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HomeMy WebLinkAboutSR_HEX_Report_KCSWD_220726_v1DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map SR_HEX_Report_KCSWD_220726_v1 A. REPORT TO THE HEARING EXAMINER Hearing Date: July 26, 2022 Project File Number: PR22-000172 Project Name: Interim Maintenance Facility Improvements at Farwest Land Use File Number: LUA22-000185, ECF, SA-H, CUP-H Project Manager: Clark H. Close, Principal Planner Owner: Nick Sidhu, Farwest Steel, 2000 Henderson Ave, Eugene, OR 97403 Applicant: Pat McLaughlin, King County Solid Waste Division, 201 S Jackson St, Ste 5701, Seattle, WA 98104 Contact: Kinyan Lui, KCSWD, 201 S Jackson St, Ste 5701, Seattle, WA 98104 Project Location: 201 SW 34th St, Renton, WA 98057 (APN 1253800211) Project Summary: The applicant, King County Solid Waste Division (KCSWD), is requesting Hearing Examiner Conditional Use Permit, Site Plan Review, and Environmental (SEPA) Review for a vehicle maintenance and storage facility at the Farwest Steel Fabrication Facility. The Farwest facility is zoned Heavy Industrial (IH). KCSWD is proposing to temporarily relocate locations from their vehicle maintenance and stores operations at the Cedar Hills Regional Landfill facility to the Farwest facility for approximately five (5) years as they redevelop the Cedar Hills location. The facility would be repurposed as a vehicle maintenance, a combined parts stores and general light storage, and office facility. Site plans include the addition of two (2) temporary office and conference space modulars south and east of the existing primary structure. These modulars would be removed as KCSWD exits the property. No changes are proposed to the existing stormwater, detention ponds, frontage, or landscaping. Life safety improvements, seismic restraints, sprinkler system adjustments, and a temporary floor over one (1) loading bay would be installed where required. Access to the site would be retained from SW 34th St. The City’s mapping system has identified the subject property is within a high seismic hazard area. Site Area: 5.63 acres East Valley Rd Lind Ave SW SW 34th St City of Renton Department of Community & Economic Development Interim Maintenance Facility Improvements at Farwest Staff Report to the Hearing Examiner LUA22-000185, ECF, SA-H, CUP-H Report of July 26, 2022 Page 2 of 16 SR_HEX_Report_KCSWD_220726_v1 B. EXHIBITS: Exhibits 1-18: As shown in the Environmental Review Committee (ERC) Report Exhibit 19: Staff Report to the Hearing Examiner Exhibit 20: Environmental “SEPA” Determination and Notice Exhibit 21: Conditional Use Permit Justification C. GENERAL INFORMATION: 1. Owner(s) of Record: Nick Sidhu, Farwest Steel, 2000 Henderson Ave, Eugene, OR 97403 2. Zoning Classification: Heavy Industrial (IH) Auto Mall Area C 3. Comprehensive Plan Land Use Designation: Employment Area (EA) 4. Existing Site Use: Industrial and Fabrication 5. Critical Areas: High Seismic Hazard Area 6. Neighborhood Characteristics: a. North: Employment Area (EA) Comprehensive Plan Land Use Designation; Heavy Industrial (IH) zone b. East: Employment Area (EA) Comprehensive Plan Land Use Designation; Heavy Industrial (IH) zone c. South: Employment Area (EA) Comprehensive Plan Land Use Designation; Medium Industrial (IM) zone d. West: Employment Area (EA) Comprehensive Plan Land Use Designation; Heavy Industrial (IH) zone 7. Site Area: 5.63 acres D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Annexation (S 180th) N/A 1745 04/19/1959 LUA00-060 (Farwest Steel Site Plan Modification) LUA00-060 N/A 06/12/2000 E. PUBLIC SERVICES: 1. Existing Utilities City of Renton Department of Community & Economic Development Interim Maintenance Facility Improvements at Farwest Staff Report to the Hearing Examiner LUA22-000185, ECF, SA-H, CUP-H Report of July 26, 2022 Page 3 of 16 SR_HEX_Report_KCSWD_220726_v1 a. Water: Water service will be provided by the City of Renton. There is an existing 12” looped water line around the existing building. b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8” private sewer main withing a 12” protective ductile iron casing flowing north to south and underneath the primary shop building. c. Surface/Storm Water: The existing site contains a private storm drainage system. The existing private storm drainage system consists of four (4) stormwater ponds/swales and associated parking lot drainage conveyance system that is privately owned and maintained. The existing system outfalls to the southwest via conveyance pipe that connects to the public storm system in Lind Ave SW. 2. Streets: SW 34th St is classified as a Collector Street with an existing right-of-way (ROW) width of 80’ as measured using the King County Assessor’s Map. The existing street section contains four (4) approximately 11’ wide travel lanes (2 west-bound and 2 east-bound) with curb, gutter, planter and 5’ sidewalks on both sides of the street. 3. Fire Protection: Renton Regional Fire Authority (RRFA) 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 4-2-060: Zoning Use Table – Uses Allowed in the Zoning Designations c. Section 4-2-130: Industrial Development Standards 2. Chapter 3 Environmental Regulations and Overlay Districts a. Section 4-3-050: Critical Area Regulations 3. Chapter 4 City-Wide Property Development Standards 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 5. Chapter 9 Permits – Specific a. Section 4-9-030: Conditional Use Permits b. Section 4-9-200: Master Plan and Site Plan Review 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on May 26, 2022 and determined the application complete on June 2, 2022. The project complies with the 120-day review period. 