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HomeMy WebLinkAboutD_HEX_Decision_Consejo_1808101 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 CONDITIONAL USE - 1 CAO VARIANCE - 1 BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON RE: Consejo Counseling and Referral Service Conditional Use Permit LUA18-000290, CU-H ) ) ) ) ) ) ) ) ) FINAL DECISION Summary The Applicant has applied for a conditional use permit for the proposed Consejo Counseling and Referral Services Center to be located in an existing building at 723 SW 10th Street. No exterior improvements are proposed. The application is approved subject to conditions. Testimony Mathew Herrera, City of Renton Senior Planner, summarized the staff report. Mr. Herrera made a correction to Finding of Fact No. 10 of the staff report, which states there were three public comment letters. There were actually four public comment letters. The fourth comment letter, from Janet Pope of Compass Housing Alliance, should be considered as part of Ex. 10. All four public comment letters were submitted in support of the proposal. In response to examiner questions, Mr. Herrera noted that the Applicant will take up the entire building space. Current tenants will be phased out over the next two years as leases expire. Mario Paredes, Executive Director of Consejo, noted he’s very pleased with the new building site and that his organization has been providing social services from south Seattle for several years. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 CONDITIONAL USE - 2 CAO VARIANCE - 2 Exhibits Exhibits 1-11 identified at Page 2 of the July 24, 2018 staff report were admitted into the record during the hearing. The following exhibits were also admitted during the hearing: Exhibit 12: City of Renton COR maps Exhibit 13: Staff PowerPoint Exhibit 14: Google Earth of project site FINDINGS OF FACT Procedural: 1. Applicant. Jennifer Weddermann, Weddermann Architecture, 1201 Regents Blvd. Ste. A, Fircrest, WA 98466. 2. Hearing. A hearing was held on the application on July 24, 2018 in the City of Renton Council Chambers. 3. Project Description. The Applicant has applied for a conditional use permit for the proposed Consejo Counseling and Referral Services Center to be located in an existing building at 723 SW 10th Street. The approximately 18,000 gross square foot building is located on a 1.16 acre lot. The applicant proposes a change of use from the existing General and Medical Office use to a Service and Social Organization use. No exterior site construction improvements or building additions are proposed. Proposed interior improvements would support multiple outpatient services for adults and youth such as behavioral health, case management, Less Restrictive Alternative (LRA) support, cultural consultations, older adult day support, domestic violence advocacy, and psychiatric care. Access to the site would remain in the existing two driveways along SW 10th Street. The subject property contains 81 surface parking spaces. 4. Surrounding Uses. Surrounding uses are commercial, office and industrial. A warehouse is located to the north, auto service to the east and west and office building to the south. 5. Adverse Impacts. There are no significant adverse impacts associated with the proposal. Pertinent impacts are more specifically addressed as follows; A. Compatibility/Noise/Light/Glare. No exterior improvements are proposed and surrounding uses are commercial, industrial and office. For these reasons and the lack of any other adverse impacts, the proposal is fully compatible with surrounding uses. Further, the absence of exterior improvements and the moderate intensity of 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 CONDITIONAL USE - 3 CAO VARIANCE - 3 the proposed use assures that the use will not be associated with any significant adverse noise, light or glare impacts. B. Critical Areas and Natural Features. The only critical area at the project site is a high seismic hazard. Since no exterior improvements are proposed, there are no seismic hazard regulations applicable to the proposal. C. Parking. The existing parking complies with the City’s parking standards so the proposal is found to provide for adequate parking. Service and social organizations are not an identified use in the City’s parking space quantity table set forth in RMC 4-4-080F.10.d. For those uses not specifically identified in the table, the code states that City staff shall determine which of the listed uses is most similar to the proposal and base the required number of spaces on that similar use. The existing site contains 81 vehicle parking spaces. The net area of the existing building is approximately 16,200 square feet. The site currently contains a parking ratio of 5 spaces per 1,000 square feet of net floor area (81 spaces /16.2 = 5 spaces per 1,000sf.). The applicant’s proposed use is most similar to medical office use under the City’s parking standards. City parking standards require that medical office uses shall provide 5 spaces per 1,000 square feet of net floor area, which would result in 81 spaces for the existing building. The subject property’s existing parking capacity would comply with current medical office parking requirements, therefore no new parking would be required for the new