HomeMy WebLinkAboutHEX Report and Exhibits_Highlands Reservoir and Emergency Generator_15-000864.pdfDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
CITY OF—Renton
A.REPORT TO THE HEARING EXAMINER
HEARING DATE:March 8,2016
Project Name:Highlands Reservoir &Emergency Generator
Owner:City of Renton,1055 S Grady Way,Renton WA 98057
Applicant/Contact:J.D.Wilson,Public Works,City of Renton,1055 5 Grady Way,Renton WA 98057
File Number:LUA15-000864,ECF,CU-H,SA-H,MOD
Project Manager:Clark H.Close,Senior Planner
Project Summary:The applicant is requesting Environmental (SEPA)Review,Hearing Examiner Site Plan
and Conditional Use Permit Reviews,and a Modification to street improvements for
development at the Highlands Reservoir site and associated improvements within the NE
12th St corridor.The 204,555 square foot property at 3410 NE 12th St is located in the
Residential-lO (R-10)zone.The project is part of the City’s public drinking water utility.
The proposed on-site improvements are the construction of a 6.3-million-gallon
reinforced concrete partially buried water storage tank,replacement of the emergency
generator,utilities improvements,new access road,and relocation of existing
telecommunication equipment.Off-site improvements within the NE 12th St right-of-
way include a new connection to the wastewater interceptor at NE 12th and NE Sunset
Blvd1 replacement of water main pipes that connect to NE 12th Street and Edmonds Ave
NE,and street improvements along the reservoir site.Access to the site is through two
driveways from NE 12th St.The project is located within the Wellhead Protection Area
zone.The project would excavate 20,000 cubic yards of soils and import 3,000 cubic
yards.Retention of 17 trees is proposed.New landscaping and screening is proposed.
The applicant requests a street modification from the RMC 4-6-060 standards along 3410
NE 12th St.The applicant proposes 2 feet of right-of-way dedication along the project
side of NE 12th St and new curb and gutter,5-foot bike lane,8-foot planting strip,and 5-
foot sidewalk.Documents submitted include environmental checklist,traffic study,
arborist,geotechnical,and drainage reports.
Project Location:3410 NE 12th St and NE 12th St Right-of-Way from Olympia Ave NE to Edmonds Ave NE
Site Area:204,555 SF (4.7 acres)
Project Location Map
Hex Report
City of Renton Department of Community &Economic Development Hearing Examiner Recommendation
HIGHLANDS RESERVOIR &EMERGENCY GENERATOR LUA1S-000864,ECF,CU-H,SA-H,MOD
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B.EXHIBITS:
Exhibits 1-15:As shown in the SEPA Environmental Review Report
Exhibit 16:Environmental “SEPA”Determination and ERC Mitigation Measures
Exhibit 17:Site Plan
Exhibit 18:Topography Map
Exhibit 19:Tree Cutting Plan,Land Clearing and Demolition Plan
Exhibit 20:Landscaping Plan
Exhibit 21:Arborist Report prepared by Greenforest Incorporated,dated November 18,2015
Exhibit 22:Artists Renderings
Exhibit 23:Onsite Utility Plan
Exhibit 24:Reservoir Floor Plans
Exhibit 25:Site Cross Sections
Exhibit 26:Street Modification Request
C.GENERAL INFORMATION:
City of Renton 1055 5 Grady Way Renton WA1.Owner(s)of Record:98057
2.Zoning Classification:Residential-lO (R-10)
3.Comprehensive Plan Land Use Designation:Residential High Density (RHD)
4.Existing Site Use:Highlands 435 Zone Reservoir and Emergency
Generator Site used for public drinking water and
public and private telecommunications.
5.Critical Areas:Located within the City of Renton Wellhead
Protection Zone 2 area
6.Neighborhood Characteristics:
a.North:Residential High Density (RHO)Comprehensive Plan Land Use Designation;
Residential-lU (R-lO)zone
b.East:Residential Medium Density (RMD)Comprehensive Plan Land Use Designation;
Residential-8 (R-8)zone
c.South:Residential High Density (RHO)Comprehensive Plan Land Use Designation;
Residential Multi-Family (RMF)zone
d.West:Residential High Density (RHO)Comprehensive Plan Land Use Designation;
Residential-lU (R-lO)zone
6.Site Area:4.7 acres
D.HISTORICAL/BACKGROUND:
Action Land Use File No.Ordinance No.Date
Comprehensive Plan N/A 5758 06/22/2015
HEX Report 15-000864
City of Renton Department of Community &Economic Development Hearing Examiner Recommendation
HIGHLANDS RESERVOIR &EMERGENCY GENERATOR LUA15-000864,ECF,CU-H,SA-H,MOD
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Zoning N/A 5758 06/22/2015
Peacock Annexation A-005-54 1490 08/05/1954
E.PUBLIC SER VICES:
1.Existing Utilities
a.Water:The proposed development is within City of Renton Water District.
b.Sewer:Sewer service is provided by the City of Renton.The future phase would require a cut and
cap of the existing side sewer connection for the chlorination building and vault.
c.Surface/Storm Water:The proposed development would create stormwater runoff from the site.
New impervious surfaces would be collected and conveyed to the proposed on-site stormwater
detention vaults and then be released (Exhibit 12).
2.Streets:NE 12th St right-of-way is a minor arterial street.
3.Fire Protection:City of Renton Fire Department.
F.APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1.Chapter 2 Land Use Districts
a.Section 4-2-020:Purpose and Intent of Zoning Districts
b.Section 4-2-060:Zoning Use Table —Uses Allowed in Zoning Designations
c.Section 4-2-110:Residential Development Standards
2.Chapter 3 Environmental Regulations
a.Section 4-3-050:Critical Area Regulations
3.Chapter 4 City-Wide Property Development Standards
4.Chapter 6 Streets and Utility Standards
a.Section 4-6-060:Street Standards
5.Chapter 9 Permits —Specific
a.Section 4-9-015:Aquifer Protection Area Permits
b.Section 4-9-030:Conditional Use Permit
c.Section 4-9-080:Grading,Excavation and Mining Permits and Licenses
d.Section 4-9-200:Master Plan and Site Plan Review
e.Section 4-9-250:Variances,Waivers,Modifications,and Alternates
6.Chapter 11 Definitions
G.APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1.Land Use Element 3.Capital Facilities Element
2.Utilities Element
H.FINDINGS OF FACT (FOF,):
1.The Planning Division of the City of Renton accepted the above master application for review on
December 14,2015 and determined the application complete on December 28,2015.The project
complies with the 120-day review period.
HEX Report 15-000864
City of Renton Department of Community &Economic Development Hearing Examiner Recommendation
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2.The project site is located at 3410 NE 12th St (APN 0423059186).
3.The project site is currently developed with water storage tanks for public drinking water along with
several accessory buildings for storage or equipment protection.The site also is used for public and
private telecommunications purposes.
4.Access to the site would be provided via two (2)gated driveways from NE 12th St.
5.The property is located within the Residential High Density (RHD)Comprehensive Plan land use
designation.
6.The site is located within the Residential-lO (R-10)zoning classification.
7.There are approximately 116 trees located onsite of which the applicant is proposing to retain a total of
17 trees.
8.The site is mapped within the City of Renton Wellhead Protection Zone 2 area (Exhibit 11).
9.Approximately 20,000 cubic yards (38,000 tons)of material would be cut on site and approximately
3,000 cubic yards (5,700 tons)of fill is proposed to be brought into the site.
10.The applicant is proposing to go out for bids for part 1 in early 2016.The design and bid process for the
construction of the water storage tank or part 2 is expected to take one (1)year with construction
beginning within two (2)months of receipt of an acceptable bid.
11.Staff received a public comment from King County Metro Transit on January 12,2016 (Exhibit 5).Metro
Transit would be consulted during street improvement design (Exhibit 6).
12.No other public or agency comments were received.
13.Pursuant to the City of Renton’s Environmental Ordinance and SEPA (RCW 43.21C,1971 as amended),
on January 25,2016 the Environmental Review Committee issued a Determination of Non-Significance -
Mitigated (DNS-M)for the Highlands Reservoir and Emergency Generator project (Exhibit 16).The DNS
M included one mitigation measure.A 14-day appeal period commenced on January 29,2016 and
ended on February 12,2016.No appeals of the threshold determination have been filed.
14.Based on an analysis of probable impacts from the proposal,the Environmental Review Committee
(ERC)issued the following mitigation measures with the Determination of Non-Significance —Mitigated:
a.The applicant shall comply with the recommendations included in Technical Memorandum Review
of Existing Geologic,Hydrogeologic,and Geotechnical Information,prepared by RH2 Engineering
Inc,dated December 19,2014 and Geotechnical Report,prepared by ZZA-Terracon,dated January
19,2009 (Exhibit 8).
15.Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development.These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report
and the Departmental Recommendation at the end of the ERC report (Exhibit 15).
16.Comprehensive Plan Compliance:The site is designated Residential High Density (RHD)on the City’s
Comprehensive Plan Map.The purpose of the RHD designation is to allow a variety of unit types where
there is existing multi-family development and infrastructure is adequate to handle impacts from
higher density uses.The Utilities Element guides future utility service within Renton’s planning area and
ensures that adequate utility services would be available to support existing and future development in
the City.The City provides water services to Renton residents,as well as some areas outside the City
boundaries.The proposal is compliant with the following development standards if all conditions of
approval are met:
HEX Report 15-000864
City of Renton Department of Community &Economic Development Hearing Examiner Recommendation
HIGHLANDS RESERVOIR &EMERGENCY GENERATOR LUA5-000864,ECF,CU-H,SA-H,MOD
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Compliance Comprehensive Plan Analysis
Goal L-P:Minimize adverse impacts to natural systems,and address impacts of past
V practice where feasible,through leadership,policy,regulation,and regional
coordination.
Goal 1-U:Preserve,protect,and enhance the quality and functions of the City’s
V sensitive areas including:lakes,rivers,major and minor creeks,intermittent stream
courses and their floodplains,wetlands,ground water resources,wildlife habitats,and
areas of seismic and geological hazards.
Goal L-BB:Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Policy L-49:Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
Policy U-3:Promote the co-location of new utility infrastructure within rights-of-way
and utility corridors,and coordinate construction and replacement of utility systems
with other public infrastructure projects to minimize construction related costs and
disruptions.
,,Policy U-6:Encourage the use of water and energy conservation technologies to
provide utility services in an environmentally responsible manner.
Policy U-7:Non-City utility systems should be constructed in a manner that minimizes
negative impacts to existing development and should not interfere with operation of
City utilities.City development regulations should otherwise not impair the ability of
utility providers to adequately serve customers.
V Policy U-$:Encourage the use of new technology to increase the quality and efficiency
of utility service and utility system management.
Policy U-9:Provide and maintain water supply,infrastructure,and service consistent
V with projected population growth within the City’s service area,as established in the
Land Use Element of this Comprehensive Plan and the Water System Comprehensive
Plan.
Policy U-1O:Extend water service within the City’s water service area in an orderly
V manner to serve anticipated growth and development in accordance with the Land
Use Element of this Comprehensive Plan.
Policy U-il:Ensure adequate water supply to meet both average and maximum daily
V demand.Employ monitoring of water supply sources and withdrawal limits as
necessary to comply with State issued water rights certificates and permits.
