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HomeMy WebLinkAboutSR_HEX_Hazen_565_Zone_Reservoir_CUP_070501PUBLIC HEARING City of Renton Department of Planning! Building! Public Works PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: Project Name: Owner/Applicant! Contact Address: File Number: Project Description: Project Location: May 1, 2007 Hazen 565 Zone Reservoir Conditional Use Permit Tom Malphrus City of Renton 1055 S Grady Way Renton, WA 98057 LUA07-021, CU-H, V-H, ECF Project Manager: Jill K. Ding, Senior Planner The applicant is requesting Hearing Examiner Conditional Use Permit approval, a Height Variance, and Environmental (SEPA) Review for the construction of a 1.17 million gallon water reservoir on a 9.3 acre parcel located within the Residential - 8 (R-8) dwelling unit per acre zoning designation. The proposed reservoir will have a diameter of 80 feet and a height of 128 feel. A variance is requested to exceed the maximum height of 30 feet permitted in the R-8 zone. Honey Creek (a class 4 stream), wetlands, and steep slopes are located on the project site. All work would be outside of the required critical areas and their buffers. The project site would be screened from surrounding properties through the retention of existing trees and the installation of new landscaping. South of NE Sunset Blvd and west of Hoquiam Avenue NE (parcel 032305-9061) City or Ren/on PIB/PW DepartmL Hazen 565 Zone Reservoir Preliminary Report to the Hearing Examiner LUA07-021, CU-H, V-H, ECF PUBLIC HEARING DA TE May 1. 2007 Page 20r9 B. EXHIBITS: 1. 2. 3. 4. 5. 6. 7. 8. Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Exhibit 2: Proposed Site Grading and Landscaping Plan (January 12, 2007) Exhibit 3: Proposed Site and Reservoir Cross Sections (January 12, 2007) Exhibit 4: Zoning Map sheet 06 east Y, (dated 2/28/07) C. GENERAL INFORMA TlON: Owner of Record: Zoning Designation: Comprehensive Plan Land Use Designation: Existing Site Use: Neighborhood Characteristics: Access: Site Area: Project Data: City of Renton 1055 S Grady Way Renton. WA 98057 Residential - 8 dwelling units per acre (R-8) Residential Single Family (RSF) Vacant North: Single Family Residential, Residential - 8 (R-8) zoning East: Single Family Residential, Residential - 8 (R-8) zoning South: Single Family Residential, Residential - 8 (R-8) zoning West: Commercial Arterial (CA) zoning Hoquiam Avenue NE 406,850 square feet (9.3 acres) Area Comments Existing Building Area: N/A Vacant New Building Area: 68.25 sf Total Building Area: 68.25 sf Construct a 1.17 million gallon reservoir and a 68.25 square foot electrical building N/A D. HISTORICAUBACKGROUND: Action Annexation Comprehensive Plan Zoning hazenhexrpt.doc Land Use File No. N/A N/A N/A Ordinance No. 4026 5099 5100 Date 11/24/1986 11/01/2004 11/01/2004 City 01 Renton PIBIPW Departme . Hazen 565 Zone Reservoir Preliminary Report to the Hearing Examiner LUA07-021, CU-H, V-H, ECF PUBLIC HEARING DATE May 1. 2007 Page 3019 E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of Zoning Districts Section 4-2-070: Zoning Use Table Section 4-2-110: Residential Development Standards 2. Chapter 3 Environmental Regulations Section 4-3-050: Critical Areas Regulations 3. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations Section 4-4-060: Grading. Excavation and Mining Regulations Section 4-4-080: Parking. Loading and Driveway Regulations 4. Chapter 6 Streets and Utility Standards 5. Chapter 9 Procedures and Review Criteria 6. Chapter 11 Definitions F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element: Residential Single Family objectives and policies. G. DEPARTMENT ANAL YSIS: 1. PROJECT DESCRIPTION/BACKGROUND The proposed reservoir would provide additional potable water storage in the City of Renton water supply system's 565-pressure zone. Currently the system has 750,000 gallons of storage capacity in the 565-pressure zone. The proposed reservoir will add an additional 1.17 million gallons of storage to this zone. Water stored in the reservoir will be available for fire fighting and commercial, industrial, and domestic consumption. The proposed reservoir will be a steel. stand pipe style water reservoir. The proposed reservoir will provided the following benefits to the City of Renton: 1. Increase system reliability by providing a second reservoir in the 565-pressure zone. 2. Increase volume of storage in the 565-pressure zone to meet equalizing fire and standby storage requirements in accordance with Department of Heath Water System Design Standards. 3. Provide the ability to remove either of the reservoirs from service for inspection or maintenance without interrupting or reducing the level of service to customers in the zone. 4. Improve water pressure in several areas within the 565-pressure zone. 5. Provide additional storage to meet higher water demands in the 565-pressure zone in the future. A reservoir overflow pond will be constructed to handle overflow from the reservoir. The pond will also act as a stormwater detention pond for the minimal amount of stormwater anticipated to be generated from the proposed impervious surfaces. 