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Home My WebLink About22-102749-UP-19.70.150(3) Decision Criteria-06-15-2022-V119.70.150(3) Process IV decisional criteria Plant 2 Relocation 19.70.150 Hearing examiner’s decision. (3) Decision criteria. The hearing examiner shall use the criteria listed in the provisions of this title describing the requested decision in deciding upon the application. In addition, the hearing examiner may approve the application only if: (a) It is consistent with the comprehensive plan; 2015 Comprehensive Plan Map II-1 illustrates the proposed site is within the Commercial Enterprise Designation. Commercial Enterprise The Commercial Enterprise (CE) designation was developed from the former Business Park (BP) designation, in order to meet changing market conditions, as indicated by City market studies and by numerous rezone requests. The CE designation is primarily intended to capture the demand for a diverse mix of industrial, office, and retail sales and services, arrayed in well integrated, high quality developments. Housing is not contemplated for this designation. The CE designation encompasses areas located generally south of South 339th Street, north of South 359th Street, and west of the Interstate-5/SR-18 interchange. Presently, these areas are characterized by bulk/big box retailers such as Costco and Home Depot; “destination” retail/commercial centers such as Federal Way Crossings and Marketplace; and light manufacturing and warehouse uses; whose convenient access to Interstate-5 and Highway 18 provide a natural location for such development. The area also includes some large undeveloped and underdeveloped parcels. Goal LUG5 - Develop a quality commercial enterprise environment characterized by a viable, vibrant, and attractive mix of commercial, retail, office, industrial, and supportive uses and utilize locational and design criteria to ensure compatibility between uses. The proposed concrete plant is consistent with the Comprehensive Plan goal to develop a mix of commercial, retail, office, industrial and supportive uses. The project will be designed per the Community Design Guidelines to ensure quality design, compatibility with the neighboring uses. Policies LUP35 - Allow a broad range of commercial, retail, office, industrial, and supportive uses to meet the needs of workers and consumers, in well integrated, well-functioning, high quality developments. The proposed concrete plant will replace the existing plant located on the adjacent parcel to the east. The existing plant has been operational for many years and has been a significant local business that has served consumers in the area with their concrete needs. The location is well situated due to the close proximity to Interstate 5 and Highway 18. LUP36 - Require development to be compatible and well-integrated into its surroundings and adjacent zones through site and building design and development standards that reduce or eliminate land use conflicts and nuisance impacts; ensure project aesthetics; promote sharing of public facilities and services; and improve vehicular and pedestrian traffic flow and safety, including access control and off- street interconnectivity between adjoining properties where feasible. The plant design will follow the Community Design Guidelines and Crime Prevention through Environmental Design principles to ensure that the project is compatible with and well-integrated with the surrounding area. LUP37 - Allow general and specialty retail uses that serve the needs of people employed or residing in the local area, as well as “destination” retail and wholesale businesses that may serve a broader consumer base vis-à-vis the area’s convenient access to Interstate 5 and Highway 18. The well-situated location is essential in order to efficiently and quickly transport concrete to consumers in the south sound. LUP 38 - Do not allow heavy industrial uses on properties that adjoin residential zones. There are no adjoining residential zones. (b) It is consistent with all applicable provisions of this title and all other applicable laws; A gravel batch plant is a permitted use in the commercial enterprise (CE) zone and will be designed following the 19.240.40 use zone chart. (c) It is consistent with the public health, safety and welfare; The proposed concrete plant is served by public roads, sanitary sewer and water. The plant will be designed and constructed per current code, community design guidelines and state regulations. Air quality will be monitored by Puget Sound Clean Air to ensure public safety and welfare. (d) The streets and utilities in the area of the subject property are adequate to serve the anticipated demand from the proposal; The site is sufficiently served by public roads, sanitary sewer, and water. A sewer and water availability letter has been obtained from Lakehaven Water and Sewer District to ensure adequate capacity for the project. Site development improvements will include stormwater upgrades. (e) The proposed access to the subject property is at the optimal location and configuration for access; and The proposed accesses to the site have been evaluated by Heath & Associates, Traffic Engineering Consultants. The proposed driveway to SR99/Pacific Highway South, with right-turns only was shown to operate with acceptable LOS C conditions. A right-turn lane at the driveway was not found warranted. (f) Traffic safety impacts for all modes of transportation, both on and off site, are adequately mitigated. Heath & Associates (Traffic Engineering Consultants) has evaluated all traffic safety impacts both on and off site to ensure the traffic circulation plan meets City requirements. Construction of 60 feet wide driveway widths to accommodate the ingress and egress of the concrete mixer trucks is being requested.