ADMINISTRATIVE HEARING STAFF REPORT

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ADMINISTRATIVE HEARING STAFF REPORT Salt Lake City Water Treatment Facility 1365 West 2300 North CONDITIONAL USE Case #PLNPCM2013-00762 December 12, 2013 Planning and Zoning Division Department of

1 ADMINISTRATIVE HEARING STAFF REPORT Salt Lake City Water Treatment Facility 1365 West 2300 North CONDITIONAL USE Case #PLNPCM December 12, 2013 Planning and Zoning Division Department of Community and Economic Development Applicant Giles Demke Sal Lake City Public Utilities Staff Ana Valdemoros (801) Current Zone M-1 Light Manufacturing Council District Council District 1 Carlson Christensen Lot Size Approximately acres Current Use Sewage Treatment Plant Applicable Land Use Regulations Conditional Use 21A General Provisions REQUEST The applicant Giles Demke representing the Public Utilities Division of Salt Lake City Corporation is requesting conditional use approval to construct an additional water treatment facility center at approximately 1365 West 2300 North. The property is located in the M-1(Light Manufacturing) zoning district. STAFF RECOMMENDATION Based on the analysis in the staff report, it is the Planning Staff s finding that the project generally meets the applicable standards for Conditional Use approval and therefore recommends that the Administrative Hearing Officer approve the proposed conditional use at 1365 West 2300 North. Conditions of Approval 1. Compliance with all departmental comments. Notification Notice mailed on November 27, 2013 Posted on City & State Websites December 9, 2013 Attachments A. Site Plan, Elevations & Applicant letter B. Departmental Comments PLNPCM SLC Public Utilities Conditional Use 1

Vicinity Map BACKGROUND The Salt Lake CityPublic Utilities Department is requesting conditional use approval to construct a new support building within the property dedicated to the sewage treatment

2 Vicinity Map BACKGROUND The Salt Lake CityPublic Utilities Department is requesting conditional use approval to construct a new support building within the property dedicated to the sewage treatment facility for the City of Salt Lake. The proposal is a processing building that thickens waste activated sludge coming from the secondary treatment process before it is pumped into the digesters for stabilization. The building will house the PLNPCM SLC Public Utilities Conditional Use 2

3 required process equipment. Operations staff is 7 people at any given time during the day or night. Maintenance staff consists of 13 people that work 7:00 am to 3:00 pm Monday thru Friday. There are 9 administrative staff that also works 7:00 am to 3:00 pm Monday thru Friday. Nobody is assigned to the building permanently. It will be monitored by a control system SCADA. Operations staff will move in and out of the building as part of the daily rounds. The building will be approximately 5,209 square feet in size and 25 feet in height. The building is constructed of poured in place concrete with a stucco applied finish on the exterior. The building will be located over 400 feet away from all setbacks. Minimum front and side requirements are 15 feet. There are no interior or rear side requirements. The new building will be located at 1365 West 2300 North on a parcel approximately acres or sq ft in size. In the M-1 Zoning District, a sewage treatment facility and related uses requires conditional use approval. PUBLIC PARTICIPATION Staff held and Open House on the Thursday November 21, 2013 to answer and receive comments and input on this project. One constituent attended the Open House who submitted verbal comments and requested clarification on the project. No objections were received at the Open House CITY COMMENTS Comments were solicited from the following City departments: Fire, Transportation, Engineering and Zoning. Please see comments in Attachment B. Analysis and Findings Findings 21A B. Specific Standards: A conditional use permit shall be approved unless the evidence presented shows that one (1) or more of the standards set forth in this subsection cannot be met. The Planning Commission, or, in the case of administrative conditional uses, the Planning Director or the Director's designee, may request additional information as may be reasonably needed to determine whether the standards of this subsection can be met. 1. Master Plan and Zoning Ordinance Compliance: The proposed conditional use shall be: a. Consistent with any policy set forth in the City-Wide, Community, and Small Area Master plan and future land use map applicable to the site where the conditional use will be located, and b. Allowed by the zone where the conditional use will be located or by another applicable provision of this title. Analysis: The Northwest Future Land Use Map provides direction on the future development in PLNPCM SLC Public Utilities Conditional Use 3