Policy U-12:Maintain and upgrade the water system to deliver adequate water flow
V and storage for fire protection to all customers and facilities connected to the City
water system.
V Policy U-13:Continue maintenance and upgrades to the water system to ensure water
quality that meets or exceeds all health requirements.
Policy U-16:Practice and support water resource management that achieves a
V maximum net benefit for all citizens and promotes enhancement of the natural
environment.
HEX Report 15-000864
City of Renton Department of Community &Economic Development Hearing Examiner Recommendation
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Policy CF-7:Protect public health,enhance environmental quality and promote
V conservation of man-made and natural resources through appropriate design and
installation of public facilities.
17.Zoning Development Standard Compliance:The site is classified Residential-lO (R-10)on the City’s
Zoning Map.Development in the R-10 Zone is intended to create high-quality infill development that
increases density while maintaining the single family character of the existing neighborhood.The
proposal is compliant with the following development standards if all conditions of approval are met:
Compliance R-8 Zone Develop Standards and Analysis
Density:The allowed density range in the R-10 zone is a minimum of 5.0 to a
maximum of 10.0 dwelling units per net acre.Net density is calculated after the
deduction of sensitive areas,areas intended for public right-of-way,and private access
N/A easements.
Staff Comment:Density is not applicable for the project,as there are no dwelling units
proposed.
Lot Dimensions:The minimum lot size permitted in the R-10 zone is 4,000 square feet
for detached dwelling units.There is no minimum lot size for attached dwelling units.A
minimum lot width of 40 feet is required (50 feet for corner lots)and a minimum lot
N/A depth of 70 feet is required.
Staff Comment:The existing lot measures 327.77 feet wide by 623.50 feet in length.
Except for right-of-way dedications along the property frontage,no other changes are
being proposed to the lot dimensions.
Setbacks:The required detached setbacks in the R-10 zone are as follows:front yard is
20 feet except when all vehicle access is taken from an alley,then 15 feet,side yard is
4 feet,side yard along the street 15 feet,and the rear yard is 15 feet.
Staff Comment:The outdoor generator and shelter would be located 38 feet from the
front or south property line or more than 99 feet from any of the remaining property
v lines.The 288,000 gallon stormwater and reservoir overflow detention vault measures
210 feet long by 30 feet wide.The vault is roughly 11 feet tall and is located
underground,immediately south of the reinforced concrete storage tank.The storage
tank is partially buried and measures 259 feet long by 174 feet wide (Exhibit 24).The
reinforced concrete storage tank is located roughly 34 feet from the west and east
property lines,roughly 33 feet from the north,and over 414 feet from the south
property line.The new structures comply with the setbacks of the zone.
Building Standards:The R-10 zone has a maximum building coverage of 55%,a
maximum impervious surface coverage of 70%,and a maximum building height of 30
feet.
Staff Comment:The reinforced concrete storage tank has a floor elevation of 425 feet
and a roof elevation of 450 feetfor an overall height of 25 feet (Exhibit 25).The bottom
V portion of the new storage tank is buried below finished grade.The redevelopment of
the site would add or replace more than 2,000 square feet of impervious surface.The
existing square footage of proposed buildings is 45,561 square feet.The existing
building coverage to remain is 55,191 square feet.Together the buildings total 100,752
square feet or more,or approximately 49%of the site.The impervious area is equal to
69%of the site.Anything more than 65%would trigger flow control BMP5 for the site.
The proposed development meets the building standards including maximum building
HEX Report 15-000864
City of Renton Department of Community &Economic Development Hearing Examiner Recommendation
HIGHLANDS RESERVOIR &EMERGENCY GENERATOR LUA15-000864,ECF,CU-H,SA-H,MOD
March 8,2016 Page 7 of 20
coverage,maximum impervious surface coverage,and maximum building height of the
R-10 zone.
Landscaping:The City’s landscape regulations (RMC 4-4-070)require a 10-foot
landscape strip along all public street frontages.A fifteen-foot (15’)wide partially
sight-obscuring landscaped visual barrier,or ten-foot (10’)wide fully sight-obscuring
landscaped visual barrier,is required along common property lines.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.Spacing standards
shall be as stipulated by the Department of Community and Economic Development,
provided there shall be a minimum of one street tree planted per address.Any
additional undeveloped right-of-way areas shall be landscaped unless otherwise
determined by the Administrator.Where there is insufficient right-of-way space or no
public frontage,street trees are required in the front yard subject to approval of the
Administrator.
Corn liant Staff Comment:The applicant is proposing street frontage improvements with an 8-
contion foot wide landscape planter strip.Within the planter strip the applicant is proposing
iacquemontii Birch street trees which can reach a mature height of 40 feet and have aapprovaISmaturespreadof25to30feet.There are overhead electric wires along NE 12th St;e therefore,only small maturing trees with 30-foot spacing should be planted.The City
Arborist is recommending Amelanchier laevis “Spring Flurry”Serviceberry.
The existing trees and shrubs along the public street frontage,located behind the
security fence,are proposed to be retained near the south property line.New
landscaping along the first 10 feet of public frontage includes a mixture of deciduous
and evergreen trees,shrubs,and groundcover from the east property line to the west
property line except at the vehicular entrance points.Around the concrete reservoir.
the applicant is proposing a 10-foot wide fully sight-obstructing landscaping buffer on
the north side and a 15-foot wide partially sight-obstructing landscape buffer around
the east and west sides (Exhibit 20).The conceptual plan only shows the intended areas
of landscaping and a detailed landscaping plan would be developed during the design
phase of the project.Staff recommends,as a condition of approval,that the applicant
prepare and submit for review and approval by the Current Planning Manager.a final
detailed landscape plan prior to issuance of the street and utility construction permits.
Tree Retention:The City’s adopted Tree Retention and Land Cleating Regulations
requiring the retention of 20 percent (20%)of trees in the R-10 residential zone.Utility
uses shall be exempt from the protected tree retention requirements if the applicant
can justify the exemption in writing to the Administrator’s satisfaction.
Significant trees shall be retained in the following priority order:
Cornpliantif Priority One:Landmark trees;significant trees that form a continuous canopy;
condition of significant trees on slopes greater than twenty percent (20%);Significant trees
approval is adjacent to critical areas and their associated buffers;and Significant trees over sixty
rnet feet (60’)in height or greater than eighteen inches (1$”)caliper.
Priority Two:Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees;and Other significant non-native
trees.
Priority Three:Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained,unless the alders and!or
HEX Report 15-000864
City of Renton Department of Community &Economic Development Hearing Examiner Recommendation
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cottonwoods ate used as part of an approved enhancement project within a critical
area or its buffer.
Landmark trees (greater than a thirty inch (30’)caliper)shall not be removed without
a Routine Vegetation Management Permit.
Staff Comment:The property is covered with a variety of trees and grass turf.Most of
the trees are located at the north end of the parcel,within two distinct groves,
separated by lawn.The Arborist Report,prepared by Greenforest Incorporated on
November 18,2015,identified 99 impacted significant onsite trees (trees over 6”in
caliper)included 3 Pacific Madrone,2 western red-cedar and 94 Douglas-fir trees
ranging in diameter from 8 to 36 (DBH)inches (Exhibit 21).Of the impacted 94
Douglas-fir trees onsite,a total of five (5)were considered to be landmark trees
(greater than a thirty inch (30”)caliper).Nearly every tree is in good condition (Exhibits
19-2 1).Only two (2)of the onsite tree were classified as dangerous.The net number of
trees designated for removal for this development was determined to be 97.The
average size of the trunk at diameter at breast height (DBH)for the 99 trees was
determined to be 19 inches (19”)with the largest landmark tree,a Douglas-fir (36”
DBH),located in the northwest corner of the site.After street and critical area
deductions,and the minimum requirement to retain 20%,the applicant is proposing to
retain seventeen (17)of the potential 114 healthy trees or 17 of the required 23 trees.
All 17 trees proposed to be retained are located on the south half of the property.
Provided the applicant only retains 17 onsite trees,the applicant would be required to
‘replace up to 72”caliper inches or retain more onsite trees.Based on the submitted
landscape plan the applicant is proposing to plant trees along the north,south and
portions of the east and west property lines for landscaping and screening
requirements.While still yet undetermined,the final landscaping plan would contain
significantly more than 72”caliper inches which could ultimately satisfy the 20%tree
retention requirement.The minimum tree density would be verified at the time of the
final detailed landscape plan.
During construction,trees required to be retained (i.e.,protected trees),would be
required to erect and maintain a six-foot-high chain link temporary construction fence
around the drip line of any tree to be retained.
Screening:Per RMC 4-4-095 all mechanical equipment and outdoor service and
storage areas shall be screened to reduce visibility,noise,and related impacts while
Compliant allowing accessibility for providers and users.
condition °f Staff Comment:The applicant is not proposing roof mounted equipment.The proposed
approval is outdoor generator and shelter.in addition to the proposed pad-mounted generator
met fuel cell and load bank,would be screened from NE 12th St.The final detailed
landscape plan would be submitted for review and approval in order to identify species
and planting patterns prior to issuance of building and/or electrical permits.
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Parking:Driveway cuts are required to be a minimum of 5 feet from property lines and
new commercial driveways may be a maximum of 24 feet in width at the property line.
Maximum driveway slopes shall not exceed fifteen percent (15%);provided,that
driveways exceeding eight percent f8%)shall provide slotted drains at the lower end
with positive drainage discharge to restrict runoff from entering the garage/residence
or crossing any public sidewalk.
Staff Comment:There are no specific parking regulations for public activities outside of
schools,post office or cultural facilities.Howe vet,the use does require maintenance of
the site so a minimum of one onsite space would be necessary.The water reservoirs
site has two (2)ingress and egress points along NE l2the St.Frontage improvements
would include driveway cuts that are a minimum of 5 feet from the east and west
property lines and will be designed with a commercial approach up to 20-foot wide
driveway approaches for access to the maintenance road and areas.There is one
existing space for maintenance vehicle to park in a gravel surface area near the
existing booster pump station when visits to site are made.Ample space is available
within the property limits to allow maintenance vehicles to park onsite.
18.Conditional Use Analysis:The applicant is requesting a conditional use permit for the subject property
to expand the existing use of the Highlands 435 Zone Reservoir site.The project property was first
purchased by the United States government during World War II as a water storage site to support the
large number of housing units constructed in the Renton Highlands to support the war manufacturing
efforts going on at Pacific Car Company (PACCAR)and Boeing.The federal government constructed a
1.5 million gallon (MG)uncovered partially buried water storage tank (aka a reservoir)and a 15,000-
gallon wooden elevated water tank.In 1958 the United States conveyed the property to the City of
Renton via a quit claim deed.In 1959 and 1960 the City demolished the wooden elevated tank and
constructed a 2 MG covered partially buried water storage tank and a booster pump station.In 1966 a
cover was placed on the 1.5 MG reservoir.In 1975 a re-chlorination station was added to the site.In
1985 an emergency electrical generator,housed in a shed,was added to the site.The generator
provides emergency power to the booster pump station.