2. The project site is located at 201 SW 34th St, Renton, WA 98057. City of Renton Department of Community & Economic Development Interim Maintenance Facility Improvements at Farwest Staff Report to the Hearing Examiner LUA22-000185, ECF, SA-H, CUP-H Report of July 26, 2022 Page 4 of 16 SR_HEX_Report_KCSWD_220726_v1 3. The project site is currently developed as the Farwest Steel Fabrication Facility. 4. Access to the site would be provided via SW 34th St or Lind Ave SW. 5. The property is located within the Employment Area (EA) Comprehensive Plan land use designation. 6. The site is located within the Heavy Industrial (IH) zoning classification and within the Auto Mall Area C. 7. The applicant is proposing to retain all the existing trees onsite. 8. The site is mapped with high seismic hazards. 9. No fill, excavation or grading is proposed. 10. The applicant is proposing to begin tenant improvements following permit approval. 11. No public or agency comments were received. 12. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on July 11, 2022 the Environmental Review Committee issued a Determination of Non -Significance (DNS) for the Interim Maintenance Facility Improvements at Farwest (Exhibit 20). A 14-day appeal period commenced on July 11, 2022 and ended on July 25, 2022. No appeals of the threshold determination were received as of the date of this report. 13. Representatives from various city departments have reviewed the applicatio n 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. Comprehensive Plan Compliance: The site is designated Employment Area (EA) on the City’s Comprehensive Plan Map. The purpose of the EA designation is to provide a significant economic development and employment base for the City. Maintain a variety and balance of uses through zoning that promotes the gradual transition of uses on sites with good access and visibility to more intensive commercial and office uses. The proposal is compliant with the following development standards if all conditions of approval are met: Compliance Comprehensive Plan Analysis ✓ Policy L-48: Address privacy and quality of life for existing residents by considering scale and context in infill project design. ✓ Policy L-55: Preserve natural landforms, vegetation, distinctive stands of trees, natural slopes, and scenic areas that contribute to the City’s identity, preserve property values, and visually define the community and neighborhoods. 15. Zoning Development Standard Compliance: The purpose of the Heavy Industrial Zone (IH) is to provide areas for high-intensity industrial activities involving heavy fabrication, processing of raw materials, bulk handling and storage, construction, and heavy transportation. Uses in this zone may require large outdoor areas in which to conduct operations. Environmental impacts may be produced that affect off -site areas, requiring isolation of the industrial activity from more sensi tive land uses. Compatible uses that directly serve the needs of other uses permitted within the district are also allowed. The proposal is compliant with the following development standards, as outlined in RMC 4-2-130.A, if all conditions of approval are met: Compliance IH Zone Develop Standards and Analysis ✓ Use: The building and site improvements would create a vehicle maintenance facility, a combined parts stores and general light storage, and office space. City of Renton Department of Community & Economic Development Interim Maintenance Facility Improvements at Farwest Staff Report to the Hearing Examiner LUA22-000185, ECF, SA-H, CUP-H Report of July 26, 2022 Page 5 of 16 SR_HEX_Report_KCSWD_220726_v1 Staff Comment: In accordance with the City’s adopted use table (RMC 4-2-060), other government maintenance facilities are permitted via a Hearing Examiner Conditional Use Permit within the IH zone. ✓ Lot Dimensions: The minimum lot size required in the IH zone is 35,000 sq. ft. There are no minimum lot width or depth requirements. Staff Comment: The existing site is 5.63 acres, which exceeds the minimum lot size requirement. No subdivision of the project site is proposed. ✓ Setbacks: The minimum front yard setbacks are 20 feet along principal arterial streets and 15 feet along other streets. The minimum secondary front yard setbacks are 20 feet along principal arterial streets and 15 feet along other streets. There are no side or rear yard setback requirements, except 50 feet if abutting a lot zoned residential and 20 feet if a lot abuts a lot zoned CN, CV, CA, CD, CO, COR, or a lot with Public Facilities. Staff Comment: The project site is not located near any residentially zoned properties (Exhibit 3). As shown in the overall site plan, the existing building is setback 20’-10” from SW 34th St, which is the project site’s front yard. The proposed temporary office trailers would be placed no closer than approximately 57’-8” from the closest property line (Exhibit 2). The proposed locations of the new office and conference space modulars would comply with yard setbacks. ✓ Building Standards: There are no maximum lot coverage requirements for buildings in the IH zone. There are no maximum building height requirements in the IH zone. Staff Comment: The existing buildings have a combined building area of approximately 101,194 square feet and the Farwest Steel building has an overall building height of 55’- 10” (Exhibits 2, 4, and 6). The applicant is proposing to add two (2) temporary single- story office and conference space modulars south and east of the existing primary structure. Together the office modulars have a building area of 1,440 square feet. No changes are proposed to the total impervious surface area (194,921 square feet) at the site. The building coverage and maximum height proposed, with a maximum modular height of 16’-3”, would