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HomeMy WebLinkAboutPN_Fence_Variance_Narrative_Photos_Checklist_04022024 Puget Sound Energy P.O. Box 97034 Bellevue, WA 98009-9734 PSE.com April 2, 2024 City of Renton Planning Division RE: PSE South Seattle Gate Station Security Upgrades, Fence Variance Narrative PSE is seeking variance approval to exceed the fence height restrictions listed in Renton Municipal Code 4.4.040 FENCES, HEDGES, AND RETAINING WALLS in order to support security upgrades at the South Seattle Gate Station. The gate station is located within the R-8 zoning district. RMC 4-4-040.D limits the height of fences within residential zoning districts to 72 inches. On the North, West, and South sides PSE is proposing a new 8 foot fence with 4 inches of ribbon. Along the east side of the gate station, the station is paralleled by existing transmission lines and the fence faces Benson Drive, which is elevated above the existing grade of the gate station and is separated by a grass covered and partially vegetated 6 foot tall fill slope as well as a rockery that supports Benson Drive soils. In addition, an existing concrete barrier at the back of sidewalk along the corner of Benson Drive and S 21st Street partially obscures the view of the gate station from passing motorists and pedestrians. PSE is proposing a new fence that is 14 feet-3 inches tall (height includes an existing concrete wall that the fence will be mounted to that supports soils between the station and Benson Drive), with 4 inches of ribbon strip on top. Along the East side, the new fence reaches above the existing grade of Benson Drive at variable heights as illustrated in the proposed renderings, resulting in a variable “perceived fence height” of anywhere between 8 feet and 3 feet above existing adjacent roadway and barrier features. The South Seattle Gate Station is located approximately 0.25 miles north of Talbot Rd. S with a single access drive to the site from S 21st St. Additional details on the property are provided below from the City of Renton Planning and Development Services Map Portal: Project Location: 730 21st St. Parcels: 7222000070&71 Zoning: Residential- 8 Parcel Size: Approximately 3.45 acres Critical Areas: Regulated Slope (See figure) Tree Removal: None This project is consistent with the exemption for routine maintenance of existing utility maintenance is categorically exempt from SEPA review under WAC-197-11-800(23)(c) as adopted by RMC 4.9.070 (B). Existing Nonconformities The current gate station is legally nonconforming as to right of way setbacks and landscape buffer requirements as it was developed under prior code provisions. The current substations fencing is at the property line and right way line along the corner of 21st and Benson St. The fencing line cannot be moved back due to the established gas infrastructure above and below the soil surface. Purpose and Need The requested variance is essential for security of the existing South Seattle Gate Station. The Gate Station serves a critical function in the areas gas distribution and pressure regulation system that serves the region. The Transportation Security Administration (TSA) and PSE personnel have established a process to identify and evaluate infrastructure vulnerabilities. As a result TSA recommended that PSE add height above the existing fence height in order to better protect this valuable asset. The additional fence height will obscure lines of sight and access into the gate station deterring potential delinquent or unlawful threats to the gate station, while still providing enough transparency to see potential illegal encampments surrounding the gate station on the undeveloped portion of the site. The dental strip (about 4- inches) on top of the fence will prevent any potential threat of climbing over the fence into the gate station. PSE will not be impacting the existing landscaping and rockery, which the mature ornamental landscaping provides screening from public roadways and walkways. Location The South Seattle Gate Station is situated within a single-family residential zoning district, Residential-8 (R-8) and is connected to underground gas infrastructure including the Williams pipeline that enters the site from the east and a number of PSE distribution gas pipelines that go north, east and west from the site. The existing PSE gate station was legally established in 1957, when the property was located in unincorporated King County and prior to adoption of current zoning regulations. The gas gate station is a conditional use in the R-8 zoning district and is defined as a “large