2. ENVIRONMENTAL REVIEW hazenhexrpt.doc Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21 C. 1971 as amended). on March 26, 2007 the Environmental Review Committee issued a Determination of City of Renlon P/BIPW Departme Hazen 565 Zone Reservoir PreUminary Report to the Hearing Examiner LUA07-021, CU-H, V-H, ECF PUBLIC HEARING DATE May 1, 2007 Page 4 of9 Non-Significance (DNS) for the Hazen 565 Zone Reservoir. A 14-day appeal period commenced on March 31, 2007 and ended on April 16, 2007. No appeals were filed. 3. COMPLIANCE WITH ERC MITIGATION MEASURES N/A 4. STAFF REVIEW COMMENTS Representatives from various city departments have reviewed the application materials to identify and address site plan issues from 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 report. 5. CONSISTENCY WITH CONDITIONAL USE CRITERIA: hazenhexrpLdoc Section 4-9-030.G lists 11 criteria that the Hearing Examiner is asked to consider, along with all other relevant information, in making a decision on a Conditional Use application. These include the following: (1) CONSISTENCY WITH THE COMPREHENSIVE PLAN, ZONING CODE & OTHER ORDINANCES: The proposed use shall be compatible with the general purpose, goals, objectives and standard of the Comprehensive Plan, the Zoning Ordinance and any other plan, program, map or ordinance of the City of Renton. (a) Comprehensive Plan Land Use Element The subject site is designated Residential Single Family (RSF) on the City's Comprehensive Plan Land Use Map. The Residential Single Family designation is intended to be used for quality detached residential development organized into neighborhoods at urban densities. It is intended that larger subdivision, infill development, and rehabilitation of existing housing be carefully designed to enhance and improve the quality of single-family living environments. The following Comprehensive Plan policies are applicable to the proposal: Objective U-D: Provide, protect, and maintain a consistent, ample, and safe water supply for the City and future service areas. The proposed water reservoir would further the goal of providing consistent, ample, and safe water for the citizens of Renton. Policy U-36. Ensure that there is an adequate supply of high quality potable water to meet current and future water needs. The proposed reservoir would increase the supply of high quality potable water for future water needs in the area. Policy U-42, The City's Water Utility will strive to meet maximum day demand during a reasonable "worst case" supply system failure. The proposed reservoir would increase the water supply available to emergency services during an emergency. (b) Zoning Code The proposed water reservoir is located within the Residential - 8 dwelling unit per acre (R-8) zoning designation. The purpose of the R-8 zone is intended to create opportunities for new single family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single family neighborhoods. 1\ City of Renton PIBIPW Departme Hazen 565 Zone Reservoir Preliminary Report to the Hearing Examiner LUA07-021, CU-H, V-H, ECF PUBLIC HEARING DATE May 1, 2007 Page 50f9 hazenhexrpt.doc is intended to accommodate uses that are compatible with and support a high-quality residential environment and add to a sense of community. The proposed water reservoir (large utility use) would be permitted in the R-8 zone subject to approval of a Hearing Examiner Conditional Use Permit. (c) Development Standards The Residential - 8 dwelling unit per acre (R-8) development standards require a minimum front and side yard along a street setback of 15 feet, a minimum side yard setback of 5 feet, and a rear yard setback of 20 feet. The proposed reservoir would comply with all of the setback requirements. The maximum building height permitted in the R-8 zone is 2 stories and 30 feet. The proposed water reservoir would have a height of 128 feet, which exceeds the maximum height permitted. A variance has been requested to exceed the maximum building height and is discussed later in this report. The maximum building coverage permitted in the R-8 zone is 35 percent of the lot area. The proposed water reservoir and the electrical building would have a total building footprint of 5,092 square feet and would result in a building coverage of 1 percent on the 406,850 square foot site. The proposal complies with this requirement. (2) COMMUNITY NEED' There shall be a community need for the propcsed use at the proposed location. In the determination of community need, the Hearing Examiner shall consider the following factors, among all other relevant information: (a) The proposed location shall not result