HomeMy WebLinkAboutEX23_HEX PPT Aristo_Healthcare_Services_IBHTFAristo Healthcare Services Intensive
Behavioral Health Treatment Facility
(IBHTF)
Hearing Examiner Public Hearing
Clark Close, Senior Planner
December 7, 2021
LUA21-000345, ECF, CU-H
Aristo Healthcare Services is requesting
a Conditional Use Permit to operate an
Intensive Behavioral Health Treatment
Facility (IBHTF) at 95 S Tobin St.
In March, an Unclassified Use
Determination was issued for the IBHTF.
3 parcels (APNs 380600-0095, -0085,
and -0120)
0.69-acre site
City Center Community Planning Area
Project Proposal and Location
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SITE
RENTON
AIRPORT
RENTON HIGH SCHOOL
Site Characteristics
Office building and surface parking lot
Comprehensive Plan Land Use
Designation –Commercial Mixed Use.
Zoning District –Commercial Arterial
Critical Areas On-Site -Downtown
Aquifer Protection Area Zone 2, high
seismic hazard and high erosion
hazard areas.
Access provided via an existing
alley perpendicular to Lake Ave S.
44 onsite parking stalls.
Restriping existing surface parking
lot as part of the proposed change
of use.
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S Tobin St
Lake Ave S
Proposed Use
Existing 19,262 SF building consists
of two floors and an intermediate
level.
Change of use on the 1st level from
commercial office to a 16-bed IBHTF.
Patients would each reside onsite
for an avg. of 9 to 24 months during
rehabilitation.
Remaining space would continue to
be leased to 3rd party tenants and
operated as commercial office use.
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Proposed Use, cont.
Description of use:
•24-hr supervision of residents;
•Persons at least 18 years of age;
•Establish resident rights -similar to the rights of
residents in long-term care facilities;
•16 beds for residents (residents sleep in single or
double rooms);
•Rehabilitation services -skills training in daily living
activities, planned social interaction activities,
behavior management, impulse control, and self-
management of medications;
•Other services include meals, organized activities,
and laundry service;
•Residents are provided with training in community
integration skills;
•Access to intellectual and developmental disability
services by mental health specialist or similarly
credentialed person;
•Peer support services provided by certified peer
counselors; and
•Discharge plan 5
The proposed Facility would not provide the
following:
•Medical or dental care;
•Staff quarters or accommodations;
•Emergency shelter;
•Short-term or interim-term services such as
outpatient community crisis services or interim
shelter and case management;
•Secure community transition services for sexual
offenders under RCW 71.09; and
•Services to individuals requiring physical restraints
of any kind, involuntary seclusion, or involuntary
commitment.
The application was accepted for review on
September 14, 2021 and determined
complete on September 29, 2021.
Staff received 1 public comment. The
comments received were regarding the
proposed use, proximity to schools, calls
for service, and security/safety matters.
Staff received 1 agency comment from the
Duwamish Tribe regarding concern of
cultural or ecological damage.
Acceptance and Comments
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Zoning Development Standards
Based on an Unclassified Use Interpretation, an IBHTF may be located in the
Commercial Arterial (CA) zone with a Hearing Examiner Conditional Use
Permit.
Replace the existing landscape beds at the southwest corner of S Tobin St and
Lake Ave S and install automatic underground irrigation system in all new and
renovated landscape areas.
Retain all but one of the existing eight (8) onsite significant trees. Replace the
damaged tree in-kind.
Applied general office use for the purposes of determining min./max. number
of parking spaces required. The existing 44 surface parking spaces falls within
the allowed range of 39 to 87 parking stalls.
Refuse and recycling area and bicycle parking would be required.
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Design District
The project site is located within Design District ‘D’. The proposal complies with the
standards and guidelines of Design District ‘D’if all recommended conditions of
approval are complied with.
Zoning Development Standard Compliance and Consistency
The proposal has demonstrated compliance with most development standards of
the Commercial Arterial (CA) zoning classification if all recommended conditions of
approval are complied with.
Comprehensive Plan Compliance and Consistency
The proposal complies with the City’s Comprehensive Plan objectives and policies if
all recommended conditions of approval are complied with.
Critical Areas
The proposal is compliant with Critical Areas Regulations if all recommended
conditions of approval are complied with.
Analysis
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Effects on Adjacent Properties
Appropriate Location
Consistency with Plans and Regulations
Compatibility
Parking
Traffic
Noise, Light, and Glare
Landscaping
Conditional Use Permit Analysis
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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 four (4) conditions of approval.
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.
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