use. D. Vehicular and Pedestrian Circulation. As determined by City planning staff, the project site design assures the safe movement or vehicles and pedestrians. The site contains pedestrian access from the abutting sidewalk on SW 10th Street. Two vehicle driveways bookend the subject property and each contain adequate width for two-way ingress/egress. No new trips would be generated by the proposal as the proposed use site description closest match in the ITE Trip Generation Manual is Medical – Dental Office as provided in the applicant transportation analysis (Exhibit 6). The proposal also passed the City’s Concurrency Test (Exhibit 7) which considers such factors as the citywide transportation plan and trip capacity within allowed growth levels. E. Landscaping. The proposal is adequately landscaped as City regulations do not require any additional landscaping for the project site. Street frontage landscaping is provided between the building and SW 10th Street. internal landscaping is provided via curb bulbs, and mature evergreen trees are located on the west perimeter. Some frontage landscaping is provided along the slope between the parking lot and SW Grady Way. The existing landscape screen would not meet the planting requirements of the current code. However, additional landscaping would not be needed to buffer adjacent properties from any adverse impacts. Further the scope of the proposal does not require compliance with the current landscaping regulations. Changes in use only trigger compliance with current regulations 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 CONDITIONAL USE - 4 CAO VARIANCE - 4 if the improvements are equal or greater than 50 percent (50%) of the assessed property valuations. The proposed interior improvements to the building are valued at approximately $500,000.00, which is less than 50 percent (50%) of the assessed property valuation of nearly $2.9 million per King County records. Conclusions of Law 1. Authority. Hearing examiner conditional use permits qualify as Type III review pursuant to RMC 4-8-080(G). As outlined in RMC 4-8-080(G), the hearing examiner is authorized to hold hearings and issue final decisions on Type III applications subject to closed record appeal to the Renton City Council. 2. Zoning/Comprehensive Plan Designations. The subject property is within the Employment Area Comprehensive Plan land use designation and the Medium Industrial (IM) zoning classification. 3. Review Criteria/Street Modification. RMC 4-2-060 requires a hearing examiner conditional use permit for service and social organization use in the IM zone. Conditional use criteria are governed by RMC 4-9-030(D). Applicable standards are quoted below in italics and applied through corresponding conclusions of law. The proposal satisfies all quoted standards as conditioned for the reasons identified in the conclusions of law. Conditional Use The Administrator or designee or the Hearing Examiner shall consider, as applicable, the following factors for all applications: RMC 4-9-030(C)(1): 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. 4. As conditioned, the proposal is consistent with all applicable comprehensive plan policies and development standards as outlined in Findings of Fact No. 14 and 15 of the staff report, adopted by this reference as if set forth in full. RMC 4-9-030(C)(2): Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited for the proposed use. 5. The proposed use is similar to the uses currently in the building and for which the building was designed, which was built for medical use. The proposed use is similar to medical use and hence the proposed location is suited for the proposed use. There is no overconcentration of the proposed use, as the staff report notes that the combination of services proposed is unique to the area. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 CONDITIONAL USE - 5 CAO VARIANCE - 5 RMC 4-9-030(C)(3): Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. 6. As determined in Finding of Fact No. 5, as conditioned, there are no adverse impacts associated with the proposal, so it will not result in substantial or undue adverse effects on adjacent property. RMC 4-9-030(C)(4): Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. 7. As determined in Finding of Fact No. 5(A), the proposed use is compatible with the scale and character of the neighborhood. RMC 4-9-030(C)(5): Parking: Adequate parking is, or will be made, available. 8. Parking is adequate as determined in Finding of Fact No. 5. RMC 4-9-030(C)(6): Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. 9. The proposal provides for safe movement of pedestrians and vehicles and doesn’t create adverse traffic impacts as determined in Finding of Fact No. 5(D). RMC 4-9-030(C)(7): Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. 10. As determined in Finding of Fact No. 5(A), the proposal will not result in any adverse light, noise or glare impacts. RMC 4-9-030(C)(8): Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent properties from potentially adverse effects of the proposed use. 11. As shown in the aerial photograph of the first page of the staff report, there are no undeveloped portions of the site without landscaping. As determined in Finding of Fact No. 5, the City’s landscaping standards don’t require any landscaping beyond that already at the project site. DECISION The conditional use permit application satisfies all applicable conditional use criteria for the reasons identified in the findings and conclusions of this decision and for that reason is approved DATED this 10th day of August 2018. