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HomeMy WebLinkAboutD_King_County_Public_Health_Day_Use_Clinic_1302281 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 • • CITY OF RENTOR MAR 01 2013 RECEIVED CITY CLERK'S OFFICE BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON } RE: King County Public Health Day Use Clinic FINAL DECISION Conditional Use ) ) } LUA12-000273 ) Summary The Renton Technical College has applied for a conditional use permit for a change of use from a childcare center to a medical clinic. The building subject to the conditional use request is located at the northern border of the college. The conditional use permit is approved with conditions. Testimony Rocale Timmons, Associate Planner, summarized the staff report. She noted that the parking modification identified in the staff report is not necessary because RMC 4-4-080 authorizes off- site parking without a parking modification. Exhibits The February 12, 2013 Staff Report Exhibits 1-7 identified at part 2 of the Staff Report itself were admitted into the record during the hearing. In addition, the Staff PowerPoint presentation from the hearing was admitted as Ex. 8. CONDITIONAL USE 1 2 3 Procedural: 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 • FINDINGS OF FACT 1. Applicant. Renton Technical College. • 2. Heariniz. The Examiner held a hearing on the subject application on February 12, 2013 at 9:00 am in the City of Renton Council Chambers. Substantive; 3. Project Description. The Renton Technical College ("RTC") has applied for a conditional use permit for a change of use from a childcare center into a medical clinic, specifically the King County Public Health ("KCPH") Medical Day Use Clinic. The building at issue is located at the northern border of the RTC. The day -use medical clinic would provide health services to moderate to lower income families. The clinic also offers parental education, water quality testing, and the ability to obtain health related legal documents. The building currently contains a childcare center that serves students and staff of RTC. The one-story structure is approximately 8,800 square feet. There is also an associated 200 cubic yard outdoor wood chip play area just north of the building. The applicant's propose to remodel the building to convert it to a medical clinic. Associated site work includes the removal of the existing 200 cubic yard wood chip play area which would be replaced with 200 cubic yards of fill for an asphalt parking area with 12 fleet vehicles owned and operated by KCPH. A conceptual landscape plan was submitted with the project application (Exhibit 4). The landscape plan includes a planting plan for a planting strip along NE 7th street ranging from 18 -feet and 3 - inches to 23 -feet and 2 -inches. The planting strip contains three existing maple trees and proposed groundcover consisting of: reedfeather grass, golden hakone grass, morning light, blue lyme grass, black mondo grass, Russian sage, and lawn. Ten feet of on-site landscaping will required along all public street frontages, with the exception of areas for required walkways and driveways per RMC 4- 4-070. In sum, landscaping will be provided in all areas not occupied by buildings or paving. Additional landscaping has been provided in order to buffer adjacent properties from potentially adverse effects of the proposed use. The proposed landscaping is used to provide transitions between the proposed parking area and the adjacent properties to the north in order to reduce noise and glare, maintain privacy, and generally enhance the appearance of the project. The landscaping softens the appearance of parking areas and generally enhances the appearance of the project. However, the applicant has not provided a diversity of plantings. Staff recommends, as a condition of approval, the applicant provide a revised landscape plan depicting a mixture of trees, shrubs, and groundcover. The recommended condition is imposed as part of this decision. CONDITIONAL USE 2 2 3 4 5 6 7 S 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 • • The proposed location for the medical clinic would gain primary access from the NE 7th St which is extended from nearby minor arterial Monroe Ave SE. NE 4th St, also an arterial, is located in close proximity of the facility. Once operational the proposed use would be one very few clinics in the City providing medical services to moderate and lower income families. Additionally, public transit is located on NE 4th St which is in within 1/2 of a mile from the proposed use. 4. Surrounding Area. The Renton Technical College adjoins the project area to the south and west. Single-family residential use is located to the east and north. 