comply with the requirements permitted in the I H zone (Exhibits 5 and 7). Compliant if condition of approval is met Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. Any additional undeveloped right-of- way areas shall be landscaped unless otherwise determined by the Administrator. All parking lots shall have perimeter landscaping as follows: Such landscaping shall be at least ten feet (10') in width as measured from the street right-of-way. Standards for planting shall be as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi- family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. City of Renton Department of Community & Economic Development Interim Maintenance Facility Improvements at Farwest Staff Report to the Hearing Examiner LUA22-000185, ECF, SA-H, CUP-H Report of July 26, 2022 Page 6 of 16 SR_HEX_Report_KCSWD_220726_v1 b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows: Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking space, and 100 or more spaces shall provide 35 sf of landscaping per parking space. Perimeter parking lot landscaping shall be at least 10 feet in width, interior parking lot landscaped areas shall have minimum dimensions of 8 feet (8’) by 12 feet (12’). Staff Comment: Alterations or small additions determined by the Community and Economic Development Administrator not to warrant improvements to the entire site are exempt from all but the maintenance and street tree requirements. The project frontage along SW 34th St includes four (4) street trees. No changes are proposed to the existing landscaping. Therefore, staff is recommending as a condition of approval that the applicant plant five (5) street trees at the designated vacant planting sites within the center of the planting strip on SW 34th St. The landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to civil construction permit issuance. ✓ Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4- 130) require the retention of 10 percent of trees in a commercial development. 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. 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. Staff Comment: No trees are proposed to be removed. ✓ 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. All operating equipment located on the roof of any building shall be enclosed so as to be screened from public view. Staff Comment: The existing generator would remain at the current location behind the existing building and screened from public view by the existing modular building. See City of Renton Department of Community & Economic Development Interim Maintenance Facility Improvements at Farwest Staff Report to the Hearing Examiner LUA22-000185, ECF, SA-H, CUP-H Report of July 26, 2022 Page 7 of 16 SR_HEX_Report_KCSWD_220726_v1 also FOF 15, Zoning Development Standard Compliance: Refuse and Recycling screening below. ✓ Refuse and Recycling: In office, educational and institutional developments, a minimum of two (2) 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 four (4) 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. Staff Comment: The applicant is proposing a six foot (6’) coated cyclone fence with wood slat privacy inserts to screen the multi-purpose refuse and recycling area located on the south side of the Farwest building (Exhibits 2 and 9). The combined gross building areas would total 102,634 square feet. A total of 205 square feet of recyclables deposit areas would be required and 410 square feet of refuse deposit areas would be required for a total service area of 615 square feet. An approximately 3,568 square foot multi- purpose service area or exterior support storage area is more than the 615 square foot minimum requirement. ✓ Parking: Parking regulations require that office uses provide a minimum of 2.0 spaces per 1,000 square feet of net floor area and a maximum of 4.5 parking spaces per 1,000 square feet of net floor area, vehicle service and repair provide a minimum and maximum of 2.5 per 1,000 square f eet of net floor area, and indoor storage uses provide a minimum and maximum of 1 space per 1,500 square feet of net floor area. Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8 ½ feet by 16 feet. Staff Comment: The proposed other government maintenance facility would be constructed with an anticipated office area of 3,405 square feet amongst the different buildings, vehicle maintenance and service repair area of 23,057 square feet, and indoor storage area of 17,902 square feet. Based on the proposed for 3,405 square feet of office uses, the project site would be required to provided 7-15 parking spaces. Based on the 23,057 square feet proposed for vehicle service and repair, the proposal would be required to provide 58 spaces. Based on the 17,902 square feet proposed for indoor storage, the proposal would be required to provide 12 spaces. A total of 77-85 spaces would be required on the project site. The applicant has proposed a total of 81 spaces, which falls within the required parking range for these three (3) uses. Compliant if condition of approval is met Bicycle Parking: The number of bicycle parking spaces shall be equal to ten percent (10%) of the number of required off-street vehicle parking spaces. Staff Comment: The applicant is proposing eight (8) total bicycle parking spaces (five (5) existing and three (3) new spaces), which complies with the required number of bicycle parking spaces (Exhibit 2). Per RMC 4-4-080.F.11.c bicycle parking for office use shall be provided for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check -in systems, in-building parking, and limited access fenced areas with weather protection. The submitted application materials do not indicate the required bicycle park ing spaces. Therefore, staff recommends as a condition of approval that the applicant provide bicycle parking for up to eight (8) stalls in accordance with RMC 4-4-080F.11. Bicycle City of Renton Department of Community & Economic Development Interim Maintenance Facility Improvements at Farwest Staff Report to the Hearing Examiner LUA22-000185, ECF, SA-H, CUP-H Report of July 26, 2022 Page 8 of 16 SR_HEX_Report_KCSWD_220726_v1 parking shall be reviewed and approved by the Current Planning Project Mana ger prior to building permit issuance. ✓ Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot provided the fence, retaining wall or hedge does not stand in or in front of any required landscaping or pose a traffic vision hazard. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Staff Comment: No retaining walls are proposed. The project site includes existing perimeter chain link fencing along property. In addition, see FOF 15, Zoning Development Standard Compliance: Refuse and Recycling for proposed new internal fencing. 16. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas Regulations (RMC 4-3-050). The proposal contains high seismic hazard areas. The applicant is proposing to bring two (2) office modulars to the Farwest Facility for additional office space. A building permit would be required to place the new office modulars. it is anticipated that the City’s currently adopted building codes would adequately mitigate for any impacts that could result from the proposed project improvements. No critical area conditions are proposed. 17. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the IH zoning classification when it is not exempt from Environmental (SEPA) Review. For Master Plan applications compliance with the review criteria for Site Plans are analyzed at a general level of detail to ensure nothing would preclude the development of the Site Plan. Given Site Plan applications are evaluated for compliance with the specific requirements of the RMC 4 -9-200.E.3 the following table contains project elements intended to comply with level of detail n eeded for Site Plan requests: Compliance Site Plan Criteria and Analysis Compliant if conditions of approval are met a. Comprehensive Plan Compliance and Consistency. Staff Comment: See previous discussion under FOF 14, Comprehensive Plan Analysis. Compliant if conditions of approval are met b. Zoning Compliance and Consistency. Staff Comment: See discussion under FOF 15, Zoning Development Standard Compliance. N/A c. Design Regulation Compliance and Consistency. Staff Comment: Not applicable, the project site is not located within and Urban Design District. N/A d. Planned action ordinance and Development agreement Compliance and Consistency. Compliance not yet demonstrated e. Off-site Impacts. Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site. Staff Comment: The project proposal includes the conversion of the existing 101,194 square foot Farwest Steel Facility to a vehicle maintenance, a combined parts stores and general light storage, and two (2) one-story office modular buildings. The proposed City of Renton Department of Community & Economic Development Interim Maintenance Facility Improvements at Farwest Staff Report to the Hearing Examiner LUA22-000185, ECF, SA-H, CUP-H Report of July 26, 2022 Page 9 of 16 SR_HEX_Report_KCSWD_220726_v1 uses would be established on a temporary basis over the 5.63-acre site and would not be overscale for the site and would not include an overconcentration of development on a particular portion of the project site. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties. Staff Comment: The proposal includes limited site access for pedestrians to enter or exit the site. The proposal includes an asphalt driveway from SW 34th St and asphalt road with an ingress/egress access easement through parcel no. 1253600062 for site access to Lind Ave SW. The site improvements allow for linkages between uses, streets, and adjacent properties as constructed for the desired use. The site currently contains two (2) ADA parking stalls for the existing office buildings and the applicant is proposing two (2) additional ADA parking stalls within another portion of the parking area (closer to SW 34th St). An ADA compliant accessible route of travel is required from each parking stall to accessible entrances on the building(s). At the time of building permit application, the applicant would be required to demonstrate that the current and proposed stalls and routes meet current ADA requirements and if determined deficient, construct or modify improvements as necessary. An accessible route of travel (ART) is required from the public right -of-way to the existing building meeting current Americans with Disabilities Act’s (ADA) requirements. There is not currently an identified route from the public sidewalks in the right-of-way to the building entrances. The applicant would be required to demonstrate that there exists a route that meets current ADA requirements or if determined deficient, const ruct or modify improvements as necessary. Utilities, Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize views from surrounding properties. Locate utilities underground consistent with RMC 4-6-090. Staff Comment: See FOF 15, Zoning Development Standard Compliance: Screening and Refuse and Recycling. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features. Staff Comment: The existing buildings and proposed one-story modular buildings are not anticipated to impact views beyond what currently exists. Landscaping: Using landscaping to provide transitions between development and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the project. Staff Comment: See discussion under FOF 15, Zoning Development Standard Compliance: Landscaping. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets. Staff Comment: A site lighting plan and site illumination plan were provided with the submitted application (Exhibits 10 and 11). New lighting fixtures, mounted wall packs on the modular buildings, are proposed. All other existing site lighting is proposed to be City of Renton Department of Community & Economic Development Interim Maintenance Facility Improvements at Farwest Staff Report to the Hearing Examiner LUA22-000185, ECF, SA-H, CUP-H Report of July 26, 2022 Page 10 of 16 SR_HEX_Report_KCSWD_220726_v1 retained. The proposed tenant improvements are not anticipated to produce any significant additional glare or light during normal operating hours (Exhibit 16). ✓ f. On-site Impacts. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation. Staff Comment: The existing and proposed buildings have been or would be situated towards the northern portion of the project site. The new office modulars are not anticipated to create noise impacts on adjacent properties. Structure Scale: Consideration of the scale of proposed structures in relation to natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle needs. Staff Comment: The proposed modulars would create additional temporary office space at the Farwest facility and would be of an appropriate scale for the 5.63-acre parcel. Site circulation would remain adequate to meet vehicular and pedestrian needs. It is anticipated that the scale of the overall temporary project would be appropriate and would not have an adverse impact on natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle needs. Natural Features: Protection of the natural landscape by retaining existing vegetation and soils, using topography to reduce undue cutt ing and filling, and limiting impervious surfaces. Staff Comment: The applicant is proposing to protect the site landscaping by retaining existing vegetation and soils. No cutting or filling is proposed. Reducing Parking Impervious Areas: Design parking areas to minimize impervious surfaces, including but not limited to: (1) breaking up parking areas and directing stormwater flows to multiple low impact development features such as bioretention areas; (2) locating parking near trees to provide storm water uptake; (3) retaining or adding vegetation to parking areas; (4) placing existing parking that exceeds maximum parking ratios in permeable pavement designed consistent with the Surface Water Design Manual in RMC 4-6-030; and (5) using other low impact development techniques consistent with RMC 4-6-030 Staff Comment: No changes are proposed to the existing impervious area or parking layout. Landscaping: Use of landscaping to soften the appearance of parking areas, to provide shade and privacy where needed, to define and enhance open spaces, and generally to enhance the appearance of the project. Landscaping also includes the design and protection of planting areas so that they are less susceptible to damage from vehicles or pedestrian movements. Staff Comment: See FOF 15, Zoning Development Standard Compliance: Landscaping. Compliant if condition of approval is met g. Access and Circulation. Location and Consolidation: Providing access points on side streets or frontage streets rather than directly onto arterial streets and consolidation of ingress and egress points on the site and, when feasible, with adjacent properties. City of Renton Department of Community & Economic Development Interim Maintenance Facility Improvements at Farwest Staff Report to the Hearing Examiner LUA22-000185, ECF, SA-H, CUP-H Report of July 26, 2022 Page 11 of 16 SR_HEX_Report_KCSWD_220726_v1 Staff Comment: No changes are proposed to the existing access points from SW 34th St or Lind Ave SW. Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways. Staff Comment: No changes are proposed to the existing internal circulation system. The Renton Regional Fire Authority (RRFA) has reviewed the proposal and has determined that the proposal would meet the requirements for apparatus access roadways and existing on-site fire lanes, provided they are maintained. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas. Staff Comment: See previous discussion above under Loading and Storage Areas. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access. Staff Comment: Per RMC 4-4-080F.11.a bicycle parking spaces are required at 10% of the number of required off-street parking spaces. Based on the minimum of 77 parking spaces are required to be on the project site, a total of eight (8) bicycle spaces would be required. Bicycle parking shall be provided for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check-in systems, in-building parking, and limited access fenced areas with weather protection. For in-building bike parking and limited access fenced areas, fixed structures for locking individual bikes, such as racks, must be provided within the facility. For fenced areas, the fence shall be either six feet (6’) high, or be floor-to-ceiling. A bicycle parking detail was not provided with the land use application materials. Staff recommended, as a condition of approval, that bicycle parking be provided in accordance with RMC 4 -4-080F.11. A bicycle parking detail shall be provided at the time of building permit review to the Current Planning Project Manager for review and approval. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. Staff Comment: See previous discussion above under Circulation. ✓ h. Open Space: Incorporating open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site. Staff Comment: The proposal includes retention of the existing landscaped area between the front of the building and SW 34th St and the landscape buffers along the other property lines. ✓ i. Views and Public Access: When possible, providing view corridors to shorelines and Mt. Rainier, and incorporating public access to shorelines Staff Comment: The proposed structure would not block view corridors to shorelines or Mt. Rainier. The public access requirement is not applicable to the proposal. City of Renton Department of Community & Economic Development Interim Maintenance Facility Improvements at Farwest Staff Report to the Hearing Examiner LUA22-000185, ECF, SA-H, CUP-H Report of July 26, 2022 Page 12 of 16 SR_HEX_Report_KCSWD_220726_v1 ✓ j. Natural Systems: Arranging project elements to protect existing natural systems where applicable. Staff Comment: These areas are not proposed to be impacted by the proposed improvements. ✓ k. Services and Infrastructure: Making available public services and facilities to accommodate the proposed use: Police and Fire. Staff Comment: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed improvements , subject to the condition that the applicant provides Code required improvements and fees. Fire impact fees are applicable and the 2022 rate is $0.26 per square foot of new office area for the modular additions. This fire impact fee may change and is calculated and paid at time of building permit issuance (Exhibit 18). Water and Sewer. Staff Comment: Water service is provided by the City of Renton. The project is within the City of Renton’s water service area in the Valley 196 Pressure Zone. There is an existing 12” looped water line around the existing building (Exhibits 12 and 18). Below is a summary of the existing fire hydrants in the vicinity of the site: a) two (2) south of the building within the parking lot of the facility; b) one (1) northwest of the building in SW 34th St; and c) one (1) northeast of the building in SW 34th St. There is an existing 3” domestic water service and meter serving the existing building and outbuildings with two (2) reduced pressure backflow assemblies (RPBA) for backflow prevention. There is an existing 2” irrigation service and meter serving the site. There is an existing 6” fire water service serving the existing building with a double check detector assembly (DCDA) for backflow prevention. The project is not proposing any new additions or tenant improvements as related to water demand. Sewer service is provided by the City of Renton. There is an existing 8” private sewer main within a 12” protective ductile iron casing flowing north to south and underneath the primary shop building. South of the building, there are two (2) existing 6” side sewer connections into a private sewer manhole that is located beneath one of the portable buildings. The project is proposing to use the existing facility in a manner consistent with the existing use that would not increase the sewer demand. Drainage. Staff Comment: The existing site contains a private storm drainage system. The existing site is primarily flat with no wetlands, steep slopes and only a seismic hazard area (Exhibit 13). The existing private storm drainage system consists of four (4) stormwater ponds/swales and associated parking lot drainage conveyance system that is privately owned and maintained. The existing system outfalls to the southwest via conveyance pipe that connects to the public storm system in Lind Ave SW. Replaced impervious surfac e area is limited to any code required ADA upgrades, and construction of a new 2,000 square-foot refuse, recycling and storage area over existing impervious surface. The project is pursuing the use of an Oyster Shell Barrel Stormwater Treatment System in keeping with the King County Energy Star Program and overall City of Renton Department of Community & Economic Development Interim Maintenance Facility Improvements at Farwest Staff Report to the Hearing Examiner LUA22-000185, ECF, SA-H, CUP-H Report of July 26, 2022 Page 13 of 16 SR_HEX_Report_KCSWD_220726_v1 commitment to sustainability. A stormwater permit with a written drainage assessment would be required in conjunction with the building permit application. Transportation. Staff Comment: The applicant submitted a Transportation Impact Scoping Analysis, prepared by KPG Psomas, dated April 1, 2022 (Exhibit 14). The new use is not anticipated to generate any significant traffic impacts above that of the previous use (Exhibit 1) and no traffic or transportation impacts, nor noisy or noxious situations are anticipated by the applicant (Exhibit 17). Access to the site is proposed via SW 34th St and the south via private parking lot and drive aisle connection. Both existing accesses would be required to remain unblocked and any gates have keys provided to the Renton Regional Fire Authority that maintains the circulation pattern for parking and fire vehicles around the building. SW 34th St is classified as a Collector Street with an existing right-of-way (ROW) width of 80’ as measured using the King County Assessor’s Map. The existing street section contains four (4) approximately 11-foot (11’) wide travel lanes (2 west-bound and 2 east-bound) with curb, gutter, planter, and five-foot (5’) wide sidewalks on both sides of the street. As the project is proposing an interior remodel and no new construction or additions valued at over $175,000 to the site outside the primary buildings, no street frontage improvements or right of way dedication are require d, however, if during building permit review it is determined that additional outside site and parking/lot improvements are required, the project may become subject to further transportation review and/or frontage improvements. At completion of the project, the improvements would have met City of Renton concurrency requirements (Exhibit 15), which is based