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 CONDITIONAL USE - 6 CAO VARIANCE - 6 City of Renton Hearing Examiner Appeal Right and Valuation Notices RMC 4-8-080(G) classifies the application(s) subject to this decision as Type III application(s) subject to closed record appeal to the City of Renton City Council. Appeals of the hearing examiner’s decision must be filed within fourteen (14) calendar days from the date of the decision. A request for reconsideration to the hearing examiner may also be filed within this 14-day appeal period. Affected property owners may request a change in valuation for property tax purposes notwithstanding any program of revaluation. CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT HEARING EXAMINER DECISION EXHIBITS Project Name: Consejo Services Conditional Use Permit Project Number: LUA18-000290 Date of Hearing July 24, 2018 Staff Contact Matt Herrera Senior Planner Project Contact/Applicant Mario Paredes 723 SW 10th St, Renton, WA 98057 Project Location 723 SW 10th St, Renton, WA 98057 The following exhibits were admitted during the Hearing Examiner hearing: Exhibits 1-8 ERC Report and Exhibits Exhibits 9-11* HEX Staff Report and Exhibits *Exhibit 10 Addendum - Addendum Pope Comment Letter Exhibit 12: City of Renton COR Maps, http://rp.rentonwa.gov/Html5Public/Index.html?viewer=CORMaps Exhibit 13: Staff PowerPoint Exhibit 14: Google Earth of Project Site, http://maps.google.com May29,2018MattHerrera,SeniorPlannerCityofRenton1055SGradyWay,Renton,WA98057Warmly,JanetPopeExecutiveDirectorCompassHousingAllianceRECEwDJUN02018CflYOFRETONPLANN;NGD!VLONALLIANCERe:ThepermitapplicationfromConsejoCounseling&ReferralServices,Inc.forthesiteat723SW10thStreetinRentonMatt,AsExecutiveDirectorofCompassHousingAlliance,IwouldliketoenthusiasticallysharewithyouthisLetterofEndorsementandSupportasourcontributiontothesuccessofConsejoCounseling&ReferralServicesapplicationforanewsiteinRenton.WebelievethatConsejowillbeavaluableadditiontothiscommunity,andthattheirbusinesspracticeswillhaveapositiveimpactontheneighborhood.Consejo’sclientsandstaffwillbeentirelycontainedandprovidetheirservicesontheirsite.Inaddition,theywouldcontributetothelocaleconomybyfrequentinglocalbusinessesandservicesduringregularbusinesshours.Weareadamantsupportersofthisorganizationandhighlyrecommendyourapprovaloftheirapplication.Ibelieveyouareaware,CompassHousingAlliancehasneatly100yearsofexperienceinaffordablehousingdevelopmentandservicesforhomelessandlow-incomeindividualsandfamilies.Weoperate23locationsthroughoutthePugetSoundRegionandserveover16,000individualsperyear.OneofourprizedpropertiesisourRentonVeteran’sCenterwhere,since2011,weproudlyserveonaverage120vetsmonthlywithour59units.Ninetyfour-percentourresidentsinthelastyearoftransitionalhousinghaveleftourprogramtolivepermanenthousing,andwhat’sevenmoreexcitingisayearlater,93%ofthemremainedhoused.Wecouldnothavedonethiswithoutthesupportofthecommunity.InourtimeinRentonwehavealwaysvaluedthesupportandwarmembraceofourneighborsandbusinesses.WewouldconsidertheopportunitytocallConsejoServicesoneofourneighbors,atremendousbenefitfortheentirecommunity.CompassHousingAllianceI77S.WashingtonSt.,Seattle,Washington98104Ip:206.474.1000f:206.474.1001www.compasshousingalliance.orgEXHIBIT 10 AddendumAdmitted during HEX meeting, 7.24.18 Consejo Counseling and Referral Services CUP File LUA18-000290, CU-H Public HearingMatt Herrera, Senior PlannerJuly 23, 2018 EXHIBIT 13 Project Proposal 723 SW 10th St •Provide outpatient behavioral health, case management, older adult day support, Less Restrictive Alternative services, domestic violence advocacy, and psychiatric care. •16,200 net square foot building. •No exterior site or building construction. Proposed change of use to allow a service and social organization in an existing general and medical office building. Project Location •1.6 acre property •Valley Community Planning Area •Building constructed in 1985. •Surface parking for 81 vehicles •Seismic Hazard Area Zoning and Land Use Designations •Medium Industrial (IM) Zoning. •Employment Area (EA) Land Use. •IM and Commercial Arterial (CA) zoning surrounding. •Service and Social Organizations allowed use with Conditional Use Permit. Property Characteristics •Property contains frontage and access via two driveways onto SW 10th St. No access to Grady. •Existing mature vegetation. •Existing 25-foot lighting standards. Public Notice and Environmental Review •Four (4) public comments supporting the CUP application. •Environmental Review Committee issued DNS on June 14, 2018. No SEPA mitigation necessary. No appeals filed. Transportation and Parking •Staff determined use is similar to Medical Office. •5 spaces per 1,000sf nfa. •Site contains 16,200 nfa. •81 existing spaces meets minimum requirement. •No change in Average Daily Trips as determined by ITE. Staff Recommendation Staff finds the applicant has met the City’s Conditional Use Permit criteria and recommends approval of the Consejo Counseling and Referral Services land use application.