HomeMy WebLinkAbout08-26-2022 - Farwest - LUA-22-0001851
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CONDITIONAL USE and SITE PLAN - 1
CAO VARIANCE - 1
BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON
RE: King County Solid Waste Division
Conditional Use and Site Plan
LUA22-000185, SA-H, CUP-H
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FINDINGS OF FACT,
CONCLUSIONS OF LAW AND
FINAL DECISION
Summary
King County Solid Waste Division (KCSWD) is requesting Site Plan Review and a Hearing
Examiner Conditional Use Permit for a vehicle maintenance and storage facility at the Farwest Steel
Fabrication Facility located at 201 SW 34th St. The applications are approved subject to conditions.
Testimony
A computer-generated transcript of the hearing has been prepared to provide an overview of the
hearing testimony. The transcript is provided for informational purposes only as Appendix A.
Exhibits
Exhibit 1-24 identified in the exhibit list presented by City staff at the August 2, 2022 public hearing
were admitted into the record during the public hearing.
FINDINGS OF FACT
Procedural:
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CONDITIONAL USE and SITE PLAN - 2
CAO VARIANCE - 2
1. Applicant. The Applicant is Pat McLaughlin, King County Solid Waste Division, 201 S
Jackson St, Ste 5701, Seattle, WA 98104.
2. Hearing. A virtual hearing was held on the applications on August 2, 2022 at 10:00 am,
Zoom ID No. 946 7233 4580.
3. Project Description. King County Solid Waste Division (KCSWD) is requesting Site Plan
Review and a Hearing Examiner Conditional Use Permit for a vehicle maintenance and
storage facility at the Farwest Steel Fabrication Facility located at 201 SW 34th St. KCSWD
plans 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 for 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. The combined building area for the project site
will be 102,634 square feet and the Farwest Steel building is 55’-10” in height.
4. Adequacy of Infrastructure/Public Services. The project will be served by adequate and
appropriate infrastructure and public services as follows:
A. Water and Sewer Service. Water and sewer service will be provided by the City of
Renton.
B. Fire and Police. The City of Renton will provide police service and the Renton Fire
Authority will provide fire service. Police and Fire Prevention staff indicated that
sufficient resources exist to furnish services to the proposed development.
C. Drainage. The Applicant proposes to use the existing drainage system to serve the site.
Public works staff have determined that the existing system is generally consistent with
adopted city standards. As generally compliant with City standards, adequate provision
is made for drainage for this stage of land use review.
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.
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. Replaced
impervious surface area is limited to any code required ADA upgrades, and construction
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CONDITIONAL USE and SITE PLAN - 3
CAO VARIANCE - 3
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 commitment
to sustainability. A stormwater permit with a written drainage assessment would be
required in conjunction with the building permit application. 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.
D. Parks/Open Space. The project is not residential in nature and no parks facilities or
impact fees are required. No additional open space is required.
E. Transportation and Circulation. The proposal will be served by adequate and
appropriate transportation facilities and all traffic impacts adequately mitigated.
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 required,
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
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CONDITIONAL USE and SITE PLAN - 4
CAO VARIANCE - 4
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.
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. Public works staff has reviewed the
proposal and found no need for safety improvements.
The proposal provides for desirable transitions and linkages between uses, streets,
walkways and adjacent properties. The proposal includes limited site access for
pedestrians to enter or exit the site. 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. During building
permit review, the applicant would be required to demonstrate that there exists a route
that meets current ADA requirements or if determined deficient, construct or modify
improvements as necessary.
F. Schools. The project is not residential in nature. No impacts to schools are anticipated
and no fees are required.
G. Refuse and Recycling. The proposal includes adequate provision for refuse and
recycling areas since it implies with City standards.
RMC 4-4-090 sets the standard for adequate refuse and recycling facilities.
Specifically, RMC 4-4-090(E)(3) requires a minimum of two (2) square feet per every
thousand (1,000) square feet of building gross floor area for recyclables deposit areas
and a minimum of four (4) square feet per one thousand (1,000) square feet of building
gross floor area for refuse deposit areas. A total minimum area of one hundred (100)
square feet shall be provided for recycling and refuse deposit areas.
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. The proposed refuse/recycling area is 3,568 square foot, which
exceeds the 615 square foot minimum requirement.
