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Home My WebLink AboutSR_HEX_King_County_Public_Health_Day_Use_Clinic_130212DEPARTMENT OF COANITY City of. AND ECONOMIC DEVELOPMENT REPORT TO THE HEARING EXAMINER A. SUMMARYAND PURPOSE OF REQUEST HEARING DATE. February 12, 2013 Project Nome: King County Public Health: Renton Center Owner/Applicant: Barry Baker; Renton Technical College; 3000 NE 4`" St; Renton, WA 98056 Applicant: Jerry Osborn; S.M. Stemper Architects, PLLC; 4000 Delridge Way SW; Seattle, WA 98106 File Number: LUA12-000273, CU -H Project Manager: Rocale Timmons; Senior Planner Project Summary: The applicant is requesting a Hearing Examiner Conditional Use Permit for a change of use from an existing childcare center into a day -use medical clinic for King County Public Health (KCPH). A Hearing Examiner Conditional Use permit is needed for all new public facilities. The 8,800 square foot building is located on the northern border of the Renton Technical College campus. The project site totals 25 acres and is zoned Light Industrial (IL). Site work would include a new surface parking lot for 12 fleet vehicles. Access to the site is proposed to remain as is with a campus entrance from NE 7th St and Monroe Ave NE. There are no critical areas located on site. Project Location: 300 NE 4t" St, Building M Site Area: 25 acres Recommendation: Staff recommends approval of the King County Public Health Renton Center, as depicted in Exhibit 2 subject to two conditions of approval. � 1 Project Location Map Conditional Use Permit DEPARTMENT OF CONITY AND ECONOMIC DEVELOPMENT Fliff-10I.11111Mf, r � City of , r Exhibit 1: Report to the Hearing Examiner Exhibit 2: Zoning Map Exhibit 3: Site Plan Exhibit 4: Landscape Plan Exhibit 5: Elevations (two pages) Exhibit 6: Aerial Photograph — Proposed Site Exhibit 7: Aerial Photograph — Proposed and Existing Site C GENERAL INFORMATION. Renton Technical College 1. Owner(s) of Record: 300 NE 4th St Renton, WA 98056 2. Zoning Designation: Light Industrial (IL) 3. Comprehensive Plan Land Use Designation: Commercial Corridor 4. Existing Site Use: Childcare Center 5. Neighborhood Characteristics: a. North: Single Family Residential (R-8 zone) b. East: Single Family Residential (R-8 zone) c. South: Renton Technical College — Early Childhood Center (IL zone) d. West: Renton Technical College- Odem Building (IL zone) 6. Site Area: 25 acres D. HISTORICALIBACKGROUND: 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 1246 04/16/1946 RTC Rezone LUA95-099 N/A 05/15/2000 RTC Staff Parking Lot LUA97-061 N/A 05/27/1997 RTC Storage Addition LUA98-006 N/A 04/16/1998 RTC Tech. Resource Center LUA00-172 N/A 01/29/2001 RTC - Sign Variance LUA03-009 N/A 02/26/2003 RTC -Early Childhood LUA05-041 N/A 05/10/2005 Education Bldg Project Location Mag Conditional Use Permit City of Renton Department of Counity & Economic Development Hearing Examiner Recommendation KING COUNTY PUBLIC HEALTH: WON CENTER go LUA12-000273, CU -H_ Report of February 12, 2013 Page 3 of 8 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service is provided by the City of Renton. There is a 2 -inch domestic water meter serving the building. b. Sewer: Sewer service is provided by the City of Renton. The building is served by a side sewer connection. c. Surface/Storm Water. There are storm drainage improvements in the adjacent parking lot. 2. Streets: There are street improvements in NE 7th Street and Monroe Ave NE. 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 4-2-070: Zoning Use Table c. Section 4-2-130: Industrial Standards 2. Chapter 4 Property Development Standards 3. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 4. Chapter 9 Procedures and Review Criteria 1. Section 4-9-030: Conditional Use Permit 5. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: I. Land Use Element 2. Community Design Element 3. Human Services Element H. FINDINGS OF FACT: 1. The applicant, the Renton Technical College, is requesting a Hearing Examiner Conditional Use Permit approval, for a change of use from a Childcare Center into a King County Public Health Medical Day Use Clinic with associated parking and landscaping improvements. 2. 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. 3. The Planning Division of the City of Renton accepted the above master application for review on December 17, 2012 and determined it complete on January 4, 2013. The project complies with the 120 -day review period. 