HomeMy WebLinkAboutSR_HEX_Report_Aristo_Healthcare_Services_IBHTF_211130_v1DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_HEX_Report_Aristo_Healthcare_Services_IBHTF_211130_v1
A. REPORT TO THE HEARING EXAMINER
Hearing Date: December 7, 2021
Project File Number: PR21-000359
Project Name: Aristo Healthcare Services IBHTF
Land Use File Number: LUA21-000345, ECF, CU-H
Project Manager: Clark Close, Senior Planner
Owner/Applicant: Aristo Healthcare Services, 707 S Grady Way, Suite 6046, Renton, WA 98057
Contact: Chris Rubright, KMD Architects, 1325 Fourth Ave, Suite 1702, Seattle, WA 98101
Project Location: 95 S Tobin St, Renton, WA 98057
Project Summary: The applicant is requesting Hearing Examiner Conditional Use Permit approval for a
proposed Intensive Behavioral Health Treatment Facility (IBHTF) located at 95 S
Tobin St. The 0.69-acre project site consists of three (3) parcels (APNs 3806000095,
3806000085, and 3806000120) and is located within the Commercial Mixed Use
(CMU) land use designation and the Commercial Arterial (CA) zoning designation.
The existing 19,262 square foot building consists of two (2) floors and an
intermediate level. The applicant proposes a change of use on the first level of the
building (approximately 7,151 square feet) from commercial office use to a 16 -bed
IBHTF to rehabilitate persons that are transitioning out of Washington State
psychiatric hospitals. Resident patients would each reside onsite in a community-
based group setting for an average of 9 to 24 months during their rehabilitation and
adjustment from inpatient life. The remaining space in the building would continue
to be leased to third-party tenants and operated as commercial office use. The site
includes a paved parking lot accessed from Lake Ave S which includes 44 surface
parking spaces. The applicant is proposing minor exterior site improvements to the
parking lot and landscaping. Proposed interior improvements would support the
proposed IBHTF and are anticipated to take six (6) months to complete. The site is
located in Zone 2 of the Downtown Aquifer Protection Area, a high seismic hazard
area, and a high erosion hazard area.
Site Area: 0.69 acres
S Tobin St Lake Ave S
City of Renton Department of Community & Economic Development
Aristo Healthcare Services IBHTF
Staff Report to the Hearing Examiner
LUA21-000345, ECF, CU-H
Report of December 7, 2021 Page 2 of 30
SR_HEX_Report_Aristo_Healthcare_Services_IBHTF_211130_v1
B. EXHIBITS:
Exhibit 1-16: As shown in the Environmental Review Committee (ERC) Report
Exhibit 17: Supplemental ERC memo, dated November 23, 2021
Exhibit 18: Staff Report to the Hearing Examiner
Exhibit 19: Project Narrative
Exhibit 20: Conditional Use Permit Justification
Exhibit 21: Environmental “SEPA” Threshold Determination and Notice
Exhibit 22: City Center Community Plan, amended June 12, 2017
C. GENERAL INFORMATION:
1. Owner(s) of Record: Chris Rubright, KMD Architects
1325 Fourth Ave, Suite 1702, Seattle, WA 98101
2. Zoning Classification: Commercial Arterial (CA)
Urban Design District ‘D’
3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU)
4. Existing Site Use: Office building and surface parking lot
5. Critical Areas: Downtown Aquifer Protection Area (Zone 2), high
seismic hazard area, and high erosion hazard area.
6. Neighborhood Characteristics:
a. North: Retail. Commercial & Mixed Use (CMU) Comprehensive Plan Land Use Designation;
Commercial Arterial (CA) zone
b. East: Single family residential. Residential Medium Density (RMD) Comprehensive Plan Land
Use Designation; Residential-8 (R-8) zone
c. South: Surface parking and vacant land. Commercial & Mixed Use (CMU) Comprehensive Plan
Land Use Designation; Commercial Arterial (CA) zone
d. West: Convenience Store. Commercial & Mixed Use (CMU) Comprehensive Plan Land Use
Designation; Commercial Arterial (CA) zone
7. Site Area: 0.69 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Annexation (Earlington) A-48-001 1320 07/13/1948
Environmental (SEPA) Review
and Administrative Site Plan
Approval
LUA01-069 N/A 07/09/2001
Comprehensive Plan N/A 5758 06/22/2015
City of Renton Department of Community & Economic Development
Aristo Healthcare Services IBHTF
Staff Report to the Hearing Examiner
LUA21-000345, ECF, CU-H
Report of December 7, 2021 Page 3 of 30
SR_HEX_Report_Aristo_Healthcare_Services_IBHTF_211130_v1
Zoning N/A 5758 06/22/2015
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. There is an existing 12-inch water main
in S Tobin St that can deliver a maximum capacity of 5,000 gallons per minute (gpm) (see to City water
project plan no. WTR270-0020). There is an existing 8-inch water main in Lake Ave S that can deliver
a maximum capacity of 2,500 gpm (see City water project plan no. WTR270-00330) and there is an
existing 12-inch water main in Rainier Ave S that can deliver a maximum capacity of 4,400 gpm (see
City water project plan no. WTR270-0030). The development is within Zone 2 of the City’s wellhead
protection areas and in the 5-year capture zone.
b. Sewer: Sewer service is provided by the City of Renton. There is existing 12-inch diameter sewer main
(S-1901) on S Tobin St and there is existing 8-inch diameter sewer main (S-0449) along a portion of
the Lake Ave S in front of the subject parcels
c. Surface/Storm Water: There is an existing 24-inch stormwater main on Lake Ave S (record drawing D-
217209) and a 12-inch stormwater main on S Tobin Street (record drawing R-190101).
2. Streets: The proposed development fronts S Tobin St to the north and Lake Ave S to the east. An alley
providing vehicle access is located between parcels 3806000085 and 3806000120.
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
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
b. Section 4-3-100: Urban Design 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
2. Housing & Human Services
City of Renton Department of Community & Economic Development
Aristo Healthcare Services IBHTF
Staff Report to the Hearing Examiner
LUA21-000345, ECF, CU-H
Report of December 7, 2021 Page 4 of 30
SR_HEX_Report_Aristo_Healthcare_Services_IBHTF_211130_v1
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on
September 14, 2021 and determined the application complete on September 29, 2021. The project
complies with the 120-day review period.
2. The project site is located 95 S Tobin St, Renton, WA 98057 (APNs 3806000095, 3806000085, and
3806000120) (Exhibit 2).
3. The project site is currently developed with an existing 19,262 square foot two-story office building with
an intermediate level built in 1953.
4. Access to the site would be provided via an existing alley perpendicular to Lake Ave S.
5. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use
designation.
6. The site is located within the Commercial Arterial (CA) zoning classification and within Urban Design
District ‘D’.
7. There are eight (8) significant trees located on-site, of which the applicant is proposing to retain all but
one significant onsite tree (Exhibit 5).
8. The site is mapped with high seismic hazard area, high erosion hazard area and Downtown Aquifer
Protection Area Zone 2.
9. No cut or fill material is proposed onsite.
10. Improvements to the site would consist almost entirely of interior tenant improvements for the operation
of an IBHTF. Exterior work would consist of restriping the existing surface parking lot, adding landscape
furniture, and replacing and/or infilling existing plantings (Exhibit 19).
11. The City determined that a specialized residential treatment facility for individuals with behavioral health
conditions is an unclassified use pursuant to RMC 4-2-050 (Exhibit 14). As a result, the IBHTF is being
reviewed pursuant to a Hearing Examiner Conditional Use Permit process within the Commercial Arterial
(CA) zone and Commercial Mixed Use (CMU) land use designation with up to 20 beds per facility.
12. Staff received one (1) public comment email (Exhibit 11). To address public comment, City staff provided
a written response to public comments received (Exhibit 12) and the following report contains analysis
related to public comments regarding the proposed use, proximity to schools, calls for service, and
security/safety matters.
13. Staff received agency comments from the Duwamish Tribe regarding concern of cultural or ecological
damage (Exhibit 9). City staff provided a written response to agency comments received (Exhibit 10).
14. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
November 1, 2021 the Environmental Review Committee issued a Determination of Non-Significance
(DNS) for Aristo Healthcare Services IBHTF (Exhibit 21). No appeals of the threshold determination were
filed.