H. Parking. As conditioned, adequate provisions are made for vehicle and bicycle parking.
The proposed parking is comprised of 81 spaces, which is in the 77-85 parking spaces
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CONDITIONAL USE and SITE PLAN - 5
CAO VARIANCE - 5
required of the project site. A condition of approval requires provision of code compliant
bicycle parking.
The proposal is comprised of 3,405 square feet of office space, a vehicle maintenance
and service repair area of 23,057 square feet, and indoor storage area of 17,902 square
feet. Based on the proposed 3,405 square feet for office use, 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.
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. A condition of approval requires that bicycle parking be provided
in accordance with RMC 4-4-080F.11.
I. Landscaping. It is determined that the proposal provides for adequate and appropriate
landscaping because the proposal complies with applicable City landscaping standards.
Alterations or small additions as determined by the Community and Economic
Development Administrator are exempt from all but the maintenance and street tree
requirements. 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. The project frontage along SW 34th St
includes four (4) street trees with spacing that can accommodate additional trees. No
changes are proposed to the existing landscaping. Therefore, a condition of approval
requires that 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.
5. Adverse Impacts. There are no significant adverse impacts associated with the proposal. A
Determination of Non-Significance (DNS) was issued by the City of Renton for the Interim
Maintenance Facility Improvements at Farwest (Exhibit 20) on July 11, 2022. Adequate
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CONDITIONAL USE and SITE PLAN - 6
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infrastructure serves the site as determined in Finding of Fact No. 4. Impacts are more
specifically addressed as follows:
A. Views. No impact to views is anticipated. According to the staff report, the existing
buildings and proposed one-story modular buildings are not anticipated to impact views
beyond what currently exists and the proposed structure would not block view corridors
to shorelines or Mt. Rainier.
B. Compatibility. The proposed use is compatible with the scale and character of the
neighborhood. 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.
C. Light, glare, noise and privacy. The proposal will not create any significant adverse
light, noise or glare impacts and will not impact privacy for residential uses.
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). There are no residential uses in the vicinity of the project site so privacy impacts are
anticipated to be minimal.
D. Critical Areas and Natural Features. The proposal will not create any significant adverse
impacts to critical areas. The proposal contains high seismic hazard areas. The applicant
is proposing to bring two (2) office modulars to the project site 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.
E. Tree Retention. No trees are proposed for removal.
Conclusions of Law
1. Authority. A hearing conditional use permit (Type III review) is required by RMC 4-2-060
for “other government facilities” in the IH zone. RMC 4-9-200B currently requires site plan review
for development in the EA comprehensive plan designation, which applies to the proposal. The site
plan is also subject to Type III review because its size (102,634 square feet) qualifies it for a public
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hearing under RMC 4-9-200D2bii. As outlined in RMC 4-8-080(G), the hearing examiner is
authorized to hold hearings and issue final decisions on Type III applications subject to closed
record appeal to the Renton City Council.
2. Zoning/Comprehensive Plan Designations. The subject property is within the Employment
Area (EA) Comprehensive Plan land use designation and the Heavy Industrial (HI) zoning
classification.
3. Review Criteria/Street Modification. Conditional use criteria are governed by RMC 4-9-
030(D) and site plan review standards by RMC 4-9-200(E)(3). Applicable standards are quoted
below in italics and applied through corresponding conclusions of law.
CONDITIONAL USE
The Administrator or designee or the Hearing Examiner shall consider, as applicable, the following
factors for all applications:
RMC 4-9-030(C)(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.
4. As conditioned, the proposal is consistent with all applicable comprehensive plan policies and
development standards as outlined in Findings No. 14-16 of the staff report, adopted by this
reference as if set forth in full.
RMC 4-9-030(C)(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.
5. For the reasons identified in Finding of Fact No. 4 and 5, the proposal is compatible with
surrounding uses, will be served by adequate infrastructure and will not create significant adverse
impacts to adjoining properties. The proposed improvements are also minor in comparison to the
improvements that will be retained. For these reasons the proposed location is suited for the
proposed use. There is no evidence in the record of any overconcentration of vehicle maintenance
facilities in the vicinity or city as a whole and no reason to believe such an overconcentration exists.
RMC 4-9-030(C)(3): Effect on Adjacent Properties: The proposed use at the proposed location
shall not result in substantial or undue adverse effects on adjacent property.
