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HomeMy WebLinkAboutJ_Conditional_Use_Permit_Justification_180309_v1Conditional Use Permit Justification King County South Plant Biogas and Heating Systems Improvements 1 ESA / D150513.00 CUP Submittal February 2018 Conditional Use Permit Justification Consistency with Plans and Regulations The proposed use will be compatible with the general purpose, goals, objectives and standards of the comprehensive plan, the zoning ordinance and any other plans, programs, maps or ordinances of the City of Renton. The property is located within the Employment Area (EA) land use designation and the Heavy Industrial (IH) zoning designation. The goal of the EA land use designation is to “strengthen Renton’s employment base and economic growth by achieving a mix of industrial, high technology, office, and commercial activities...” and the IH zone is intended to provide areas for high-intensity industrial activities involving heavy fabrication, processing of raw materials, bulk handling and storage, construction, and heavy transportation (RMC 4-2- 020S). The project will replace existing South Treatment Plant (STP) systems (the biogas upgrading and heat systems) to improve the beneficial use of digester gas at STP while also reliably supplying heat to meet process and space heating demands. As such, the project is directly serving the existing wastewater treatment facility and is compatible with these purposes and goals. Per RMC Table 4-2-060, sewage treatment facilities are allowed though a Hearing Examiner Conditional Use in the IH zone. The proposal is consistent with the following development standards, as outlined in RMC 4-2-130A (see Table 1): Conditional Use Permit Justification King County South Plant Biogas and Heating Systems Improvements 2 ESA / D150513.00 CUP Submittal February 2018 TABLE 1 CONFORMANCE WITH RMC 4-2-130A DEVELOPMENT STANDARDS South Plant Biogas and Heating Systems Improvements Project Conditional Use Permit Applicable RMC Development Standards Project Analysis Plan Sheet and/or Supporting Document Reference Lot Dimensions (RMC 4-2-130A): Minimum Lot Size for lots created after September 1, 1985 (35,000 SF) Project site meets minimum requirements. N/A Lot Coverage (RMC 4-2-130A) N/A; no standard indicated for IH zoning. N/A Height (RMC 4-2-130A) N/A; there is no maximum height limit identified for this proposed use in the IH zone. N/A – Floor and Elevation Plan Sheets A2240511 and A2240512 show building elevations. Setbacks (RMC 4-2-130A): Minimum Front Yard (Principal Arterial streets: 20 ft.) Minimum Secondary Front Yard (Principal Arterial streets: 20 ft.) Minimum Freeway Frontage Setback (10 ft. landscaped setback from the property line.) Minimum Rear and Side Yards (None, except 50 ft. if lot abuts a lot zoned residential.) Clear Vision Area (In no case shall a structure over 42 in. in height intrude into the 20 ft. clear vision area defined in RMC 4-11-030.) Project site exceeds the minimum front yard, secondary frond yard, freeway frontage setback, and minimum rear and side yard setbacks. Site Map and Site Plan Sheets G000013 and G000017 Landscaping (RMC 4-4-070): F. AREAS REQUIRED TO BE LANDSCAPED: 5. Pervious Areas to Be Landscaped: Pervious areas, with the exception of critical areas, shall have landscape treatment. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. The project will comply with development standards in RMC 4-4-070. Proposed landscaping are provided. Landscaping will be provided in all areas not occupied by buildings, paving, or critical areas. Landscape Plan Sheets L2240101 through L2240701. Conditional Use Permit Justification King County South Plant Biogas and Heating Systems Improvements 3 ESA / D150513.00 CUP Submittal February 2018 South Plant Biogas and Heating Systems Improvements Project Conditional Use Permit Applicable RMC Development Standards Project Analysis Plan Sheet and/or Supporting Document Reference Screening (RMC 4-4-095): D. SURFACE MOUNTED EQUIPMENT: 1. General Screening: All on-site surface mounted utility equipment shall be screened from public view. Screening shall consist of equipment cabinets enclosing the utility equipment, solid fencing or a wall of a height at least as high as the equipment it screens, or a landscaped visual barrier allowing for reasonable access to equipment. Equipment cabinets, fencing, and walls shall be made of materials and/or colors compatible with building materials. a. Industrial Zone Exemption: Surface mounted equipment located in industrial developments that are greater than one hundred feet (100') from