4. The subject building is located along the northern border of the Renton Technical College abutting NE 7th St between Kirkland and Monroe Ave NE. Conditional Use Permit City of Renton Department of Cunity & Economic Development Hearing Examiner Recommendation KING COUNTY PUBLIC HEALTH:#TON CENTER _ LUA12-000273, CU -H Report of February 12, 2013 Page 4 of 8 5. The property is located within the Commercial Corridor (CC) Comprehensive Plan land use designation and the Light Industrial (IL) zoning classification. 6. The site currently contains a Childcare Center (Building M) which 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. 7. The applicant is proposing to remodel Building M in order to site a day—use medical clinic, leased and operated by King County Public Health (KCPH) formerly located across NE 4t' St at 3001 NE 411, St (Exhibit 7). 8. 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. 9. The estimated area of site disturbance is approximately 6,000 square feet primarily for the new parking area. 10. There are no critical areas on site. 11. The proposal is SEPA exempt. 12. No public or agency comments were received_ 13. 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. 14. The proposal requires a Conditional Use Permit in order to establish a new public facility. The following table contains project elements intended to comply with Conditional Use Permit decision criteria as related to the request for a change of use, as outlined in RMC 4-4-030.D: NAL USE PERMIT CRITERIA: REHENSIVE PLAN COMPLIANCE AND CONSISTENCY: designated Commercial Corridor (CC) on the Comprehensive Plan Land Use Map. The purpose mmercial Corridor is to evolve from "strip commercial' linear business districts to business ras racterized by enhanced site planning incorporating efficient parking lot design, coordinated menities, and boulevard treatment. The proposal is compliant with the following ensive Plan policies: Objective LU -YY: The Commercial Corridor land use designation should include: 1) Established commercial and office areas; 2) Developments located on large parcels of land; 3) Projects that may be highly visible from principal arterials; 4) Uses dependent upon or benefiting from high-volume traffic; 5) Uses that provide significant employment; and 6) Businesses that provide necessary or desirable goods and services to the larger community. Objective LU -R: Locate and plan for public facilities in ways that benefit a broad range of potential public uses. Policy LU -74. Facilities should be located within walking distance of an existing or planned transit stop. Conditional Use Permit City of Renton Department of Co unity & Economic Development Hearing Examiner Recommendation KING COUNTY PUBLIC HEALTP TON CENTER LUA12-000273, CU -H Report of February 12, 2013 Page 5 of S Conditional Use Permit Policy LU -78. Sites that are underused or developed with obsolete public uses should be considered for another public use prior to changing uses or ownership. Policy LU -83. Support incorporation of public facilities such as schools, museums, medical offices, and government offices into redevelopment efforts by developing a public/private partnership with developers and other Renton stakeholders such as the school district, technical college, and hospital district. Objective LU -W: Assure that adequate land and infrastructure are available for the development and expansion of facilities to serve the health care needs of the area. Policy HS -7: Support the development and operation of facilities for human services, '/ and where appropriate, seek opportunities to achieve efficiencies through agency colocation and coordination. B. ZONING COMPLIANCE AND CONISTENCY: The subject site is classified Light Industrial (IL) on the City of Renton Zoning Map. RMC 4-2-130 provides development standards for development within the IL zoning classification. The following are applicable the proposal Setbacks: The IL zoning designation requires a minimum front yard and side yard along -a -street setback of 20 feet to the building when adjacent to a residentially zoned lot. There are no other setbacks in the IL zone for the subject site. The proposed building would maintain its 90 -foot front yard setback from NE 7 1 street at the closest point (Exhibit 3). The proposal complies with the setback requirements of the zone. Building Standards: Building height is restricted to 50 feet. The height of the existing structure is 18 feet at the tallest point (Exhibit 5). There are no proposed changes to the height of the existing structure. The proposal complies with the building standards of the zone. Landscaping: Ten feet of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways per RMC 4-4-070- 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 7`h 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. 