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 16).
16. Comprehensive Plan Compliance: The site is designated Commercial Mixed Use (CMU) on the City’s
Comprehensive Plan Map. The purpose of the CMU designation is to allow residential uses as part of
mixed-use developments, and support new office and commercial development that is more intensive
City of Renton Department of Community & Economic Development
Aristo Healthcare Services IBHTF
Staff Report to the Hearing Examiner
LUA21-000345, ECF, CU-H
Report of December 7, 2021 Page 5 of 30
SR_HEX_Report_Aristo_Healthcare_Services_IBHTF_211130_v1
than what exists to create a vibrant district and increase employment opportunities. The intention of this
designation is to transform strip commercial development into business districts through the
intensification of uses and with cohesive site planning, landscaping, signage, circulation, parking, and the
provision of public amenity features. The proposal is compliant with the following development standards
if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
✓
Policy L-2: Support compact urban development to improve health outcomes, support
transit use, maximize land use efficiency, and maximize public investment in
infrastructure and services.
✓ 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.
✓
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.
✓
Policy HHS-6: Implement inclusionary zoning provisions and other techniques that
result in a range of housing types, at different densities, and prices in new
developments that address the housing needs of all people at all stages of life, including
vulnerable populations.
✓
Policy HHS-9: Foster and locate new housing in proximity to Employment Centers and
streets that have public transportation systems in place, and complements existing
housing.
✓
Policy HHS-15: Work with other jurisdictions and social service organizations to
develop a regional approach to end homelessness and, on a local level, with community
partners to expand services available to the chronically homeless, temporarily
homeless, and other vulnerable populations in Renton.
✓ Policy HHS-18: Work with community partners to support people who face barriers to
getting and staying employed, need job training, and who desire career advancement.
✓
Policy HHS-19: Promote healthcare equity and increase the availability of: medical and
dental care, mental health and substance abuse services, early childhood screenings,
and parenting support.
✓ Policy HHS-20: Strengthen collaborative partnerships between cities and regional,
state, federal, and public and private sector providers of human services.
✓ Policy HHS-21: Promote an individualized approach for vulnerable people by utilizing
community services and transportation assistance.
✓
Policy HHS-26: Encourage construction of universally designed units, supportive
housing arrangements, and transitional housing in close proximity (within one-quarter
mile) to public transportation.
17. Zoning Development Standard Compliance: The site is classified Commercial Arterial (CA) on the City’s
Zoning Map. The purpose of the Commercial Arterial Zone (CA) 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
City of Renton Department of Community & Economic Development
Aristo Healthcare Services IBHTF
Staff Report to the Hearing Examiner
LUA21-000345, ECF, CU-H
Report of December 7, 2021 Page 6 of 30
SR_HEX_Report_Aristo_Healthcare_Services_IBHTF_211130_v1
greater densities. The CA Zone provides for a wide variety of retail sales, services, and other commercial
activities along high-volume traffic corridors. Residential uses may be integrated into the zone through
mixed-use buildings. The proposal is compliant with the following development standards, as outlined in
RMC 4-2-120.A, if all conditions of approval are met:
Compliance CA Zone Develop Standards and Analysis
Compliant if
CUP criteria
are met, see
FOF 20
Use: The applicant proposes to locate a 16-bed Intensive Behavioral Health Treatment
Facility (IBHTF) at 95 S Tobin St (APNs 3806000095, 3806000085, and 3806000120).
The applicant proposes a change of use on the first level of the building (approximately
7,151 square feet) from commercial office use to an IBHTF to rehabilitate persons that
are transitioning out of Washington State psychiatric hospitals. The remaining space in
the existing building would continue to be leased to third-party tenants and operated
as commercial office use. Limited development activity is proposed to the remainder
of the site (Exhibit 19).
Staff Comment: Based on an Unclassified Use Interpretation (Exhibit 14), an IBHTF may
be located in the Commercial Arterial (CA) zone with a Hearing Examiner Conditional
Use Permit.
N/A
Density: The minimum density required in the CA zone is 10.0 dwelling units per net
acre. The maximum density permitted is 60 dwelling units per net acre in the City
Center Community Planning Areas. Net density is calculated after the deduction of
sensitive areas, areas intended for public right-of-way, and private access easements.
Staff Comment: The site area is approximately 0.69 acres. Currently, the existing office
building and associated surface parking areas do not contain any residential uses or
zero dwelling units per net acre. No changes are proposed to add new residential
dwelling units. The applicant is proposing a 16-bed facility that admits resident patients
whose primary care need is treatment for mental health disorder, intellectual
disabilities, or developmental disabilities.
N/A
Lot Dimensions: The minimum lot size required in the CA zone is 5,000 sq. ft. There
are no minimum lot width or depth requirements.
Staff Comment: Not applicable, no subdivision of the parcels is proposed.
N/A
Setbacks: The minimum front yard setback is 15 ft. The minimum setback may be
reduced to 0 ft. through the site plan review process, provided blank walls are not
located within the reduced setback. A maximum front yard setback of 20 ft. is required.
The minimum secondary front yard setback is 15 ft. The minimum setback may be
reduced to 0 ft. through the site plan review process, provided blank walls are not
located within the reduced setback. The maximum secondary front yard setback is 20
feet. There are no minimum side or rear yard setbacks, except 15 ft. if the lot ab uts or
is adjacent to a lot zoned residential.
Staff Comment: Not applicable, no change in the building footprint is proposed.
N/A
Building Standards: The CA zone has a maximum building coverage 65% of total lot
area or 75% if parking is provided within the building or within an on-site parking
garage. The maximum building height permitted is 50 ft., except 60 ft. if the building is
mixed use.
Staff Comment: Not applicable, no change in the building footprint or building height is
proposed.
City of Renton Department of Community & Economic Development
Aristo Healthcare Services IBHTF
Staff Report to the Hearing Examiner
LUA21-000345, ECF, CU-H
Report of December 7, 2021 Page 7 of 30
SR_HEX_Report_Aristo_Healthcare_Services_IBHTF_211130_v1
✓
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages, with the exception of areas for
required walkways and driveways and those zones with building setbacks less than ten
feet (10'). Additional minimum planting strip widths between the curb and sidewalk
are established according to the street development standards of RMC 4-6-060.
All parking lots shall have perimeter landscaping as follows:
Such landscaping shall be at least ten feet (10') in width as measured from the street
right-of-way. Standards for planting shall be as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-
family, commercial, and industrial uses at an average minimum rate of one
tree per thirty (30) lineal feet of street frontage.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped
area. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover in sufficient quantities to provide at least ninety percent (90%)
coverage of the landscaped area within three (3) years of installation.
Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows:
Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping
per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking
space, and 100 or more spaces shall provide 35 sf of landscaping per parking space.
Perimeter parking lot landscaping shall be at least 10 feet in width, interior parking lot
landscaped areas shall have minimum dimensions of 8 feet (8’) by 12 feet (12’).
Staff Comment: The applicant is proposing to replace the existing landscape beds at the
southwest corner of S Tobin St and Lake Ave S with shrubs, native groundcover and a
two-inch (2”) caliper Ginko Biloba tree (Exhibit 4). Existing shrubs between the parking
lot and sidewalk would be supplemented with a new two-inch (2”) caliper flowering
plum tree, a two-inch (2”) caliper Ginko Biloba tree, shrubs, native groundcovers, and
2’ x 2’ pavers to create paths for pedestrians at regular intervals (approximately 40 feet
apart). According to the Conceptual Landscape Plan, automatic underground irrigation
system would be installed in all new and renovated landscape areas. The proposed
landscaping enhancements to the existing onsite perimeter landscape areas are
anticipated to improve and soften the appearance of the existing surface parking and
create additional connections between the parking lot and the public rights-of-way.
✓
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-
130) require the retention of 10 percent of trees in a commercial 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
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
City of Renton Department of Community & Economic Development
Aristo Healthcare Services IBHTF
Staff Report to the Hearing Examiner
LUA21-000345, ECF, CU-H
Report of December 7, 2021 Page 8 of 30
SR_HEX_Report_Aristo_Healthcare_Services_IBHTF_211130_v1
cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
Staff Comment: The applicant is proposing to retain all but one of the existing eight (8)
onsite significant trees or 87.5% of the existing significant trees. The tree that is unable
to be retained is a result of existing damage to the flowering plum tree near the
southern portion of the Site. The applicant is proposing to replace the damaged tree in-
kind. Therefore, the minimum 10% tree retention and land clearing regulations of the
code for commercial development would be met.