4 the area where the subject parcel is found. Specifically, the subject property is designated with a future land use designation of Light Industrial Use. The zoning on the property mirrors the future land use designation. The proposed use is consistent with this master plan as it is conditionally permitted in the M-1 Light Industrial Use zoning district. Finding: Staff finds that the proposed recycling processing center use is consistent with the master plan and is allowed in the M-1 zoning district. 2. Use Compatibility: The proposed conditional use shall be compatible with the character of the site, adjacent properties, and existing development within the vicinity of the site where the use will be located. In determining compatibility, the Planning Commission shall consider: a. Whether the street or other means of access to the site where the proposed conditional use will be located will provide access to the site without materially degrading the service level on such street or any adjacent street; b. Whether the type of use and its location will create unusual pedestrian or vehicle traffic patterns or volumes that would not be expected with the development of a permitted use, based on: i. Orientation of driveways and whether they direct traffic to major or local streets, and, if directed to local streets, the impact on the safety, purpose, and character of these streets; ii. Parking area locations and size, and whether parking plans are likely to encourage street side parking for the proposed use which will adversely impact the reasonable use of adjacent property; iii. Hours of peak traffic to the proposed use and whether such traffic will unreasonably impair the use and enjoyment of adjacent property; and iv. Hours of operation of the proposed use as compared with the hours of activity/operation of other nearby uses and whether the use, during hours of operation, will be likely to create noise, light, or other nuisances that unreasonably impair the use and enjoyment of adjacent property; c. Whether the internal circulation system of any development associated with the proposed use will be designed to mitigate adverse impacts on adjacent property from motorized, non-motorized, and pedestrian traffic; d. Whether existing or proposed utility and public services will be adequate to support the proposed use at normal service levels and will be designed in a manner to avoid adverse impacts on adjacent land uses, public services, and utility resources; e. Whether appropriate buffering or other mitigation measures, such as, but not limited to, landscaping, setbacks, building location, sound attenuation, odor control, will be provided to protect adjacent land uses from excessive light, noise, odor and visual impacts and other unusual disturbances from trash collection, deliveries, and mechanical equipment resulting from the proposed use; and f. Whether detrimental concentration of existing non-conforming or conditional uses substantially similar to the use proposed is likely to occur, based on an inventory of uses within one-quarter (1/4) mile of the exterior boundary of the subject property. PLNPCM SLC Public Utilities Conditional Use 4

5 Analysis: The proposed building is located within the premises of the Salt Lake City Public Utilities Sewage Treatment Plant located in the north city boundaries. The properties to the north and south are used as part of the city s sewage treatment plant facilities and the properties to the east and west are zoned M-1 Light Industrial and include, wetlands, warehouses and other light manufacturing uses. The new building will be located at the south east corner of the lot by the Ex Secondary Clarifier tanks #2 and 3. This building will not be visible from the North, West or South. There may be some limited visibility from the East which is basically the I-15 corridor. The sewage treatment plant properties are interconnected and serviced by interior streets and accessed by Redwood Road and 2300 North. These streets have been designated as arterial and collector streets respectively. The area has a minimal concentration of pedestrian traffic. The Transportation Division indicated that the proposed conditional use does not have a significant impact on the service level of either street and that the addition of the building as presented does not change the number of employees or required parking. Finding: Staff finds that the proposed water treatment facility center is compatible with the character of the site, adjacent properties, and existing development within the vicinity of the site where the use will be located. 3. Design Compatibility: The proposed conditional use shall be compatible with the character of the area where the use will be located with respect to: a. Site design and location of parking lots, access ways, and delivery areas; b. Whether the proposed use, or development associated with the use, will result in loss of privacy, objectionable views of large parking or storage areas; or views or sounds of loading and unloading areas; and c. Intensity, size, and scale of development associated with the use as compared to development and uses in the surrounding area. d. If a proposed conditional use will result in new construction or substantial remodeling of a commercial or mixed-used development, the design of the premises where the use will be located shall conform to the conditional building and site design review standards set forth in Chapter 21A.59 of this title. Analysis: The proposal will be a new support building for the Wastewater Treatment Plant property dedicated to the sewage treatment facility for the City of Salt Lake. As a process building, it will be monitored by a specific control system. Nobody is assigned to the building permanently, however operations staff will move in and out of the building as part of daily rounds. Parking requirements and circulation are not required to be modified due to the new use. The surrounding uses are all manufacturing and warehousing in nature. The location of the building does not interfere with any vehicular access or impact adjacent properties. Due to the nature of the building, the use and the surrounding area, the proposal does conform to the conditional building and site design standards in 21A.59. The building is in a location and part of a larger utility use that does not impact the streetscape. The building location, being interior to PLNPCM SLC Public Utilities Conditional Use 5