residentially zoned property and/or public streets are exempted from requirements in subsection D1 of this Section, General Screening. E. ROOF-TOP EQUIPMENT: All operating equipment located on the roof of any building shall be enclosed so as to be screened from public view. Subject to the Administrator’s discretion, shielding shall consist of the following: 1. New Construction: Roof wells, clerestories, or parapets, walls, solid fencing, or other similar solid, nonreflective barriers or enclosures. N/A; per RMC 4-4-0951a, industrial zones located greater than 100 feet from residentially zoned properties and/or public streets are exempt from surface mounted equipment screening requirements. Rooftop equipment on the HERB will be screened per RMC 4-4-095E. Proposed parapet screening is shown on architectural plans provided. Floor and Elevation Plan Sheets A2240511 and A2240512. Conditional Use Permit Justification King County South Plant Biogas and Heating Systems Improvements 4 ESA / D150513.00 CUP Submittal February 2018 South Plant Biogas and Heating Systems Improvements Project Conditional Use Permit Applicable RMC Development Standards Project Analysis Plan Sheet and/or Supporting Document Reference Dumpster/recycling collection station or center (RMC 4-4-090): A. APPLICABILITY: All new developments for multi-family residences, commercial, industrial and other nonresidential uses shall provide on-site refuse and recyclables deposit areas and collection points for collection of refuse and recyclables in compliance with this Section. 4. Manufacturing and Other Nonresidential Developments – Minimum Size: In manufacturing and other nonresidential developments, a minimum of three (3) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of six (6) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas The refuse and recycling program is plant wide with refuse and recycling collection points distributed throughout the treatment plant. The refuse and recycled materials at these collections points is transported by janitorial staff to the central facilities for refuse, general recycling, and metal recycling storage until pick-up. The majority of the material collected is generated by the spaces that are occupied on a regular basis: the Administration Building, Division Control Building, Santler Building, Maintenance Building, and Maintenance Annex. Accessible, but unoccupied, spaces such as the utility tunnels, equipment rooms, and process buildings contain collection points but because they are not occupied do not generally generate large quantities of refuse or recycled materials. The volume of recycling material collected plant wide on a weekly basis fills six to seven 3 foot by 5 foot carts. The recycling storage facility is located near the ETS Pump Building. SEADRUNAR Recycling picks up the recycling weekly. Recyclable metals generated by maintenance operations within the plant are collected independent of the general recycling and are stored in a dumpster near the Santler Building. Because of the limited amount of material generated pick-up is on an as needed basis. The County contracts with Seattle Iron and Metals for metal recycling. The refuse collection facility is located near the Butler Building. The County contracts with Republic to empty the 40 cubic yard dumpster two times a month. N/A Conditional Use Permit Justification King County South Plant Biogas and Heating Systems Improvements 5 ESA / D150513.00 CUP Submittal February 2018 South Plant Biogas and Heating Systems Improvements Project Conditional Use Permit Applicable RMC Development Standards Project Analysis Plan Sheet and/or Supporting Document Reference Parking (Pre-application Meeting Summary and RMC 4-4-080): The following ratios would be applicable to the site: Warehouses and indoor storage buildings: A minimum and maximum of 1 per 1,500 square feet of net floor area. 8. Parking Stall Types, Sizes, and Percentage Allowed/Required: a. Standard Parking Stall Size – Surface/Private Garage/Carport: i. Minimum Length in All Zones Except UC Zone: A parking stall shall be a minimum of twenty feet (20') in length, except for parallel stalls, measured along both sides of the usable portion of the stall. Each parallel stall shall be twenty-three feet by nine feet (23' x 9') in size. iii. Minimum Width: A parking stall shall be a minimum of nine feet (9') in width measured from a right angle to the stall sides. The project will provide the minimum number of parking spaces required per RMC 4-4-080 and to the stall size specifications indicated. Civil Plan Sheet C2240122 Signs (RMC 