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Home My WebLink AboutSR_HEX_Renton_Youth_Advocacy_Center_121016-~----~----------------------------------, DEPARTMENT OF COMIvIUNITY AND ECONOMIC DEVELOPMENT REPORT TO THE HEARING EXAMINER A . SUMMARY AND PURPOSE OF REQUEST HEARING DATE: Project Name: Owner: Applicant: File Number: Project Manager: Project Summary: Project Location: Site Area: October 16, 2012 Renton Youth Advocacy Center (RYAC) Conditional Use Permit City of Renton, 1055 South Grady Way, Renton, WA 98057 John Houston, Renton Youth Advocacy Center 339 Burnett Avenue South, #311 Renton, WA 98057 LUA12 -074, CU -H Gerald Wasser, Associate Planner The applicant is requesting approval of a Hearing Examiner Conditional Use Permit for the operation of the Renton Youth Advocacy Center (RYAC), a social/service organization at the 1,760 square foot Tiffany Park building in the R-8 zone . RYAC would operate an after school drop-in program for middle and high school youth offering counseling, tutoring, and life skills services. Sports activities would also be offered. There are no proposed changes to the park building or the park grounds. 1902 Lake Youngs Way SE (Tiffany Park) 5.77 acres (251,230 square feet) Project Location Map RYAC CUP -HEX Report 12-074.doc City of Renton Department of Co' 'lnity & Economic Development RENTON YOUTH ADVOCACY CET'.. .i , Report of October 16, 2012 I B. EXHIBITS: Exhibit 1: Report to the Hearing Examiner (October 16, 2012) Exhibit 2: Zoning Map Exhibit 3: Site Plan Exhibit 4: Floor Plan Exhibit 5: North Photo Elevation Exhibit 6: South Photo Elevation Exhibit 7: East Photo Elevation Exhibit 8: West Photo Elevation Exhibit 9:' Aerial Photo Report to the Hearing Examiner WA12-074, CU-H Page 2 of 5 Exhibit 10: Proof of Public Notification of Mailing (Affidavit of Service by Mailing) I C. GENERALINFORMATION: 1. Owner(s) of Record: City of Renton 1055 South Grady Way Renton, WA 98057 2. Zoning Designation: Residential-8 dwelling units per acre (R-8) 3. Comprehensive Plan Land Use Designation: Residential Single Family 4. Existing Site Use: Tiffany Park and vacant park building 5. Neighborhood Characteristics: a. North: Single-family residential (R-8 zone) b. East: Single-family residential (R-8 zone) c. South: Single-family residential (R-B zone) d. West: Single-family residential (R-8 zone) 6. Site Area: 5.77 acres (251,230 square feet), ~ D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5099 11/01/2004 Zoning N/A 5100 11/01/2004 Annexation N/A 1961 06/27/1962 RYAC CUP -HEX Report 12-074 City of Renton Department of Co' 'mity & Economic Development RENTON YOUTH ADVOCACY CEll. Report of October 16, 2012 I E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service is provided by the City of Renton. b. Sewer: Sanitary sewer service is provided by the City of Renton. Report to the Hearing Examiner LUA12-074, CU-H Page 3 of 5 c. Surface/Storm Water: Storm water facilities exist in Lake Youngs Way SE. 2. Streets: Access is provided via Lake Youngs Way SE. 3. Fire Protection: City of Renton Fire Department F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-060: Zoning Use Table c. Section 4-2-110: Residential Development Standards 2. Chapter 4 Property Development Standards a. Section 4-4-030: Development Guidelines and Regulations 3. Chapter 9 Procedures and Review Criteria a. Section 4-9-030: Conditional Use Permit 5. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element 2. Human Services Element i H. FINDINGS OF FACT: 1. The applicant, Renton Youth Advocacy Center, is requesting a Hearing Examiner Conditional Use Permit approval, for the operation of a social/service organization in the Residential - 8 dwelling units per acre (R-8) zone. 2. The Planning Division of the City of Renton accepted the above master application for review on August 28, 2012 and determined it to be complete on September 19, 2012. The project complies with the 120- day review period. 3. The subject site is located within Tiffany Park, a City of Renton Park facility, on Lake Youngs Way SE (Exhibits 1, 2, and 9). 4. The property is located within the Residential Single Family (RSF) Comprehensive Plan land use designation and the Residential-8 dwelling units per acre (R-8) zoning classification. 5. The 5.77 acre Tiffany Park site contains the 1,760 square foot, l-story structure. Tiffany Park also contains a parking lot with 32 surface parking spaces (including two accessible spaces) to the north of the structure which would be utilized by the Renton Youth Advocacy Center, as well as to the public. The parking lot is accessed via an existing driveway from Lake Youngs Way SE. RYAC CUP -HEX Report 12-074 City of Renton Department of Co' 'mity & Economic Development RENTON YOUTH ADVOCACY CE/\. _.( Report of October 16. 2012 Report to the Hearing Examiner LUA12-074, CU-H Page 4 of 5 6. The applicant is proposing to operate the Renton Youth Advocacy Center in the existing structure. Outdoor park facilities would be utilized by RYAC participants during regular park hours only. Outdoor Tiffany Park facilities would continue to be available to the general public. 