HomeMy WebLinkAboutD_Kennydale_Reservoir_and_Fire_Station_15_Short_Plat_Decision_200729DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
D_Kennydale_Reservoir_and_Fire_Station_15_Short_Plat_Decision_20072 v1
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: July 29, 2020
Project File Number: PR20-000177
Project Name: Kennydale Reservoir and Fire Station 15 Short Plat
Land Use File Number: LUA20-000142, SHPL-A
Project Manager: Clark H. Close, Senior Planner
Owner/Applicant: City of Renton, 1055 S Grady Way, Renton, WA 98057
Contact: Eric Ott, City of Renton, 1055 S Grady Way, Renton, WA 98057
Project Location: 1404 N 30th St, Renton, WA 98056 (APN 3342103245)
Project Summary: The applicant is requesting preliminary short plat approval for the subdivision of an
existing 1.09-acre site into two (2) lots for the Kennydale Reservoir and Fire Station
15 at 1404 N 30th St. The proposal includes dividing the lot into a northern parcel for
the Kennydale Reservoir (proposed Lot 2 – 16,482.7 sf), a southern parcel for Fire
Station 15 (proposed Lot 1 – 26,034.3 sf), and one (1) shared access tract (Tract “A”)
along the western portion of proposed Lot 1 (5,020.6 sf) . The existing parcel is a split
zoned parcel. Approximately the first 120 feet of the property from N 30th St is
located within the Commercial Neighborhood (CN) zoning classification and
Residential High Density (RHD) land use designation. The north portion of the
property is located within the Residential-6 (R-6) zoning classification and Residential
Medium Density (RMD) land use designation. The site topography is relatively level
with slopes down to the south and overall vertical relief of approximately 18 feet.
The site is located within the Wellhead Protection Area Zone 2.
In 2017, Fire Station and Kennydale Reservoir received site plan approval under
LUA17-000632 and LUA17-000633, respectively. The Kennydale Reservoir project is
currently under construction with anticipated completion in summer 2020 and Fire
Station 15 was completed in February 2020 (Exhibit 9).
Site Area: 1.09 acres
N 30th St Park Ave N N 31st St I-405 DocuSign Envelope ID: EBD590F4-4493-4D53-B777-F51C36D33E6E
City of Renton Department of Community & Economic Development
Kennydale Reservoir and Fire Station 15 Short Plat
Administrative Report & Decision
LUA20-000142, SHPL-A
Report of July 29, 2020 Page 2 of 17
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B. EXHIBITS:
Exhibit 1: Administrative Decision
Exhibit 2: Short Plat Map
Exhibit 3: Neighborhood Detail Map
Exhibit 4: Topography Map
Exhibit 5: Arborist Report
Exhibit 6: Updated Arborist Report
Exhibit 7: Landscape Plan
Exhibit 8: Tree Retention Plan
Exhibit 9: Color Rendering
Exhibit 10: Technical Information Report, prepared by LPD Engineering, PLLC, dated November 10,
2017; Revised February 12, 2018
Exhibit 11: Stormwater Technical Information Report, prepared by Murray Smith, Inc. (dated
January 2019)
Exhibit 12: Drainage Control Plans
Exhibit 13: Grading and Drainage Plan
Exhibit 14: Grading Plans
Exhibit 15: Utility Plans
Exhibit 16: Water Facility Plan
Exhibit 17: Street Profiles and Cross Sections
Exhibit 18: Geotechnical Report for Fire Station 15, prepared by HWA GeoSciences, Inc., dated
August 31, 2017
Exhibit 19: Geotechnical Report for Kennydale 320 Pressure Zone Reservoir, prepared by HWA
GeoSciences, Inc., dated May 21, 2018
Exhibit 20: Public Comment letter
Exhibit 21: Staff Response to Public Comment
Exhibit 22: Hazardous Material Management Statements (dated April 21, 2020 and May 1, 2020)
Exhibit 23: Puget Sound Energy (PSE) Easement
Exhibit 24: Draft Tract Maintenance Agreement
DocuSign Envelope ID: EBD590F4-4493-4D53-B777-F51C36D33E6E
City of Renton Department of Community & Economic Development
Kennydale Reservoir and Fire Station 15 Short Plat
Administrative Report & Decision
LUA20-000142, SHPL-A
Report of July 29, 2020 Page 3 of 17
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C. GENERAL INFORMATION:
1. Owner(s) of Record: City of Renton
1055 S Grady Way
Renton, WA 98057
2. Zoning Classification: Residential-6 (R-6)
Commercial Neighborhood (CN)
3. Comprehensive Plan Land Use Designation: Residential Medium Density (MD)
Residential High Density (RHD)
4. Existing Site Use: Medium Utility – Water Tower
Government Facility – Fire Station
5. Critical Areas: Wellhead Protection Area Zone 2
6. Neighborhood Characteristics:
a. North: Single family residential. Residential Medium Density (RMD) land use designation and
Residential-6 (R-6) zoning.