5. Adverse Impacts. There are no significant adverse impacts associated with the project. There are no critical areas on site. Impacts are more specifically addressed as follows: A. Noise. No significant noise impacts are anticipated. The existing day care center has not created any noise problems with adjoining uses and the proposed clinic will probably generate less noise. The proposed landscaping will help further buffer noise impacts. Any unreasonable noise impacts would be controlled by the City's noise regulations. B. Lighting. As conditioned and as regulated by City development standards, the proposal is not anticipated to create any significant light impacts. Exterior onsite lighting, including security and parking lot lighting, would be regulated by code. Compliance with this code (RMC 4-4-075) ensures that all building lights are directed onto the building or the ground and cannot trespass beyond the property lines. The proposed surface parking areas located along the north side of the building include head -in parking stalls that may have potential headlight sweep impacts to the adjacent residential property. Landscaping, in the form of existing trees and groundcover have been proposed at the perimeter of the site. However, staff has recommended a mixture of trees, shrubs and groundcover which will serve to mitigate the light impacts to the adjacent properties. C. Aesthetics. The dimensions of the existing building will not change and the proposed landscaping will provide further buffering to adjoining uses. Given the landscaping, the aesthetic impacts of the proposal will improve as a result of the project. D. Parking. As conditioned, the applicant will be required to submit an executed copy of a parking agreement that authorizes use of 20 off-site parking spaces at the former Public Health Center located at 3001 NE 4`" St. As conditioned, the proposal would meet the City's parking standards. E. Traffic. Traffic to and from the clinic would be dispersed throughout the day and early evening. The vehicular trip generation from the proposed medical facility would not vary significantly from the trip generation caused by the existing childcare center. The peak loads would be slightly reduced because the clinic would have on-going operations CONDITIONAL USE 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 • throughout the day in place of drop-off and pick-up times of early morning and late afternoon for the childcare center. There would be some increase in traffic during the day and early evening but that wouldn't significantly increase the intensity of the traffic caused by the on-going use of the College. The proposed facility is also located next to surface parking that serves students. Conclusion No. 6 and 12 in the staff report provide that the proposed site plan provides for safe movement for vehicles and pedestrians and that all potential adverse impacts therefrom to adjoining properties have been mitigated. Given that the proposal has been reviewed by public works staff and there is no evidence to suggest these conclusions are in error, they are adopted as verities. Conclusions of Law 1. Authority. Medical institutions, defined by RMC 4-11-030 to include medical clinics, are authorized in the IL zone as hearing examiner conditional uses. RMC 4-8-080(G) classifies conditional use applications as Type III permits when Hearing Examiner review is required. As Type III applications, RMC 4-8-080(G) grants the Examiner with the authority to hold a hearing and issue a final decision on them, subject to closed record appeal to the City Council. 2. Zoning/Comprehensive Plan Designations. tions. The subject property is zoned Light Industrial (IL). The comprehensive plan land use designation is Commercial Corridor. 3. Review Criteria. Conditional use criteria are governed by RMC 4-9-030(D). All applicable criteria are quoted below in italics and applied through corresponding conclusions of law. 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. The proposal is consistent with the Comprehensive Plan and development regulations as outlined in the staff report at pages 4-5, which is incorporated by this reference as if set forth in full with one modification. As noted by staff during the hearing, contrary to the statements in the staff report the applicant does not need to apply for a parking modification to use off-site parking to meet the City's parking standards. RMC 4-4-080 authorizes off-site parking if it is provided for the duration of the use. 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. CONDITIONAL USE 4 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 • • 5. As determined in Finding of Fact ("FOF") No. 3, the City does not have many medical clinics that serve low and moderate income individuals and apparently none are located in proximity to the project site. The project site is well suited for the proposed use because its location in an existing building on the Technical College campus assures that there will be no compatibility problems with surrounding uses. Further, as noted in FOF No. 3, the area is located close to transit stops. 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 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 there are no adverse impacts associated with the proposal. The use of an existing building that adjoins or is integrated into an existing community college campus should further promote compatibility. The proposal will likely improve upon compatibility because it will probably generate less noise impacts, will not create any more traffic and will involve a significant amount of new landscaping. RMC 4-9-030(C)(5): Parking: Adequate parking is, or will be made, available. 8. As determined in FOF No. 5, the proposal will provide for adequate parking. 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 criterion above has been met as determined in FOF No. 5 on its assessment of traffic impacts. RMC 4-9-030(0)(7): Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. 