The proposed use of the site would remain the same as has been continuously used since World War II
(circa 1942):the storage and pumping of water for distribution for domestic use (drinking,bathing,
cooking,etc.)and fighting fires and the storage of drinking water for use during natural disasters such
as earthquakes.The proposal is compliant with the following conditional use criteria,pursuant to RMC
4-9-030.Therefore,staff recommends approval of the requested Conditional Use Permit.
Compliance Conditional Use Criteria and Analysis
a.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.
Staff Comment:The City of Renton Water System is a publicly owned water system
,,operated by the City of Renton as a self-supporting enterprise utility.The proposal is
consistent with the policies and capital improvement plan stated in the City of Renton
Water System Plan as updated by the 2012 Water System Plan Update.The 2012
Water System Plan Update underwent a non-project SEPA review,was adopted by the
Renton City Council on August 13,2012 via City of Renton Resolution No.4154,was
approved by King County on September 10,2013 via King County Ordinance No.17653,
and was approved by the Washington State Department of Health via letter dated
September 19,2013.The Water System Plan is part of the City of Renton
HEX Report 15-000864
City of Renton Department of Community &Economic Development Hearing Examiner Recommendation
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Comprehensive Plan by adoption (effective date July 1,2015).The proposed project is
compatible with the general purpose,goals,objectives and standards of the
comprehensive plan,the zoning ordinance and all other plans,programs,maps and
ordinances of the City of Renton.See also FOF 16,Comprehensive Plan Analysis and
discussion under FOF 17,Zoning Development Standard Compliance.
b.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.
Staff Comment:The proposed project is the replacement of an existing emergency
electrical generator and two existing water storage tanks (reservoirs)located at this
site.The site is suited for the proposed use in that it is at a high point in the area the
new reservoir is to serve.The new generator will occupy the same location as the
generator it would replace.The proposed location would not result in the detrimental
overconcentration of this use within the City or within the immediate area of the
proposed use —after the new reservoir is constructed and the Mount Olivet reservoir is
replaced the two existing reservoirs at this site would be demolished and the area that
they occupied would be converted to landscaping.Because of the difference in the
design of the new reservoir compared to the existing reservoirs (vertical sidewalls
versus sloped sidewalls)the new reservoir would occupy less surface area than the old
reservoirs.Sometime in the future the existing elevated water storage tank would also
be replaced with another elevated water storage tank.
c.Effect on Adjacent Properties:The proposed use at the proposed location shall
not result in substantial or undue adverse effects on adjacent property.
Staff Comment:The proposed continued use as a water storage and pumping site does‘not result in substantial or undue adverse effects on adjacent property.Architectural
features of the exterior walls of the new reservoir and the use of trees for screening
would seek to minimize the visual impact of the new reservoir located on the northern
part of the site.
d.Compatibility:The proposed use shall be compatible with the scale and character
of the neighborhood.
‘Staff Comment:The proposed continued use as a water storage and pumping site is
compatible with the scale and character of the neighborhood which grew up around
the reservoir site since World War II.
e.Parking:Adequate parking is,or will be made,available.
‘Staff Comment:A single vehicle visits the site.Adequate parking is already available
onsite.
f.Traffic:The use shall ensure safe movement for vehicles and pedestrians and
shall mitigate potential effects on the surrounding area.
Staff Comment:The proposed project does not generate any additional trips.The“current trips associated with the site are very small in number.The current use which
would not change after completion of the project already ensures safe movement for
vehicles and pedestrians and has minimal effects on the surrounding area.As a resuIt.
no mitigation measures are proposed as part of the improvements to the site.
Compliant if g.Noise,Light and Glare:Potential noise,light and glare impacts from the proposed
Conditions use shall be evaluated and mitigated.
HEX Report 15-000864
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of Approval Staff Comment:Noise,light and glare impacts have been evaluated.The proposed
are Met project is not anticipated to have any light or glare impacts.The applicant would
evaluate the existing lighting along NE 12th St as part of the frontage improvement
design.The lighting plan would be required to adequately provide for public safety
without casting excessive glare on adjacent properties.Staff recommends,as a
condition of approval,that the applicant provide a final lighting plan to be submitted
to,and approved by,the Current Planning Project Manager prior to construction
permit approval.
The emergency electrical generator would be housed in a metal cabinet that would
attenuate the noise emanating from the generator.There are two scenarios for noise
being generated:1)once a week on a weekday (Monday,Tuesday,Wednesday,
Thursday or Friday)and between the hours of 10:00 am and 2:00 pm,the generator
S would run for 15 minutes to verify that it remains operational;and 2)when there is a
commercial power outage.Even though this generator is exempt from WAC 1 73-60-40,
Maximum permissible environmental noise levels,via exemption WAC 173-60-50 (4)(f)
‘Sounds created by emergency equipment and work necessary in the interests of law
enforcement or for health safety or welfare of the community’,the generator would
meet the requirements of WAC 173-60-40 for daytime in a residential setting.
t h.Landscaping:Landscaping shall be provided in all areas not occupied by buildings,
e paving,or critical areas.Additional landscaping may be required to buffet adjacent
properties from potentially adverse effects of the proposed use.
v Staff Comment:The applicant is proposing a landscaping plan that would provide
landscaping in all areas not occupied by buildings,paving,or critical areas.Additional
landscaping would be used to buffer adjacent properties from potentially adverse
effects of the proposed use.See also discussion under FOF 17,Zoning Development
Standard:Landscaping.
19.Site Plan Review:Pursuant to RMC 4-9-200B,Site Plan Review is required for development in the R-1O
zoning classification when it is not exempt from Environmental (SEPA)Review.Given Site Plan
applications are evaluated for compliance with the specific requirements of the RMC 4-9-200E.3 the
following table contains project elements intended to comply with level of detail needed for Site Plan
req uests:
Compliance Site Plan Criteria and Analysis
Compliant if a.Comprehensive Plan Compliance and consistency.
Conditions ...Staff Comment:See previous discussion under FOF 16,Comprehensive Plan Analysis.of Approval
are Met
Compliant if b.Zoning Compliance and Consistency.
Conditions .Staff Comment:See discussion under FOF 17,Zoning Development StandardofApprovalCompliance.are Met
c.Design Regulation Compliance and Consistency.
N/A Staff Comment:The project location does not fall within one of the four (4)possible
design districts nor does RMC 4-2-115 Residential Design and Open Space Standards
apply,see applicability.
HEX Report 15-000864
City of Renton Department of Community &Economic Development Heating Examinet Recommendation
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N’A d.Planned action ordinance and Development agreement Compliance and
‘Consistency.
e.Off Site Impacts.
Structures:Restricting overscale structures and overconcentration of development on
a particular portion of the site.
Staff Comment:The structures on the site include the following:
•565 pressure zone water storage tank —an elevated steel tank with a nominal
storage capacity of 750,000 gallons.The tank is approximately 141.5 feet tall.
•435 pressure zone 1.5-million-gallons (MG)water storage tank —a partially
buried Portland cement concrete (PCC)water storage tank with a nominal
storage capacity of 1.5 MG.
•435 pressure zone 2 MG water storage tank —a partially buried PCC water
storage tank with a nominal storage capacity of 2 MG.
•Booster pump station —a 22 ft by 14.6 ft partially buried reinforced PCC
building.
•Re-chlorination building (no longer used for this purpose)—an l8ft by 11.8 ft
partially buried reinforced PCC building.
•Emergency electrical power generator shed on PCC slab —a l8ft by 14ft steel
shell
Compliant if •Six telecommunications cabinets on PCC slabs.Sizes:8’lO”x 8’lO”,9’lO”x
Conditions 9’lO”,6’lO”x 9’lO”,9’8”x 14’lO”,9’7”x 20’l “,and 9’ll”x 14’6”.
of Approval •One AMI collector radio cabinet on 4’4”x 4’4”PCC slab.
are Met
•Three wooden sheds on PCC slabs for City of Renton radio equipment and
emergency generator.Sizes:12’4”x 8’2”,12’l”x 9’4”,and $‘x 12’6”.
•Two SOft tall radio towers for City of Renton radios.
The applicant proposes to redevelop the site to remove the existing reservoirs and
appurtenant structures that have reached the end of their useful life cycle,and
reconstruct new portable water reservoirs and appurtenant structures that will
maximize the usability of the site for potable water storage and renew the useful life
of the facilities.The entire project improvements are expected to be phased over many
years.The current project schedule includes two parts.Part 1 includes the following:
replacing the 125 KV emergency electrical generator.remodeling a room in the
existing re-chlorination building to house City owned radio equipment,relocation of
the City of Renton UFH radio antenna equipment to the top rail of the existing water
tower,replacement and relocation of $individual electrical power meters with a new
meter bank with power bus and meters and the removal of 5 unused electrical
setvices,construction of approximately 3,150 linear feet of 24-inch diameter ductile
iron water main from south side of the site along NE 12th St to the intersection of NE
12th St and Edmonds Ave NE (replacing old 16-inch and 10-inch water mains),fence
replacement,and the planting of trees along the property frontage NE 12th St.Part 2
includes the following:construct a concrete water storage tank,street improvements,
construction of a stormwater detention vault,utility work,and installation of any
remaining plants from the landscape planting plan.
HEX Report 15-000864
City of Renton Department of Community &Economic Development Hearing Examiner Recommendation
HIGHLANDS RESERVOIR &EMERGENCY GENERATOR LUA5-000864,ECF,CU-H,SA-H,MOD
March 8,2016 Page 13 of 20
The reinforced concrete storage tank has a floor elevation of 425 feet and a roof
elevation of 450 feet for at overall height of 25 feet.The bottom portion of the new
storage tank is buried below finished grade in order to match the existing contours of
the site and reduce the overall scale and bulk of the structure.The design and bid
process of the 6.3 MG water storage tank is expected to begin after land use
approvals.The estimated duration of operation is 30 years for the generator for part;
and 80 years for part 2.The proposal would not be an overscale structure as the
proposal does not exceed maximum height,lot coverage,and setback requirements of
the R-10 zone.
Circulation:Providing desirable transitions and linkages between uses,streets,
walkways and adjacent properties.
Staff Comment:The proposal contains onsite structures that have linkages to internal
roadways and NE 12th St.The circulation would be improved in order to provide
access to the proposed improvements onsite.The new reservoir would have a road
around the perimeter of the structure.The public site is screened with a chain link
fencing and barbwire for safety.The proposal includes two (2)new gates (one manual
swing gate and one manual sliding gate)at the existing access location at NE 12th St.
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.
Staff Comment:The reservoir proposal includes access stairs to the roof top.On the
roof top there would be a security fence and guardrail with removable railing for
equipment access.See also discussion under FOF 17,Zoning Development Standard
Compliance:Screening.There would be no screening requited for rooftop equipment,
loading areas,and/or refuse and recyclables areas that require screening.
Views:Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment:The proposed reservoir would obstruct the views of the abutting
single family residential homes on the east and west sides of the site.The proposed
reservoir would also obstruct the views of senior living facility (independent living,
assisted living and Alzheimer’s and memory care)neighbors on the north side.The
biggest visual impact would be the loss of territorial views of the trees following their
removal from the site.
The applicant is proposing to break up the flat concrete wall of the reservoir by
providing a form liner pattern on the above ground façades and decorative trellises
along the north,east and west elevations for climbing decorative plants.
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.
Staff Comment:See discussion under FOF 17,Zoning Development Standard:
Landscaping.
