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HomeMy WebLinkAboutEx21_Conditional Use Permit Justification 105 South Main Street, Suite 323 | Seattle, WA 98104 | 206.624.4222 p | HR@RolludaArchitects.com e | www.RolludaArchitects.com w Page 1 of 3 CONDITIONAL USE PERMIT JUSTIFICATION King County Solid Waste Division (KCSWD) Interim Maintenance Facility Improvements at Farwest 201 SW 34th St #4939, Renton, WA 98057 April 12, 2022 A written description/justification setting forth the reasons in favor of the application and addressing the criteria listed in RMC 4-9-030, Conditional Use Permits. D. DECISION CRITERIA: Except for wireless communication facilities and increases to maximum height and/or density, the Administrator or the Hearing Examiner shall consider, as applicable, the following factors for applications: (Ord. 5675, 12-3-2012) 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. Response: The property is located within the Employment Area (EA) land use designation, the Heavy Industrial (IH) zoning designation, and the Auto Mall Area C Overlay District. KCSW intends to temporarily relocate for approximately 5 years much of its vehicle maintenance and stores operations from their Cedar Hills Regional Landfill facility to the Farwest facility. As the primary function of the facility will be servicing the KCSW road vehicle fleet, long term storage of vehicles and equipment will be accommodated elsewhere in the county at KCSW owned facilities. Tenant Improvements (TI) to the facility and site are intended to be minimal in keeping with the temporary nature of KCSW’s occupation of the property. Facility adaptation to KCSW’s requirements will be managed through the installation of KCSW owned or purchased equipment which are intended to be removed and retained by KCSW on departure. 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. Response: The former Farwest facility was a heavy industry fabrication facility classified as an F-1 (Manufacturing) use. The proposed use of the building is temporary vehicle maintenance and stores operations, and S-1 Vehicle Maintenance classification with supporting office space. It is our understanding that vehicle maintenance is permissible in this zone when not leased by a government other than City of Renton, thus the location it suited for the proposed use. 105 South Main Street, Suite 323 | Seattle, WA 98104 | 206.624.4222 p | HR@RolludaArchitects.com e | www.RolludaArchitects.com w Page 2 of 3 3. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. Response: Surrounding properties include warehouses, steel manufacturing, product distribution centers, and auto showrooms/lots also within the IH designation, as well as warehouses and auto retailers within the IM designation. The current use of the site is a vacant office and warehouse known as the Farwest Steel Building, previously a steel distribution center. Plate, beam, channel and other structural steel in bulk quantities were delivered by rail and truck. Steel was unloaded by gantry crane or forklift, cut to order on site by saw, slicer or burning machine, from 8am – 5pm M through F and on weekends as needed. Adjacent properties should anticipate a reduction in disturbance from these activities. The addition of modular structures and some screening elements on the Farwest site will be compatible with these properties. 4. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. Response: There are no proposed site or exterior improvements proposed to the existing structures, which are currently compatible in both scale and character with the surrounding neighborhood. The two new modulars will parallel the existing small office buildings in height and mass and will be painted to complement the existing palette. Thought has been given to the placement, orientation and aesthetics of the screening elements and ADA access ramps to unify the new and existing elements. 5. Parking: Adequate parking is, or will be made, available. Response: Existing site parking will exceed the number required per Renton Municipal Code, as shown on the Architecture Site Plan A1.01, and satisfactorily meet the demand of the facility users. Additional bicycle parking will be provided. 6. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. Response: Existing site access points and vehicle transportation routes at the north east and southwest will be utilized, with no truck access proposed at the southwest from Lind Ave. No changes are proposed to the existing pedestrian paths from bus stops. For vehicles, one exiting route is to go West out of the site to Lind Ave. and go either North or South on Lind. The other is to go North out of the site and go East to E.Valley Rd or West on 34th to Lind and go either North or South. At this time, no adverse traffic effects are anticipated. 105 South Main Street, Suite 323 | Seattle, WA 98104 | 206.624.4222 p | HR@RolludaArchitects.com e | www.RolludaArchitects.com w Page 3 of 3 7. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. Response: Noise generated from the proposed facility is anticipated to reduce significantly from the previous occupancy, and to present no adverse effects on the surrounding community. No use of the existing railroad systems are proposed. Existing light fixtures will remain per the original approved site design, new shrouded fixtures will be installed to provide safe access and wayfinding to the new modulars per Site Lighting Plan E0.1. 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. Response: No change is proposed to the existing landscaping. All new structures are to be sited on existing paved /impervious areas. Screening will be provided by the existing building as well as 6’-0” high slatted fencing as shown on A5.02. 9. Specific Requirements for Kennels and Pet Day Cares: Response: Not Applicable. 10. Specific Requirements for Secure Community Transition Facilities (SCTF), Crisis Diversion Facilities (CDF) and Crisis Diversion Interim Service Facilities (CDIS): Response: Not Applicable. 11. Specific Requirements for Live-Work Units: Response: Not Applicable. E. DECISION CRITERIA – WIRELESS COMMUNICATION FACILITIES: Response: Not Applicable. F. DECISION CRITERIA – HEIGHT INCREASES: Response: Not Applicable. G. DECISION CRITERIA – DENSITY INCREASES: Response: Not Applicable. H. DECISION CRITERIA – ACCESSORY DWELLING UNIT (ADU) OWNER OCCUPANCY EXEMPTION: Response: Not Applicable. I. DECISION CRITERIA – ACCESSORY DWELLING UNIT (ADU) AND NON-RESIDENTIAL USES: Response: Not Applicable.