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HomeMy WebLinkAboutEx19_Project_Narrative G:\157\157-101 Aristo Healthcare IBHF\02 Management\08 Regulatory Approvals\Municipal city\2021.08.12 CUP submittal rev\PN_ProjectNarrative 2021.08.18_v2.docx June 21, 2021 Revised August 30, 2021 Aristo Healthcare Services Proposed Intensive Behavioral Health Treatment Facility Conditional Use Permit Submittal: Project Narrative Construction Mitigation Hazardous Materials Statement and Offsite Improvements KMD Project No. 157-101 Aristo Healthcare Services (“Aristo”) is proposing to construct interior improvements for and initiate operation of an Intensive Behavioral Health Treatment Facility (IBHTF) in Aristo’s building (the “Building”) located at 95 South Tobin Street. The building consists of two floors plus an intermediate level for a gross area of 19,262 SF, and is currently in use as a commercial office building. The proposed project would be located on the first level of the building and would occupy a total of approximately 7,151 square feet. The remaining space in the building will continue to be leased to third-party tenants and operated for customary commercial office uses. The site also includes a single-lane asphalt surface parking lot accessed from Lake Avenue South, which includes 42 standard stalls plus 2 ADA stalls. According to the Renton COR Maps, the entire site is located within Aquifer Protection Area 2 and a high seismic hazard zone, The northwest corner of the site, although fully occupied by the existing building and sidewalk, is designated a high erosion hazard area. Currently, total lot coverage is approximately 30%, with landscaping limited to a row of street trees and low shrubs within the planting strip between the sidewalk and parking lot. The building is located on a L-shaped assemblage of three parcels. King County tax parcels 3806000095 and 3806000085 are located along South Tobin Street at the southwest corner of Lake Avenue South, while parcel 3806000120 is located immediately south of parcel 380600085 along Lake Avenue South. Each of the three parcels is zoned CA and designated “Commercial Mixed Use” by the Renton Comprehensive Plan. Similarly, all Site parcels are subject to an Urban Design District D overlay. kmd architects Page 2 Aristo Healthcare Services Project Narrative 6/21/21, rev 8/30/21 G:\157\157-101 ARISTO HEALTHCARE IBHF\02 MANAGEMENT\08 REGULATORY APPROVALS\MUNICIPAL CITY\2021.08.12 CUP SUBMITTAL REV\PN_PROJECTNARRATIVE 2021.08.18_V2.DOCX All parcels that adjoin the site have the same zoning and Comprehensive Plan designations except for a single parcel located across Lake Avenue South (tax parcel 3806000040 or 105 South Tobin Street) which is zoned R-8 and designated Residential Medium Density under the Comprehensive Plan. The proposed IBHTF is a new class of behavioral healthcare facility defined in Chapter 71.24 RCW, designed as part of Washington State’s plan to rehabilitate persons that are transitioning out of Washington State psychiatric hospitals, including Western State Hospital and Eastern State Hospital. IBHTFs provide a community-based, home-like environment where individuals with behavioral health diagnoses can reside in a group setting while engaging in rehabilitation. The facility will include sixteen beds for resident patients, who would each reside on site for an average of 9-24 months during their rehabilitation and adjustment from inpatient life. Resident patients will sleep in single and double rooms with shared shower and toilet facilities. The program will also include social and quiet activity spaces, a dining room, warming kitchen, resident laundry facilities, exam/consultation and group therapy rooms, a central nurse station, staff team room, clinical and building support spaces and a suite of administrative offices. The project’s total estimated cost of construction is $2,057,985 The work for the proposed IBHTF will consist almost entirely of interior tenant improvements. While Aristo does not anticipate any changes on the exterior of the building, work will occur on the site. This work will consist of restriping of the parking lot, adding landscape furniture and replacing and/or infilling existing plantings. The proposed site furniture includes bench seating and bicycle racks near the main building entrance. Existing vegetation in the large planting bed at the corner of South Tobin Steet and Lake Avenue South will be replaced with shrubs, native groundcover and a 2” cal. Ginko Biloba tree. A section of plantings flanking either side of the parking lot entry/alley curb cut from Lake Avenue South will be replaced with low plantings and groundcover. The existing low shrubs in the planting strip between the parking lot and the sidewalk will be supplemented with native groundcovers and with paths created by pedestrian pavers installed at regular intervals along Lake Avenue South. One damaged 6” tree at the south end of the row of Flowering Plums which line Lake Avenue South will be replaced in kind with a 2” cal. tree. The areas lacking landscaping at the southeastern corner of the property and along the southern property line, will be planted with groundcover, ornamental grasses and a 2” cal. Ginko Biloba tree. Construction Mitigation Construction is anticipated to take approximately six months to complete following permit issuance and an executed contract with the owner. Based on the expected review times required kmd architects Page 3 Aristo Healthcare Services Project Narrative 6/21/21, rev 8/30/21 G:\157\157-101 ARISTO HEALTHCARE IBHF\02 MANAGEMENT\08 REGULATORY APPROVALS\MUNICIPAL CITY\2021.08.12 CUP SUBMITTAL REV\PN_PROJECTNARRATIVE 2021.08.18_V2.DOCX for the Conditional Use Permit Review, the time required for the design team to complete the construction documents and then permit review, we anticipate construction starting late winter/early spring of 2022. Construction will occur during a standard 7:30AM to 3:30 PM weekdays with infrequent longer hours or weekend work when required. However, 95% of the proposed work is interior renovation. No special hours are anticipated to complete the work. Hauling would occur from Lake Avenue South to South Tobin Street to Rainier Avenue South. There will be very little hauling as this is primarily a tenant improvement project. Most deliveries will be by small trucks and vans. Exterior work is anticipated to be limited to landscaping as described above and will include the addition of small amounts of topsoil as required for new plantings. Dust generation will be minimal to none. However, if any dust is generated, hoses will be utilized to moisten the topsoil as a mitigation measure. Very little trucking is anticipated as this is primarily an interior tenant improvement project. Appropriate TESC measures will be implemented. Traffic control will not be necessary as this is an interior tenant improvement project. Hazardous Materials Statement No storage of hazardous materials in excess of the maximum stated in RMC 4-45-030C7 will occur on site and no refueling of vehicles will occur as this is an interior tenant improvement project. Urban Design Regulations While the proposed project site is subject to the Urban Design Regulations, District D, the design regulations under RMC 4-3-1200-C exempt interior remodel projects. Off Site Improvements Since the site is located within a fully improved area and includes an existing structure and a paved parking lot, underground utility connections to water, sewer and natural gas already exist, as do overhead utility connections, curbs, sidewalks, storm drainage and fire hydrants. As a result, no off-site improvements are anticipated.