b. East:
Kennydale Neighborhood Market/Shell Gas and multi-family residential. Residential High
Density (RHD) and Residential Medium Density (RMD) land use designation and
Commercial Neighborhood (CN) and Residential-6 (R-6) zoning.
c. South: Right-of-Way, commercial and vacant. Residential High Density (RHD) land use
designation and Commercial Neighborhood (CN) zoning.
d. West:
Commercial (7-Eleven) and single family residential. Residential High Density (RHD) and
Residential Medium Density (RMD) land use designation and Commercial Neighborhood
(CN) and Residential-6 (R-6) zoning.
7. Site Area: 1.09 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Annexation (Kennydale) A-69-002 2531 12/31/1969
Site Plan Review and
Conditional Use Permit
(Fire Station 15)
LUA17-000632 N/A 12/7/2017
Site Plan Review and
Conditional Use Permit
(Kennydale Reservoir)
LUA17-000633 N/A 12/7/2017
E. PUBLIC SERVICES:
1. Existing Utilities
DocuSign Envelope ID: EBD590F4-4493-4D53-B777-F51C36D33E6E
City of Renton Department of Community & Economic Development
Kennydale Reservoir and Fire Station 15 Short Plat
Administrative Report & Decision
LUA20-000142, SHPL-A
Report of July 29, 2020 Page 4 of 17
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a. Water: Water service is provided by the City of Renton. There is an existing 12” water main south of
the site in N 30th St that can deliver 2,800 gallons per minute (gpm) (Exhibits 15 and 16).
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8” concrete sewer flowing
from east to west south of the site in N 30th St. There is also an existing 8” concrete sewer flowing
from north to south along the eastern boundary of the site (Exhibit 15).
c. Surface/Storm Water: There is an existing 12-inch piped conveyance system that flows from east to
west along N 30th St frontage (Exhibit 15).
2. Streets: N 30th St, located south of the site, is classified as a minor arterial street. A 0.5-foot wide curb
and a 5-foot wide concrete sidewalk directly behind the curb exist along the south side of the pavement
and a 0.5-foot wide curb and an 8-foot wide concrete sidewalk and 8-foot wide planter exist along the
north side of the pavement. The existing right-of-way width for N 30th St is approximately 60 feet for the
majority of the frontage per King County Assessor’s Map. The existing right-of-way width for N 30th St,
adjacent to a portion of the eastern frontage, is 72 feet.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
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
d. Section 4-2-120: Commercial Development Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
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 7 Subdivision Regulations
a. Section 4-7-070: Detailed Procedures for Short Subdivision
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use 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 June 25,
2020 and determined the application complete on June 30, 2020. The project complies with the 120-day
review period.
DocuSign Envelope ID: EBD590F4-4493-4D53-B777-F51C36D33E6E
City of Renton Department of Community & Economic Development
Kennydale Reservoir and Fire Station 15 Short Plat
Administrative Report & Decision
LUA20-000142, SHPL-A
Report of July 29, 2020 Page 5 of 17
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2. The parcel area is 1.09 acres and the site is located at 1404 N 30th St in the Kennydale Designated
Neighborhood (Exhibits 2 and 3).
3. The project site is currently developed as Fire Station 15 and Kennydale Reservoir.
4. Access to the site would be provided via N 30th St via a shared driveway.
5. The property is located within the Residential Medium Density (MD) and the Residential High Density
(RHD) Comprehensive Plan land use designation.