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 add an approximately four-foot (4’) by
17-foot (68 square feet) refuse and recycling area near the southwest corner of the
building along the existing alley or 47.5 square feet shy of the calculated area (38.5
square feet for recyclables deposit areas and 77 square feet for refuse deposit areas).
According to the Conceptual Landscape Plan, the trash enclosure design would include
gate openings at least twelve feet (12') wide for haulers and encroach approximately
two feet (2’) into the public alley. In order to comply with minimum size requirements,
the refuse and recycling area must be at least one hundred and fifteen and one-half
square feet in area. No architectural design or detail was provided with the application.
Therefore, staff is recommending as a condition of approval, that the applicant provide
a minimum area of one hundred and fifteen and one-half square feet (115.5 SF) for
recycling and refuse collection and the area shall be located outside the alley and fenced
or screened with a minimum six-foot (6') fence or landscaping. Refuse and recycling
plans that provide plan view and elevations of the enclosure shall be reviewed and
approved by the Current Planning Project Manager prior to building permit issuance.
Vehicular Access: A connection shall be provided for site-to-site vehicle access ways,
where topographically feasible, to allow a smooth flow of traffic across abutting CA lots
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 Comment: The project site includes three (3) separate parcels that are access from
a public alley. The alley provides site-to-site vehicle and/or pedestrian access ways
between each parcel.
City of Renton Department of Community & Economic Development
Aristo Healthcare Services IBHTF
Staff Report to the Hearing Examiner
LUA21-000345, ECF, CU-H
Report of December 7, 2021 Page 9 of 30
SR_HEX_Report_Aristo_Healthcare_Services_IBHTF_211130_v1
✓
Parking: Parking regulations for general office require a minimum of 2.0 per 1,000
square feet of net floor area and a maximum of 4.5 parking spaces per 1,000 square
feet of net floor area.
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. Compact spaces shall not account for more than 30 percent (30%) of
the parking area.
Staff Comment: Pursuant to RMC 4-4-080, the parking ratio for the proposed use could
be based on general use, uses not specifically identified, which allows the Department
of Community and Economic Development staff to determine which identified uses
would be most similar based upon staff experience with various uses and information
provided by the applicant. The amount of required parking for uses not listed in the
parking section of RMC would be the same as for the most similar use.
Currently, the existing Site contains 42 standard parking spaces and two (2) ADA
parking stalls for a total of 44 parking spaces. Based on the required general office
parking standards, the existing 19,262 square foot building would be required to
provide a minimum of 39 parking spaces and a maximum of 87 parking spaces. The
applicant is not proposing to add any new parking stalls to the existing parking lot, only
restriping of the existing surface parking lot as part of the proposed change of use.
Based upon staff experience with various uses and information provided by the
applicant and given that the patients would not retain vehicles onsite, general office
use for the existing building should be retained for the purposes of determining
minimum and maximum number of parking spaces required. Therefore, the existing 44
surface parking space at 95 S Tobin St would comply with the allowed range of 39 to 87
parking stalls.
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 to be equal
to 10 percent (10%) of the number of required off-street parking spaces. Therefore, the
proposed use would be required to provide a minimum of four (4) 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. The applicant is proposing three (3) bicycle parking
racks under the existing building overhang along S Tobin St and two (2) bicycle parking
racks near the existing ADA parking stalls located on the east side of the building.
Acceptable bicycle parking examples include bike lockers, bike check-in systems, in-
building parking, and limited access fenced areas with weather protection. Therefore,
staff recommends as a condition of approval, that the applicant provide a secured
extended use bicycle parking area with a minimum of four (4) off-street bicycle parking
stalls. Bicycle parking shall be shown on the floor plan with the building permit
City of Renton Department of Community & Economic Development
Aristo Healthcare Services IBHTF
Staff Report to the Hearing Examiner
LUA21-000345, ECF, CU-H
Report of December 7, 2021 Page 10 of 30
SR_HEX_Report_Aristo_Healthcare_Services_IBHTF_211130_v1
application and shall be reviewed and approved by the Current Planning Project
Manager prior to building permit issuance.
✓
Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot provided
the fence, retaining wall or hedge does not stand in or in front of any required
landscaping or pose a traffic vision hazard.
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 perimeter fencing or retaining walls.
See recommended condition under FOF 17, Zoning Development Standard Compliance:
Refuse and Recycling.
18. Design Standards: The project site is located within Design District ‘D’. The following table contains project
elements intended to comply with the standards of the Design District ‘D’ Standards and guidelines, as
outlined in RMC 4-3-100.E:
Compliance Design District Guideline and Standard Analysis
1. SITE DESIGN AND BUILDING LOCATION:
Intent: 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.
a. Building Location and Orientation:
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and
pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to
other structures and open space. To ensure an appropriate transition between buildings, parking areas,
and other land uses; and increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well
as with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented
environment. Lots shall be configured to encourage variety and so that natural light is available to
buildings and open space. The privacy of individuals in residential uses shall be provided for.
N/A
Standard: The availability of natural light (both direct and reflected) and direct sun
exposure to nearby buildings and open space (except parking areas) shall be
considered when siting structures.
Staff Comment: Not applicable – no changes are proposed to the existing building.
N/A
Standard: Buildings shall be oriented to the street with clear connections to the
sidewalk.
Staff Comment: Not applicable.
N/A
Standard: The front entry of a building shall be oriented to the street or a landscaped
pedestrian-only courtyard.
Staff Comment: Not applicable.
N/A
Standard: Buildings with residential uses located at the street level shall be:
a. Set back from the sidewalk a minimum of ten feet (10') and feature
substantial landscaping between the sidewalk and the building; or
City of Renton Department of Community & Economic Development
Aristo Healthcare Services IBHTF
Staff Report to the Hearing Examiner
LUA21-000345, ECF, CU-H
Report of December 7, 2021 Page 11 of 30
SR_HEX_Report_Aristo_Healthcare_Services_IBHTF_211130_v1
b. Have the ground floor residential uses raised above street level for residents’
privacy.
Staff Comment: Not applicable.
b. Building Entries:
Intent: To make building entrances convenient to locate and easy to access, and ensure that building
entries further the pedestrian nature of the fronting sidewalk and the urban character of the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent entry.
Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided
and shall enhance the overall quality of the pedestrian experience on the site.
N/A
Standard: A primary entrance of each building shall be located on the facade facing a
street, shall be prominent, visible from the street, connected by a walkway to the
public sidewalk, and include human-scale elements.
Staff Comment: Not applicable – no changes are proposed to the existing building.
N/A
Standard: A primary entrance of each building shall be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry
doors, and/or ornamental lighting.
Staff Comment: Not applicable.
N/A
Standard Building entries from a street shall be clearly marked with canopies,
architectural elements, ornamental lighting, or landscaping and include weather
protection at least four and one-half feet (4-1/2') wide (illustration below). Buildings
that are taller than thirty feet (30') in height shall also ensure that the weather
protection is proportional to the distance above ground level.
Staff Comment: Not applicable.
N/A
Standard: Building entries from a parking lot shall be subordinate to those related to
the street.
Staff Comment: Not applicable.
N/A
Standard: Features such as entries, lobbies, and display windows shall be oriented to
a street or pedestrian-oriented space; otherwise, screening or decorative features
should be incorporated.
Staff Comment: Not applicable.
N/A
Standard: Multiple buildings on the same site shall direct views to building entries by
providing a continuous network of pedestrian paths and open spaces that incorporate
landscaping.
Staff Comment: Not applicable.
N/A
Standard: Ground floor residential units that are directly accessible from the street
shall include entries from front yards to provide transition space from the street or
entries from an open space such as a courtyard or garden that is accessible from the
street.
City of Renton Department of Community & Economic Development
Aristo Healthcare Services IBHTF
Staff Report to the Hearing Examiner
LUA21-000345, ECF, CU-H
Report of December 7, 2021 Page 12 of 30
SR_HEX_Report_Aristo_Healthcare_Services_IBHTF_211130_v1
Staff Comment: Not applicable.
c. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton’s long-established,
existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where
new buildings differ from surrounding development in terms of building height, bulk and scale.