6 the existing lot and use, does not have a primary public access point and is not in a location where it would be appropriate to facilitate pedestrian interaction. The other standards within 21A.59 are not applicable or have already been discussed under the analysis of the conditional use standards. Finding: Staff finds that the proposed use is consistent with the regulations of the M-1 zoning district and is compatible with the surrounding properties. 4. Detriment to Persons or Property: The proposed conditional use shall not, under the circumstances of the particular case and any conditions imposed, be detrimental to the health, safety, and general welfare of persons, nor be injurious to property and improvements in the community, existing surrounding uses, buildings, and structures. The proposed use shall: a. Not emit any known pollutant into the ground or air that will detrimentally affect the subject property or any adjacent property; b. Not encroach on any river or stream, or direct runoff into a river or stream; c. Not introduce any hazard or potential for damage to an adjacent property that cannot be mitigated; d. Be consistent with the type of existing uses surrounding the subject property; and e. Improve the character of the area by encouraging reinvestment and upgrading of surrounding properties. Analysis: The proposal is to add a support building for the Wastewater Treatment Plant that services the entire city of Salt Lake. It is located within the large parcels that have been designated to provide this service. The proposed use will not generate any negative environmental issues and will be consistent with the types of existing uses in the premises as well as the neighboring properties Finding: Staff finds that the proposed conditional use for the Wastewater Treatment Plant meets this standard. 5. Compliance with Other Applicable Regulations: The proposed conditional use and any associated development shall comply with any other applicable code or ordinance requirement. Analysis: Various City Departments have reviewed this project and have no objections or additional conditions on this project. Finding: The applicant appears to be in compliance with all code or ordinance requirements. PLNPCM SLC Public Utilities Conditional Use 6

7 PLNPCM SLC Public Utilities Conditional Use 7 Attachment A Site Plan and Elevations

13 PLNPCM SLC Public Utilities Conditional Use 8 Attachment B Department Comments

Work Flow History Report 1365 W 2300 N PLNPCM2013-00762 Date Task/Inspection Status/Result Action By Comments 9/17/2013 Staff Assignment Assigned Norris, Nick Schedule public hearing by 11/12/2013

14 Work Flow History Report 1365 W 2300 N PLNPCM Date Task/Inspection Status/Result Action By Comments 9/17/2013 Staff Assignment Assigned Norris, Nick Schedule public hearing by 11/12/ /1/2013 Staff Assignment In Progress Valdemoros, Ana 11/5/2013 Engineering Review Complete Weiler, Scott No objections 11/5/2013 Staff Assignment Routed Valdemoros, Ana 11/6/2013 Fire Code Review Complete Itchon, Edward 11/7/2013 Transporation Review Complete Walsh, Barry The proposed building addition does not impact the existing public transportation roadway of 2300 North with existing on site access and circulation. The addition as presented does not change the number of employees or required parking. 11/7/2013 Zoning Review Complete Michelsen, Alan No comments. 11/21/2013 Community Open House Scheduled Valdemoros, Ana 11/22/2013 Building Review Complete Valdemoros, Ana 11/22/2013 Community Council Review Complete Valdemoros, Ana 11/22/2013 Planning Dept Review Complete Valdemoros, Ana 11/22/2013 Police Review Complete Valdemoros, Ana 11/22/2013 Public Utility Review Complete Valdemoros, Ana 11/22/2013 Sustainability Review Complete Valdemoros, Ana

ADMINISTRATIVE HEARING STAFF REPORT

ADMINISTRATIVE HEARING STAFF REPORT Lucency Corp Recycling Processing Center 1875 West 1500 South CONDITIONAL USE Case #PLNPCM2013-00502 September 26, 2013 Planning and Zoning Division Department of Community