6. The site is located within the Residential-6 (R-6) and Commercial Neighborhood (CN) zoning classification.
The water tank is located on the R-6 portion of the property and the fire station is located on the CN
portion of the property.
7. There are approximately 83 recently planted trees (or soon to be planted trees) located on-site, of which
the applicant is proposing to retain all trees onsite.
8. The site is mapped with Wellhead Protection Area Zone 2.
9. The Kennydale Reservoir project is currently under construction with anticipated completion in summer
2020 and Fire Station 15 was completed in February 2020.
10. Staff received one (1) public comment letter (Exhibit 20). On July 16, 2020, staff responded to Mr. Julien
(Exhibit 21). To address public comments the following report contains analysis related to property zone
changes.
11. No other public or agency comments were received.
12. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development.
13. Comprehensive Plan Compliance: The site is designated Residential Medium Density (RMD) and
Residential High Density (RHD) on the City’s Comprehensive Plan Map. The purpose of the RMD
designation is to allow a variety of single-family and multi-family development types, with continuity
created through the application of design guidelines, the organization of roadways, sidewalks, public
spaces, and the placement of community gathering places and civic amenities. The purpose of the RHD is
to incorporate features from both single-family and multi-family developments, support cost-efficient
housing, facilitate infill development, have close access to transit service, and efficiently use urban
services and infrastructure. Lands designated RHD is where projects would be compatible with existing
uses and where infrastructure is adequate to handle impacts from higher density uses. The proposal is
compliant with the following Comprehensive Plan Goals and Policies if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Policy L27: Manage water resources for multiple uses including recreation, fish and
wildlife, flood protection, erosion control, water supply, energy production, and open
space.
Policy L-50: Respond to specific site conditions such as topography, natural features,
and solar access to encourage energy savings and recognize the unique features of the
site through the design of subdivisions and new buildings.
Policy L-55: Preserve natural landforms, vegetation, distinctive stands of trees, natural
slopes, and scenic areas that contribute to the City’s identity, preserve property values,
and visually define the community and neighborhoods.
Policy CF-8: Promote conservation and demand-management programs that reduce
the impact on public facilities and maximize their efficiency.
DocuSign Envelope ID: EBD590F4-4493-4D53-B777-F51C36D33E6E
City of Renton Department of Community & Economic Development
Kennydale Reservoir and Fire Station 15 Short Plat
Administrative Report & Decision
LUA20-000142, SHPL-A
Report of July 29, 2020 Page 6 of 17
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Policy U-9: Provide and maintain water supply, infrastructure, and service consistent
with projected population growth within the City’s service area, as established in the
Land Use Element and the Water System Comprehensive Plan.
Policy U-10: Extend water service within the City’s water service area in an orderly
manner to serve anticipated growth and development in accordance with the Land Use
Element.
Policy U-12: Maintain and upgrade the water system to deliver adequate water flow
and storage for fire protection to all customers and facilities connected to the City
water system.
14. Zoning Development Standard Compliance: The fire station building was permitted under LUA17-000632
and was constructed on the Commercial Neighborhood (CN) zoned portion of the property. The purpose
of the Commercial Neighborhood Zone (CN) is to provide for small-scale convenience retail/commercial
areas offering incidental retail and service needs for the surrounding area. Uses serving a larger area may
be appropriate if they also serve the residents of the immediate area and are compatible with the scale
and character of the neighborhood. This designation is the smallest and least intensive of the City’s
commercial zones.
The water reservoir was permitted under LUA17-000633 and was constructed within the Residential-6 (R-
6) portion of the property. A shared access road, along the western portion of the property, provides
access to the existing uses. The proposal is compliant with the following development standards, as
outlined in RMC 4-2-110A and 4-2-120A, if all conditions of approval are met:
Compliance R-6 and CN Zone Develop Standards and Analysis
Use: Pursuant to RMC 4-2-060, City Government Facilities: Facilities of any unit of City
government. Types of facilities include community centers, public works maintenance
facilities, courts of law, fire halls, and other types of municipal facilities. This definition
excludes city government offices, jails, parks, transit centers, park & rides, sewage
treatment plants, municipally owned golf course or airports, and libraries. City
government facilities require a Hearing Examiner Conditional Use Permit in all zones.