N/A
Standard: At least one of the following design elements shall be used to promote a
transition to surrounding uses:
1. Building proportions, including step-backs on upper levels in accordance with
the surrounding planned and existing land use forms; or
2. Building articulation to divide a larger architectural element into smaller
increments; or
3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and
transition with existing development.
Additionally, the Administrator may require increased setbacks at the side or rear of a
building in order to reduce the bulk and scale of larger buildings and/or so that sunlight
reaches adjacent and/or abutting yards.
Staff Comment: Not applicable – no changes are proposed to the existing building.
d. Service Element Location and Design:
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading
docks) by locating service and loading areas away from high-volume pedestrian areas, and screening
them from view in high visibility areas.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping
and an enclosure with fencing that is made of quality materials. Service ar eas not adjacent to streets,
pathways, or pedestrian-oriented spaces are encouraged to implement vegetative screening in addition
to or as part of service enclosures.
Compliant if
condition of
approval is
met
Standard: Service elements shall be located and designed to minimize the impacts on
the pedestrian environment and adjacent uses. Service elements shall be
concentrated and located where they are accessible to service vehicles and convenient
for tenant use.
Staff Comment: See FOF 17, Zoning Development Standard Compliance: Refuse and
Recycling.
Compliant if
condition of
approval is
met
Standard: In addition to standard enclosure requirements, garbage, recycling
collection, and utility areas shall be enclosed on all sides, including the roof and
screened around their perimeter by a wall or fence and have self-closing doors.
Staff Comment: See comment above.
Compliant if
condition of
approval is
met
Standard: Service enclosures shall be made of masonry, ornamental metal or wood,
or some combination of the three (3).
Staff Comment: See comment above.
City of Renton Department of Community & Economic Development
Aristo Healthcare Services IBHTF
Staff Report to the Hearing Examiner
LUA21-000345, ECF, CU-H
Report of December 7, 2021 Page 13 of 30
SR_HEX_Report_Aristo_Healthcare_Services_IBHTF_211130_v1
Compliant if
condition of
approval is
met
Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented
space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of
such facility.
Staff Comment: See comment above.
e. Gateways:
Intent: To distinguish gateways as primary entrances to districts or to the City, special design features
and architectural elements at gateways should be provided. While gateways should be distinctive
within the context of the district, they should also be compatible with the district in form and scale.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping
and an enclosure with fencing that is made of quality materials.
N/A
Standard: Developments located at district gateways shall be marked with visually
prominent features.
Staff Comment: Not applicable – the project site is not located at a gateway or primary
entrance to the City.
N/A
Standard: Gateway elements shall be oriented toward and scaled for both pedestrians
and vehicles.
Staff Comment: Not applicable.
N/A
Standard: Visual prominence shall be distinguished by two (2) or more of the
following:
a. Public art;
b. Special landscape treatment;
c. Open space/plaza;
d. Landmark building form;
e. Special paving, unique pedestrian scale lighting, or bollards;
f. Prominent architectural features (trellis, arbor, pergola, or gazebo);
g. Neighborhood or district entry identification (commercial signs do not
qualify).
Staff Comment: Not applicable.
2. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate
various modes of transportation, including public mass transit, in order to reduce traffic volumes and
other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in
reducing the impacts of parking areas; allow an active pedestrian environment by maintaining
contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize
the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the
district.
a. Surface Parking:
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in
back of buildings.
City of Renton Department of Community & Economic Development
Aristo Healthcare Services IBHTF
Staff Report to the Hearing Examiner
LUA21-000345, ECF, CU-H
Report of December 7, 2021 Page 14 of 30
SR_HEX_Report_Aristo_Healthcare_Services_IBHTF_211130_v1
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the
parking area and associated vehicles. Large areas of surface parking shall also be designed to
accommodate future infill development.
Compliant if
condition of
approval is
met
Standard: Parking shall be located so that no surface parking is located between:
a. A building and the front property line; and/or
b. A building and the side property line (when on a corner lot).
Staff Comment: Exterior work would consist of restriping the existing surface parking
lot, adding landscape furniture, and replacing and/or infilling existing perimeter
planting areas to minimize the visual impact of the existing surface parking lot. To
further enhance the landscape character of the city and reduce the visual impact of the
parking area and associated vehicles within the existing surface parking lot, staff is
recommending as a condition of approval, that the applicant provide a minimum of
two (2) interior parking lot landscape areas that measure a minimum of eight-foot (8’)
wide by 12-foot (12’) long with the building permit application. A detailed landscape
plan shall be provided to, and approved by, the Current Planning Project Manager prior
to building permit issuance.
✓
Standard: Parking shall be located so that it is screened from surrounding streets by
buildings, landscaping, and/or gateway features as dictated by location.
Staff Comment: See comment above.
b. Structured Parking Garages:
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of
structured parking; physically and visually integrate parking garages with other uses; and reduce the
overall impact of parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be
complementary with adjacent and abutting buildings. They shall be sited to complement, not
subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s)
should be used to enhance garages.
N/A
Standard: Parking structures shall provide space for ground floor commercial uses
along street frontages at a minimum of seventy five percent (75%) of the building
frontage width.
Staff Comment: Not applicable.
N/A
Standard: The entire facade must feature a pedestrian-oriented facade. The
Administrator of the Department of Community and Economic Development may
approve parking structures that do not feature a pedestrian orientation in limited
circumstances. If allowed, the structure shall be set back at least six feet (6') from the
sidewalk and feature substantial landscaping. This landscaping shall include a
combination of evergreen and deciduous trees, shrubs, and ground cover. This setback
shall be increased to ten feet (10') when abutting a primary arterial and/or minor
arterial.
Staff Comment: Not applicable.
N/A Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or
other architectural elements and/or materials.
City of Renton Department of Community & Economic Development
Aristo Healthcare Services IBHTF
Staff Report to the Hearing Examiner
LUA21-000345, ECF, CU-H
Report of December 7, 2021 Page 15 of 30
SR_HEX_Report_Aristo_Healthcare_Services_IBHTF_211130_v1
Staff Comment: Not applicable.
N/A
Standard: The entry to the parking garage shall be located away from the primary
street, to either the side or rear of the building.
Staff Comment: Not applicable.
N/A
Standard: Parking garages at grade shall include screening or be enclosed from view
with treatment such as walls, decorative grilles, trellis with landscaping, or a
combination of treatments.
Staff Comment: Not applicable.
N/A
Standard: The Administrator of the Department of Community and Economic
Development or designee may allow a reduced setback where the applicant can
successfully demonstrate that the landscaped area and/or other design treatment
meets the intent of these standards and guidelines. Possible treatments to reduce the
setback include landscaping components plus one or more of the following integrated
with the architectural design of the building:
a. Ornamental grillwork (other than vertical bars);
b. Decorative artwork;
c. Display windows;
d. Brick, tile, or stone;
e. Pre-cast decorative panels;
f. Vine-covered trellis;
g. Raised landscaping beds with decorative materials; or
h. Other treatments that meet the intent of this standard...
Staff Comment: Not applicable.
c. Vehicular Access:
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt
pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized.
✓
Standard: Access to parking lots and garages shall be from alleys, when available. If
not available, access shall occur at side streets.
Staff Comment: Access to the existing surface parking spaces would be retained from
the existing alley located perpendicular to Lake Ave S.
✓
Standard: The number of driveways and curb cuts shall be minimized for vehicular
access purposes, so that pedestrian circulation along the sidewalk is minimally
impeded.
Staff Comment: No changes are proposed to the existing vehicular access points.
City of Renton Department of Community & Economic Development
Aristo Healthcare Services IBHTF
Staff Report to the Hearing Examiner
LUA21-000345, ECF, CU-H
Report of December 7, 2021 Page 16 of 30
SR_HEX_Report_Aristo_Healthcare_Services_IBHTF_211130_v1
3. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Village by
creating pedestrian networks and by providing strong links from streets and drives to building
entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to
walk between businesses, on sidewalks, to and from access points, and through parking lots; and
promote the use of multi-modal and public transportation systems in order to reduce other vehicular
traffic.
a. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance
the pedestrian environment.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking
areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity
and encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to
pedestrians and drivers.