6. As determined in Finding of Fact No. 5, as conditioned, there are no significant adverse
impacts associated with the proposal, so it will not result in substantial or undue adverse effects on
adjacent property.
RMC 4-9-030(C)(4): Compatibility: The proposed use shall be compatible with the scale and
character of the neighborhood.
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CONDITIONAL USE and SITE PLAN - 8
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7. As determined in Finding of Fact No. 5B, the proposed use is compatible with the scale and
character of the neighborhood.
RMC 4-9-030(C)(5): Parking: Adequate parking is, or will be made, available.
8. As determined in Finding of Fact No. 4, the proposal includes parking that is consistent with
applicable parking standards, which sets a legislative standard for adequate parking.
RMC 4-9-030(C)(6): Traffic: The use shall ensure safe movement for vehicles and pedestrians
and shall mitigate potential effects on the surrounding area.
9. As outlined in Finding of Fact No. 4, the proposal provides for safe circulation and adequate
traffic mitigation and facilities.
RMC 4-9-030(C)(7): Noise, Light and Glare: Potential noise, light and glare impacts from the
proposed use shall be evaluated and mitigated.
10. As conditioned, as determined in Finding of Fact No. 5, the proposal will not result in any
adverse light, noise or glare impacts.
RMC 4-9-030(C)(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.
11. As shown in the site plans for the proposal and the aerial photograph of the staff report, all
undeveloped portions of the site are landscaped as conditioned with the addition of street trees. All
new structures would be sited on existing paved and/or impervious areas located to the west or
south of the existing building.
SITE PLAN
RMC 4-9-200(E)(3): Criteria: The Administrator or designee must find a proposed project to be
in compliance with the following:
a. Compliance and Consistency: Conformance with plans, policies, regulations and
approvals, including:
i. Comprehensive Plan: The Comprehensive Plan, its elements, goals, objectives, and
policies, especially those of the applicable land use designation; the Community
Design Element; and any applicable adopted Neighborhood Plan;
ii. Applicable land use regulations;
iii. Relevant Planned Action Ordinance and Development Agreements; and
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iv. Design Regulations: Intent and guidelines of the design regulations located in
RMC 4-3-100.
12. As concluded in Conclusion of Law No. 4 and as conditioned, the proposal is consistent with
the City’s comprehensive plan and development regulations. The proposal is not subject to design
regulations located in RMC 4-3-100 (Urban Design Regulations).
RMC 4-9-200(E)(3)(b): Off-Site Impacts: Mitigation of impacts to surrounding properties and
uses, including:
i. Structures: Restricting overscale structures and overconcentration of development on a
particular portion of the site;
ii. Circulation: Providing desirable transitions and linkages between uses, streets, walkways
and adjacent properties;
iii. 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;
iv. Views: Recognizing the public benefit and desirability of maintaining visual accessibility
to attractive natural features;
v. 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; and
vi. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
13. As conditioned, the criteria quoted above are met. As outlined in Finding of Fact No. 4(E), the
proposal provides for desirable transitions and linkages between uses, streets, walkways and
adjacent properties. The proposal exceeds the City’s refuse and recycling standards for the reasons
identified in Finding of Fact No. 4G. No new loading bay is proposed. As determined in Finding of
Fact No. 5, the proposal will not adversely affect any views. As determined in Finding of Fact No.
4, as conditioned, the proposal is consistent with the City’s landscaping standards, which includes
perimeter landscaping to provide buffering to adjacent uses. The proposal will not create any
significant light impacts, including excessive brightness or glare, for the reasons identified in
Finding of Fact No. 5C.
RMC 4-9-200(E)(3)(c): On-Site Impacts: Mitigation of impacts to the site, including:
i. Structure Placement: Provisions for privacy and noise reduction by building placement,
spacing and orientation;
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ii. 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;
iii. Natural Features: Protection of the natural landscape by retaining existing vegetation
and soils, using topography to reduce undue cutting and filling, and limiting impervious
surfaces; and
iv. 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.
14. The criterion quoted above are met. As determined in Finding of Fact No. 5, the proposal will
not create any significant privacy or noise impacts. The scale of the proposal is appropriate and
compatible with existing development on site and the industrial nature of the surrounding uses.
Natural features are adequately protected. As determined in Finding of Fact No. 5D and E, there are
no natural features on site and no trees will be removed, hence natural features will be adequately
protected. As conditioned, the proposal complies with the City’s landscaping standards as outlined
in Finding of Fact No. 4I.