in either the detrimental over concentration of a particular use within the City or within the immediate area of the proposed use. The project site is surrounded on the north, west, and east sides by single family residential uses and is adjacent to Hazen High School along the south property line. There are no other reservoirs in the immediate vicinity of the project; therefore the proposal would not result in a detrimental over concentration of a use. In addition, the need for the Hazen Reservoir is identified in, City of Renton Water System Plan, Februarv 2006. (b) That the proposed location is suited for the propcsed use. The selection of a property on which to place a water reservoir is governed by water system hydraulics. The property selected for the reservoir was purchased in 1987 as a potential reservoir site. The property was re-evaluated as a reservoir site in 2005 during reservoir pre-design and was selected from 3 possible alternatives as the best site to place the reservoir (565 Zone Reservoir Predesign Report 2005). The project site is largely forested. The proposed reservoir would be located on the southern portion of the site closest to Hazen High School to avoid impacting Honey Creek and its associated buffer and also to reduce the project's impact on the surrounding single family residential uses. The proposed location of the reservoir would also provide screening from the surrounding residential properties due to the existing mature trees, which would serve as a visual buffer. The applicant has proposed to plant additional Douglas Fir trees along the east, south, and west property lines to provide additional screening from the adjacent residential properties and to mitigate for the trees that are required to be removed for construction of the project. (3) EFFECT ON ADJACENT PROPERTIES: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. The following site requirements shall be required: (a) Lot Coverage: Lot coverage shall conform to the requirements of zone in which the proposed use is to be located. City 01 Renton P/BIPW Depart""- Hazen 565 Zone Reservoir Preliminary Report to the Hearing Examiner LUA07-021, CU-H, V-H, ECF PUBLIC HEARING DATE May I, 2007 Page 6019 hazenhexrpt.doc The maximum building coverage permitted in the R-8 zone is 35 percent of the lot area, The proposed water reservoir and the electrical building would have a total building footprint of 5,092 square feet and would result in a building coverage of 1 percent on the 406,850 square foot site. The proposal complies with this requirement. (b) Yards: Yards shall conform to the requirements of the zone in which the proposed use is to be located. Additions to the structure shall not be allowed in any required yard. The Residential - 8 dwelling unit per acre (R-8) development standards require a minimum front and side yard along a street setback of 15 feet, a minimum side yard setback of 5 feet. and a rear yard setback of 20 feet. The proposed reservoir would comply with all of the setback requirements, (c) Height: Building and structure heights shall conform to the requirements of the zone in which the proposed use is to be located. Spires, bell towers, public utility antennas or similar structure may exceed the height requirement upon approval of a variance. Building heights should be related to surrounding used in order to aI/ow optimal sunlight and ventilation, and minimal obstruction of views from adjacent structures, The maximum building height permitted in the R-8 zone is 2 stories and 30 feet. The proposed water reservoir would have a height of 128 feet, which exceeds the maximum height permitted. A variance has been requested to exceed the maximum building height and is discussed later in this report. (4) COMPATIBILITY: The subject property is located within a predominantly single family neighborhood, although Commercial Arterial (CA) zoning abuts the property on the west side. The proposed reservoir would be located on the south portion of the project site closest to Hazen High School and away from the single family residential uses. In addition, many of the existing mature trees on the site would remain to buffer the residential uses from the reservoir and new Douglas fir trees would be planted along the east, south and west property lines to further screen the areas that were disturbed for the construction of the project. Due to the proposals to mitigate for the impacts of the reservoir to the surrounding residential uses, the proposed reservoir would be compatible with the surrounding uses. (5) PARKING: The proposal does not include any parking spaces, A 20-foot wide drive aisle is proposed and it is anticipated that anyone visiting the site for maintenance purposes would park in the driveway. (6) TRAFFIC: Traffic and circulation patterns of vehicles and pedestrians relating to the proposed use and surrounding area shall