✓
Standard: A pedestrian circulation system of pathways that are clearly delineated and
connect buildings, open space, and parking areas with the sidewalk system and
abutting properties shall be provided.
a. Pathways shall be located so that there are clear sight lines, to increase safety.
b. Pathways shall be an all-weather or appropriate permeable walking surface
material, unless the applicant can demonstrate that the proposed surface is
appropriate for the anticipated number of users and complementary to the
design of the development.
Staff Comment: The applicant is proposing to add 2’ x 2’ pavers within the landscape
planters along the property frontages in order to create all-weather paths for
pedestrians from the existing surface parking lot to the public sidewalks on Lake Ave S
and S Tobin St. The five (5) pathways are proposed at regular intervals (approximately
40 feet apart) and would be appropriate in number and material for the anticipated
number of users.
N/A
Standard: Pathways within parking areas shall be provided and differentiated by
material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting
paving materials. Permeable materials are encouraged. The pathways shall be
perpendicular to the applicable building facade and no greater than one hundred fifty
feet (150') apart.
Staff Comment: Not applicable – no changes are proposed to the existing parking lot
pavement material.
N/A
Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient
width to accommodate anticipated numbers of users. Specifically:
a. Sidewalks and pathways along the facades of mixed use and retail buildings
100 or more feet in width (measured along the facade) shall provide sidewalks
at least 12 feet in width. The walkway shall include an 8 foot minimum
unobstructed walking surface.
City of Renton Department of Community & Economic Development
Aristo Healthcare Services IBHTF
Staff Report to the Hearing Examiner
LUA21-000345, ECF, CU-H
Report of December 7, 2021 Page 17 of 30
SR_HEX_Report_Aristo_Healthcare_Services_IBHTF_211130_v1
b. Interior pathways shall be provided and shall vary in width to establish a
hierarchy. The widths shall be based on the intended number of users; to be
no smaller than five feet (5') and no greater than twelve feet (12').
c. For all other interior pathways, the proposed walkway shall be of sufficient
width to accommodate the anticipated number of users.
Staff Comment: Not applicable – no changes are proposed to the existing sidewalks
along the project frontages.
N/A Standard: Mid-block connections between buildings shall be provided.
N/A
Standard: Permeable pavement pedestrian circulation features shall be used where
feasible, consistent with the Surface Water Design Manual.
Staff Comment: Not applicable.
b. Pedestrian Amenities:
Intent: To create attractive spaces that unify the building and street environments and are inviting and
comfortable for pedestrians; and provide publicly accessible areas that function for a variety of year -
round activities, under typical seasonal weather conditions.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included.
✓
Standard: Architectural elements that incorporate plants, particularly at building
entrances, in publicly accessible spaces and at facades along streets, shall be provided.
Staff Comment: The applicant is proposing to add landscape furniture (bench seating)
near the existing building entrance (Exhibit 4).
✓
Standard: Amenities such as outdoor group seating, benches, transit shelters,
fountains, and public art shall be provided.
a. Site furniture shall be made of durable, vandal- and weather-resistant
materials that do not retain rainwater and can be reasonably maintained over
an extended period of time.
b. Site furniture and amenities shall not impede or block pedestrian access to
public spaces or building entrances.
Staff Comment: See comment above.
N/A
Standard: Pedestrian overhead weather protection in the form of awnings, marquees,
canopies, or building overhangs shall be provided. These elements shall be a minimum
of four and one-half feet (4-1/2') wide along at least seventy five percent (75%) of the
length of the building facade facing the street, a maximum height of fifteen feet (15')
above the ground elevation, and no lower than eight feet (8') above ground level.
Staff Comment: Not applicable – no changes are proposed to the existing building. The
existing building design includes a building overhang at the primary entrance along S
Tobin St.
4. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreation are available to residents, workers,
and visitors and that these areas are of sufficient size for the intended activity and in convenient
City of Renton Department of Community & Economic Development
Aristo Healthcare Services IBHTF
Staff Report to the Hearing Examiner
LUA21-000345, ECF, CU-H
Report of December 7, 2021 Page 18 of 30
SR_HEX_Report_Aristo_Healthcare_Services_IBHTF_211130_v1
locations. To create usable and inviting open space that is accessible to the public; and to promote
pedestrian activity on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian-oriented space at
the street corner to emphasize pedestrian activity (illustration below). Recreation and common open
space areas are integral aspects of quality development that encourage pedestrians and users. These
areas shall be provided in an amount that is adequate to be functional and usable; they shall also be
landscaped and located so that they are appealing to users and pedestrians
N/A
Standard: All mixed use residential and attached housing developments of ten (10) or
more dwelling units shall provide common opens space and/or recreation areas.
a. At minimum, fifty (50) square feet per unit shall be provided.
b. The location, layout, and proposed type of common space or recreation area
shall be subject to approval by the Administrator.
c. Open space or recreation areas shall be located to provide sun and light
exposure to the area and located so that they are aggregated to provide usable
area(s) for residents.
d. For projects with more than one hundred (100) dwelling units, vegetated low
impact development facilities may be used in required or provided open space
where feasible and designed consistent with the Surface Water Design
Manual. Such facilities shall be counted towards no more than fifty percent
(50%) of the required open space.
e. At least one of the following shall be provided in each open space and/or
recreation area (the Administrator may require more than one of the following
elements for developments having more than one hundred (100) units):
i. Courtyards, plazas, pea patches, or multi-purpose open spaces;
ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces
above the street level must feature views or amenities that are unique to
the site and are provided as an asset to the development;
iii. Pedestrian corridors dedicated to passive recreation and separate from
the public street system;
iv. Recreation facilities including, but not limited to, tennis/sports courts,
swimming pools, exercise areas, game rooms, or other similar facilities; or
v. Children’s play spaces that are centrally located near a majority of
dwelling units and visible from surrounding units. They shall also be
located away from hazardous areas such as garbage dumpsters, drainage
facilities, and parking areas.
f. The following shall not be counted toward the common open space or
recreation area requirement:
i. Required landscaping, driveways, parking, or other vehicular use areas.
ii. Required yard setback areas. Except for areas that are developed as
private or semi-private (from abutting or adjacent properties) courtyards,
plazas or passive use areas containing landscaping and fencing sufficient
to create a fully usable area accessible to all residents of the development.
iii. Private decks, balconies, and private ground floor open space.
City of Renton Department of Community & Economic Development
Aristo Healthcare Services IBHTF
Staff Report to the Hearing Examiner
LUA21-000345, ECF, CU-H
Report of December 7, 2021 Page 19 of 30
SR_HEX_Report_Aristo_Healthcare_Services_IBHTF_211130_v1
iv. Other required landscaping and sensitive area buffers without common
access links, such as pedestrian trails.
Staff Comment: Not applicable.
N/A
Standard: All buildings and developments with over thirty thousand (30,000) square
feet of nonresidential uses (excludes parking garage floorplate areas) shall provide
pedestrian-oriented space.
a. The pedestrian-oriented space shall be provided according to the following
formula: 1% of the site area + 1% of the gross building area, at minimum.
b. The pedestrian-oriented space shall include all of the following:
i. Visual and pedestrian access (including barrier-free access) to the abutting
structures from the public right-of-way or a nonvehicular courtyard; and
ii. Paved walking surfaces of either concrete or approved unit paving; and
iii. On-site or building-mounted lighting providing at least four (4) foot-
candles (average) on the ground; and
iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one
individual seat per sixty (60) square feet of plaza area or open space.
c. The following areas shall not count as pedestrian-oriented space:
i. The minimum required walkway. However, where walkways are widened
or enhanced beyond minimum requirements, the area may count as
pedestrian-oriented space if the Administrator determines such space
meets the definition of pedestrian-oriented space.
ii. Areas that abut landscaped parking lots, chain link fences, blank walls,
and/or dumpsters or service areas.
d. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is
prohibited within pedestrian-oriented space.
Staff Comment: Not applicable.
N/A
Standard: Public plazas shall be provided at intersections identified in the Commercial
Arterial Zone Public Plaza Locations Map and as listed below:
a. Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
b. Bronson Area: Intersections with Bronson Way North at:
i. Factory Avenue N./Houser Way S.;
ii. Garden Avenue N.; and
iii. Park Avenue N. and N. First Street.
c. Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
d. Northeast Fourth Area: Intersections with N.E. Fourth at:
i. Duvall Avenue N.E.;
ii. Monroe Avenue N.E.; and
iii. Union Avenue N.E.