RMC 4-9-200(E)(3)(d): Access and Circulation: Safe and efficient access and circulation for all
users, including:
i. 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;
ii. 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;
iii. Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas;
iv. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access; and
v. Pedestrians: Providing safe and attractive pedestrian connections between parking areas,
buildings, public sidewalks and adjacent properties.
15. The proposal as conditioned provides for adequate access, circulation and parking as required
by the criterion above for the reasons identified in Finding of Fact No. 4. No new loading bay is
proposed.
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RMC 4-9-200(E)(3)(e): 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.
16. Open space is not required for industrial development. 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.
RMC 4-9-200(E)(3)(f): Views and Public Access: When possible, providing view corridors to
shorelines and Mt. Rainier, and incorporating public access to shorelines.
17. There are no view corridors to shorelines or Mt. Rainier affected by the proposal as
determined in Finding of Fact No. 5A.
RMC 4-9-200(E)(3)(g): Natural Systems: Arranging project elements to protect existing natural
systems where applicable.
18. There are no natural systems located at the project site. The site is almost completely
composed of impervious surfaces and there are no critical areas. No existing landscaping or trees
will be removed.
RMC 4-9-200(E)(3)(h): Services and Infrastructure: Making available public services and
facilities to accommodate the proposed use.
19. The project is served by adequate services and facilities as determined in Finding of Fact No.
4.
RMC 4-9-200(E)(3)(i): Phasing: Including a detailed sequencing plan with development phases
and estimated time frames, for phased projects.
20. The project is not phased.
DECISION
As conditioned below, the site plan and conditional use permit applications meet all applicable
permit criteria for the reasons identified in the conclusions of law. The project is subject to the
following conditions of approval:
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
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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
DATED this 26th day of August, 2022.
City of Renton Hearing Examiner
Appeal Right and Valuation Notices
As consolidated, RMC 4-8-080(G) classifies the application(s) subject to this decision as Type III
applications subject to closed record appeal to the City of Renton City Council. Appeals of the
hearing examiner’s decision must be filed within fourteen (14) calendar days from the date of the
decision. A request for reconsideration to the hearing examiner may also be filed within this 14-
day appeal period.
Affected property owners may request a change in valuation for property tax purposes
notwithstanding any program of revaluation.
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Farwest
Transcript by Rev.com
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Appendix A
August 2, 2022 Hearing Transcript
Farwest-- LUA22-000185
Note: This is a computer generated transcript provided for informational purposes only. The
reader should not take this document as 100% accurate or take offense at errors created by the
limitations of the programming in transcribing speech. A recording of the hearing is available
from the City should anyone need an accurate rendition of the hearing testimony.
Hearing Examiner Olbrechts:
Perfect. All right. For the record, it's August 2nd, 2022. I'm [inaudible 00:00:12] hearing examiner for the
city of Renton. This morning, we have a site plan hearing examiner conditional use review for the
interim maintenance facility improvements at Farwest. The hearing format today is we'll have a
presentation from staff, which... Is that you, Mr. Close, doing this one?
Mr. Close:
That's correct.
Hearing Examiner Olbrechts:
Okay. And after Mr. Close is finished, we'll move on to applicant comments, then public comments, if
any, then back to staff rebuttal. That's for Mr. Close to answer questions and respond and provide any
rebuttal evidence if necessary. And then finally, applicant gets final word. Also, let me apologize for my
informal attire. I'm out traveling and I forgot to bring some clothes for this hearing. So anyway, just we'll
pretend it's casual Tuesday in Renton today, I guess, or something.
Hearing Examiner Olbrechts:
But now by state law, I'm only allowed to consider evidence that's put in the record today. That would
be the testimony that's presented during the hearing, as well as any exhibits admitted into the hearing
as well. That way all parties know exactly what information is being considered. And I guess Mrs.
Cisneros, you can at this point post the exhibits that staff has given me in advance of the hearing.
Hearing Examiner Olbrechts:
Okay. So we have a total of... I see there, and actually Mrs. Cisneros, why don't you include the one that
has the staff PowerPoint and the core maps so we can just do it all at once? I think that'd be a good idea.
Mrs. Cisneros:
Okay. So they're on a different page. I'll do that one, just...
Hearing Examiner Olbrechts:
Oh, okay.
.