upon a test of the citywide Transportation Plan, consideration of growth levels included in the LOS -tested Transportation Plan, site specific improvements, and future payment of Transportation Impact Fees. Increased traffic created by the development would be mitigated by payment of transportation impact fees. The transportation impact fee that is current at the time of building permit application would be levied. N/A l. Phasing: The applicant is not requesting any additional phasing. ✓ m. Stormwater: Providing optimal locations of stormwater infiltrating low impact development facilities. Avoiding placement of buildings or impervious areas on soils with infiltration capability to the maximum extent practicable. Staff Comment: The project is proposing to use the existing facility in a manner consistent with the existing use that would not result in any new impervious surface area. No storm drainage improvements are required as no new and/or replaced impervious surface is proposed, however, if during building permit review it is determined that outside site and parking/lot improvements are required, the project may become subject to further stormwater review. Tenant improvements, installation of the new portables, and construction of the refuse, recycling and storage area would need to follow source control and temporary erosion and sediment control best management practices. 18. Conditional Use Analysis: The applicant is requesting a Hearing Examiner Conditional Use Permit for the Subject property to temporarily relocate locations from their vehicle maintenance and stores operations at the Cedar Hills Regional Landfill facility to the Farwest facility for approximately five (5) years as they City of Renton Department of Community & Economic Development Interim Maintenance Facility Improvements at Farwest Staff Report to the Hearing Examiner LUA22-000185, ECF, SA-H, CUP-H Report of July 26, 2022 Page 14 of 16 SR_HEX_Report_KCSWD_220726_v1 redevelop the Cedar Hills location (Exhibit 21). The existing facility would be repurposed as an other government maintenance facility use for vehicle maintenance, a combined parts stores and general light storage, and office use. The proposal is compliant with the following condi tional use criteria, pursuant to RMC 4-9-030.D. Therefore, staff recommends approval of the requested Conditional Use Permit. Compliance Conditional Use Criteria and Analysis Compliant if condition of approval is met a. 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. Staff Comment: The applicant is proposing to temporarily relocate, for approximately five (5) years, much of its vehicle maintenance and stores operations from their Cedar Hills Regional Landfill facility to the Farwest facility. The primary function of the facility would be servicing the KCSW road vehicle fleet. Long-term storage of vehicles and equipment would be accommodated elsewhere in King County at the applicant’s other facilities. Tenant improvements 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 would be managed through the installation of KCSW owned or purchased equipment which are intended to be removed and retained by KCSW after departure from the site. The other government maintenance facility would be consistent with the stated policies of the 2015 City of Renton Comprehensive Plan, see FOF 14, Comprehensive Plan Compliance. The proposed temporary use would also be compatible with the immediate area and the IH zoning district provided the applicant limits the other government maintenance facility use to the requested five (5) year period. If approved, staff is recommending as a condition of approval that the conditional use permit decision expire five (5) years from the date of decision. In addition, see FOF 15, Zoning Development Standard Compliance. ✓ b. 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. Staff Comment: 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. Large vehicle service and repair is permissible in the IH zone when not leased by a government for maintenance facilities. Therefore, the proposed use, at this location, would be an ideal location based on the character of the surrounding neighborhood. The proposed project would not result in the detrimental overconcentration of a particular use within the City or withi n the immediate area of the proposed use, provided the conditions of approval are met. ✓ c. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. Staff Comment: The 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 zoning designation. The current use of the site is a vacant office and warehouse, previously used as a steel distribution center. According to the applicant, plate, beam, channel and other structural steel in bulk quantities were delivered by rail and truck. Steel was unloaded by gantry crane or City of Renton Department of Community & Economic Development Interim Maintenance Facility Improvements at Farwest Staff Report to the Hearing Examiner LUA22-000185, ECF, SA-H, CUP-H Report of July 26, 2022 Page 15 of 16 SR_HEX_Report_KCSWD_220726_v1 forklift, cut to order on site by saw, slicer or burning machine, from 8:00 am to 5:00 pm Monday through Friday and on weekends as needed. It is anticipated that adjacent properties should experience a reduction in disturbance from the former activities. The addition of modular structures and some required screening elements on the Farwest Facility site would be compatible with these properties. ✓ d. Compatibility: The proposed use shall be compatible with the scale and chara cter of the neighborhood. Staff Comment: There are no proposed significant site or exterior improvements proposed to the existing structures. The two (2) new office modulars would be similar to