Lighting:Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment:A lighting plan was not provided with the application;therefore,staff
recommended that a lighting plan be provided at the time of building permit review.
HEX Report 15-000864
City of Renton Department of Community &Economic Development Hearing Examiner Recommendation
HIGHLANDS RESERVOIR &EMERGENCY GENERATOR LUA5-000864,ECF,CU-H,SA-H,MOD
March 8,2016 Page 14 of 20
f.On Site Impacts.
Structure Placement:Provisions for privacy and noise reduction by building
placement,spacing and orientation.
Staff Comment:It is anticipated that most of the noise impacts would occur during the
construction phase of the project.The applicant has submitted a Construction
Mitigation Plan (Exhibit 9)that provides measures to reduce construction impacts
such as noise,control of dust.traffic controls,etc.In addition,the project would be
requited to comply with the City’s noise ordinance regarding construction hours.
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.
Staff Comment:The proposed structures would be located on approximately 100,752
square feet or more,which is toughly 49%of the site.Setbacks from the property lines
are anticipated to provide for access of sunlight,winds,and vehicle movement
through the site.Architectural treatments and partially burying the reservoir structure
reduces the structures overall scale.
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.
Staff Comment:The applicant proposes removal of a majority of the existing trees
onsite.The existing topography of the site is not proposed to significantly change.
There are some sensitive slopes (greater than 25 percent and less than or equal to 40
percent)on the project site and downstream of the project site.There are also slopes
downstream of the project site that would be at moderate risk for landslide.
Site preparation for the reservoir would include the removal of all vegetation,root
mass,organic soils,existing pavement and structures,and any deleterious debris from
construction areas including locations where structural fill would be placed.The
applicant’s engineer anticipates construction of the new reservoir may require
temporary excavations on the order of 4 to 12 feet below existing adjacent grade.
New landscaping is proposed around the east,west and north sides of the new
reservoir.
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.
Staff Comment:See FOF 20,Zoning Development Standard:Landscaping.
g.Access
Location and Consolidation:Providing access points on side streets or frontage
streets rather than directly onto arterial streets and consolidation of ingress and
V egress points on the site and,when feasible,with adjacent properties.
Staff Comment:The applicant is proposing to retain the existing accesses and their
current locations from the south side of the lot onto NE 12th St.No other ingress or
egress points to side streets are available.
HEX Report 15-000864
City of Renton Department of Community &Economic Development Hearing Examiner Recommendation
HIGHLANDS RESERVOIR &EMERGENCY GENERATOR LUA15-000864,ECF,CU-H,SA-H,MOD
March 8,2016 Page 15 of 20
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.
Staff Comment:The proposal includes retaining the existing internal circulation
system to the existing improvements on the site and extending the vehicular roadway
around the perimeter of the new water storage tank from the east driveway.The
proposed access configuration would allow for complete internal circulation for
maintenance and operations of the facility.The internal roadways would be connected
to NE l2thSt.
Loading and Delivery:Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment:Following construction improvements,access to the site is entirely for
maintenance and operations.
Transit and Bicycles:Providing transit,carpools and bicycle facilities and access.
Staff Comment:Per RMC 4-4-080F.11.a bicycle parking must be provided for all
residential developments that exceed five (5)residential units and/or all non
residential developments that exceed four thousand (4,000)gross square feet in size.
The use does not require staffing at the site.Maintenance and operations to the site
would be served using vehicles only.
Immediately in front of the site,King County Transit Metro has a bus stop (#45130)
within the public right-of-way on the north side of NE 12th St.The bus stop has a
passenger shelter on a concrete footing and is served by Routes 105 and 240.Since
the project proposal includes half-street frontage improvements,KC Metro has
requested the inclusion of an ADA front door landing pad,rear door alighting pads,
and a new shelter footing as a part of this project to ensure adequate transit access
and safety.Public transit is not anticipated to serve the site.
Pedestrians:Providing safe and attractive pedestrian connections between parking
areas,buildings,public sidewalks and adjacent properties.
Staff Comment:The proposal includes right-of-way improvements for NE 12th St along
the property frontage.The proposed cross-section for the complete street shows two
10-foot lanes,with 6-foot parking strips,8-foot planters and 5-foot sidewalks.The
pedestrian access connections between the parking and improvements would be
improved through onsite roadway improvements.
h.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.
Staff Comment:The applicant would provide a 10-foot wide landscape area along NEamplantI’12th St (Exhibit 20).The applicant is proposing to replace an existing chain link fence
Ofl itions along NE 12th St and the visual screen is intended to be located on the inside of theo,pprova relocated fence.The height of the fence within the front or side yard along a streetareMet.setback may be a maximum of seventy-two inches (72 )above grade,provided the
permanent landscaping is located along the front of the fence.The landscaping areas
throughout the site would be for screening the facility from the neighboring parcels
only.Staff recommends,as a condition of approval,that the applicant locate the
____________
replacement fence behind the required 10-foot wide onsite landscaping required along
HEX Report 15-000864
City of Renton Department of Community &Economic Development Hearing Examiner Recommendation
HIGHLANDS RESERVOIR &EMERGENCY GENERATOR LUA15-000864,ECF,CU-H,SA-H,MOD
March 2,2016 Page 16 of 20
the street frontage of NE 12th St.The location of the fence shall be reviewed and
approved by the Current Planning Manager,prior to installation.
i.Views and Public Access:When possible,providing view corridors to shorelines
and Mt.Rainier,and incorporating public access to shorelines
Staff Comment:The proposed structure would not block view corridors to shorelines or
Mt.Rainier.The public access would be improved along the north side of NE 12th St
through half-street frontage improvements.
j.Natural Systems:Arranging project elements to protect existing natural systems
where applicable.V
Staff Comment:Impacts to the Welihead Protection Area are not anticipated as a
result of the subject project.There are no other natural systems on the site.
k.Services and Infrastructure:Making available public services and facilities to
accommodate the proposed use.V
Staff Comment:The site improvements are entirely for water service and associated
infrastructure.
Police and Fire.
Staff Comment:Separate plans and permits for the relocation/replacement of the
emergency electrical generator would be required if it has an associated fuel storage
tank.
Schools.
Staff Comment:No residential units are proposed.A School Fee would not be required.
Parks.
Staff Comment:No residential units are proposed.A Park Impact Fee would not be
required.
Water and Sewer.
Staff Comment:The project is located within the City of Renton Wellhead Protection
Zone 2 area (Exhibit 11).Approximately 3,000 cubic yards of fill would be brought to
the reservoir site and fill is also anticipated with the associated NE 12th St corridor
improvements.The overall purpose of the aquifer protection regulations is to protect
aquifers used as potable water supply sources by the City from contamination by
hazardous materials.Some uses are restricted that store,handle,treat,use,or
produce substances that pose a hazard to groundwater quality.Since fill is proposed
for project deveIopment.a fill source statement would be required to be submitted to
the City to ensure clean fill is being used.Impacts to the Wellhead Protection Area are
not anticipated as a result of the subject project.A fill source statement would be
required to be submitted with the construction permit application.
Sewer service is provided by the City of Renton.The future phase would requite a cut
and cap of the existing side sewer connection for the chlorination building and vault.
Drainage.
Staff Comment:A Technical Information Report (hR)1 prepared by RH2 Engineering
Inc.,dated November 2015,was submitted with the project application (Exhibit 7).
The submitted TIR addresses construction of the subject new storage tank and
includes planning information for future phases of the water utility system expansion.
HEX Report 15-000864
City of Renton Department of Community &Economic Development Hearing Examiner Recommendation
HIGHLANDS RESERVOIR &EMERGENCY GENERATOR LUA5-000864,ECF,CU-H,SA-H,MOD
March 8,2016 Page 17 of 20
The proposed development would create stormwater runoff from the site
development at 3410 NE 12th St for the proposed water storage tank,generator
shelter,fuel storage tank and load bank,and access road.The existing impervious
surface coverage of the 3410 NE 12th St property is approximately 33 percent (33%).
Following development of the new water tank and associated improvements,the
property would have an approximate 69 percent (69%)impervious surface coverage
(Exhibit 4).New impervious surfaces would be collected and conveyed to the proposed
on-site stormwater detention vaults and then be released in a controlled manner to
North Renton Basin (aka John’s Creek Basin)Threshold Discharge Area (TDA)and
Honey Creek Basin TDA (Exhibit 12).
Water from within the new 6.3-million-gallon storage tank would be released as part
of maintenance and in emergency situations.The new wastewater/sewer interceptor
pipe in NE 12th St would be used for draining water from the new water storage tank
(Exhibit 4).This use of the interceptor is anticipated to occur for two situations,when
the water storage tank is drained of water for inspection and maintenance of the
interior of the new tank and on the rare occasion that water overflows from the new
tank.
Transportation.
Staff Comment:Access to the site is proposed via two connections.One is located near
the southeast side of the parcel and the other is located on the southwest side of the
parcel.Both are from NE 12th St.It is anticipated that there would not be an overall
increase in traffic following construction.
I.Phasing:
Staff Comment:The applicant is requesting to phase the project.This project (part
1 and part 2)is the first phase of a multi-phase plan for the use of the site.The
next phase will be the demolition of the existing 1.5 MG and 2 MG reservoirs after
the reservoir at the Mount Olivet site has been replaced.Other future phases
include:replacement of the existing booster pump station,replacement of the
existing elevated water storage tank and the construction of an additional partially
buried water storage tank.
Building permits,licenses or land use permits required for the operation of a
V Conditional Use Permit shall be applied for within two (2)years of the date of
Conditional Use Permit approval.A single two (2)year extension may be granted
for good cause by the Administrator.
Site Plan Approval expires two (2)years from the date of approval.An extension
may be requested pursuant to RMC section 4-9 -200.
Because the timing of the construction of the 6.3-million-gallon storage tank is
uncertain,staff recommends that the applicant be allowed to extend the
implementation periods of the both the Site Plan and Conditional Use Permit
approvals from two (2)years to five (5)years with a possible one (1)year
extension for good cause by the Administrator.
20.Street Modification Analysis:The applicant is requesting a modification from RMC 4-6-060F.2
“Minimum Design Standards Table for Public Streets and Alleys”to revise the street classification for NE
12th St to be consistent with the City of Renton Proposed Sunset Area Street Classification Map (Exhibit
26).
HEX Report 15-000864
City of Renton Department of Community &Economic Development Hearing Examiner Recommendation
HIGHLANDS RESERVOIR &EMERGENCY GENERATOR LUA15-000864,ECF,CU-H,SA-H,MOD
March 8,2016 Page 18 of 20
The City of Renton Proposed Sunset Area Street Classification Map identifies a 60-foot right-of-way
width for NE 12th St from Edmonds Ave NE to Monroe Ave NE.The proposed cross-section for the
complete street shows two 10-foot lanes,with 6-foot parking strips,8-foot planters and 5-foot
sidewalks.The offsite improvements for the Reservoir project site are 150 feet east of Monroe Ave and
the boundary for the Sunset Area.
The proposal is compliant with the following modification criteria,pursuant to RMC 4-9-250D,if all
conditions of approval are met.Therefore,staff is recommending approval of the requested
modification,subject to conditions as noted below:
Compliance Street Modification Criteria and Analysis
a.Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and the
proposed modification is the minimum adjustment necessary to implement these
policies and objectives.