Farwest
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Mrs. Cisneros:
This one, this is a two pager.
Hearing Examiner Olbrechts:
Okay.
Mrs. Cisneros:
Yeah. Exhibit 21, and here's the other one.
Hearing Examiner Olbrechts:
Okay. Yeah, awesome. There we go. Oh, all right. Okay. So the staff report has exhibits one through 18.
What's the 19 through 21? What was that?
Mrs. Cisneros:
So there's the environmental room committee report.
Hearing Examiner Olbrechts:
Oh I see. Okay.
Mrs. Cisneros:
And then the staff report to the hearing examiner along with those exhibits.
Hearing Examiner Olbrechts:
Okay. And then added to what was identified in the staff report as the staff PowerPoint, the city of
Renton core maps, which is available at the city's website and Google earth, just the aerial photographs
of the project site. At this time. I'm just going to ask if anyone has any objections to entry of those
documents. If you do, raise the virtual hand at the bottom of your screen, or just unmute yourself and
say, "I object." Hearing, seeing no objections then, I'll go ahead and admit exhibits one through 24. I'll
move on to Mr. Close at this point. Mr. Close, just raise your right hand. You swear, affirm to tell the
truth, nothing but the truth in this proceeding?
Mr. Close:
Yes.
Hearing Examiner Olbrechts:
Okay, great. All right, go ahead.
Mr. Close:
All right. Thank you, Hearing Examiner Olbrechts. Clark close, principal planner, City of Renton. Thanks
for entering those exhibits in. Let me go ahead and share exhibit 22 here.
Mr. Close:
Make sure it loads. All right. Can everybody see that?
.
Farwest
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Hearing Examiner Olbrechts:
Yes.
Mr. Close:
Okay. So this is staff's PowerPoint presentation for the interim maintenance facility improvements at
Farwest, the applicant King County Solid Waste Division, or KCSW for short, is requesting a change of use
to temporarily relocate locations from their vehicle maintenance in stores operations at the Cedar Hills
Regional Land facility to the Farwest facility located at 201 Southwest 34th street for approximately five
years as they redevelop the Cedar Hills location.
Mr. Close:
This parcel is a 5.63 acre parcel or project site. It's zoned heavy industrial, and it's located within the
auto mall area sea and the [inaudible 00:03:53] community planning area. The high seismic hazard is
mapped on the sites, and a high level here. The existing development includes the Farwest steel
fabrication facility. The reuse of that, they're going to reuse two existing office modulars, the surface
parking. There's landscaping out on site, as well as a perimeter fence. No changes are proposed to the
existing storm water dissension pond, street, [inaudible 00:04:22], or landscaping.
Mr. Close:
And there was some images of some of the existing improvements out of the site there. To continue, the
parcel contains, as I mentioned, the Farwest facility building. That's just under a 100 thousand square
feet, just under 56 feet in height. There's, as I mentioned, two existing modulars. They're just over 4,200
square feet total, and approximately 14 feet two inches in the height.
Mr. Close:
Applicant is proposing to retain the existing structures, and then add two temporary office and
conference-based modulars South and East of the existing primary structure. So together, these two
modulars would have a combined area of 1,440 square feet and a maximum height of 16 feet three
inches. The modulars are labeled there in the site plan as 31B and 2B. The complete site would have a
total building growth square footage, when it's all said and done, to a 102,634 square feet. And the steel
facility would be repurposed to vehicle maintenance facility combined parts store. In general, light
storage and office use. The parking lot would provide a total of 81 surface parking stalls, which falls
within the required parking range for the three different uses, that being office, vehicle service and
repair, and indoor storage.
Mr. Close:
KCSW would utilize the existing curb cuts for access, the primary access being from Southwest 34th
Street, and then secondary access is available via an ingress egress access easement off of Land Avenue
Southwest.
Mr. Close:
KCSW is requesting hearing examiner conditional use permit and site plan review for vehicle
maintenance and storage facility at the former Farwest steel fabrication facility. The planning division
accepted the above master app, or accepted this particular application for review on May 26th, and
determined the application complete on June 2nd of this year. A 14 day public appeal period
.
Farwest
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commenced on June 2nd and ended on June 16th. No public or agency comments were received. On
July 11th, 2022, the environmental review committee issued a determination of non-significance for the
improvements, and a 14 day appeal period commenced on July 11th. It ended on July 25th. And no
appeals of the threshold determination were filed.