7. As ofthe writing ofthis report no public or agency comments were received. S. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments have been placed in the official file and the essence of the comments has been included in this staff report where appropriate. 9. The proposal requires a Conditional Use Permit. The following table contains project elements intended to comply with Conditional Use Permit decision criteria, as outlined in RMC 4-9-030.0. CONDITIONAL USE PERMIT CRITERIA: a. COMPREHENSIVE PLAN COMPLIANCE AND CONSISTENCY: The site is deSignated Residential Single Family (RSF) on the Comprehensive Plan Land Use Map. ,/ Objective HS-B. Make human services more accessible to the Renton community. ,/ Policy HS-7. Support the development and operation of facilities for human services, and where appropriate, seek opportunities to achieve efficiencies through agency collocation and coordination. ,/ Objective HS-C. Create a caring community that nurtures and supports individuals, children, and their families. ,/ Policy HS-ll. Collaborate and partner with non-profits, churches, employers, businesses, and schools. b. ZONING COMPLIANCE AND CONISTENCY: The subject site is classified Residential - 8 dwelling units per acre (R-S) on the City of Renton Zoning Map. RMC 4-2-110A provides development standards for development within the R-8 zoning classification. No exterior changes are proposed as part of the project. The proposed social/service organization would be located within an existing one-story structure. The structure is located in Tiffany Park which is accessed via Lake Youngs Way SE. c. APPROPRIATE LOCATION: Social/service organizations, such as the Renton Youth Advocacy Center, are uses permitted in the R-8 zone with an approved Hearing Examiner Conditional Use Permit. Staff believes that such uses are appropriate in the R-8 zone especially when associated with an existing City park facility. d. EFFECT ON ADJACENT PROPERTIES: The subject site is located within Tiffany Park and is surrounded by single-family residential uses on all sides. The proposed use is compatible with the existing City park facility and with the surrounding single-family residential neighborhood. The Renton Youth Advocacy Center would be open Monday through Friday from 2:00 pm to 7:00 pm which is compatible with public park usage. e. COMPATIBllTY: See "Effect on Adjacent Properties" discussion in "d." above. f. PARKING: The parking regulations, RMC 4-4-080, do not specify ratios for the proposed use.' However, an existing 32-space surface parking lot is located in close proximity to the structure in which the proposed use would be located within Tiffany Park. The existing parking is sufficient to support public use as well as the proposed RYAC facility. RYAC CUP -HEX Report 12-074 City of Renton Deportment of Co' 'mity & Economic Development RENTON YOUTH ADVOCACY CEil. ,/ Report to the Hearing Examiner LUA12-074, CU-H Report of October 16, 2012 Page 5 of 5 g_ TRAFFIC: Approval ofthe proposed use is not anticipated to adversely affect traffic in the vicinity. The Renton Youth Advocacy Center is an afterschool drop'in program for middle and high school youth. Counseling, tutoring, and life skills services would be offered as well as other activities including basketball, field sports, billiards, foos ball, table tennis, and video games. h. NOISE, LIGHT AND GLARE: No additional impacts other than those associated with traditional park usage activities are anticipated as a result of project approval. The faCility would operate Monday through Friday, from 2:00 pm to 7:00 pm, which corresponds to operation of the park. i. LANDSCAPING: The proposed use is located within Tiffany Park and no additional landscaping is proposed. I,. CONCLUSIONS: 1. The proposal complies with the Conditional Use Permit Review Criteria "a." through "i." above. 2. The proposal is compliant and consistent with plans, policies, regulations and approvals. 3. Staff does not anticipate any adverse impacts on surrounding properties from the proposed social/service organization provided that the use operates from 2:00 pm to 7:00 pm Monday through Friday. 4. The proposed use is anticipated to be compatible with existing and future surrounding uses as permitted in the R-8 zoning classification. 5. There are adequate public services and facilities to accommodate the proposed use. 6. The existing use would not result in a substantial or undue adverse effect on adjacent properties. Inclusion of a social/service organization within a public park facility in a Single-family residential area is appropriate. 7. Adequate parking for the proposed use is provided within the existing 32-space parking lot within Tiffany Park. 8. No noise, light or glare impacts other than those aSSOCiated with the existing park facility are anticipated to be issues regarding the proposed use. 9. Because the existing structure is located within an existing public park facility no additional landscaping is proposed. ! J. RECOMMENDATION: Staff recommends approval of the Renton Youth Advocacy Center Conditional Use Permit, LUA12-074, CU-H, as depicted in Exhibits 3 and 4. 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