Staff Comment:The Community Design Element has applicable policies listed under a
“separate section labeled Promoting a Safe,Healthy,and Attractive Community.These
policies address walkable neighborhoods,safety and shared uses.The intent of the
policies is to promote new development with walkable places that support grid and
flexible grid street and pathway patterns,and are visually attractive,safe,and healthy
environments.The requested street modification is consistent with these policy
guidelines.
b.Will meet the objectives and safety,function,appearance,environmental
protection and maintainability intended by the Code requirements,based upon
sound engineering judgment.
Staff Comment:The modified street improvements will meet the objectives of a safe
walkable environment.The proposed improvements are consistent with those
anticipated in the immediate area.
c.Will not be injurious to other property(ies)in the vicinity.
‘Staff Comment:There are no identified adverse impacts to other properties from the
requested modification.
d.Conforms to the intent and purpose of the Code.
Staff Comment:See comments under criterion “b’.
e.Can be shown to be justified and required for the use and situation intended;andV
Staff Comment:See comments under criterion ‘b’.
1.Will not create adverse impacts to other property(ies)in the vicinity.
Staff Comment:See comments under criterion ‘c’.
HEX Report 15-000864
City of Ren ton Department of Community &Economic Development Heating Examiner Recommendation
HIGHLANDS RESERVOIR &EMERGENCY GENERATOR LUA5-000864,ECF,CU-H,SA-H,MOD
March$,2016 Pagel9of2O
I.CONCLUSIONS:
1.The subject site is located in the Residential High Density (RHD)Comprehensive Plan designation and
complies with the goals and policies established with this designation provided the applicant complies
with the conditions of approval,see FOF 16.
2.The subject site is located in the Residential-lO (R-10)zoning designation and complies with the zoning
and development standards established with this designation provided the applicant complies with City
Code and conditions of approval,see FOF 17.
3.The proposed conditional use complies with all the conditional use criteria,pursuant to RMC 4-9-030,
provided the project complies with all advisory notes and conditions of approval contained herein,see
FOF 18.
4.The proposed project complies with the site plan regulations as established by City Code provided all
advisory notes and conditions are complied with,see FOF 19.
5.The proposed project complies with the street modification criteria as established by City Code,
provided the project complies with all advisory notes and conditions of approval contained herein,see
FOF 20.
6.Key features,which are integral to this project,include project phasing and water and utility
infrastructure improvements.
J.RECOMMENDATION:
Staff recommends approval of the Hearing Examiner Site Plan,Conditional Use Permit,and Street
Modification Request for improvements to the Highlands Reservoir and Emergency Generator,File No.
LUA15-000864,as depicted in Exhibit 17.Staff also recommends a five (5)year Site Plan and Conditional Use
Permit implementation period with a possible one (1)year extension for good cause by the Administrator,
subject to the following conditions:
1.The applicant shall comply with the mitigation measure issued as part of the Determination of Non-
Significance Mitigated,dated on January 25,2016.
a.The applicant shall comply with the recommendations included in Technical Memorandum
Review of Existing Geologic,Hydrogeologic,and Geotechnical Information,prepared by RH2
Engineering Inc,dated December 19,2014 and Geotechnical Report,prepared by ZZA-Terracon,
dated January 19,2009 (Exhibit 8).
2.The applicant shall be required to submit a detailed landscaping plan that includes a fully sight-
obscuring landscaped visual barrier along the north property line.The final landscaping plan shall be
submitted to,and approved by,the Current Planning Project Manager prior to engineering permit
approval.
3.The applicant shall locate the replacement fence behind the required 10-foot wide onsite landscaping
required along the street frontage of NE 12th St.The location of the fence shall be reviewed and
approved by the Current Planning Manager,prior to installation.
4.The applicant shall provide a lighting plan that adequately provide for public safety without casting
excessive glare on adjacent properties.The final lighting plan shall be submitted to,and approved by,
the Current Planning Project Manager prior to construction permit approval.
HEX Report 15-000264
City of Renton Department of Community &Economic Development Hearing Examiner Recommendation
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EXPIRATION PERIODS:
Pursuant to RMC 4-8-100,the City declares that circumstances surrounding land use decisions change rapidly
over a period of time.In order to ensure the compatibility of a decision with current needs and concerns,any
such decision must be limited in duration,unless the action or improvements authorized by the decision is
implemented promptly.Any application or permit approved pursuant to this Chapter with the exception of
rezones shall be implemented within two (2)years of such approval unless other time limits are prescribed
elsewhere in the Renton Municipal Code.Any application or permit which is not so implemented shall
terminate at the conclusion of that period of time and become null and void.For large scale or phased
development projects,the Examiner may at the time of approval or recommendation set forth time limits for
expiration which exceed those prescribed in this Section for such extended time limits as are justified by the
record of the action.
Pursuant to RMC 4-9-200 the Hearing Examiner shall determine,and document in writing,an appropriate
expiration date for the master plan,granting up to five (5)years.An applicant shall submit a complete site plan
application for the development within the specified time frame if a site plan was not combined with the
master plan application.The Administrator may grant a one year extension for good cause.
Site Plan Approval expires two (2)years from the date of approval.An extension may be requested pursuant to
RMC section 4-9-200.
Pursuant to RMC 4-9-250 any variance granted,unless otherwise specified in writing,shall become null and
void in the event that the applicant or owner of the subject property for which a variance has been requested
has failed to commence construction or otherwise implement effectively the variance granted within a period
of two (2)years after such variance has been issued.For proper cause shown,an applicant may petition for an
extension of the two (2)year period during the variance application review process,specifying the reasons for
the request.The time may be extended but shall not exceed one additional year in any event.
HEX Report 15-000864
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND
ECONOMIC DEVELOPMENT
REPORTTO THE HEARING EXAMINER,EXHIBITS
Project Name:Project Number:
Highlands Reservoir &Emergency Generator LUA1S-000864,ECE,CU-H,SA-H,MOD
Date of Hearing Staff Contact Project Contact/Applicant Project Location
Match 8,2016 Clark H.Close iD.Wilson,Public Wotks,3410 NE 12th St
Senior Planner City of Renton Renton,WA 98056
The following exhibits were entered into the record:
Exhibits 1-15:As shown in the SEPA Environmental Review Report
Exhibit 16:Environmental “SEPA”Determination and ERC Mitigation Measures
Exhibit 17:Site Plan
Exhibit 18:Topography Map
Exhibit 19:Tree Cutting Plan,Land Clearing and Demolition Plan
Exhibit 20:Landscaping Plan
Exhibit 21:Arborist Report prepared by Greenforest Incorporated,dated November 18,2015
Exhibit 22:Artists Renderings
Exhibit 23:Onsite Utility Plan
Exhibit 24:Reservoir Floor Plans
Exhibit 25:Site Cross Sections
Exhibit 26:Street Modification Request
CITYOF—Renton c
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT —Renton 0
ENVIRONMENTAL REVIEW COMMITTEE REPORT
ERC MEETING DATE:January 25,2015
Project Name:Highlands Reservoir &Emergency Generator
Project Number:LUA15-000864,ECF,CU-H,SA-H,MOD
Project Manager:Kris Sorensen,Associate Planner
Owner:City of Renton,1055 S Grady Way,Renton WA 98057
Applicant/Contact:J.D.Wilson,Public Works,City of Renton,1055 S Grady Way,Renton WA 98057
Project Location:3410 NE 12th St and NE 12th St Right-of-Way from Olympia Ave NE to Edmonds Ave NE
Project Summary:The applicant is requesting Environmental (SEPA)Review,Hearing Examiner Site Plan
and Conditional Use Permit Reviews,and a Modification to street improvements for
development at the Highlands Reservoir site and associated improvements within the
NE 12th St corridor.The 204,555 square foot property at 3410 NE 12th St is located in
the Residential 10 fR-b)zone.The project is part of the City’s public drinking water
utility.The proposed on-site improvements are the construction of a 6.3 million-gallon
reinforced concrete partially buried water storage tank,replacement of the emergency
generator,utilities improvements,new access road,and relocation of existing
telecommunication equipment.Off-site improvements within the NE 12th St right-of
way include a new connection to the wastewater interceptor at NE 12th and NE Sunset
Blvd,replacement of water main pipes that connect to NE 12th Street and Edmonds
Ave NE,and street improvements along the reservoir site.Access to the site is through
two driveways from NE 12th St.The project is located within the Wellhead Protection
Area zone.The project would excavate 20,000 cubic yards of soils and import 3,000
cubic yards.Retention of 17 trees is proposed.New landscaping and screening is
proposed.The applicant requests a street modification from the RMC 4-6-060
standards along 3410 NE 12th St.The applicant proposes 2 feet of right-of-way
dedication along the project side of NE 12th St and new curb and gutter,5-foot bike
lane,8-foot planting strip,and 5-foot sidewalk.Documents submitted include
environmental checklist,traffic study,arborist,geotechnical,and drainage reports.The
total project value is estimated at $13,981,000.
Exist.Bldg.Area SF:55,191 SF Proposed New Bldg.Area (footprint):45,561 SF
Proposed New Bldg.Area (gross):45,561 SF
Site Area:204,555 SF at 3410 NE 12th St &NE Total Building Area GSF:100,752 SF
12th St Right-of-Way from Olympia Ave NE to
Edmonds Ave NE
STAFF
RECOMMENDATION:
,W
Staff Recommends that the Environmental Review Committee issue a Determination
of Non-Significance -Mitigated fDNS-M).
Full Document
Available upon Request
EXHIBIT 1
ERC Report 15-000864
0
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0 0
DEPARTMENT OF COMMUNI EXHIBIT 4
AND ECONOMIC DEVELOPME Lenion
S%‘CKLIST0
PURPOSE OF CHECKLIST:
Governmental agencies use this checklist to help determine whether the environmental
impacts of your proposal are significant.This information is also helpful to determine if
available avoidance,minimization or compensatory mitigation measures will address the
probable significant impacts or if an environmental impact statement will be prepared to
further analyze the proposal.
INSTRUCTIONS FOR APPLICANTS:[helpi
This environmental checklist asks you to describe some basic information about your proposal.
Please answer each question accurately and carefully,to the best of your knowledge.You may
need to consult with an agency specialist or private consultant for some questions.You may
use “not applicable”or “does not apply”only when you can explain why it does not apply and
not when the answer is unknown.You may also attach or incorporate by reference additional
studies reports.Complete and accurate answers to these questions often avoid delays with the
SEPA process as well as later in the decision-making process.
The checklist questions apply to all parts of your proposal,even if you plan to do them over a
period of time or on different parcels of land.Attach any additional information that will help
describe your proposal or its environmental effects.The agency to which you submit this
checklist may ask you to explain your answers or provide additional information reasonably
related to determining if there may be significant adverse impact.
INSTRUCTIONS FOR LEAD AGENCIES:
Additional information may be necessary to evaluate the existing environment,all interrelated
aspects of the proposal and an analysis of adverse impacts.The checklist is considered the first
but not necessarily the only source of information needed to make an adequate threshold
determination.Once a threshold determination is made,the lead agency is responsible for the
completeness and accuracy of the checklist and other supporting documents.