Pursuant to RMC 4-2-060, Medium to Large Utility: Moderate scale facilities serving the
City, including municipal sewer, water, and storm water facilities not included in a
Council-adopted utility system plan or large scale facilities with either major above-
ground visual impacts, and regional water storage tanks and reservoirs, or regional
water transmission lines.
Staff Comment: The applicant received Hearing Examiner approval to construct a 7,497
sf single-story fire station in the Kennydale Neighborhood (LUA17-000632) and Hearing
Examiner approval to construct an above ground 1.3 million-gallon water reservoir
within the northern portion of the property to provide greater reliability, redundancy of
supply and operation for the Renton water system (Kennydale 320 Pressure Zone
Reservoir) and operations related to the Houser Way Booster Pump Station (LUA17-
000633).
N/A
Density: The density range permitted in the R-6 zone is a minimum 3.0 up to a maximum
of 6.0 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 easements.
There is no minimum density required in the CN zone. A maximum net density of 4
dwelling units per structure is permitted. An assisted living bonus of 1.5 times the
DocuSign Envelope ID: EBD590F4-4493-4D53-B777-F51C36D33E6E
City of Renton Department of Community & Economic Development
Kennydale Reservoir and Fire Station 15 Short Plat
Administrative Report & Decision
LUA20-000142, SHPL-A
Report of July 29, 2020 Page 7 of 17
D_Kennydale_Reservoir_and_Fire_Station_15_Short_Plat_Decision_20072 v1
maximum density may be allowed subject to conditions of RMC 4-9-065. Net density is
calculated after the deduction of sensitive areas, areas intended for public right-of-way,
and private access easements.
Staff Comment: The R-6 zoned portion of the lot makes up approximately 28,475.2
square feet and the CN portion of the lot makes up approximately 19,062.94 square feet
of the existing 47,537.6 square foot lot. Based on an R-6 area of 28,475.2 square feet,
the proposal would allow a density between 2 and 4 lots on the project site (2 lots /
0.654 = 3.06 du/ac and 4 lots / 0.654 = 6.12 du/ac). The applicant is not proposing
residential dwelling units as part of the 2-lot short plat.
Lot Dimensions: The minimum lot size permitted in the R-6 zone is 7,000 sq. ft. A
minimum lot width of 60 feet is required (70 feet for corner lots) and a minimum lot
depth of 90 feet is required.
The minimum lot size required in the CN zone is 5,000 square feet. There are no
minimum lot width or depth requirements.
The following table identifies the proposed approximate dimensions:
Proposed Lot Lot Size (sq. ft.) Lot Width (feet) Lot Depth (feet)
Lot 1 (CN and R-6)
(Fire Station 15)
26,034.3 131.25 197.83
Lot 2 (R-6)
(Kennydale Reservoir)
16,482.7 157.00 105.00
Tract A (CN and R-6)
To be maintained
50/50 between
owners of Lot 1 and
Lot 2
5,020.6 25.75 197.81
Staff Comment: The proposed 2-lot short plat complies with the minimum lot size
requirement of 5,000 square feet in the CN zone and the 7,000 square foot minimum lot
size of the R-6 zone.
Setbacks: The required setbacks in the R-6 zone are as follows: front yard is 25 feet, side
yard is combined 15 feet with not less than 5 feet on either side, secondary front yard
(applies to corner lots) is 25 feet, and the rear yard is 25 feet.
The required setbacks in the CN zone are as follows: The minimum front yard setback is
15 ft. The minimum setback may be reduced to 0 ft. through the site plan review
process, provided blank walls are not located within the reduced setback. A maximum
front yard setback of 20 ft. is required. The minimum secondary front yard setback is 15
ft. The minimum setback may be reduced to 0 ft. through the site plan review process,
provided blank walls are not located within the reduced setback. The maximum
secondary front yard setback is 20 feet. There are no minimum side or rear yard
setbacks, unless the lot abuts a lot zoned residential, then a 15-foot setback is required.
