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HomeMy WebLinkAbout15-000011 (CA-Careage Facility) Staff CommentsPREAPPLICATION MEETING FOR Careage Nursing Facility PRE 15-000011 CITY OF RENTON Department of Community & Economic Development Planning Division January 29, 2015 Contact Information: Planner: Rocale Timmons, 425.430.7219 Public Works Plan Reviewer: Jan Illian, 425.430.7216 Fire Prevention Reviewer: Corey Thomas, 425.430.7024 Building Department Reviewer: Craig Burnell, 425.430.7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). h:\ced\planning\current planning\preapps\2015 preapps\15-000011.rocale\15-000011 (ca-careage facility) (2).doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 29, 2015 TO: Pre-Application File No. 15-000011 FROM: Rocale Timmons, Senior Planner SUBJECT: Careage Skilled Nursing 10635 SE 174th St General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov Project Proposal: The subject property consists of one parcel located at the intersection of SE 174th St and 106th Place SE. The project site totals 76,615 square feet in area and is zoned Commercial Arterial (CA). The proposal is to develop the site with a three story, approximately 55,000 square foot, post-operative rehabilitation center containing 60 beds. Parking is provided within surface parking areas containing a total of 63 parking spaces. Access is proposed via 106th Pl SE with an additional connection to the neighboring commercial property to the east. There are no critical areas located on site. Current Use: Currently the site is vacant. Development Standards: The project would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CA Standards” herein). Zoning: The property is located within the Commercial Corridor (CC) land use designation and the Commercial Arterial (CA) zoning classification. Per RMC 4-11, a Convalescent Center is defined as a facility licensed by the State for patients who are recovering health and strength after illness or injury, or receiving long-term care for chronic conditions, disabilities, or terminal illnesses. Facilities provide twenty-four (24) hour supervised nursing care and feature extended treatment that is administered by a skilled nursing staff. Typically, residents do not live in Careage Skilled Nursing Page 2 of 6 January 29, 2015 h:\ced\planning\current planning\preapps\2015 preapps\15-000011.rocale\15-000011 (ca-careage facility) (2).doc individual units and the facilities provide personal care, room, board, laundry service, and organized activities. This definition does not include adult family homes, assisted living, group homes II, medical institutions, and/or secure community transition facilities. Convalescent Centers are permitted through an Administrative Conditional Use Permit in to CA zone. The Conditional use Permit would be heard by the City’s Hearing Examiner if any other land use entitlement requires a public hearing. The following criteria would be considered when making a decision on the Conditional Use Permit: 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. 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. 3. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. 4. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. 5. Parking: Adequate parking is, or will be made, available. 6. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. 7. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. 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. The property is also located within Urban Design District ‘D’, and therefore subject to additional design elements. Proposals should have unique, identifiable design treatment in terms of landscaping, building design, signage and street furniture. Minimum Lot Size, Width and Depth – There are no minimum requirements for lot size, lot width or depth within the CA zone at this location. Lot Coverage – The CA zone allows a maximum building coverage of 65 percent, or 75 percent if parking is provided within a building or within an on-site parking garage. The applicant did not provide calculations for the footprint of the structure on site, therefore staff could not confirm compliance with the lot coverage requirements of the zone. The applicant would be required, at the time of formal land use application, to provide a lot coverage analysis. Setbacks – Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the CA zone are as follows: 10 feet minimum for the front yard but may be reduced to zero feet through the Site Plan Review process provided blank walls are not located within the reduced setback; a 15 foot maximum front yard setback; and no rear or side yard setbacks unless the property abuts a residential zoned property. Careage Skilled Nursing Page 3 of 6 January 29, 2015 h:\ced\planning\current planning\preapps\2015 preapps\15-000011.rocale\15-000011 (ca-careage facility) (2).doc While the front yard can be assessed from SE 174th St the Design District ‘D’ standards preclude the placement of parking in between the street and the structure. The proposal would be required to re-site the building remove parking between the building and all street frontages which in turn would likely require the applicant to substantially reduce the setback from the side yard along the street. Gross Floor Area – There is no minimum requirements for gross floor area within the CA zone. Building Height – The maximum building height that would be allowed in the CA zone is 50 feet and 60 feet for mixed use structures. It appears the proposal would meet the height requirements of the zone. Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for the proposed methods of screening. Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards” (enclosed). For non-residential developments a minimum of 3 square feet per dwelling unit is required for recyclable deposit areas and a minimum of 6 square feet per dwelling unit is required for refuse deposit areas. Properties: Outdoor refuse and recyclables deposit areas and collection points shall not be located within fifty feet (50') of a property zoned RC, R-1, R-4, R-8, R-10, R-14, or RM. Landscaping – All portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet, except where reduced through the site plan development review process. Surface parking lots with 51-99 parking stalls shall be landscaped with an additional 25 square feet of landscaping per parking space. Surface parking lots with more than 50 stalls shall provide a minimum of 25 square feet of landscaping per parking space. Based on the total number of surface parking stalls the applicant would be required to provide interior landscaping in the amount of 1,575 square feet of landscaping in order to buffer the parking. Please refer to landscape regulations (RMC 4-4- 070 and RMC 4-4-080F.7) for further general and specific landscape requirements (enclosed). Tree Preservation – A Tree Retention/ Land Clearing ( Tree Inventory) Plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least 10 percent (10 %) of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator' s satisfaction that an insufficient number of trees can be retained. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Careage Skilled Nursing Page 4 of 6 January 29, 2015 h:\ced\planning\current planning\preapps\2015 preapps\15-000011.rocale\15-000011 (ca-careage facility) (2).doc Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; Other significant native evergreen or deciduous trees; and Other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City' s discretion. Fences – If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A fence detail should also be included on the plan as well. Parking – The following ratios would be applicable to the site: Use Square Footage of Use Ratio Required Spaces Convalescent Center 60 beds A minimum and maximum of 1 for every 2 employees plus 1 for every 3 beds. 20 + Unknown The proposal includes a total of 63 surface parking stalls. It is unclear the number of employees anticipated for the facility. The applicant would be required to provide this information at the time of formal land use application in order to calculate the number of stalls required for the project. Where practical difficulties exist in meeting parking requirements, the applicant may request a modification from these standards. The applicant will be required at the time of formal land use application to provide detailed parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site and the overall campus use. It should be noted that the parking regulations specify standard stall dimensions. Surface parking stalls must be a minimum of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet; compact surface parking spaces shall not account for more than 30 percent of the spaces in the surface parking lots. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. Additionally, the proposal would need to be revised in order to provide bicycle parking based on 10 % of the required number of parking stalls. Where practical difficulties exist in meeting bicycle parking requirements, the applicant may request a modification from these standards. Access – Driveway widths are limited by the driveway standards, in RMC 4-4080I. Pedestrian Access – A pedestrian connection shall be provided from all public entrances to the street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building entries and internally from buildings to abutting properties. Building Design Standards – Compliance with Urban Design Regulations, District ‘D’, is required. See the attached checklist and Renton Municipal Code section 4-3-100. The following bullets are a few of the standards outlined in the regulations. Careage Skilled Nursing Page 5 of 6 January 29, 2015 h:\ced\planning\current planning\preapps\2015 preapps\15-000011.rocale\15-000011 (ca-careage facility) (2).doc  A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements.  Parking shall be located so that no surface parking is located between a building and the front property line, or the building and side property line, on the street side of a corner lot.  The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded.  Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided.  All buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses shall provide pedestrian-oriented space. The pedestrian-oriented space shall be provided according to the following formula: 1% of the site area + 1% of the gross building area, at minimum.  All building facades shall include modulation or articulation at intervals of no more than forty feet (40').  Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width.  On any facade visible to the public, transparent windows and/or doors are required to comprise at least fifty percent (50%) of the portion of the ground floor facade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation).  Buildings shall use at least one of the following elements to create varied and interesting roof profiles (see illustration, subsection RMC 4-3-100.I5f): (a) Extended parapets; (b) Feature elements projecting above parapets; (c) Projected cornices; (d) Pitched or sloped roofs.  Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. Critical Areas There appears to be no critical areas on site. If there is any indication of critical areas on the site, this must be disclosed to the City prior to development and appropriate studies must be undertaken. It appears Coal Mines are in the vicinity of the site. Whenever proposed development is abutting or adjacent sites within fifty feet (50') of the subject site, special geotechnical studies by qualified professionals shall be required, including a coal mine assessment. The applicant would be required to demonstrate the proposal will not increase the threat of the geological hazard to adjacent or abutting properties beyond pre-development conditions; the proposal will not adversely impact other critical areas; and the development can be safely accommodated on the site. Environmental Review Environmental (SEPA) Review is required for projects nine residential units or greater, or on sites that contain critical areas. Therefore SEPA would be required. Permit Requirements Careage Skilled Nursing Page 6 of 6 January 29, 2015 h:\ced\planning\current planning\preapps\2015 preapps\15-000011.rocale\15-000011 (ca-careage facility) (2).doc Given the proposal exceeds 25,000 square feet of gross floor area (nonresidential) in the CA zone a Hearing Examiner Site Plan approval would be required. Additionally, the proposal would require a Conditional Use Permit and Environmental (SEPA) Review. There all may be modifications required (parking, bicycle parking, etc.). All land use permits would be processed within an estimated time frame of 12 weeks. The application fee for SEPA Review (Environmental Checklist) is $1,000 and the Hearing Examiner Site Plan Review Fee is $2,500 and the Conditional Use Permit fee is $1,500. All modifications are going to be $150 each. A 3% technology fee would also be assessed at the time of land use application. Detailed information regarding the land use application submittal is provided in the attached handouts. In addition to the required land use permits, separate construction and building permits would be required. The review of these permits may occur concurrently with the review of the land use permits, but cannot be issued prior to the completion of any appeal periods. Impact Mitigation Fees: In addition to the applicable building and construction fees, the following impact fees would be required prior to the issuance of building permits:  A Fire Mitigation fee currently assessed at $3.88 per new square foot of medical care facility. This rate would increase to $5.56 on January 1, 2016.  A Transportation Mitigation Fee currently assessed at $3.91.14 per bed and would increase to $494.92 per bed on January 1, 2016. Alternatively, the fee would be calculated per the ITE manual. A handout listing all of the City’s Development related fees is attached for your review. Note: When formal application materials are complete, the applicant must make an appointment with the project manager, Rocale Timmons, to have one copy of the application materials pre-screened at the 6th floor public counter prior to submitting the complete application package. Rocale Timmons may be contacted at (425) 430- 7219 or rtimmons@rentonwa.gov. FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE: January 29, 2015 TO: Rocale Timmons, Senior Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Careage Nursing Facility 1. The preliminary fire flow is 2,000 gpm. A minimum of two fire hydrants are required. One within 150-feet and one within 300-feet of the building. Maximum hydrant spacing of 300-feet on center shall also be met. One hydrant is required within 50-feet of the fire department connection. Existing hydrants may be counted towards the requirements as long as they meet current codes and distance requirements, including 5-inch storz fittings, which they don’t appear to have. A water availability certificate is required from Soos Creek Water and Sewer District. 2. Fire impact fees are applicable at the rate of $3.88 per square foot of space. This fee is paid at time of building permit issuance. 3. Approved fire sprinkler and fire alarm systems are required thro ughout the building. Dry standpipes are required in all stairways. Kitchen hood fire suppression systems required. Separate plans and permits required by the fire department. Direct outside access is required to the fire sprinkler riser room. Fully addressable and full detection is required for the fire alarm system. 4. Fire department apparatus access roadways are required within 150 - feet of all points on the building. Fire lane signage required for the on site roadway. Required turning radius are 25-feet inside and 45-feet outside. Roadways shall be a minimum of 20-feet wide. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. 5. An electronic site plan is required prior to occupancy for pre-fire planning purposes. 6. All buildings equipped with an elevator in the City of Renton are required to have at least one elevator meet the size requirements for a bariatric size stretcher. Car size shall accommodate a minimum of a 40 -inch by 84-inch stretcher. Careage Nursing Facility Page 2 of 2 January 29, 2015 h:\ced\planning\current planning\preapps\2015 preapps\15-000011.rocale\fire comments.docx 7. The building shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems. 8. Standy power is required as follows per city ordinance. Standy power shall be provided to power all heating and refrigeration, communication and alarm systems, ventilation systems, emergency lighting, patient care related circuits and at least one elevator.