10. Noise, light and glare impacts are adequately mitigated as determined in FOF No. 5 on its assessment of noise and light 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 determined in Finding of Fact 3, the criterion is met. CONDITIONAL USE 5 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 U11 21 22 23 24 25 26 0 DECISION As conditioned below, the conditional use permit is approved. • 1. The applicant shall provide a revised landscape plan depicting a mixture of trees, shrubs, and groundcover. The revised landscape pian shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 2. The applicant shall provide a copy of the executed agreement securing at least 20 additional off-site parking stalls for a minimum number of 10 years. The executed agreement shall comply with all applicable parking standards and shall be submitted to, and be approved by, the Current Planning Project Manager prior to building permit approval. If the parking agreement expires prior to expiration of the use, the use may only be allowed to continue if the property owner makes other arrangements to comply with City parking requirements. DATED this 28`h day of February, 2013. P161- A. Olbrechts City of Renton Hearing Examiner Appeal Right and Valuation Notices RMC 4-8-110(E)(9) provides that the final decision of the Hearing Examiner is subject to appeal to the Renton City Council. RMC 4-8-110(E)(9) requires appeals of the Hearing Examiner's decision to be filed within fourteen (14) calendar days from the date of the Hearing Examiner's decision. A request for reconsideration to the hearing a examiner may also be filed within this 14 day appeal period as identified in RMC 4-8-110(E)(8) and RMC 4-8-100(G)(4). A new fourteen (14) day appeal period shall commence upon the issuance of the reconsideration. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall — 7th floor, (425) 430-6510. Affected property owners may request a change in valuation for property tax purposes notwithstanding any program of revaluation. CONDITIONAL USE CN 1 2 3 4 5 6 7 8' 9 10 11 12 13 14 15 lb 17 18 19 20 21 22 23 24 25 26 BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON RE. King County Public Health Day Use Clinic FINAL DECISION Conditional Use ) ) LUA12-000273 } Summary The Renton Technical College has applied for a conditional use permit for a change of use from a childcare center to a medical clinic. The building subject to the conditional use request is located at the northern border of the college. The conditional use permit is approved with conditions. Testimony Rocale Timmons, Associate Planner, summarized the staff report. She noted that the parking modification identified in the staff report is not necessary because RMC 4-4-080 authorizes off- site parking without a parking modification. Exhibits The February 12, 2013 Staff Report Exhibits 1-7 identified at part 2 of the Staff Report itself were admitted into the record during the hearing. In addition, the Staff PowerPoint presentation from the bearing was admitted as Ex. 8. CONDITIONAL USE 1 2 3 11 Procedural: 4 5 6 7 8 9 10 li 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 FINDINGS OF FACT 1. AAp lip 'cant. Renton Technical College. 2. Hearing. The Examiner held a hearing on the subject application on February 12, 2013 at 9:00 am in the City of Renton Council Chambers. Substantive: 3. Project Description: The Renton Technical College ("RTC') has applied for a conditional use permit for a change of use from a childcare center into a medical clinic, specifically the King County Public Health ("KCPH") Medical Day Use Clinic. The building at issue is located at the northern border of the RTC. The day -use medical clinic would provide health services to moderate to lower income families. The clinic also offers parental education, water quality testing, and the ability to obtain health related legal documents. The building currently contains a childcare center that serves students and staff of RTC. The one-story structure is approximately 8,800 square feet. There is also an associated 200 cubic yard outdoor wood chip play area just north of the building. The applicant's propose to remodel the building to convert it to a medical clinic. Associated site work includes the removal of the existing 200 cubic yard wood chip play area which would be replaced with 200 cubic yards of fill for an asphalt parking area with 12 fleet vehicles owned and operated by KCPH. A conceptual landscape plan was submitted with the project application (Exhibit 4). The landscape plan includes a planting plan for a planting strip along NE 7th street ranging from 18 -feet and 3 - inches to 23 -feet and 2 -inches. The planting strip contains three existing maple trees and proposed groundcover consisting of: reedfeather grass, golden hakone grass, morning light, blue lyme grass, black mondo grass, Russian sage, and lawn. Ten feet of on-site landscaping will required along all public street frontages, with the exception of areas for required walkways and driveways per RMC 4- 4-070. In sum, landscaping will be provided in all areas not occupied by buildings or paving. Additional landscaping has been provided in order to buffer adjacent properties from potentially adverse effects of the