be reviewed for potential effects on, and to ensure safe movement in the surrounding area. No pedestrians are anticipated to visit the site. One vehicular trip is estimated per day. A driveway access to the site is proposed off of SE 112'h Street located to the south of the project site. The proposed circulation pattern would comply with the City of Renton Fire Department access requirements. It is not anticipated that the proposed reservoir would adversely impact the existing traffic circulation in the project vicinity. (7) NOISE, GLARE: Potential noise, light and glare impacts shall be evaluated based on the location of the proposed use on the lot and the location of on-site parking areas, outdoor recreational areas and refuse storage areas. Short term construction noise is anticipated during construction of the project. Construction would be limited to the hours of 7:00 am to 8:00 pm Monday through Friday and from 9:00 am to 8:00 pm on Saturdays; no work is permitted on Sundays or holidays. City of Renton P/8IPW Deparlme Hazen 565 Zone Reservoir Preliminary Report to the Hearing Examiner LUA07-021, CU-H, V-H, ECF PUBLIC HEARING DA TE May 1. 2007 Page 70f9 Once in operation. the reservoir will be visited once per day by Renton Water Utility operation and maintenance staff. Operation of the reservoir would not generate any noise all pumps supplying the reservoir are located off site. Motion controlled security lighting will be included in the project. The lighting will only operate in the evening hours. The proposed lighting is not anticipated to create any excess light and glare for surrounding properties. (8) LANDSCAPING: Landscaping shall be provided in all areas not occupied by building or paving. The Hearing Examiner may require additional landscaping to buffer adjacent properties from potentially adverse effects of the proposed use. Only trees necessary for the construction of the project will be removed. An effort will be made to maintain trees which currently screen the surrounding properties from the project. Douglas Fir trees will be planted along the east. south, and west property lines. in the area where the reservoir was constructed. in order to minimize visual impacts of the reservoir to the surrounding properties. (9) ACCESSORY USES: Accessory uses to conditional uses such as day schools, auditoriums used for social and sport activities, health centers, convents. preschool facilities, convalescent homes and others of a similar nature shall be considered to be separate uses and shall be subject to the provisions of the use district in which they ere located. There are no accessory uses proposed. (to) CONVERSION: No existing building or structure shall be converted to a conditional use unless such building or structure complies, or is brought into compliance, with the provisions of this Chapter. No conversion is proposed. (11) PUBLIC IMPROVEMENTS: The proposed use and location shall be adequately served by and not impose an undue burden on any public improvements, facilities, utilities, and services. Approval of a conditional use permit may be conditional upon the provision and/or guarantee by the applicant of necessary public improvements, facilities, utilities, and/or services. Per City of Renton code. the project triggers the requirement for the installation of curb, gutter. sidewalks. paving. and street lighting along the full frontages of the parcel being developed. In addition. a 30-foot right-of-way dedication is required along NE Sunset Blvd. All new electrical. phone. and cable services and lines shall be undergrounded. All fire hydrants must be capable of delivering a minimum of 1.000 gpm for fire flow. 6. CONSISTENCY WITH VARIANCE CRITERIA: hazenhexrpt.doc Section 4-9-250B.5.a. Lists 4 criteria that the Hearing Examiner is asked to consider. along with all other relevant information. in making a decision on a Variance application. These include the following: (1) That the applicant suffers undue hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning City of Renton PIBIPW Departme Hazen 565 Zone Reservoir Preliminary Report to the Hearing Examiner LUA07 "()21 , CU-H, V-H, ECF PUBLIC HEARING DATE May " 2007 Page 80f9 hazenhexrpt.doc Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification: The applicant contends that special circumstances apply to the subject site. The selection of a property on which to place a water reservoir is governed by water system hydraulics. Because the 565-pressure zone is the highest pressure zone in the Renton Highlands area, a reservoir serving the 565-pressure zone must store water at a minimum of 92 feet above the highest properties in the Highlands water service area in order to provide these properties with water pressure which meets the Water Utility's minimum design pressure goal of 40 psi. An addition 30 feet of height is needed to provide storage