Mr. Close:
So just a couple more slides here. As indicated in the staff report, the proposal does comply with the
city's comprehensive plan objectives and policies if all recommended conditions of approval are
complied with. The proposal has demonstrated compliance with the development standards of the
heavy industrial zoning classification. Again, if all recommended conditions of approval are complied
with, the proposal is compliant with critical areas regulations, and the proposal is compliant with site
plan review if all recommended conditions of approval are complied with.
Mr. Close:
As indicated in the staff report, the proposal has demonstrated compliance with conditional use criteria
if all recommended conditions are approval are complied with. And police and fire staff have indicated
that sufficient resources exist to furnish services to the proposed improvements subject to the condition
that the applicant provide code-required improvements and fees. The site is serviced by City of Renton
Sewer and Water.
Mr. Close:
So staff is recommending approval of the interim maintenance facility improvements at Farwest subject
to three conditions of approval. And I would stop showing there, and happy to answer any questions.
Hearing Examiner Olbrechts:
Okay. So where the nearest residential uses to this project? It doesn't look like there's anything close by,
but I was kind of... I haven't studied the map.
Mr. Close:
Yeah. There's really no residentials in the general vicinity. This is the valley, kind of in the core of where
the heart of the industrial zoned property in the City of Renton.
Hearing Examiner Olbrechts:
And it seems like the greatest maybe offsite impact would be... Any truck traffic or something? And I
haven't had a chance to review the traffic report yet, but I mean, what kind of route are the trucks going
to use? Are there any issues with using streets that aren't suitable for truck traffic, or how's that
affected?
Mr. Close:
Yeah, so we did take a look at the transportation as it relates to this particular project during
environmental review. The truck trips and counts really coincide, or in fact, they are less than what the
previous use was. So we are anticipating a drop there. But the primary routes would be Land and
Southwest 34th Street. Those are fairly busy streets, and they do provide good access to the facility.
Hearing Examiner Olbrechts:
.
Farwest
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Okay. And how long has the current use been vacant?
Mr. Close:
I think it's over a year now.
Hearing Examiner Olbrechts:
Oh, okay.
Mr. Close:
[inaudible 00:09:43] with the applicant to talk about when they took over the lease of this particular
property.
Hearing Examiner Olbrechts:
Okay, great. Thank you, Mr. Close. Appreciate your comments. Let's move on to applicant comments.
Anyone on behalf of the applicant want to say something at this time? You don't have to, but now's your
chance.
Mr. Stone:
Mr. Don Stone. I'm a consultant for King County.
Hearing Examiner Olbrechts:
Okay. Let me swear in Mr. Stone. Just raise your right hand. You swear, affirm to tell the truth, nothing
but the truth in this proceeding?
Mr. Stone:
I do.
Hearing Examiner Olbrechts:
Okay, great. Go ahead.
Mr. Stone:
Do you want me to comment on the truck route?
Hearing Examiner Olbrechts:
Yeah Sure. That would be helpful.
Mr. Stone:
Our determination is that we will only use 34th street as the access for our large transfer trucks and
tractors coming in. So the Land Avenue access will only be for small cars and visitors coming on site.
Hearing Examiner Olbrechts:
Okay.
.
Farwest
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Mr. Stone:
Then the other thing is that the lease was... We officially took it over in end of March of last year or
April. So we've sort of had a mixed occupancy with Farwest up until that period of time as they were
moving. And in fact, they were still removing equipment and are still removing equipment, taking out
some of the big cranes and that sort of thing for use in another part of their business. So otherwise it's
been empty but monitored all the time. We have security there. And we're also, during this interim
period, we've been repairing roof leaks, that sort of thing that have become... They sort of show up and
then clean it up so that we can make sure that when we finally get to the point of being able to go in,
the building will be serviceable for us.
Hearing Examiner Olbrechts:
Okay. And what kind of noises can we anticipate for the proposed use here? I mean, there's going to be
some repair activities, that kind of thing. And how would that compare to the noise of the previous use?
Mr. Stone:
Well, I think that when you think about what they did, was they were making plates for ship building.
That was their major job. So they had these huge pieces of steel that were being cut and moved around
and bent into the appropriate hull shapes. And what we're doing is just vehicle maintenance. So the
noises that are associated with ongoing maintenance, like lubrication, and then some engine work, that
sort of thing. So the only things that we ever end up doing that might be a little noisier would be when
they're cutting pieces out of the trailers and re-welding.