proposed use. The proposed landscaping is used to provide transitions between the proposed parking area and the adjacent properties to the north in order to reduce noise and glare, maintain privacy, and generally enhance the appearance of the project. The landscaping softens the appearance of parking areas and generally enhances the appearance of the project. However, the applicant has not provided a diversity of plantings. Staff recommends, as a condition of approval, the applicant provide a revised landscape plan depicting a mixture of trees, shrubs, and groundcover. The recommended condition is imposed as part of this decision. CONDITIONAL USE 2 1 The proposed location for the medical clinic would gain primary access from the NE 7th St which is 2 extended from nearby minor arterial Monroe Ave SE. NE 4th St, also an arterial, is located in close proximity of the facility. Once operational the proposed use would be one very few clinics in the 3 City providing medical services to moderate and lower income families. Additionally, public transit 4 is located on NE 4th St which is in within '/z of a mile from the proposed use. 5 4. Surrounding Area. The Renton Technical College adjoins the project area to the south and west. Single-family residential use is located to the east and north. 6 7 5. Adverse Impacts. There are no significant adverse impacts associated with the project. There are no critical areas on site. Impacts are more specifically addressed as follows: S A. Noise. No significant noise impacts are anticipated. The existing day care center has not 9 created any noise problems with adjoining uses and the proposed clinic will probably generate less noise. The proposed landscaping will help further buffer noise impacts. Any 10 unreasonable noise impacts would be controlled by the City's noise regulations. 11 B. Li tin _ As conditioned and as regulated by City development standards, the proposal is 12 not anticipated to create any significant light impacts. Exterior onsite lighting, including security and parking Iot lighting, would be regulated by code. Compliance with this code 13 (RMC 4-4-075) ensures that all building lights are directed onto the building or the ground 14 and cannot trespass beyond the property lines. 15 The proposed surface parking areas located along the north side of the building include head -in parking stalls that may have potential headlight sweep impacts to the adjacent 16 residential property. Landscaping, in the form of existing trees and groundcover have 17 been proposed at the perimeter of the site. However, staff has recommended a mixture of trees, shrubs and groundcover which will serve to mitigate the light impacts to the 18 adjacent properties. 19 C. Aesthetics. The dimensions of the existing building will not change and the proposed landscaping will provide further buffering to adjoining uses. Given the landscaping, the 20 aesthetic impacts of the proposal will improve as a result of the project. 21 D. Pte. As conditioned, the applicant will be required to submit an executed copy of a 22 parking agreement that authorizes use of 20 off-site parking spaces at the former Public Health Center located at 3001 NE 4th St. As conditioned, the proposal would meet the 23 City's parking standards. 24 E. Traffic. Traffic to and from the clinic would be dispersed throughout the day and early 25 evening. The vehicular trip generation from the proposed medical facility would not vary significantly from the trip generation caused by the existing childcare center. The peak 26 loads would be slightly reduced because the clinic would have on-going operations CONDITIONAL USE 3 1 throughout the day in place of drop-off and pick-up times of early morning and late 2 afternoon for the childcare center. There would be some increase in traffic during the day and early evening but that wouldn't significantly increase the intensity of the traffic 3 caused by the on-going use of the College. The proposed facility is also located next to 4 surface parking that serves students. 5 Conclusion No. 6 and 12 in the staff report provide that the proposed site plan provides for safe movement for vehicles and pedestrians and that all potential adverse impacts 6 therefrom to adjoining properties have been mitigated. Given that the proposal has been 7 reviewed by public works staff and there is no evidence to suggest these conclusions are in error, they are adopted as verities. 8 9 Conclusions of Law 10 1. Authority. Medical institutions, defined by RMC 4-11-030 to include medical clinics, are I authorized in the IL zone as hearing examiner conditional uses. RMC 4-8-080(G) classifies 12 conditional use applications as Type III permits when Hearing Examiner review is required. As Type III applications, RMC 4-8-080(G) grants the Examiner with the authority to hold a hearing and issue a 13 final decision on them, subject to closed record appeal to the City Council. 14 2. Zonin Coma rehensive Plan Designations. The subject property is zoned Light Industrial 15 (IL). The comprehensive plan land use designation is Commercial Corridor. 16 3. Review Criteria. Conditional use criteria are governed by RMC 4-9-030(D). All applicable 17 criteria are quoted below in italics and applied through corresponding conclusions of 1 aw. I8 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 19 zoning regulations and any other plans, programs, maps or ordinances of the City of Renton. 