4-4-100) N/A; the project is not proposing new signage. N/A Critical Areas (RMC 4-3-050 and RMC 4-3-090) Wetland critical areas located within 200 feet of the project site are evaluated in the Wetland Assessment Report provided in accordance with RMC 4-3-050 and RMC 4-3-090. Geologic hazard critical areas located on the project site are evaluated in the geotechnical reports completed for the project. Wetland Assessment Report; Revised Geotechnical Report (January 2017); Geotechnical Report Addendum (December 2017). King County South Plant Biogas and Heating Systems Improvements 6 ESA / D150513.00 CUP Submittal February 2018 Appropriate Location The proposed location for the project will not result in detrimental over concentration of a particular use within the City or the immediate area of the proposed use. The project will serve to improve existing systems at the wastewater treatment plant. Because the project requires byproduct from the wastewater treatment facility, the location identified (vacant land located next to the existing wastewater treatment plant) is suited for the proposed use. Effect on Adjacent Properties The project location will not result in substantial or undue adverse effects on adjacent property. The project is located in the IH zone and is surrounded by King County-owned land associated with South Plant, and commercial and industrial uses. The City of Renton, in their Comprehensive Plan, anticipates that the surrounding area will continue to be used for commercial and light industrial uses. Therefore, the completed facility is not expected to be incompatible with existing or future land use plans for the area. Compatibility The proposed use will be compatible with the scale and character of the neighborhood. The anticipated maximum building height is 30 feet. The exterior wall treatment has been designed to match other buildings at the site. Modifications or additions to existing structures will be designed to blend with the existing architecture character by using similar massing and materials. Parking Adequate parking will be provided. The project will not result in additional employees at the wastewater treatment facility. However, the new facility will include seven parking stalls (6 standard and 1 ADA) on the north side of the building. Traffic The use will ensure safe movement for vehicles and pedestrians. The project design will utilize existing roads and driveways. No vehicular trips will be generated by the completed project because the project will not result in additional employment or an increased need for plant employees to enter or exit the site. Noise, Light and Glare In the completed facility, mechanical equipment will generate noise during the day and night. None of the noises generated on the completed facility will exceed the City of Renton’s maximum permissible sound level for the site’s zoning or that of nearby receiving sites. As part of the completed project, the entrances to the HERB will be lit similar to existing site lighting at STP. All exterior lights will be focused or shielded as necessary to cast light only in areas that require it, and to minimize light spilling onto neighboring properties. No glare impacts are anticipated. Conditional Use Permit Justification King County South Plant Biogas and Heating Systems Improvements 7 ESA / D150513.00 CUP Submittal February 2018 Landscaping Landscaping will be provided in all disturbed areas not occupied by buildings, paving, or critical areas. The proposed landscaping includes plantings adjacent to the new building and new paved areas and in stormwater treatment and detention facilities, and responds to grading of the eastern portion of the hill in the center of the project site to provide a level area for the new building. The regraded hill will be stabilized with a selection of drought-tolerant shrubs and groundcovers. Other areas of disturbance will be restored with a grass and herbaceous plant seed mix similar to the existing groundcover found on the site. Landscape plantings will be a combination of native Pacific Northwest species and drought-resistant ornamentals. Plants will be selected for adaptation to the different growing conditions present across the project site, including shaded areas within and adjacent to existing stands of mature trees, sunny areas within new landscape buffers and plantings adjacent to paved areas, and seasonally wet areas within the stormwater treatment and infiltration areas References City of Renton. 2015. City of Renton Comprehensive Plan. Renton's Comprehensive Plan, adopted on June 22, 2015, effective July 1, 2015.