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 revised landscape plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. Critical Areas: There are no critical areas located on-site. Parking: The parking regulations, RMC 4-4-080, require a specific number of off-street parking stalls be provided based on the square footage of the facility. The following ratios would be applicable to the site: Conditional Use Permit City of Renton Department of Co unity & Economic Development Hearing Examiner Recommendation KING COUNTY PUBLIC HEALTH: ON CENTER _ LUA12-000273, CU_H Report of February 12, 2013 Page 6 of 8 Conditional Use Permit Use Square Ratio Required Spaces Footage Offices, 8,800 Min/Max: 5 / 1,000 SF 44 Medical/Dental Based on these use requirements, 44 parking spaces would be required in order to meet code. The applicant proposes to provide a total of 12 new spaces primarily for fleet vehicles. The applicant is proposing that patients would utilize the large existing parking east of the structure, which would be shared with Renton Technical College students, for the remaining 32 required stalls. Parking has historically been a challenge for RTC. The applicant is proposing to enter into an agreement to lease approximately 20 parking spaces from the former Renton Public Health Center located at 3001 NE 4th St in order to lessen the parking impact of the campus on surrounding residential streets (Exhibit 7). Additionally, a parking modification would also need to be applied for and granted in order to utilize parking off site. Staff would be supportive of such a modification. Staff recommends, as a condition of approval, the applicant provide a copy of the executed agreement securing at least 20 additional off-site parking stalls. The applicant shall also apply for a parking modification in order to utilize off site parking. The executed agreement and parking modification shall be submitted to, and be approved by, the Current Planning Project Manager prior to building permit approval. C. DESIGN REGULATION COMPLIANCE AND CONISTENCY: The proposal is not located within a Design District. D. PLANNED ACTION ORDINANCE AND DEVELOPMENT AGREEMENT COMPLIANCE AND CONISTENCY: The proposal is not part of a Planned Action Ordinance or Development Agreement. E. APPROPRIATE LOCATION: Per RMC 4-9-030.D 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. Per RMC 4-2-120D.16 the subject property is required to have proximity of arterial streets which have sufficient capacity to accommodate traffic generated by the development. Developments are encouraged to locate in areas served by transit. 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 4`h 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 4`h St which is in within Y of a mile from the proposed use. F. EFFECT ON ADJACENT PROPERTIES: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. The project site is located on the RTC campus. Its location, at the northeast corner of the site, is separated from the main academic activity of the campus and will have little to no impact on school operations. There is an existing vehicular entrance located on NE 7th St which would primarily serve the needs of the clinic. The subject site is adjacent to residential uses to the north. The proposed use is similar in terms of the intensity of the established non-residential use which has been long-standing at this site. The non-residential use, and more specifically the existing childcare center, has not been reported as having created negative impacts, such as high degrees of light or elevated noise levels. Additionally, staff received no comments from surrounding property owners in objection to the proposed use. G. COMPATIBILTY: The proposed project includes a tenant improvement remodel of an existing RTC campus building. There would be minimal changes to the exterior of the existing building which would Conditional Use Permit City of Renton Department of Counity & Economic Development Hearing Examiner Recommendation !KING COUNTY PUBLIC HEALTH: GTON CENTER LUA12-000273, CLI -H Report of February 12, 2013 Page 7 of 8 include painting and some additional windows. The proposed medical clinic would be compatible with other services provided by RTC. The clinic would be completely enclosed within the existing structure which is of modest size, at one story, and is similar to the scale of surrounding single family residences and has