City of Renton Department of Community & Economic Development
Aristo Healthcare Services IBHTF
Staff Report to the Hearing Examiner
LUA21-000345, ECF, CU-H
Report of December 7, 2021 Page 20 of 30
SR_HEX_Report_Aristo_Healthcare_Services_IBHTF_211130_v1
e. Grady Area: Intersections with Grady Way at:
i. Lind Avenue S.W.;
ii. Rainier Avenue S.;
iii. Shattuck Avenue S.; and
iv. Talbot Road S.
f. Puget Area: Intersection of S. Puget Drive and Benson Road S.
g. Rainier Avenue Area: Intersections with Rainier Avenue S. at:
i. Airport Way/Renton Avenue S.;
ii. S. Second Street;
iii. S. Third Street/S.W. Sunset Boulevard;
iv. S. Fourth Street; and
v. S. Seventh Street.
h. North Renton Area: Intersections with Park Avenue N. at:
i. N. Fourth Street; and
ii. N. Fifth Street.
i. Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
i. Duvall Avenue N.E.; and
ii. Union Avenue N.E.
Staff Comment: Not applicable.
N/A
Standard: The plaza shall measure no less than one thousand (1,000) square feet with
a minimum dimension of twenty feet (20') on one side abutting the sidewalk.
Staff Comment: Not applicable.
N/A
Standard: The public plaza must be landscaped consistent with RMC 4-4-070, including
at minimum street trees, decorative paving, pedestrian-scaled lighting, and seating.
Vegetated low impact development facilities may be used in the plaza where feasible
and designed consistent with the Surface Water Design Manual. Such facilities shall
count towards no more than fifty percent (50%) of the plaza requirement.
Staff Comment: Not applicable.
5. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a human
scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To
discourage franchise retail architecture.
a. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure
that all sides of a building, that can be seen by the public, are visually interesting.
Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of
buildings, break up long blank walls, add visual interest, and enhance the character of the
City of Renton Department of Community & Economic Development
Aristo Healthcare Services IBHTF
Staff Report to the Hearing Examiner
LUA21-000345, ECF, CU-H
Report of December 7, 2021 Page 21 of 30
SR_HEX_Report_Aristo_Healthcare_Services_IBHTF_211130_v1
neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to
residential buildings.
N/A
Standard: All building facades shall include modulation or articulation at intervals of
no more than forty feet (40').
Staff Comment: Not applicable – no changes are proposed to the existing building.
N/A
Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in
height, and eight feet (8') in width.
Staff Comment: Not applicable.
N/A
Standard: Buildings greater than one hundred sixty feet (160') in length shall provide
a variety of modulations and articulations to reduce the apparent bulk and scale of the
facade (illustration in District B, below); or provide an additional special feature such
as a clock tower, courtyard, fountain, or public gathering area.
Staff Comment: Not applicable.
b. Ground-Level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale
character of the pedestrian environment; and ensure that all sides of a building within near or distant
public view have visual interest.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood
siding is encouraged. The primary building entrance should be made visibly prominent by incorporating
architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting
(illustration below). Detail features should also be used, to include things such as decorative entry
paving, street furniture (benches, etc.), and/or public art.
N/A
Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape
feature shall be provided along the facade’s ground floor.
Staff Comment: Not applicable – no changes are proposed to the existing building.
N/A
Standard: On any façade visible to the public, transparent windows and/or doors are
required to comprise at least 50 percent of the portion of the ground floor facade that
is between 4 feet and 8 feet above ground (as measured on the true elevation).
Staff Comment: Not applicable.
N/A
Standard: Upper portions of building facades shall have clear windows with visibility
into and out of the building. However, screening may be applied to provide shade and
energy efficiency. The minimum amount of light transmittance for windows shall be
50 percent.
Staff Comment: Not applicable.
N/A Standard: Display windows shall be designed for frequent change of merchandise,
rather than permanent displays.
N/A
Standard: Where windows or storefronts occur, they must principally contain clear
glazing.
Staff Comment: Not applicable.
City of Renton Department of Community & Economic Development
Aristo Healthcare Services IBHTF
Staff Report to the Hearing Examiner
LUA21-000345, ECF, CU-H
Report of December 7, 2021 Page 22 of 30
SR_HEX_Report_Aristo_Healthcare_Services_IBHTF_211130_v1
N/A
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
Staff Comment: Not applicable.
N/A
Standard: Untreated blank walls visible from public streets, sidewalks, or interior
pedestrian pathways are prohibited. A wall (including building facades and retaining
walls) is considered a blank wall if:
a. It is a ground floor wall or portion of a ground floor wall over 6 feet in height,
has a horizontal length greater than 15 feet, and does not include a window,
door, building modulation or other architectural detailing; or
b. Any portion of a ground floor wall has a surface area of 400 square feet or
greater and does not include a window, door, building modulation or other
architectural detailing.
Staff Comment: Not applicable.
N/A
Standard: If blank walls are required or unavoidable, blank walls shall be treated with
one or more of the following:
a. A planting bed at least five feet in width containing trees, shrubs, evergreen
ground cover, or vines adjacent to the blank wall;
b. Trellis or other vine supports with evergreen climbing vines;
c. Architectural detailing such as reveals, contrasting materials, or other special
detailing that meets the intent of this standard;
d. Artwork, such as bas-relief sculpture, mural, or similar; or
e. Seating area with special paving and seasonal planting.
Staff Comment: Not applicable.
c. Building Roof Lines:
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban
project and contribute to the visual continuity of the district.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest
to the building.
N/A
Standard: Buildings shall use at least one of the following elements to create varied
and interesting roof profiles:
a. Extended parapets;
b. Feature elements projecting above parapets;
c. Projected cornices;
d. Pitched or sloped roofs
e. Buildings containing predominantly residential uses shall have pitched roofs
with a minimum slope of one to four (1:4) and shall have dormers or
interesting roof forms that break up the massiveness of an uninterrupted
sloping roof.
Staff Comment: Not applicable – no changes are proposed to the existing building.
City of Renton Department of Community & Economic Development
Aristo Healthcare Services IBHTF
Staff Report to the Hearing Examiner
LUA21-000345, ECF, CU-H
Report of December 7, 2021 Page 23 of 30
SR_HEX_Report_Aristo_Healthcare_Services_IBHTF_211130_v1
d. Building Materials:
Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of
materials that reduce the visual bulk of large buildings; and encourage the use of materials that add
visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a
building that is attractive and of high quality. Material variation shall be used to create visual appeal
and eliminate monotony of facades. This shall occur on all facades in a consistent manner. High quality
materials shall be used. If materials like concrete or block walls are used they shall be enhanced to
create variation and enhance their visual appeal.
N/A
Standard: All sides of buildings visible from a street, pathway, parking area, or open
space shall be finished on all sides with the same building materials, detailing, and
color scheme, or if different, with materials of the same quality.
Staff Comment: Not applicable – no changes are proposed to the existing building.
N/A
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns or textural changes.
Staff Comment: Not applicable.
N/A
Standard: Materials, individually or in combination, shall have texture, pattern, and be
detailed on all visible facades.
Staff Comment: Not applicable.
N/A
Standard: Materials shall be durable, high quality, and consistent with more
traditional urban development, such as brick, integrally colored concrete masonry,
pre-finished metal, stone, steel, glass and cast-in-place concrete.
Staff Comment: Not applicable.
N/A
Standard: If concrete is used, walls shall be enhanced by techniques such as texturing,
reveals, and/or coloring with a concrete coating or admixture.
Staff Comment: Not applicable.
N/A
Standard: If concrete block walls are used, they shall be enhanced with integral color,
textured blocks and colored mortar, decorative bond pattern and/or shall incorporate
other masonry materials.
Staff Comment: Not applicable.
N/A
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns, or textural changes.
Staff Comment: Not applicable.
6. SIGNAGE: In addition to the City’s standard sign regulations, developments within Urban Design
Districts C and D are also subject to the additional sign restrictions found in RMC 4-4-100G, urban design
sign area regulations. Modifications to the standard requirements found in RMC 4-4-100G are possible
for those proposals that can comply with the Design District criteria found in RMC 4 -3-100F,
Modification of Minimum Standards. For proposals unable to meet the modification criteria, a variance
is required.