and an additional 6 feet of height is needed for venting (128 feet total). Had the Utility selected a property with a lower elevation the reservoir would have to be taller to meet the system hydraulic requirements. The property selected for the reservoir was purchased in 1987 as a potential reservoir site. The property was re-evaluated as a reservoir site in 2005 during reservoir pre-design and was selected from 3 possible alternatives as the best site to place the reservoir (565 Zone Reservoir Predesign Report 2005). All three sites were located in residentially zoned neighborhoods. Staff has reviewed the request and concurs that the maximum 3D-foot height requirement would place and undue hardship on the proposed reservoir based on the above justification. (2) That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated: The applicant contends that the requested increase in the maximum height permitted would not be materially detrimental to the public welfare or injurious to property or improvements in the vicinity as the proposed reservoir would provide additional needed water storage in the 565 zone. In addition, the reservoir was sited along the southern portion of the site, closest to Hazen High School so as to allow the existing mature trees to remain on the project site and screen the reservoir from the surrounding residential properties. To further mitigate for the trees that are required to be removed for the construction of the proposed reservoir, the applicant has proposed to plant Douglas Fir trees along the east, south, and west border of the property to further minimize the visual impact of the reservoir on the surrounding properties. Staff concurs with the applicants conclusion that the proposal to exceed the maximum 3D-foot height limit would not be materially detrimental to the public welfare or injurious to surrounding properties in the vicinity due to the proposal to site the reservoir such that the existing trees would screen the facility and the proposal to plant additional trees to further screen the facility in the future. (3) That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated. The applicant contends that the approval of the variance request would not be a grant of special privilege as the variance would allow for the construction of a new water reservoir addition additional storage capacity to the 565 zone. The need for the Hazen Reservoir is identified in, City of Renton Water SYStem Plan, Februarv 2006. The proposed water reservoir would provide the following benefits to the City: 1. Increase system reliability by providing a second reservoir in the 565 pressure zone. 2. Increase volume of storage in the 565 pressure zone to meet equalizing, fire and standby storage requirements in accordance with Department of Health Water System Design Standards. 3. Provide the ability to remove either of the reservoirs from service for inspection or maintenance without interrupting or reducing the level of service to customers in the zone. City of Renton P/B/PW Deparlme Hazen 565 Zone Reservoir Preliminary Report to the Hearing Examiner LUA07-021, CU-H, V-H, ECF PUBLIC HEARING DATE May 1. 2007 Page 90f9 4. Improve water pressure in several areas within the 565 pressure zone. 5. Provide additional storage to meet higher water demands in the 565 pressure zone in the future. Staff has reviewed the variance request and concurs that the additional height needed for the reservoir would not be a grant of special privilege due to the need that the Water Utility has for the additional storage capacity and the benefits that would be provided to the residents of the 565 pressure zone. (4) That the approval as determined by the Zoning Administrator is a minimum variance that will accomplish the desired purpose: The applicant contends that the request is a minimum variance needed to provide adequate water pressure and storage capacity to the residents living in the 565 pressure zone. Due to the face that the 565 pressure zone is the highest pressure zone in the Renton Highlands. a reservoir serving the 565 pressure zone must store water at a minimum height of 92 feet above the highest properties in the highlands water service area in order to provide the minimum design pressure goal of 40 psi. An additional 30 feet of height is needed to provide storage and additional 6 feet of height is needed for venting, which results in a total height of 128 feet. Based on the applicant's justification for the height of the proposed reservoir, staff concurs that the proposed variance is the minimum necessary to accomplish the desired purpose. G. RECOMMENDA TlON: hazenhexrpt.doc Staff recommends approval of the Conditional Use Permit and the Variance for the Hazen 565 Zone Reservoir to be located at south of NE Sunset Blvd, west of Hoquiam Avenue NE (parcel no. 032305-9061), Project File No. LUA07-021, CU-H, V-H, ECF. . .,