substantial or undue adverse effects on adjacent property, as it is anticipated that the Khalsa Gurmat Center would have less of an impact than the previous retail and pharmacy use. 4. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. STAFF COMMENTS: The proposed religious institution would be compatible with the scale and character of the neighborhood where there are a mix of uses nearby, including multi-family residences and commercial businesses as well as the church and on-site services in the same building as the subject proposal. The applicant has not proposed any changes to the exterior of the building and therefore the existing structure would remain at the same scale and character as it exists today. 5. Parking: Adequate parking is, or will be made, available. STAFF COMMENTS: Adequate parking is available on-site. 6. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. STAFF COMMENTS: No new curb cuts are proposed as part of the tenant improvements and the existing pedestrian connection to the building entries will be kept. Based on past experience, the existing site configuration provides for safe movement of vehicles and pedestrians. 7. Noise, Light and Glare: Potential noise, light, and glare impacts from the proposed use shall be evaluated and mitigated. STAFF COMMENTS: There are no proposed changes to the existing building and therefore no anticipated impacts related to light and glare. The addition of a religious institution is not anticipated to add any increase in noise at the subject site compared to today, as there is existing commercial activity at the site now, with varied hours of operation for each storefront located in the shopping center. Any potential increase in noise is not anticipated to be any greater than the previous retail and pharmacy store. 8. 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 COMMENTS: All existing mature landscaping will remain on site. S. CONCLUSIONS: 1. The change of use proposal for Khalsa Gurmat Center religious institution complies with the Conditional Use Permit Review Criteria, as demonstrated above. 2. The proposal is compliant and consistent with the plans, policies, zone, regulations and approvals. 3. Staff does not anticipate any adverse impacts on surrounding properties. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation KHALSA GURMAT CENTER LUA15-000388, CU-H Report of July 21, 2015 Page 9 of 9 HEX Report 15-000388 4. The proposed weekend use is anticipated to be compatible with existing and future surrounding uses as permitted in the CA zoning classification. 5. Safe and efficient access and circulation is provided for all users. 6. There are adequate public services and facilities to accommodate the proposed use. 7. The proposed location would 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 is suited for the proposed use. 8. The existing use would not result in a substantial or undue adverse effect on adjacent properties. 9. Adequate parking for the proposed use is provided. 10. The proposed site plan ensures safe movement for vehicles and pedestrians and has mitigated potential effects on the surrounding area. 11. The proposed development would not generate any long term harmful or unhealthy conditions. T. RECOMMENDATIONS: Staff recommends approval of the Khalsa Gurmat Center Conditional Use Permit.