The maximum setback may be modified through the site plan review if the applicant
can demonstrate that the proposed development meets the following criteria:
i. Orients development to the pedestrian through such measures as providing
pedestrian walkways beyond those required by the Renton Municipal Code (RMC),
DocuSign Envelope ID: EBD590F4-4493-4D53-B777-F51C36D33E6E
City of Renton Department of Community & Economic Development
Kennydale Reservoir and Fire Station 15 Short Plat
Administrative Report & Decision
LUA20-000142, SHPL-A
Report of July 29, 2020 Page 8 of 17
D_Kennydale_Reservoir_and_Fire_Station_15_Short_Plat_Decision_20072 v1
encouraging pedestrian amenities and supporting alternatives to single occupant
vehicle (SOV) transportation; and
ii. Creates a low-scale streetscape through such measures as fostering distinctive
architecture and mitigating the visual dominance of extensive and unbroken parking
along the street front; and
iii. Promotes safety and visibility through such measures as discouraging the creation of
hidden spaces, minimizing conflict between pedestrian and traffic, and ensuring
adequate setbacks to accommodate required parking and/or access that could not be
provided otherwise.
b. Alternatively, the maximum setback requirement may be modified if the applicant
can demonstrate that the preceding criteria cannot be met by addressing the criteria
below. However, those criteria that can be met shall be addressed in the site
development plan.
i. Due to factors including but not limited to the unique site design requirements or
physical site constraints such as critical areas or utility easements, the maximum
setback cannot be met; or
ii. One or more of the above criteria would not be furthered or would be impaired by
compliance with the maximum setback; or
iii. Any function of the use which serves the public health, safety or welfare would be
materially impaired by the required setback.
Staff Comment: Lot 1 and Tract “A” both include a Puget Sound Energy (PSE) easement
(Exhibits 2 and 23). No new development is proposed as part of the short plat
application. Building setbacks were approved for the original lot at Site Plan Review for
each application (LUA17-000632 and LUA17-000633). Under the 2-lot short plat, the Fire
Station 15 building is located on the CN zoned parcel and would maintain a front yard
setback of approximately 40 feet, an east or side yard setback of approximately 15 feet,
a rear yard setback of approximately 70 feet, and a west or side yard setback from Tract
“A” of approximately 4’-6”. The water tower would maintain a west or front yard
setback of approximately 76’-6”, a south or side yard setback (shared property line with
Fire Station 15) of approximately 19 feet, an east or rear yard setback of 29 feet, a north
or side yard setback of approximately 34’-6”. The existing structures (Fire Station 15 and
Kennydale Reservoir) comply with CN and R-6 required setbacks, as formerly permitted.
Building Standards: The R-6 zone has a maximum building coverage of 40% and a
maximum impervious surface coverage of 55%.
The allowed height of public facilities shall be determined through site plan review.
In no case shall building height exceed the maximum allowed by the Airport Related
Height and Use Restrictions, for uses located within the Federal Aviation Administration
Airport Zones designated under RMC 4-3-020.
The maximum lot coverage for buildings required in the CN zone is 65 percent of the
total lot area or 75 percent if parking is provided within the building or within an onsite
parking garage. The maximum building height permitted is 35 ft.
Staff Comment: The applicant is in the process of completing the construction of the
Kennydale Reservoir that measures 50 feet in diameter and would have a footprint of
1,964 square feet on the northern portion of the lot. Once constructed the structure
would cover approximately 11.9 percent of Lot 2 (1,964 sf / 16,482.7 sf = 11.9%). Fire
DocuSign Envelope ID: EBD590F4-4493-4D53-B777-F51C36D33E6E
City of Renton Department of Community & Economic Development
Kennydale Reservoir and Fire Station 15 Short Plat
Administrative Report & Decision
LUA20-000142, SHPL-A
Report of July 29, 2020 Page 9 of 17
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Station 15 was completed in February 2020 and is approximately 7,497 square feet and
would then only have a building coverage of 28.8 percent of Lot 1 (7,497 sf / 26,034.3 sf
= 28.8%). The proposed building coverage is less than the maximum building coverage
of 55% permitted in the R-6 zone and 65% permitted in the CN zone.
The proposed building coverage for the water reservoir is less than the maximum
impervious surface coverage of 55% permitted, at approximately 46.9% (7,729 sf /
16,482.7 sf = 46.9 percent). Parking would be provided on the Fire Station lot.