1
H:\File Sys\WTR -Drinking Water Utility\WTR-13 -Studies &Project Development\WTR43-0119 -Highlands 435 Zone
Reservoir Replacement Prelim Design\SEPA CUP Master Site\envchlstHighlandsResRpl.doc
I
ENVIRONMENT1
Planning Division
1055 South Grady Way-Renton,WA 98057
Phone:425-430-7200 I www.rentonwagov
0 EXHIBIT 5
Kris Sorensen
From:Kriedt,Gary <Gary.Kriedt klngcouricy.yuv —
Sent:Tuesday,January 12,2016 8:48 AM
To:Kris Sorensen
Cc:Korthals,David;PlansReview
Subject:KC Metro Comments on LUA15-00064
Hi Kris -King County Metro Transit reviewed project LUA15-00064,Highland Reservoir &Emergency Generator
Replacement,and we have the following comments.
Metro has a bus stop (#45130)in street frontage on the north side of NE 12th Street.The bus stop has a passenger
shelter on a concrete looting and is served by Routes 105 and 240.
Since the project proposes a half-street profile consisting of curb,gutter,8-foot planting strip,and a 5-foot sidewalk,we
request the inclusion of an ADA front door landing pad,rear door alighting pads,and a new shelter footing as a part of
this project to ensure adequate transit access and safety.
Design coordination should be through David Korthals,South District Facilities Planner.David is at 206-477-5776,fax:
206-684-1860,david.korthals@kingcounty.gov.Please send a copy of the most recent plans,including the proposed
channelization work,to David Korthals and also to plansreview@kingcounty.gov.Please coordinate with David Korthals
regarding all transit related issues.
Thank you!
Gary Kriedt.Senior EnvIroiimentn Plmmsr
I1tm (nnsü
201 o iacksoi St.MS <Sc-TA-Q4J1
S00e,‘/4 98TO-3356
%20,’7?..595O or 2Q1B47 (H)
garv.kriedt@kingcounty.gov
1
Kris Sorensen
0 EXHIBIT 6
From:
Sent:
To:
Cc:
Subject:
Attachments:
Hi David,
J.D.Wilson
Tuesday,January 12,2016 10:34 AM
david.korthals@kingcounty.gov’
‘plansreview@kingcounty.gov’;‘gary.kriedt@kingcounty.gov’;Kris Sorensen;Vicki
Grover;Abdoul Gafour;Thomas H.Malphrus;Kyle Pettibone -RH2 Engineering
(kpettibone@rh2.com);Mark Millet (mmiller@rh2.com)
FW:KC Metro Comments on LUA1S-00064
11 -A -Site Plan 34 x 22.pdf;11 -B -Site X-Sections 34 x 22.pdf
See Gary Kriedt’s email below.
We will begin the design phase of this project after the SEPA review has been completed and we have received approval
for the conditional use of the site.We will keep you in the loop on the design of the Street improvements including the
requested ‘ADA front door landing pad,rear door alighting pads,and a new shelter footing as a part of this project to
ensure adequate transit access and safety’
Our consultant for the design of the project is RH2 Engineering and their project manager is Kyle Pettibone.
At this point the plans are very preliminary and the details,including channelization have not been designed.Attached
are a preliminary site plan and site cross section.
J.D.Wilson,P.E.,WDM-lV
Utility I GlS Engineer
Drinking Water Utility
Utility Systems Division
Public Works Department
City of Renton,WA
Iwilson@rentonwa.gov
425-430-7295
http://www.rentonwa .gov/
1
0
TECHNICAL INFORMATION REPORT
EXHIBIT 7
HIGHLANDS 435 PREssuk.JNE
REsERvoIRs
Prepared for:
CITY OF RENT0N
10555 Grady Way
5th Floor
Renton,WA 98055
REN 113.104.01.104
Prepared by:
RH2 ENGINEERING,INC.
November 2015
EXHIBIT 8
TECHNICAL
Memorandum
Composed by:Steve Nelson,L.HG.,LEG
Reviewed by:Kyle Petdbone,RE.
Subject:Review of Existing Geologic,Hydrogeologic,and Geotechnical information
Date:December 19,2014
Background
12/19/14
The City of Renton (City)intends to construct a new reservoir on the site of its existing Highlands
Reservoirs on the uplands east of central Renton.The existing reservoirs were constructed in 1941
and 1960,respectively.Preliminary designs indicate that the new reservoir would store 6.3 million
gallons and with dimensions of approximately 170 feet by 250 feet and 25 feet high.A 2009
geotechnical report was completed by ZZA-Terracon to assess the site conditions and recommend
foundation design and construction approaches for a new reservoir founded on the native subgrade
material.This memorandum reviews the findings and recommendations of the geotechnical report
and provides a summary of infiltration potential for possible on-site stormwater management.
City Conditional Use permitting requires sufficient geotechnical assessment of the site to support
the design and construction of the project and to evaluate the potential effect of construction and
operation on geologic hazards.This memorandum includes RH2 Engineering,Inc.’s (RH2)review
of the existing geotechnical report (ZZA-Terracon,2009),and a review of available geologic
mapping and boring logs.
0
Client:City of Renton
Project:Highlands 435 Pressure Zone Reservoirs and Emergency Generator
Project File:-REN 113.104.01.109 Project Manager:Kyle Pettibone,P..
“.71y
12/19/14
EXPiRES;12131/2014
12/1912014 1:16PM ]:Dt2 REN 113-04\09 PenniiringREN Higliline Background Geo Review Memo.docx
0 0
ZZA-1terracon
81085801
January 19,2009
HDR Engineering,Inc.
500 108th Avenue NE
Bellevue,Washington 98004
Attention:Mr.Greg Pierson
Subject:Geotechnical Report
City of Renton —Water Distribution System Storage Planning Study
Renton,Washington
Dear Mr.Pierson,
This report presents the results of our geotechnical investigation for the City of Renton
Water Distribution System Storage Study.Our scope of services included review of existing
information,site reconnaissance,subsurface exploration,laboratory testing,geotechnical
engineering analyses,evaluating potential geotechnical constraints for the project,and
preparation of this report.These services were completed in accordance with the Subconsultant
Agreement dated October 3,2008.
We understand that the City of Renton is planning to increase the storage capacity of its
water system over the next 4 to 7 years.The City has identified the Highlands Site and Mount
Olivet Site as two existing reservoir locations that can accommodate storage expansion for major
service areas.
We understand that the scope of the current study is limited to a planning level efforL
The geotechnical conclusions and recommendations presented in this report are therefore
preliminary in nature.
PROJECT DESCRIPTION
The location of the Highlands Site and existing site features are shown on Figure 1,Site
and Exploration Plan.The site is currently occupied by 1.5 and 2.0 MG below ground
reservoirs,a 750,000 G elevated water tank,and a pump station.As currently planned,
expansion of the Highlands Site would include the following.
•Phase 1 construction of a 210 by 265 foot,8.0 MG below ground reservoir in the
undeveloped northern portion of the site.This reservoir would have an overflow
elevation of 445.5 feet and a finished floor elevation of 425 feet,The latter
elevation would place the finished floor 1 foot above to 7 feet below the existing
ground surface.
•New pump station located in the southern portion of the site to the west of the
existing facility.
21905 64th Avenue West Ste ba,Lynnwood,WA 98043 425-771-3304 Fax:425-771-3549
Q EXHIBIT 9 Q
Construction Mitigation Description
Highlands Reservoir and Emergency Generator Replacement
City of Renton Drinking Water Utility
Proposed Construction Dates and Times
Part 1,Replace Emergency Generator
Anticipated construction dates:Start 1 May 2016 and end 31 December 2016
Working hours:see below
Part 2,Construct replacement reservoir on-site and offsite utilities and street frontage improvements
Anticipated construction dates:Start 1 May 2017 and end 31 December 2018
Working hours:see below
Working hours:
Typically the working hours will be between 7:00 a.m.and 6:00 p.m.,Monday through Friday.
Exceptions to this may occur in order to minimize disruptions to local traffic.In those cases the
scheduling will be handled as per the City of Renton standard specifications which are as follows:
Except in the case of emergency or unless otherwise approved by the Contracting Agency,the normal
straight time working hours for the Contract shall be any consecutive 8-hour period between 7:00 a.m.
and 6:00 p.m.of a working day with a maximum 1-hour lunch break and a 5-day Work week.The normal
straight time 8-hour working period for the Contract shall be established at the preconstruction
conference or prior to the Contractor commencing the Work.
If a Contractor desires to perform Work on holidays,Saturdays,Sundays,or before 7:00 a.m.or after
6:00 p.m.on any day,the Contractor shall apply in writing to the Engineer for permission to Work such
times.Permission to Work longer than an 8-hour period between 7:00 a.m.an 6:00 p.m.is not required.
Such requests shall be submitted to the Engineer no later than noon on the working day prior to the day
for which the Contractor is requesting permission to Work.
Permission to Work between the hours of 10:00 p.m.and 7:00 a.m.during weekdays and between the
hours of 10:00 p.m.and 7:00 a.m.on weekends or holidays may also be subject to noise control
requirements.Approval to continue Work during these hours may be revoked at any time the
Contractor exceeds the Contracting Agency’s noise control regulations or complaints are received from
the public or adjoining property owners regarding the noise from the Contractor’s operations.The
Contractor shall have no claim for damages or delays should such permission be revoked for these
reasons.
Permission to Work Saturdays,Sundays,holidays or other than the agreed upon normal straight time
working hours Monday through Friday may be given subject to certain other conditions set forth by the
Contracting Agency or the Engineer.These conditions may include but are not limited to:requiring the
C
Engineer or such assistants as the Engineer may deem necessary to be present during the Work;
requiring the Contractor to reimburse the Contracting Agency for the cost of engineering salaries paid
Contracting Agency employees who worked during such times;considering the Work performed on
Saturdays,Sundays,and holidays as working days with regards to the Contract Time;and considering
multiple Work shifts as multiple working days with respect to Contract lime even though the multiple
shifts occur in a single 24-hour period.Assistants may include,but are not limited to,survey crews;
personnel from the material testing labs;inspectors;and other Contracting Agency employees when in
the opinion of the Engineer such Work necessitates their presence.
Construction Mitigation Measures &Best Practices:
All activities will begin with the implementation and installation of Best Management Practices
(BMP).These practices include:
Proposed Hauling!Transportation routes Contractors will apply for their own hauling
permits related to this project and will follow a city approved route.It is anticipated that the haul route
will be from the reservoir site west along NE 12th to NE Sunset Blvd and then south and west to 1-405.
Storm Water Construction will start with the implementation and installation of Best
Management Practices fBMP)for Temporary Erosion and Sedimentation Control (TESC).All storm water
drain inlets in and around the proposed construction operations and staging areas will be surrounded by
oil absorbent padding to mitigate the potential of any hydraulic/fuel leakages emanating from
construction machinery entering the watershed.
Dust Control Through the entire construction period the Contractor shall take all necessary steps to
dust control all working area and unpaved roads.The use of calcium chloride or other chemicals will not
be permitted for dust control.The Contractor will accomplish dust control by watering and sprinkling to
satisfactorily settle the dust.Contractor shall comply with any requirements imposed by law to prevent
fugitive dust emissions.All demolished materials and debris will be stockpiled on site to prevent dust
and sedimentation from migrating onto roadways.Contractor vehicles that are transporting materials
to and from the site will be required to have tires washed prior to leaving the site.This will prevent dust
and sedimentation from entering nearby roadways.