utility”. Between 1957 and present day the properties around the gate station to the north, west and south have undergone residential development consistent with the R-8 zoning. The several acre property to the east is developed with a non-residential utility use and is also owned by PSE. The adjacent parcel to the north includes single-family residential development; however is approximately 280 feet from the developed gate station and is separated from the developed portion of the gate station site by a large forested area. The property to the west is a City park with tennis courts. The closest residential development sits approximately 87 feet from the southern fence line of the gate station across S. 21st Street. The housing across S. 21st was developed in 2008 and the owners purchased the homes with the understanding that the existing gate station was located to the north of their property. Benson Drive S. is a state highway and a principal arterial and S. 21st Street is a collector street. The gate station sits in the southeast corner of the site and is currently surrounded by a 6 foot high chain link fence with (xx inches) of razor wire on top. The site slopes up to S. 21st Street. Benson Drive S. and portions of S. 21st Street sit above the site and the paved surface is separated from the grass shoulder by a jersey barrier. There is a slope and rock wall between the grass shoulder and the gate station fence within road right-of-way. As the site slopes towards S. 21st Street, the surrounding roadways become more elevated above the site and the top of the fence becomes closer to the grade of the top of the rockery and the same height of the jersey barrier that wraps around to S. 21st Street. Near the corner of Benson Drive S. and S. 21st Street, the fence sits on an existing concrete wall of varying heights (see photos in exhibit X). The gate station site is accessed via a driveway off of S. 21st Street. Variance Checklist Supplementing the master application form, the fence submittal addresses the 35 items in the City of Renton’s Variance Submittal Requirement Handout: 1. Pre-Application Meeting Summary. Completed under file no. PRE21-000228. 2. Waiver form. Did not receive a waiver form after Pre-Application meeting. 3. Land Use Permit Application Form. Please see the attached application form. 4. Fees. The applicant will pay the fee via credit card. Please contact Mary Nicholl at Mary.Nicholl@pse.com for payment. 5. Project Narrative. (this document) some grammatical changes from previous submittal 6. Variance Justification See attached Justification. 7. Neighborhood Detail Map. No change. Included in initial submittal. 8. Site Plan. No change. 9. Architectural Elevations. Modified fencing renderings submitted. 10. Biological Assessment / Critical Areas Study. Biological Assessment not applicable, Geologic Hazard (critical area) report included. 11. Floor Plans. Inapplicable for fencing. 12. Utilities Plan. No change. 13. Geotechnical Report. Submitted. 14. Wetland Assessment. No wetlands on site, not applicable. 15. Standard Stream or Lake Study. No streams or lakes on site not applicable. 16. Flood Hazard Data. No change. Included in initial submittal. 17. Density Worksheet. Inapplicable. 18. Affidavit of Installation of Public Information Signs. To be included with this application. 19. Parking, Lot Coverage, Landscaping Analysis. Inapplicable. 20. Tree Retention / Land Clearing (Tree Inventory) Plan. Inapplicable. 21. Tree Retention Worksheet. Inapplicable. 22. Arborist Report. Inapplicable. 23. Wetland Assessment. Inapplicable. 24. Wetland Mitigation Plan – Preliminary. Inapplicable. 25. 25. Habitat Data Report. Inapplicable. 26. Geotechnical Report. See attached Drainage report, includes Geotechnical analysis. 27. Drainage Control Plan. See attached report. 28. Grading Plan. No onsite grading is proposed, inapplicable. 29. Photographs of the Property. No change included in initial submittal and additional submitted. 30. Colored Rendering. Included with this submittal. 31. Draft Legal Documents. Inapplicable. 32. Hazardous Materials Management Statement. Inapplicable. 33. Topography Map. No change. Included in initial submittal. 34. Plat Certificate or Title Report. Included with this submittal. 35. Letter of Understanding Geologic Risk. Inapplicable, see attached report. PSE South Seattle Gate Station Fencing Maintenance Address: 800 21ST STREET RENTON, WA 98055 APN: 722000070 & -71 Site Photos April 17th, 2023 Project Site from Entrance Fencing Along Benson Dr. S Fencing at Corner of Benson Dr. and 24th Fencing along 24th Street and Entrance