The building height of the fire station was 23’-6 ½” from the new finished grade to the
top of the mezzanine parapet (ELEVATION 212.2 feet – 235.75 feet). The new fire station
complies with the 35-foot maximum building height allowed in the CN zone.
Building Limitations: The maximum gross floor area of any single commercial use on a
site is 5,000 sq. ft. in the CN zone. The maximum size shall not be exceeded, except by
conditional use permit. These restrictions do not apply to residential uses subject to net
density limitations.
The maximum gross floor area of any single office use on a site is 3,000 sq. ft. The
maximum size shall not be exceeded, except by conditional use permit. These
restrictions do not apply to residential uses subject to net density limitations.
All commercial uses shall have their primary entrance and shop display window oriented
toward the street frontage.
Staff Comment: In 2017, the applicant received site plan approval to construct a 7,497
gross square foot fire station or City Government Facility (LUA17-000632). The
commercial use maximum gross floor area of 5,000 square feet in the CN zone does not
apply based on the proposed City Government Facility use.
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. 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. A minimum of two
trees are to be located in the front yard prior to final inspection for the new Single
Family Residence.
For projects abutting a less intensive zone or use, 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.
All parking lots shall have perimeter landscaping as follows:
Such landscaping shall be at least ten feet (10') in width as measured from the street
right-of-way. Standards for planting shall be as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family,
commercial, and industrial uses at an average minimum rate of one tree per thirty
(30) lineal feet of street frontage.
DocuSign Envelope ID: EBD590F4-4493-4D53-B777-F51C36D33E6E
City of Renton Department of Community & Economic Development
Kennydale Reservoir and Fire Station 15 Short Plat
Administrative Report & Decision
LUA20-000142, SHPL-A
Report of July 29, 2020 Page 10 of 17
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b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped
area. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover in sufficient quantities to provide at least ninety percent (90%)
coverage of the landscaped area within three (3) years of installation.
Surface parking lots with more than fourteen (14) stalls must provide additional
landscaping per parking space.
For projects abutting a less intensive zone or use, 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.
Staff Comment: A final landscape plan was approved at the time of civil construction
approval for Fire Station 15 and Kennydale Reservoir. The landscape plan included a
planting plan which contains several different tree and shrub species. No new
landscaping is proposed as part of the short plat application.
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-
130) require the retention of 30 percent of trees in a residential development and 10
percent retention of trees in a commercial development.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees adjacent
to critical areas and their associated buffers; and significant trees over sixty feet (60') in
height or greater than eighteen inches ( 18") 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
cottonwoods are used as part of an approved enhancement project within a critical area
or its buffer.
Staff Comment: An Arborist Report was prepared by Urban Forestry Service, Inc. (dated
November 2, 2016, updated April 2, 2018; Exhibits 5 and 6) and a Tree Retention/Tree
Inventory Plan was prepared by HBB Landscape Architecture (dated August 18, 2017;
Exhibit 8), all three items were submitted with the land use application. The original
trees onsite ranged from fair to poor with many of the trees ranked with a present value
of low. None of the surveyed trees were considered hazardous. Of the 21 significant trees
within the project area, the applicant was able to retain one (1) tree out of the required
six (6) retention trees onsite during construction. As a result, the applicant was able to
replant the Fire Station 15 portion of the property with nine (9) trees and the water
reservoir portion of the lot with 73 trees to comply with the tree retention requirements
of the code. Additional landscaping (shrubs, rocks, and groundcover) and irrigation was
incorporated into the project’s Landscape Plan to work in conjunction with the retained
tree (Exhibits 7 and 8).
N/A
Screening: All onsite surface mounted utility equipment shall be screened from public
view. Screening shall consist of equipment cabinets enclosing the utility equipment,
solid fencing or a wall of a height at least as high as the equipment it screens, or a
landscaped visual barrier allowing for reasonable access to equipment. Equipment
DocuSign Envelope ID: EBD590F4-4493-4D53-B777-F51C36D33E6E
City of Renton Department of Community & Economic Development
Kennydale Reservoir and Fire Station 15 Short Plat
Administrative Report & Decision
LUA20-000142, SHPL-A
Report of July 29, 2020 Page 11 of 17
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cabinets, fencing, and walls shall be made of materials and/or colors compatible with
building materials. All operating equipment located on the roof of any building shall be
enclosed so as to be screened from public view.