historically been compatible with the surrounding uses. H. PARKING: See Parking discussion under Findings Section 14.b L 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 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 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. The vehicular trip generation from the clinic would not vary significantly than the trip generation that is generated by students of the College_ After crediting the existing use as a childcare facility, the proposed use as a medical day clinic will generate no more than the existing total average daily trips. Therefore, no traffic impact fees will apply_ 1Construction would occur between May of 2013 and October of 2013 during the time when most students would be on summer break. Additionally, the area of work is located on the northern border of the campus and would likely not interfere with the ongoing operations of the College. J. NOISE, LIGHT, AND GLARE: There would be periodic noise impacts from traffic and activities that are normally associated with a health clinic. These noise impacts, however, would be comparable to noises from the existing daycare center and slightly less intensive than small children playing outside. 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. K. LANDSCAPING: See Landscaping discussion under Findings Section 18.13. 1. CONCLUSIONS. 1. The proposal complies with the Conditional Use Permit Review Criteria if all conditions of approval are met. 2. The proposal is compliant and consistent with the plans, policies, regulations and approvals. 3. Staff does not anticipate any adverse impacts on surrounding properties and uses as long as the conditions of approval are complied with. 4. The proposed residential use is anticipated to be compatible with existing and future surrounding uses as permitted in the IL zoning classification. Conditional Use Permit City of Renton Department of Counity & Economic Development Hearing Examiner Recommendation !GING COUNTY PUBLIC HEAL THAWON ON CENTER LUA11-000273, CU -H Report of February 12, 2013 Page 8 of 8 S. The building is existing, and therefore the scale, height and bulk of the structure has proven to be appropriate for the site. 6. Safe and efficient access and circulation has been provided for all users_ 7. Proposed landscaping serve as distinctive project focal points and provide adequate areas for passive recreation by the users of the proposed facility. S. There are adequate public services and facilities to accommodate the proposed use. 9. The proposed location would not result in the detrimental overconcent ration of a particular use within the City or within the immediate area of the proposed use. The proposed location is suited for the proposed use. 10. The proposed use would not result in a substantial or undue adverse effect on adjacent properties. The proposed landscaping improvements would result in an overall improvement of the visual environment. 11. Adequate parking for the proposed use has been provided if all conditions of approval are complied with. 12. The proposed site plan ensures safe movement for vehicles and pedestrians and has mitigated potential effects on the surrounding area. 13. The proposed development would not generate any long term harmful or unhealthy conditions. Potential noise, light and glare impacts from the proposed use have been evaluated and mitigated if all conditions of approval are complied with. 14. Landscaping has been 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. J. RECOMMENDATIONS: Staff recommends approval of the King County Public Health Clinic, as depicted in Exhibit 2, and subject to the following conditions: 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 applicant shall also apply for a parking modification in order to utilize off site parking. The executed agreement and parking modification shall be submitted to, and be approved by, the Current Planning Project Manager prior to building permit approval. K. EXPIRATION PERIOD: Building permits, licenses or land use permits required for the operation of a Conditional Use Permit shall be applied for within two years of the date of Conditional Use Permit approval. A single two year extension may be granted for good cause by the Administrator or designee. Conditional Use Permit D5 - 04 T23N R5E W 1/2 R-8 S R -ID R-8 R-14 V g CVs' CV NE 12th c,` cv R-10 . R-19 CV cv CV :RM -F cv s RA4-F R-8 R 11 �' cv Ne,imq R-14 w CV R-8: . CN RM -F .. R-8 ._. _ NE Iph Pl RM -F CV ro CV cv R-8 RM -F cv R-8 -F. 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