Hearing Examiner Olbrechts:
Oh, I see.
Mr. Stone:
Something like that. That's about the only real noise production other than the fact that there'll be some
vehicle movement, but most of that, because of the cavernous size of this facility, which is a little over
two acres underneath the roof, it'll all be contained on the inside. So the only noise that would be out
there will probably be the movement of our trucks.
Hearing Examiner Olbrechts:
Oh, okay.
Mr. Stone:
That sort of thing, going in and out.
Hearing Examiner Olbrechts:
And is all this behind closed doors, or are the doors left open a lot of time in the summer or something?
Or how does that work?
Mr. Stone:
Well, it depends on the weather.
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Hearing Examiner Olbrechts:
Okay. Yeah.
Mr. Stone:
Because this building is very much just a big barn. And we're providing ventilation of course, for the use.
And then there'll be spot heating from infrared sources located directly to the maintenance specific area
and that sort of thing.
Hearing Examiner Olbrechts:
Oh I see. Okay.
Mr. Stone:
So important to know that this is for a select fleet. There's only 75 total trucks in the entire King County
network. And so they'll be seen on a basis of one to two per day. So it isn't like we have any... It's not
like a commercial environment where you have a number of vehicles coming in and being swapped out.
And these are basically all trucks that have scheduled service times, that sort of thing. So it's scheduled
out, and they rate as around two of the large trucks per day would be transiting. Otherwise, it's pretty
quiet.
Mr. Stone:
And I think that speaks to what Clark was talking about, that we think that the... Actually, traffic is going
to be reduced from what it was when Farwest was there receiving and shipping steel plates, going in
and out. And of course, there's a railroad line that we're not using, but Farwest did use. So that's not
going to be active as well.
Hearing Examiner Olbrechts:
Okay. Thank you, Mr. Stone. And Mr. Close, question I forgot to ask you is just to confirm, is this a
project in a critical aquifer recharge area or not, do you know? Because I mean, it does involve oil and
that kind of stuff.
Mr. Close:
It's not, no.
Hearing Examiner Olbrechts:
It's not. Okay. All right. Good. Good. All right. Well, let's move on to public comments at this point, Mrs.
Cisneros, do you see any members of the public?
Mrs. Cisneros:
I do not see any members.
Hearing Examiner Olbrechts:
Okay. I guess that's not too surprising. I'll do my usual spiel then. If there is any member of the public
who's unable to participate today because their internet's not working or some technical issue of that
nature, they just can't figure out how to use Zoom, go ahead and give Mrs. Cisneros a call there. You see
.
Farwest
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her number behind her says 425-430-6583. Or you can email her at jcisneros@rentonwa.gov. And if
you're not able to participate because of those technical reasons, you can go ahead and email Mrs.
Cisneros by 5:00 PM tomorrow, identify what your technical problem was, why you couldn't participate,
and then add your comments. And then I'll likely admit those comments into the record and I'll let the
applicant staff respond to that. So just make sure to get that email to Mrs. Cisneros by 5:00 PM
tomorrow.
Hearing Examiner Olbrechts:
So with that, Mr. Close, any concluding comments at this point?
Mr. Close:
Yeah. Just looking at some of the other surface roads in the area, you also have East Valley Road, which
is to the East of the site, which is a fairly popular access road for that area. And then as the crow flies,
the closest house is 0.3 miles east.
Hearing Examiner Olbrechts:
Okay.
Mr. Close:
Or it's going to be on the opposite side of 167. So you do have that built-in buffer as well.
Hearing Examiner Olbrechts:
Okay. Perfect. All right, Mr. Stone, do you want to make any final comments? You have to unmute
yourself, but yeah, there you go.
Mr. Stone:
I can't see that. I can never find it. No, I think that's it.
Hearing Examiner Olbrechts:
Okay, perfect. All right, I'll go ahead close the hearing. And all this is another, I think, easy approval. I
mean, this is an ideal location for this facility. Obviously it doesn't appear it's going to create any adverse
impacts to anybody, and that's kind of the core issue for conditional use review and site plan review, is
very thorough and everything's been addressed. So should be able to get that approval out within the
next 10 business days. So I think we're adjourned for today. Thanks for all for participating. Have a great
day.
Automated:
Recording Stop.