20 4. The proposal is consistent with the Comprehensive Plan and development regulations as 21 outlined in the staff report at pages 4-5, which is incorporated by this reference as if set forth in full with one modification. As noted by staff during the hearing, contrary to the statements in the staff 22 report the applicant does not need to apply for a parking modification to use off-site parking to meet the City's parking standards. RMC 4-4.080 authorizes off-site parking if it is provided for the 23 duration of the use. 24 RMC 4-9-030(C)(2): Appropriate Location: The proposed location shall not result in the 25 detrimental overconcentration of a particular use within the City or within the immediate area of the 26 proposed use. The proposed location shall be suited for the proposed use. CONDITIONAL USE 0 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 :7 C� 5. As determined in Finding of Fact ("FOF") No. 3, the City does not have many medical clinics that serve low and moderate income individuals and apparently none are located in proximity to the project site. The project site is well suited for the proposed use because its location in an existing building on the Technical College campus assures that there will be no compatibility problems with surrounding uses. Further, as noted in FOF No. 3, the area is located close to transit stops. 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. 16. As determined in Finding of Fact No. 5 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 there are no adverse impacts associated with the proposal. The use of an existing building that adjoins or is integrated into an existing community college campus should further promote compatibility. The proposal will likely improve upon compatibility because it will probably generate less noise impacts, will not create any more traffic and will involve a significant amount of new landscaping. RMC 4-9-030(C)(5): Parking: Adequate parking is, or will be made, available. 8. As determined in FOF No. 5, the proposal will provide for adequate parking. RMC 4-9-030(0)(6): Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. 9_ The criterion above has been met as determined in FOF No. 5 on its assessment of traffic impacts. RMC 4-9-030(0)(7): Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated 10. Noise, light and glare impacts are adequately mitigated as determined in FOF No. 5 on its assessment of noise and light 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 determined in Finding of Fact 3, the criterion is met. CONDITIONAL USE 5 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 DECISION As conditioned below, the conditional use permit is approved. 1. The applicant shall provide a revised landscape plan depicting a mixture of trees, shrubs, and groundcover. The revised landscape plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 2. The applicant shall provide a copy of the executed agreement securing at least 20 additional off-site parking stalls for a minimum number of 10 years. The executed agreement shall comply with all applicable parking standards and shall be submitted to, and be approved by, the Current Planning Project Manager prior to building permit approval. If the parking agreement expires prior to expiration of the use, the use may only be allowed to continue if the property owner makes other arrangements to comply with City parking requirements. DATED this 28"' day of February, 2013. SSI Phil Olbrechts (Signed original in official file) Phil A. Olbrechts City of Renton Hearing Examiner Appeal Right and Valuation Notices RMC 4-8-110(E)(9) provides that the final decision of the Hearing Examiner is subject to appeal to the Renton City Council. RMC 4-8-110(E)(9) requires appeals of the Hearing Examiner's decision to be filed within fourteen (14) calendar days from the date of the Hearing Examiner's decision. A request for reconsideration to the hearing a examiner may also be filed within this 14 day appeal period as identified in RMC 4-8-110(E)(8) and RMC 4-8-100(G)(4). A new fourteen (14) day appeal period shall commence upon the issuance of the reconsideration. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall — 7' floor, (425) 430-6510. Affected property owners may request a change in valuation for property tax purposes notwithstanding any program of revaluation. CONDITIONAL USE March 5, 2013 CERTIFICATE OF MAILING STATE OF WASHINGTON ) COUNTY OF KING ) BONNIE I. WALTON, City Clerk for the City of Renton, being first duly sworn on oath, deposes and says that she is a citizen of the United States and a resident of the State of Washington, over the age of 21 and not a party to nor interested in this matter. That on the 5th day of March, 2013, at the hour of 4:30 p.m. your affiant duly mailed and placed in the United States Post Office at Renton, King County, Washington, by first class mail to all parties of record the Final Decision from the Hearing Examiner in the King County Public Health: Renton Center (LUA-12-000273, CU). Bonnie I. Walton, City Clerk SUBSCRIBED AND SWORN TO BEFORE me this 5th day of March, 2013. Cynthia R. M6ya Notary Public in and for the State of Washington, residing in Renton My Commission expires: 8/27/2014