City of Renton Department of Community & Economic Development
Aristo Healthcare Services IBHTF
Staff Report to the Hearing Examiner
LUA21-000345, ECF, CU-H
Report of December 7, 2021 Page 24 of 30
SR_HEX_Report_Aristo_Healthcare_Services_IBHTF_211130_v1
Compliance
not yet
demonstrated
Standard: Signage shall be an integral part of the design approach to the building.
Staff Comment: Any new signage related to the new use would be subject to RMC 4-4-
100, Sign Regulations.
Compliance
not yet
demonstrated
Standard: In mixed use and multi-use buildings, signage shall be coordinated with the
overall building design.
Staff Comment: See comment above.
Compliance
not yet
demonstrated
Standard: Corporate logos and signs shall be sized appropriately for their location.
Staff Comment: See comment above.
Compliance
not yet
demonstrated
Standard: Entry signs shall be limited to the name of the larger development.
Staff Comment: See comment above.
Compliance
not yet
demonstrated
Standard: Alteration of trademarks notwithstanding, corporate signage should not be
garish in color nor overly lit, although creative design, strong accent colors, and
interesting surface materials and lighting techniques are encouraged.
Staff Comment: See comment above.
Compliance
not yet
demonstrated
Standard: Front-lit, ground-mounted monument signs are the preferred type of
freestanding sign.
Staff Comment: See comment above.
Compliance
not yet
demonstrated
Standard: Blade type signs, proportional to the building facade on which they are
mounted, are encouraged on pedestrian-oriented streets.
Staff Comment: See comment above.
Compliance
not yet
demonstrated
Standard: All of the following are prohibited:
a. Pole signs;
b. Roof signs; and
c. Back-lit signs with letters or graphics on a plastic sheet (can signs or
illuminated cabinet signs). Exceptions: Back-lit logo signs less than ten (10)
square feet are permitted as area signs with only the individual letters back-lit
(see illustration, subsection G8 of this Section).
Staff Comment: See comment above.
Compliance
not yet
demonstrated
Standard: Freestanding ground-related monument signs, with the exception of
primary entry signs, shall be limited to five feet (5') above finished grade, including
support structure.
Staff Comment: See comment above.
Compliance
not yet
demonstrated
Standard: Freestanding signs shall include decorative landscaping (ground cover
and/or shrubs) to provide seasonal interest in the area surrounding the sign.
Alternately, signage may incorporate stone, brick, or other decorative materials as
approved by the Director.
Staff Comment: See comment above.
City of Renton Department of Community & Economic Development
Aristo Healthcare Services IBHTF
Staff Report to the Hearing Examiner
LUA21-000345, ECF, CU-H
Report of December 7, 2021 Page 25 of 30
SR_HEX_Report_Aristo_Healthcare_Services_IBHTF_211130_v1
7. LIGHTING:
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as
plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the
visual attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building
and site during the evening hours shall be provided.
N/A
Standard: Pedestrian-scale lighting shall be provided at primary and secondary
building entrances. Examples include sconces on building facades, awnings with down-
lighting and decorative street lighting.
Staff Comment: Not applicable – no changes are proposed to the existing building or
existing lighting.
N/A
Standard: Accent lighting shall also be provided on building facades (such as sconces)
and/or to illuminate other key elements of the site such as gateways, specimen
trees, other significant landscaping, water features, and/or artwork.
Staff Comment: Not applicable.
N/A
Standard: Downlighting shall be used in all cases to assure safe pedestrian and
vehicular movement, unless alternative pedestrian scale lighting has been approved
administratively or is specifically listed as exempt from provisions located in RMC 4-
4-075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday
or decorative lighting, right-of-way-lighting, etc.).
Staff Comment: Not applicable.
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: According to COR Maps, the project site contains high seismic hazard
areas. A geotechnical report was not required to be submitted with the formal land use
application as no new buildings or expansions of the existing building are proposed.
✓
Wellhead Protection Areas:
Staff Comment: The Downtown Aquifer Protection Area Zone 2 is mapped on the project
site. The applicant is not proposing any significant site construction that is anticipated
to negatively impact the aquifer protection area or require any mitigation. Additionally,
no hazardous material uses 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 16-bed Intensive Behavioral Health Treatment Facility (IBHTF) at 95 S Tobin St, Renton, WA
98057 (APNs 3806000095, 3806000085, and 3806000120). The proposal is compliant with the following
City of Renton Department of Community & Economic Development
Aristo Healthcare Services IBHTF
Staff Report to the Hearing Examiner
LUA21-000345, ECF, CU-H
Report of December 7, 2021 Page 26 of 30
SR_HEX_Report_Aristo_Healthcare_Services_IBHTF_211130_v1
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. In addition, the applicant contends that the subject site is
compatible with the purposes of the City Center Community Planning Area because the
IBHTF would provide substantial progress under Community Plan sub-goal 4.8, which
aspires for the City Center to provide “a place that recognizes the diversity of the
community… [and] provides the full range of services and infrastructure that meets the
needs of all members of the community and recognizes its diversity” (Exhibits 20 and
22).
✓
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.
Staff Comment: The applicant contends that the proposal would not result in a
detrimental overconcentration of the use and the proposed location is suited for the
proposed use. The proposed IBHTF would be the only IBHTF in the City of Renton or the
area. The applicant further contends that the site is well-suited for the project in part
because the building, as constructed, would allow for initiation of the use with only
interior renovations to the existing building.
Staff has reviewed the request and concurs that the proposed location is suitable for
the proposed use. The City Center Community Planning Area and proximity to public
transportation and other nearby services and amenities make 95 S Tobin St a suitable
location for the first IBHTF in the City of Renton.
✓
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. According to the applicant, the project
would be limited to an IBHTF, which would only serve stabilized patients on a medium
to long-term basis who are transitioning out of acute psychiatric facilities. The applicant
further contends that any impacts related to scale and character of the neighborhood,
parking, traffic, noise, and staffing levels would be minimal and meet City regulations
given there are no changes are proposed to the exterior of the building as part of the
proposed change of use and that the project would focus on treating individuals based
on professional finding of progress in their stabilization and steps toward transition
back to the community. More specifically, inpatient beds would be limited to 16 and
Aristo Healthcare Services anticipates staffing of approximately 17.4 FTEs. The facility
would include indoor activity spaces and other onsite facilities such as laundry to limit
the amount of external activity that is necessary.
In addition, the applicant contends that adjacent properties should observe little
change to the activities carried out on the site other than the daily comings and goings
City of Renton Department of Community & Economic Development
Aristo Healthcare Services IBHTF
Staff Report to the Hearing Examiner
LUA21-000345, ECF, CU-H
Report of December 7, 2021 Page 27 of 30
SR_HEX_Report_Aristo_Healthcare_Services_IBHTF_211130_v1
of staff, the more occasional comings and goings of visitors, and infrequent patient
move-in or move-out. The largest volume of staff coming and going would be between
7:00 am and 5:00 pm. During off hours, such as evening, some light visitor traffic is
anticipated, but staffing would be much less at those times. Therefore, no significant
adverse impacts are expected on these properties.
The City received one (1) public comment and one (1) agency comment email for the
change of use proposal (Exhibits 9 and 11). The written comments expressed concern
regarding the proposed use, proximity to schools, calls for service, security/safety
matters, and concern of cultural or ecological damage. City staff provided written
responses to all commenters (Exhibits 10 and 12).
The proposed use would maintain the code required number of parking stalls for the
IBHTF use, see FOF 17, Zoning Development Standard Compliance: Parking. In addition,
the applicant provided a response that detailed compatibility, staffing, and
development activity to ensure the IBHTF is well-suited for the surrounding
neighborhood.
The change of use or addition of a 16-bed IBHTF 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 be similar and
compatible to the adjacent commercial and to residential zoned properties.
Furthermore, the applicant contends that construction for the project would consist
solely of interior improvements and that there are no anticipated exterior design
alterations to the existing building or site other than minor changes such as
landscaping. As a result, the applicant maintains that the existing development would
continue to mimic the surrounding neighborhood and would provide no known
detriment or effect on the uses or properties in the surrounding vicinity.