Special Hours of Operation None proposed at this time.
Preliminary Traffic Control Plan None proposed at this time.Part 1 will not need a traffic
control plan.Part 2 will need (a)traffic control plan (s)for the work in the right-of-way.The contractor
(s)will be responsible for submitting,getting approval of and implementing traffic control plans.
:
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EXHIBIT 11 ‘S 1
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ADVISORY NOTES TO APPLI)EXHIBIT 15 q r;3:::
LUA1 5-000864 r
Application Date:December 14,2015 ne Address:3410 NE 12th St
Name:Highlands Reservoir and Emergency Generator Renton,WA 98056-3428
Replacement
PLAN -Planning Review -Land Use Version 1
I
January 21,2016
Engineering Review Comments Contact:Vicki Grover
I
425-430-7291 vgrover@rentonwa.gov
Recommendations:M E M 0 R A N D U M
DATE:January21,2016
TO:Kris Sorenson,Planner
FROM:Vicki Grover,Plan Review
SUBJECT:Utility &Transportation Comments for COR Highlands 435 Zone Reservoir
3410—NE 12th Street
LUA 15000864
I have completed a review for the above referenced proposal located at parcel 0423059186.
WATER
1.The proposed development is within City of Renton Water District.
SAN ITARY SEWER
1.Sewer service is provided by the City of Renton.The future phase will require a cut and cap of the existing side sewer connection for
the chlorination building and vault.
SURFACE WATER
2.A drainage report complying with the 2009 King County Surface Water Design Manual and City of Renton Amendments to the
KCSWDM,was submitted from RH2 Engineering,Inc.dated November 2015.Based on the City’s flow control map,this site falls within
the Flow Control Duration Standard,Forested Site Conditions (north and east sides of the site;Honey Creek Basin)and the Peak Rate
Flow Control Standard,existing site conditions (south and west sides of the site;Johns Creek Basin).A Full Drainage Review was
included in the report and is for construction of the Phase 1 reservoir and planning for the stormwater system expansion in Phase 2.A
flow control BMP is required;the TIR proposes permeable subgrade with traditional asphalt over the top and call it “Permeable Asphalt”.
The geotech report says the soil is not suitable for infiltration so a different BMP needs to be proposed.The project will need to submit an
adjustment for approval of the pump system.The final drainage plan and drainage report must be submitted with the utility construction
permit application.
3.A geotechnical report from 2009 authored by ZZA Terracon was submitted with a December 2014 Technical Memorandum to the 2009
geotech report.RH2 reviewed ZZA Terracon ‘s findings and recommendations as well as provided a summary regarding infiltration
potential for on site stormwater management.RH2 classified the soil conditions on site to have a low infiltration capacity and therefore is
not suitable for on site infiltration of stormwater.
The earthwork portion of the project is recommended to be accomplished during extended dry periods of weather;if earthwork is done
during the west season extra precautionary measures will need to be taken to protect subgrade materials.
All geotechnical recommendations shall be incorporated into the design plans.
4.A study shall be required and included in the TIR to verify downstream capacity for the overflow from the reservoirs and prove the flows
will have no environmental impacts.
5.Surface water system development fee (SDC)will be applicable.The current rate of SDC fee $0.594 per square foot of new
impervious surface area,but not less than $1,350.00.
6.A Construction Stormwater General Permit from Department of Ecology will be required if grading and clearing of the site exceeds one
acre.A Stormwater Pollution Prevention Plan fSWPPP)is required for this site.
TRANSPORTATION /STREET
1.Transportation impact fees will apply to this project.The actual rate will be assessed at a later date.This fee will be based on the
Ran:January 25,2016 Page 1 of 3
ADVISORY NOTES TO APPU.NT
LUA1 5-000864
PLAN -Planning Review -Land Use
C)—
ltyo——----
Version 1 (January21,2016
Fire Review -Building Comments Contact:Corey Thomas
I
425-430-7024 cthomas@rentonwa.gov
Recommendations:Code Related Comments:
1.Separate plans and permits for the relocation/replacement of the emergency electrical generator if it has an associated fuel storage
tank.
Community Services Review Comments
Recommendations:1.Street trees —overhead electric wires exist,therefore use only small maturing street trees space at 30 ft on
center (plan shows 20 feet on center spacing).No tree closer than 30 feet from streetlight pole.Use only Amelanchier laevis “Spring
Flurry”—SeMceberry —2 inch caliper
2.Planting strip along street —shall be maintained by the Water Utility except Street trees maintained by City.
3.Amelanchier laevis “Spring Flurry”—Serviceberry
Minimum caliper shall be 2 inches
Single trunk with a well developed central leader
Specimen grade only
Do not use birch as suqQested on plan
Contact:Leslie Betlach 425-430-6619 I
LBetlach@rentonwa.gov
Planning Review Comments Contact:Kris Sorensen j 425-430-6593 ksotensen@rentonwa.gov
Engineering Review Comments Contact:Vicki Grover I425-430-7291 (vgrover@rentonwa.gov
amount of buitding area and its use per the ITE Manual.Payment of the transportation impact fee is due at the time of issuance of the
building permit.
2.Road Classification —Minor Arterial/North 12th Street
•Existing right of way width —approximately 60 ft.on North 12th Street with 2 travel lanes.
•Required ROW width Based on RMC 4 6 060,North 12th St.requires 91 ft.
•ROW dedication needed —Approximately 15.50 feet on the north side of North 12th Street.
•11 ft.travel lanes,a 5 ft.bike lane,0.5 ft.curb and gutter,8 ft.sidewalk and 8 ft.planter strips will be required.
The applicant has submitted a modification for Right Of Way Dedication and street frontage improvements,which is currently under review
and staff is recommended approval.
3.Metro Bus requirements for the existing bus stop located in front of the site will require:Metro Bus Stop #45130 Metro requests the
inclusion of an ADA front door landing pad,read door lighting pads and a new shelter footing to ensure adequate transit access and
safety.
4.Paving and trench restoration will comply with the City’s Trench Restoration and Overlay Requirements.
General Comments
1.All construction or service utility permits for drainage and street improvements will require separate plan submittals.All utility plans
shall conform to the Renton Drafting Standards.Plans shall be prepared by a licensed Civil Engineer.
2.When utility plans are complete,please submit four (4)copies of the drawings,two (2)copies of the drainage report,permit
application,an itemized cost of construction estimate,and application fee at the counter on the sixth floor.
Recommendations:Planning:
1.RMC section 4 4 030.C.2 limits haul hours between 8:30 am to 3:30 pm,Monday through Friday unless otherwise approved by the
Development Services Division.
2.Commercial,multi family,new single family and other nonresidential construction activities shall be restricted to the hours between
seven o’clock (7:00)a.m.and eight o’clock (8:00)p.m.,Monday through Friday.Work on Saturdays shall be restricted to the hours between
nine o’clock (9:00)a.m.and eight o’clock (8:00)p.m.No work shall be permitted on Sundays.
3.Within thirty (30)days of completion of grading work,the applicant shall hydroseed or plant an appropriate ground cover over any
portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90)days.
Alternative measures such as mulch,sodding,or plastic covering as specified in the current King County Surface Water Management
Design Manual as adopted by the City of Renton may be proposed between the dates of November 1St and March 31St of each year.The
Development Services Division’s approval of this work is required prior to final inspection and approval of the permit.
Ran:January25,2016 Page 2of3
ADVISORY NOTES TO APPL(\NT 0
LUA1 5-000864
PLAN -Planning Review -Land Use Version 1 IJanuary 21,2016
Planning Review Comments Contact:Kris Sorensen I425-430-6593 ksorensen@rentonwa.gov
4.A National Permit Discharge Elimination System (NPDES)permit is required when more than one acre is being cleared.
5.The applicant may not fill,excavate,stack or store any equipment,dispose of any materials,supplies or fluids,operate any
equipment,install impervious surfaces,or compact the earth in any way within the area defined by the drip line of any tree to be retained.
6.The applicant shall erect and maintain six foot (6)high chain link temporary construction fencing around the drip lines of all retained
trees,or along the perimeter of a stand of retained trees.Placards shall be placed on fencing every fifty feet (50’)indicating the words,“NO
TRESPASSING —Protected Trees”or on each side of the fencing it less than fifty feet (50’).Site access to individually protected trees or
groups of trees shall be fenced and signed.Individual trees shall be fenced on four (4)sides.In addition,the applicant shall provide
supervision whenever equipment or trucks are moving near trees.
7.The applicant shall provide a fill source statement for fill used for project development at the reservoir site and within the NE 12th St right
of way within the WelIhead Protection Area.The fill source statement shall be submitted with the construction permit application.
Ran:January 25,2016 Page 3 of 3
DEPARTMENT OF C0MMUNFrY
ENVIRONMENTAL (SEPA)DETERMINATION OF NON-SiGNIFiCANCE
-MITIGATED (DNS-M)
PROJECT NUMBER:LUAIS-000864,ECF,CU-H,SA-H,MOD
APPLICANT:City of Renton,Public Works
PROJECT NAME:Highlands Reservoir &Emergency Generator
PROJECT DESCRIPTION:The applicant is requesting Environmental (SEPA)Review,Hearing
Examiner Site Plan and Conditional Use Permit Reviews,and a Modification to street improvements for
development at the Highlands Reservoir site and associated improvements within the NE 12th St corridor.The
204,555 square foot property at 3410 NE 12th St is located in the Residential 10 fR-lU)zone.The project is part
of the City’s public drinking water utility.The proposed an-site improvements are the construction of a 6.3
million-gallon reinforced concrete partially buried water storage tank,replacement of the emergency generator,
utilities improvements,new access road,and relocation of existing telecommunication equipment.Off-site
improvements within the NE 12th St right-of-way include a new connection to the wastewater interceptor at NE
12th and NE Sunset BIvd,replacement of water main pipes that connect to NE 12th Street and Edmonds Ave NE,
and street improvements along the reservoir site.Access to the site is through two driveways from NE 12th St.
The project is located within the Welthead Protection Area zone.The project would excavate 20,000 cubic yards
of soils and import 3,000 cubic yards.Retention of 17 trees is proposed.New landscaping and screening is
proposed.The applicant requests a street modification from the RMC 4-6-060 standards along 3410 NE 12th St.
The applicant proposes 2 feet of right-of-way dedication along the project side of NE 12th St and new curb and
gutter,5-foot bike lane,8-foot planting strip,and 5-foot sidewalk.Documents submitted include environmental
checklist,traffic study,arborist,geotechnical,and drainage reports.The total project value is estimated at
$13,981,000.
PROJECT LOCATION:3410 NE 12th St and NE 12th St Right-of-Way from Olympia Ave NE to
Edmonds Ave NE
LEAD AGENCY:City of Renton
Environmental Review Committee
Department of Community &Economic Development
The City of Renton Environmental Review Committee has determined that it does not have a probable significant
adverse impact on the environment.An Environmental Impact Statement (EIS)is not required under RCW
43.21C.030(2)(c).Conditions were imposed as mitigation measures by the Environmental Review Committee under
their authority of Section 4-9-070D Renton Municipal Code.These conditions are necessary to mitigate environmental
impacts identified during the environmental review process.Because other agencies of jurisdiction may be involved,the
lead agency will not act on this proposal for fourteen (14)days.