the existing small office buildings in height and mass and would be painted by the applicant to complement the existing color palette (Exhibits 5 and 8). The applicant is proposing to place and orient the screening elements and ADA access ramps to aesthetically unify the new and existing elements. Therefore, the proposed use would be compatible in both scale and character with the surrounding neighborhood. ✓ e. Parking: Adequate parking is, or will be made, available. Staff Comment: The applicant is proposing to comply with the parking requirements based on the proposed uses and number of required parking spaces required by code (Exhibit 2). Additional bicycle parking would be provided. See FOF 15, Zoning Development Standard Compliance: Bicycle Parking. ✓ f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. Staff Comment: According to the applicant, the existing site access points and vehicle transportation routes at the northeast and southwest would be retained and u tilized for the proposed change of use. No truck access is proposed from the southwest via Lind Ave SW. No changes are proposed to the existing pedestrian paths from bus stops. It is not anticipated that the proposed project would generate any significant traffic impacts to the area roadways and intersections. See FOF 17, Site Plan Review: Circulation for more information. ✓ g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. Staff Comment: According to the applicant, noise generated from the proposed facility is anticipated to be significantly reduced from the previous occupancy, and to present no adverse effects on the surrounding community. The applicant is not proposing to utilize the existing railroad system to the west of the property. The existing light fixtures are proposed to remain and the applicant is proposing to install new shrouded fixtures to the existing lights in order to provide safe access and wayfinding to the new office modulars (Exhibit 10). See FOF 17, Site Plan Review: Lighting for more information. ✓ h. 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. Staff Comment: No changes are proposed to the existing landscaping. All new structures would be sited on existing paved and/or impervious areas located to the west or south of the existing building. Screening would be provided by the existing building as well as City of Renton Department of Community & Economic Development Interim Maintenance Facility Improvements at Farwest Staff Report to the Hearing Examiner LUA22-000185, ECF, SA-H, CUP-H Report of July 26, 2022 Page 16 of 16 SR_HEX_Report_KCSWD_220726_v1 6’-0” high slatted fencing. In addition, see FOF 15, Zoning Development Standard Compliance: Refuse and Recycling for proposed new internal fencing. I. CONCLUSIONS: 1. The subject site is located in the Employment Area (EA) Comprehensive Plan designation and complies with the goals and policies established with this designation , see FOF 14. 2. The subject site is located in the Heavy Industrial (IH) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 15. 3. The proposed interim maintenance facility improvement project complies with the Critical Areas Regulations provided the applicant complies with City Code, see FOF 16. 4. The proposed interim maintenance facility improvement project complies with the site plan review criteria as established by City Code and state law provided all advisory notes and conditions are complied with, see FOF 17. 5. There are adequate public services and facilities to accommodate the proposed interim maintenance facility improvement project, see FOF 17. 6. The proposed interim maintenance facility improvement project complies with the street and transportation standards as established by City Code, see FOF 17. 7. The proposed interim maintenance facility improvement project complies with the conditional use criteria as established by City Code, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 18. 8. Key features, which are integral to this project include the addition of two (2) office modulars on the 5.63- acre site for up to five (5) years during the KCSW occupancy and then being removed when KCSW leaves the site. J. RECOMMENDATION: Staff recommends approval of the Interim Maintenance Facility Improvements at Farwest, File No. LUA22- 000185, ECF, SA-H, CUP-H, as depicted in the Overall Site Plan (Exhibit 2), subject to the following condition(s): 1. The applicant shall plant five (5) street trees at the designated vacant planting sites within the center of the planting strip on SW 34th St. The landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to civil construction permit issuance. 2. Bicycle parking for up to eight (8) stalls shall be provided in accordance with RMC 4-4-080F.11. A bicycle parking detail shall be provided at the time of building permit review to the Current Planning Project Manager for review and approval prior to building permit issuance. 3. The Conditional Use Permit decision shall expire five (5) years from the date of decision. CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE HEARING EXAMINER EXHIBITS Project Name: Interim Maintenance Facility Improvements at Farwest Land Use File Number: LUA22-000185, ECF, SA-H, CUP-H Date of Hearing July 26, 2022 Staff Contact Clark H. Close Principal Planner Project Contact/Applicant Kinyan Lui, KCSWD 201 S Jackson St, Ste 5701, Seattle, WA 98104 Project Location 201 SW 34th St, Renton, WA 98057 The following exhibits are included with the Staff Report to the Hearing Examiner: Exhibits 1-18: As shown in the Environmental Review Committee (ERC) Report Exhibit 19: Staff Report to the Hearing Examiner Exhibit 20: Environmental “SEPA” Determination and Notice Exhibit 21: Conditional Use Permit Justification