Staff Comment: All utility equipment has been adequately screened. No new utility
equipment is being proposed as part of the short plat application.
N/A
Refuse and Recycling: In office, educational and institutional developments, a minimum
of two (2) square feet per every one thousand (1,000) square feet of building gross floor
area shall be provided for recyclables deposit areas and a minimum of four (4) square
feet per one thousand (1,000) square feet of building gross floor area shall be provided
for refuse deposit areas. A total minimum area of one hundred (100) square feet shall
be provided for recycling and refuse deposit areas.
Staff Comment: An enclosed refuse and recyclable deposit area with adequate
landscaping was completed with project construction. No additional trash collection
areas are proposed as part of the short plat application.
Parking: Driveway cuts are required to be a minimum of 5 feet from property lines and
new driveways may be a maximum of 16 feet in width at the property line. Maximum
driveway slopes shall not exceed fifteen percent (15%); provided, that driveways
exceeding eight percent (8%) 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.
Required parking as specified by the use shall be provided upon property in the same
ownership as the property upon which the building or use is located. Parking may be
accommodated off-site in accordance with RMC 4-4-080E.2 or at joint use facilities in
accordance with RMC 4-4-080E.3. Parking regulations are not specified in Renton
Municipal Code for a fire station.
Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8
½ feet by 16 feet.
Staff Comment: At the time of Site Plan Review, the applicant proposed two (2) public
parking spaces, an ADA parking space and a general parking space, along the west side
of the new structure. At the rear of the lot, the applicant installed 10 standard fire fighter
parking stalls on the north side of Fire Station 15. The designated parking spaces and
proposed locations provide adequate parking for both fire fighters and the general
public. No additional off-site or onsite parking spaces are proposed or recommended.
Pedestrian Access: A pedestrian connection shall be provided from a public entrance to
the street, in order to provide direct, clear and separate pedestrian walks from
sidewalks to building entries and internally from buildings to abutting retail properties.
Staff Comment: This section of code is intended to provide pedestrian connections from
the public entrance to the public street. A concrete pedestrian sidewalk connection
between Fire Station 15’s main entrance and the N 30th St and the public parking area
was installed prior to Certificate of Occupancy. No public access is allowed between the
reservoir and N 30th St.
N/A
Fences and Retaining Walls: In any residential district, the maximum height of any
fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front yard
and side yard along a street setback where the fence shall not exceed forty eight inches
(48") in height.
DocuSign Envelope ID: EBD590F4-4493-4D53-B777-F51C36D33E6E
City of Renton Department of Community & Economic Development
Kennydale Reservoir and Fire Station 15 Short Plat
Administrative Report & Decision
LUA20-000142, SHPL-A
Report of July 29, 2020 Page 12 of 17
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There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
A maximum of eight feet (8') anywhere on the lot provided the fence, retaining wall or
hedge does not stand in or in front of any required landscaping or pose a traffic vision
hazard.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: No new fences or retaining walls are proposed as part of the short plat
application.
15. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are not applicable in the
CN zone. The proposal does not include any residential dwelling units within the R-6 zone; therefore the
residential design and open space standards are not applicable. The parcel is located with Urban Design
District ‘D’. All short plats in the CN zone are subject to the standards of the Design District ‘D’ Standards
and guidelines, as outlined in RMC 4-3-100.E. The short plat proposal complies with the standards of the
Design District ‘D’ Standards and guidelines.
16. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions
of approval are complied with:
Compliance Critical Areas Analysis
N/A
Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or
independent review, conditions of approval for developments may include buffers
and/or setbacks from buffers. A standard 15-foot building setback is required for all
structures from Protected Slope areas.
A 50-foot buffer and 15-foot building setback are required from Very High Landslide
Hazard Areas.
Staff Comment: The site is not located within a geologically hazardous area (Exhibits
18 and 19).
N/A
Streams: The following buffer requirements are applicable to streams in accordance
with RMC 4-3-050.G.2: Type F streams require a 115-foot buffer, Type Np streams
require a 75-foot buffer, and Type Ns streams require a 50-foot buffer. An additional
15-foot building setback is required from the edge of all stream buffer areas.
