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HomeMy WebLinkAboutJ_VarianceJustification_260806_v1 Puget Sound Energy P.O. Box 97034 Bellevue, WA 98009-9734 pse.com 1 PSE SWARR Station – Security Perimeter Maintenance Project Fence Variance Justification PSE is seeking Variance approval under Renton Municipal Code (RMC) 4-9-250-B to exceed the fence height restrictions listed in RMC 4-4-040 Fences, Hedges, and Retaining Walls. The perimeter security system at PSE's SWARR Peak Shaving Facility located at 2100 Benson Drive South (parcel # 202305- 9071) is antiquated and requires replacement. I. Background The SWARR Peak Shaving Facility (SWARR) is designed to provide supplemental capacity to the regional natural gas distribution system during periods of peak demand or system disruption. SWARR was developed in 1965 and consists of buried tanks and piping, outdoor processing equipment, and a single-story building; all located within the central portion of the 16.7-acre property. SWARR is zoned Residential-8 (R-8) with properties nearest the site zoned Residential-8 (R-8), Residential-14 (R-14), Residential Multi-Family (RMF), and Commercial Arterial (CA). Existing development adjacent to the project site is consistent with these zoning districts. The closest residential development is along the south side of the parcel, with the closest residential structure approximately 165 feet from the proposed fence alignment. The triangular-shaped parcel is bordered by South Puget Drive and Benson Drive South on the east and west sides. Primary access to the property is from Benson Drive South (a state highway and principal arterial) and South 21st Street (a collector arterial.) The entrance to the site is a private driveway that extends east from the signalized “T” intersection of South 21st Street and Benson Drive South. A security gate restricts public access to the property. Portions of the site are mapped by the city of Renton as containing geohazard areas, including Erosion Hazard, Landslide Hazard and Coal Mine Hazard Areas. An evaluation of the potential geologic hazards on the site has been prepared; refer to the Geologically Hazardous Areas Report included with this Variance application. The north portion of the property beyond the developed area where the proposed project is located contains a wooded ravine and Rolling Hills Creek, which flows south to north through the site. The stream is culverted through the developed portion of the site, including the proposed work area. The property is situated lower than the adjacent road rights- of-way and is well screened on all sides by a forested buffer. The developed footprint at SWARR is currently surrounded by a 6 to 7-foot tall chain link fence with barbed wire that is antiquated and damaged in places. The developed portion of the site consists of a level area covering approximately 5 acres within the larger parcel, with site improvements limited to the central portion. Puget Sound Energy P.O. Box 97034 Bellevue, WA 98009-9734 pse.com 2 II. Variance Request RMC 4-4-040(D) limits the height of fences within residential zoning districts to 72 inches (6 feet) above grade. PSE is proposing to replace the existing 6 to 7 foot tall chain link and barbed wire fence with a metal mesh security fence topped with an anti-climbing strip, varying in total height from 8 feet to 12 feet, with an additional 4 inches for the anti-climbing strip. Along the south, southwest, southeast and most of the north sides of the developed area, the fence panel height is proposed to be 8 feet. Along the northwest and northeast sides of the developed area, due to topography, the fence panel height will be 12 feet. Varying the height of the fence panels is necessary to maintain consistent barrier effectiveness across ground level variations. The total length of the replaced fencing is approximately 2,133 linear feet. Refer to sheet 2.00 of the Betafence plans (sheet 23 of the civil site plan) for more information on the fence height. The new fence is located interior to the existing fence, with the existing fence remaining in place during construction to provide site security. The new fence will provide enhanced security while maintaining visual transparency to monitor the undeveloped portions of the 16.7-acre site. A forested buffer will be retained around the project site, obscuring views into the station from adjacent rights-of-way and properties. To complete the project, 17 trees must be removed, along with 42 additional trees that are a safety concern (dead or in poor to very poor condition); refer to the Davey Arborist Report for more information. The fence alignment was designed to both avoid expansion of the fenced area and to avoid healthy tree removals. The requested Variance is essential for maintaining security at SWARR. The existing chain link fence no longer meets current security standards, has been damaged by falling trees and is at the end of its serviceable life. The project is designed to protect the property and associated critical infrastructure against unauthorized access, theft, vandalism and other threats. PSE's proposal has been designed to minimize site disturbance by locating the new fence interior to the existing fence and attaching most of the required updates to the electrical system to the fence, reducing the need for extensive grading. III. Renton Municipal Code Requirements and Responses RMC 4-9-250 VARIANCES, WAIVERS, MODIFICATIONS, AND ALTERNATIVES B. VARIANCE PROCEDURES: 6. Decision Criteria: Except for variances from critical areas regulations, a determination shall be made in writing that the conditions specified below have been found to exist: 1. That the applicant suffers practical difficulties and unnecessary hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification. Puget Sound Energy P.O. Box 97034 Bellevue, WA 98009-9734 pse.com 3 Response: SWARR is located within the R-8 zoning district, which limits fence height to 72 inches (6- feet). The strict application of the zoning code, which imposes a fence height suitable for residential development, is not consistent with company standards and federal security requirements applicable to this type of facility. Those security requirements represent a special circumstance that is not applicable to other properties in the vicinity. The existing fence has reached the end of its serviceable life and without the Variance, PSE would not be able to adequately provide physical security for critical utility infrastructure. 2. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated. Response: The granting of the Variance will not be materially detrimental to the public welfare, or injurious to either the property or improvements in the vicinity. The purpose of installing the upgraded fence and security system is to protect the property and associated critical infrastructure against unauthorized access, which is in the interest of public safety and welfare. There will not be any expansion of the site and the land use is not changing. The new perimeter security fence will be located interior to the existing fence, with the original fence remaining in place during construction to provide site security. The location of the new fence alignment was selected based on a number of criteria including a) minimizing tree removals; b) avoiding critical areas and buffers; and c) enhancing the ability to operate and maintain the plant safely and effectively. 3. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated. Response: The granting of the Variance will not constitute a special privilege inconsistent with limitations on other properties in the vicinity. SWARR has been at this location since 1965, prior to the development of many of the adjacent residential properties. The Variance request is specifically related to the security requirements for critical utility infrastructure, which are not applicable to residential properties in the vicinity and zone. The requested fence height would not grant a special privilege but rather supports the unique security needs of the legal non-conforming use. 4. That the approval is a minimum variance that will accomplish the desired purpose. The new metal mesh fence, varying from 8 feet to 12 feet in height (plus 4-inch anti-climb strip), represents the minimum height necessary to protect the property and associated critical infrastructure from unauthorized access based on site topography and conditions. The fence design was developed based on federal and state regulations and company standards for this type of facility.