Appeals of the environmental determination must be filed in writing on or before 5:00 pm on February 12,2016.
Appeals must be filed in writing together with the required fee with:Hearing Examiner,City of Renton,1055 South
Grady Way,Renton,WA 98057.Appeals to the Examiner are governed by RMC 4-8-110 and more information may be
obtained from the Renton City Clerk’s Office,(425)430-6510.
EXHIBIT 16
DEPARTMENT Of COMMUNITY
AND ECONOMIC DEVELOPMENT (
9
Gregg Zimr(ma.iministrator
Public Work Department
Ad nistrator
Community Services Department
PUBLICATION DATE:
DATE OF DECISION:
SIGNATURES:
January 29,2016
JANUARY 25,2016
1/2 4i’
Mark PeteronfAdministrator
Date DateFire&Emergency Services
i&qzc/t
C.E.“Chip”Vincent,Administrator
Date Department of Community &Date
Economic Development
CITY OF
AND ECONOMIC DEVELOPMENT -“Renton E.
DETERMINATION OF NON-SIGNlFlCANCE.MITlGATED (DNSM)
MITIGATION MEASURES AND ADVISORY NOTES
PROJECT NUMBER:LUA15-000864,ECF,CU-H,SA-H,MOD
APPLICANT:J,D.Wilson,Public Works,City of Renton,1055 S Grady
Way,Renton WA 9$057
PROJECT NAME:LUAI5-000864,ECF,CU-H,SA-H,MOD
PROJECT DESCRIPTION:The applicant is requesting Environmental (SEPA)Review,
Hearing Examiner Site Plan and Conditional Use Permit Reviews,and a Modification to street
improvements for development at the Highlands Reservoir site and associated improvements
within the NE 12’’St corridor.The 204,555 square foot property at 3410 NE 12th St is located in
the Residential 10 (R-10)zone.The project is part of the City’s public drinking water utility.The
proposed on-site improvements are the construction of a 6.3 million-gallon reinforced concrete
partially buried water storage tank,replacement of the emergency generator,utilities
improvements,new access toad,and relocation of existing telecommunication equipment.Off-
site improvements within the NE 12th St right-of-way include a new connection to the
wastewater interceptor at NE 12th and NE Sunset Blvd,replacement of water main pipes that
connect to NE 12th Street and Edmonds Ave NE,and Street improvements along the reservoir
site.Access to the site is through two driveways from NE 12th St.The project is located within
the Wellhead Protection Area zone.The project would excavate 20,000 cubic yards of soils and
import 3,000 cubic yards.Retention of 17 trees is proposed.New landscaping and screening is
proposed.The applicant requests a Street modification from the RMC 4-6-060 standards along
3410 NE 12th St.The applicant proposes 2 feet of right-of-way dedication along the project side
of NE 12th St and new curb and gutter,5-foot bike lane,8-foot planting strip,and 5-foot
sidewalk.Documents submitted include environmental checklist,traffic study,arborist,
geotechnical,and drainage reports.The total project value is estimated at $13,981,000.
PROJECT LOCAflON:3410 NE 12th St and NE 12t1 St Right-of-Way from Olympia
Ave NE to Edmonds Ave NE
LEAD AGENCY:The City of Renton
Department of Community &Economic Development
Planning Division
MITIGATION MEASURES:
1.The applicant shall comply with the recommendations included in Technical
Memorandum Review of Existing Geologic,Hydrogeologic,and Geotechnical
Information,prepared by RH2 Engineering mc,dated December 19,2014 and
Geotechnical Report,prepared by ZZA-Terracon,dated January 19,2009 (Exhibit 8).
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Greenforest Incorporated
November 18,2015
Alicia Pettibone
RH2 Engineering,Inc.
22722 29th Drive SE,Suite 210
Bothell,WA 98021
RE:Tree Assessment and Arborist Report,Renton Highlands Reservoir
Dear Ms.Pettibone:
You contacted me and contracted my services as a consulting arborist.Proposed
construction will add an additional water reservoir at the above referenced site.Several
trees will be impacted and are proposed for removal.My assignment is to inspect and
assess the significant impacted trees,and prepare a report to support a tree retention
plan.You provided me a Tree Cutting,Land Clearing and Demolition Plan showing the
locations of 99 impacted trees.I visited the site today and inspected these trees,which
are the subject of this report.
The site is relatively flat,and the majority of trees are located at the north end of the
parcel,within two distinct groves,separated by lawn.The subject trees include 3 Pacific
madrone,2 western red-cedar and 94 Douglas-firs,ranging in diameter from 8 to 36
(DBH)inches.Nearly every tree is in good condition.
TREE INSPECTION
I visually inspected each tree from the ground and rated both tree health and structure.
A tree’s structure is distinct from its health.This inspection identifies what is visible
with both.Structure is the way the tree is put together or constructed,and identifying
obvious defects can be helpful in determining if a tree is predisposed to failure.Health
addresses disease and insect infestation.
No invasive procedures were performed on any trees.The results of this inspection are
based on what is visible at the time of the inspection.
4547 South Lucile Street,Seattle,WA 98118 Tel.206-723-0656
Full Document
EXHIBIT 21 Available upon Request
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PUBLIC WORKS DEPARTMENT —‘Renton c:
MEMORANDUM
DATE:December 8,2015
TO:Kris Sorensen
CC:Abdoul Gafour
Vicki Glover
Bob Mahn
FROM:i.D.Wilson
SUBJECT:Highlands Reservoir and Emergency Generator Replacement
Project -Code Modification Request
Code Modification Request:RMC 4-6-060 Public Street Right-of-Way Design
Standards
The Water Utility requests a modification of City Code RMC 4-6-060 Street Standards
regarding right-of-way dedication and street frontage improvements related to the Highlands
water reservoir project.In accordance with RMC 4-9-250D Modifications Procedures,this
request for code modification is necessary because of practical difficulties in carrying out the
provisions of the standards,and also because the standards in the code are in conflict with
recently City-adopted street standards for the Sunset Area.
Project General Narrative
Location:The project is located within a 4.7-acre of City-owned property at 3410 NE 12th
Street,Renton,King County parcel no.0423059186.
Current use of property:The site is currently used for City’s drinking water facilities and also
for public and private telecommunication antenna base stations.Existing structures on the
site include a 750,000-gallon elevated water storage tank,a 2 million-gallon and a 1.5
million-gallon partially buried concrete water storage tanks,a booster pump building,a re
chlorination building,a metal shed housing an emergency electrical generator,underground
water transmission mains,storm drainage pipes,and several concrete pads for public and
private telecommunication equipment.
Proposed improvements:The proposed improvements consist of the construction of a 6.3
million-gallon reinforced concrete partially buried water storage tank along with the
replacement of the emergency generator,site utilities and relocation of existing
telecommunication equipment pads.
The project also includes roadway improvements along the property frontage on NE 12th S
along with off-site and on-site landscaping required for the project.
Code Modification Request
Per RMC 4-6-060,street frontage improvements (i.e.:curb,gutter,planting strip and
sidewalk)along NE j2th St will be required for the project.Due to the current designation of
NE 12th St as an arterial street,an additional 15.5-ft of right-of-way dedication is required for
EXHIBIT 26
half-street improvements.The current r/olw width of NE j2th St is 60-ft and the code
requires a 91-ft r/o/w width to accommodate 4 lanes of traffic with 8-ft planter strips and 8-ft
sidewalks.
Practical Difficulties with Current Code and Standards
The current standards create practical difficulties for compliance for the following reasons:
1.There is an existing water pump station building located 8 feet north of the
existing north r/o/w line.The pump station is a critical water facility that must
remain operational during and after the construction of the new reservoir.It is
anticipated that a new pump station will be constructed about 20 years after the
completion of this new reservoir.The future pump station will be located further
into the site after as the removal of the 2 existing old reservoirs.
As such,the dedication of the additional 15.5-foot of r/o/w along with the
construction of an additional lane will cause extreme difficulty and hardship to the
Water Utility and will conflict with the operation and maintenance of the existing
pump station.
2.There is also an existing chlorination building about 17 feet north of the existing
r/o/w line.For the same reason as the above pump station,the chlorination
building must remain in place until a new chlorination facility is constructed with
the future pump station.
3.There are 3 electrical power transmission lines and poles along NE 12th St,2 are
located within the existing r/o/w and I about 5 feet north of the r/o/w.It would
impractical and very costly to have the poles and transmission lines relocated to
accommodate the construction of an additional lane of traffic.
Conflict with Adopted Streets Standards for Sunset Area
The City has recently adopted streets standards for the Sunset Area (please refer to CED
map for Proposed Sunset Area Street Classification).The proposed street classification map
identifies a 60-ft r/o/w width for NE 12th St from Edmonds Ave NE to Monroe Ave NE.The
proposed cross-section for a complete street shows 2 10-ft lanes,with 6-ft parking strips,8-ft
planters and 5-ft sidewalks.These improvements fit within the existing 60-ft r/o/w;therefore
no additional r/o/w dedication is required.
The current code is in conflict with the recently adopted street standards for the Sunset Area.
As such,the off-site improvements for the reservoir project site which is about 150 feet east
of Monroe Ave should be consistent with the recently adopted street standards for the
Sunset Area.
Proposed Alternative Method of Compliance
The Water Utility proposes the following street frontage improvements which are consistent
with the Sunset Area Street Classification
Lane width (one-lane for half-street)10 feet
Parking lane 6 feet
Curbing 0.5 feet
Planting strip 8 feet
Sidewalk 5 feet
Total for r/olw for half-street 29.5 feet
Existing r/o/w width (half-street)30 feet
The Water Utility has received the concurrency from the Transportation Department for the
design and construction of the off-site improvements based on the above alternative method
(please refer to attached e-mail from Bob Mahn dated 10/21/14).
We are requesting the following modifications to RMC 4-6-060:
1.Waiver of additional right-of-way dedication because the proposed
improvements will fit in the existing 60-ft r/o/w.
2.Waiver of design standards for an arterial street with 91-ft r/o/w width because
the proposed improvements are consistent with the City adopted street
standards for the Sunset Area and for a 60-ft r/o/w width for NE 12th St.
Our request and justification meet the City’s criteria for code modification per RMC 4-9-250D
as follows:
1.The proposed street improvements meet the City’s proposed roadway standards for
the Sunset Area and conform with the intent and purpose of the Comprehensive
Plan.
2.The requested modification is consistent with the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element.
3.The proposed improvements will meet the objectives and safety function,
appearance,environmental protection and maintainability intended by the Code
requirements,based upon sound engineering judgment.The City’s Transportation
Department has supported the request.
4.The requested modification will not be injurious to other properties in the vicinity of
the project.
5.The requested modification and proposed improvements conform to the intent and
purpose of the code.
6.The request is justified for the use and situation intended.It will allow existing City
water facilities to remain in place and be operational for public health,safety and fire
protection.
7.The request will not create adverse impacts to other properties.
Please let us know if you have any questions or need additional information and thank you
for your consideration on this matter.