Staff concurs that the proposed IBHTF use 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 there are 44 existing onsite surface parking
stalls available for the existing building. According to the applicant, the hours of
operation for the IBHTF would be 24 hours a day seven (7) days a week. The project
would house a maximum of 16 patients and employ approximately 17.4 full-time staff.
In addition, visitors per resident are anticipated to be low in number and infrequent and
patients would not retain vehicles on-site.
Staff concurs that adequate parking would be provided for the proposed new use,
proposed staffing levels, and other use onsite. 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.
City of Renton Department of Community & Economic Development
Aristo Healthcare Services IBHTF
Staff Report to the Hearing Examiner
LUA21-000345, ECF, CU-H
Report of December 7, 2021 Page 28 of 30
SR_HEX_Report_Aristo_Healthcare_Services_IBHTF_211130_v1
Staff Comment: The applicant contends that the use is not expected to result in
substantial change to traffic in the surrounding area. Most notably, the project would
not propose to revise parking layout or vehicular ingress and egress routes.
The applicant submitted a Trip Generation Assessment, prepared by Heath &
Associates, Inc, dated June 2021 (Exhibit 7). The Assessment used a site-specific trip
generation analysis to provide a forecast for the proposed on-site behavioral health
component. By converting the first-floor general office area of the existing office
building to a 16-bed behavioral health facility, the proposed development would yield
approximately 7 net new AM peak hour trips (-1 inbound / 8 outbound), -1 net new trips
PM peak hour trips (1 inbound / -2 outbound), and 56 net new average weekday daily
trips. 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.
Any increased traffic created by the proposed change of use would be mitigated for by
the payment of transportation impact fees. Additionally, the proposal passed the City’s
Transportation Concurrency Test (Exhibit 8), 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 that there is no known reason to believe
mitigation would be required because there are no anticipated exterior changes
proposed, no new noise, and no new light or glare impacts due to the project.
Staff concurs the proposed change of use of the first floor of the existing building from
general office to an IBHTF is not anticipated to contribute to potential noise, light, and
glare impacts in such a manner that those impacts would need to be mitigated for noise,
light, and glare. Existing and proposed new landscaping along the property frontages
would further mitigate any potential light or glare impacts to abutting properties from
the existing parking lot or building lighting.
Compliant if
condition of
approval is
met
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 perimeter
landscaping surrounding the parking lot along the public street frontages. In addition,
the existing street trees would remain and the understory would be infilled with new
plantings and would be irrigated and maintained to current city standards. The
applicant does not anticipate any need for additional landscaping to buffer adjacent
properties because no potentially adverse effects are expected.
Staff concurs that landscaping is provided in areas not occupied by buildings or paved
areas to buffer adjacent properties from potentially adverse effects of the proposed
uses. Underground sprinkler systems are proposed to be installed and maintained for
all landscaped areas. The sprinkler system must provide full water coverage of the
planted areas specified on the landscape plan. As a result, staff recommends as a
condition of approval, that the applicant be required to provide a detailed landscape
plan and irrigation plan with the building permit application. The detailed landscape
plan and irrigation plan shall be provided to, and approved by, the Current Planning
Project Manager prior to building permit issuance.
21. Availability and Impact on Public Services:
City of Renton Department of Community & Economic Development
Aristo Healthcare Services IBHTF
Staff Report to the Hearing Examiner
LUA21-000345, ECF, CU-H
Report of December 7, 2021 Page 29 of 30
SR_HEX_Report_Aristo_Healthcare_Services_IBHTF_211130_v1
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 would be
applicable based on the new occupancy and, if qualified, credit may be granted for the
existing use square footages 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: According to the Advisory Notes, no drainage review would be required
as there is no new plus replaced impervious surface area proposed for the site. See
Surface Water Advisory Comments (Exhibit 16) for more information.
✓
Water: If the project proposes to upsize the water meter as part of the future tenant
improvement project, the development would be subject to applicable water system
development charges (SDC’s) and meter installation fees based on the size of the new
meters for domestic uses and fire sprinkler use. In addition, development would be
subject to fees for water connections, cut and caps, and purity tests. Fees that are
current would be charged at the time of permit issuance.
Any fire hydrant used to meet Renton Regional Fire Authority requirements would be
required to meet current standards as determined by the Fire Authority. It is
anticipated that the number of exiting fire hydrants in the area would be adequate for
the proposed change of use. See Water Advisory Comments (Exhibit 16) for more
information.
✓
Sanitary Sewer: The proposed use is not proposing any new additions. Any commercial
kitchen would require a grease trap/grease interceptor. Any existing grease traps
would need to be brought up to current standards as part of any interior
improvements. See Sewer Advisory Comments (Exhibit 16) for more information.
I. CONCLUSIONS:
1. The subject site is located in the Commercial & Mixed Use (CMU) 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 Commercial Arterial (CA) 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.
City of Renton Department of Community & Economic Development
Aristo Healthcare Services IBHTF
Staff Report to the Hearing Examiner
LUA21-000345, ECF, CU-H
Report of December 7, 2021 Page 30 of 30
SR_HEX_Report_Aristo_Healthcare_Services_IBHTF_211130_v1
J. RECOMMENDATION:
Staff recommends approval of the Aristo Healthcare Services IBHTF Conditional Use Permit, File No. LUA21-
000345, ECF, CU-H, as depicted in the Architectural Site Plan and Project Vicinity Map (Exhibit 2), subject to the
following conditions:
1. The applicant shall provide a minimum area of one hundred and fifteen and one-half square feet (115.5
SF) for recycling and refuse collection and the area shall be located outside the alley and fenced or
screened with a minimum six-foot (6') fence or landscaping. Refuse and recycling plans that provide plan
view and elevations of the enclosure shall be reviewed and approved by the Current Planning Project
Manager prior to building permit issuance.
2. The applicant shall provide a secured extended use bicycle parking area with a minimum of four (4) off-
street bicycle parking stalls. Bicycle parking shall be shown on the floor plan with the building permit
application and shall be reviewed and approved by the Current Planning Project Manager prior to building
permit issuance.
3. The applicant shall provide a minimum of two (2) interior parking lot landscape areas that measure a
minimum of eight-foot (8’) wide by 12-foot (12’) long with the building permit application. A detailed
landscape plan shall be provided to, and approved by, the Current Planning Project Manager prior to
building permit issuance.
4. The applicant shall be required to provide a detailed landscape plan and irrigation plan with the building
permit application. The detailed landscape plan and irrigation plan shall be provided to, and approved by,
the Current Planning Project Manager prior to building permit issuance.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
Aristo Healthcare Services IBHTF
Land Use File Number:
LUA21-000345, ECF, CU-H
Date of Hearing
December 7, 2021
Staff Contact
Clark Close
Senior Planner
Project Contact/Applicant
Chris Rubright, KMD
Architects, 1325 Fourth Ave,
Suite 1702, Seattle, WA 98101
Project Location
95 S Tobin St,
Renton, WA 98057
The following exhibits are included with the Staff Report to the Hearing Examiner:
Exhibit 1: Environmental Review Committee (ERC) Report
Exhibit 2: Architectural Site Plan and Vicinity Map
Exhibit 3: Topographic Survey
Exhibit 4: Conceptual Landscape Plan
Exhibit 5: Tree Retention Worksheet
Exhibit 6: Floor Plans
Exhibit 7: Trip Generation Assessment, prepared by Heath & Associates, Inc, dated June 2021
Exhibit 8: Transportation Concurrency Memo, prepared by Brianne Bannwarth, dated October 18,
2021
Exhibit 9: Comment from Duwamish Tribe, dated October 6, 2021
Exhibit 10: Staff Response to Duwamish Tribe, dated October 7, 2021
Exhibit 11: Public Comment Email from Howell, dated October 7, 2021
Exhibit 12: Staff Response to Public Comment, dated October 13, 2021
Exhibit 13: Environmental (SEPA) Checklist
Exhibit 14: Unclassified Use Determination
Exhibit 15: Exterior Photos
Exhibit 16: Advisory Notes
Exhibit 17: Supplemental ERC memo, dated November 23, 2021
Exhibit 18: Staff Report to the Hearing Examiner
Exhibit 19: Project Narrative
Exhibit 20: Conditional Use Permit Justification
Exhibit 21: Environmental “SEPA” Threshold Determination and Notice
Exhibit 22: City Center Community Plan, amended June 12, 2017