Staff Comment: No streams are located onsite or within 200 feet of the subject site.
Wellhead Protection Areas:
Staff Comment: The site is located within the Wellhead Protection Area Zone 2. 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.
Impacts to the Wellhead Protection Area are not anticipated as a result of the subject
short plat application, as there is not a construction aspect to the Short Plat (Exhibit
22).
Wetlands: The following buffer requirements are applicable to wetlands in accordance
with RMC 4-3-050.G.2:
DocuSign Envelope ID: EBD590F4-4493-4D53-B777-F51C36D33E6E
City of Renton Department of Community & Economic Development
Kennydale Reservoir and Fire Station 15 Short Plat
Administrative Report & Decision
LUA20-000142, SHPL-A
Report of July 29, 2020 Page 13 of 17
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Wetland
Category Buffer Width
Structure
Setback beyond
buffer
High
Habitat
Function
(8-9 points)
Moderate
Habitat
Function
(5-7 points)
Low Habitat
Function
(3-4 points)
All
Other
Scores
15 ft.
Category I –
Bogs & Natural
Heritage
Wetlands
200 ft.
Category I – All
Others 200 ft. 150 ft. 115 ft. 115 ft.
Category II 175 ft. 150 ft. 100 ft. n/a
Category III 125 ft. 100 ft. 75 ft. n/a
Category IV 50 ft. n/a
Staff Comment: No wetlands are located onsite or within 200 feet of the subject site.
17. Subdivision: RMC 4-7 Provides review criteria for the subdivisions. The proposal is consistent with the
following subdivision regulations if all conditions of approval are complied with:
Compliance Subdivision Regulations and Analysis
Access: Each lot must have access to a public street or road. Access may be by a shared
driveway per the requirements of RMC 4-6-060 Street Standards.
The maximum width of single loaded garage driveways shall not exceed nine feet (9')
and double loaded garage driveways shall not exceed sixteen feet (16').
Staff Comment: Vehicle access to each lot would be provided via a shared driveway
located along the west side of the property from N 30th St (Exhibit 2). The shared
driveway tract (proposed private tract access or Tract “A”) would be a minimum of 25
feet wide at the entrance (widens to 26 ½ feet at the end) and 197.81 feet long. The
pavement width would be a minimum of 15 feet wide (Exhibit 17) and would be equally
owned and maintained by the owners of Lots 1 and 2 (Exhibit 24). A second 36-foot wide
driveway, closer to the east property line, allows direct access to the fire station bays
for fire truck exiting from the fire engine bays. The two driveway locations minimize
access conflicts between existing and proposed driveways. The proposed short plat
would match the approved development onsite and would maintain the safety and
efficiency of pedestrian, bicycle and vehicle circulation on the site.
N/A
Blocks: Blocks shall be deep enough to allow two (2) tiers of lots.
Staff Comment: Not applicable, no blocks are proposed.
Lots: The size, shape, orientation, and arrangement of the proposed lots comply with
the requirements of the Subdivision Regulations and the Development Standards of the
R-6 and CN zones and allow for reasonable infill of developable land.
DocuSign Envelope ID: EBD590F4-4493-4D53-B777-F51C36D33E6E
City of Renton Department of Community & Economic Development
Kennydale Reservoir and Fire Station 15 Short Plat
Administrative Report & Decision
LUA20-000142, SHPL-A
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All of the proposed lots shall meet the requirements for minimum lot size, depth, and
width.
Width between side lot lines at their foremost points (i.e., the points where the side lot
lines intersect with the street right-of-way line) shall not be less than eighty percent
(80%) of the required lot width except in the cases of (1) pipestem lots (or flag lot),
which shall have a minimum width of twenty feet (20') and (2) lots on a street curve or
the turning circle of cul-de-sac (radial lots), which shall be a minimum of thirty five feet
(35').
No residentially zoned lot shall have a depth-to-width ratio greater than four-to-one
(4:1).
Pipestem lots may be permitted for new plats to achieve the minimum density within
the Zoning Code when there is no other feasible alternative to achieving the minimum
density.
Staff Comment: As discussed under FOF 14 both lots meet the minimum lot dimensional
requirements for the R-6 and CN zones. Adequate developable area of each lot is
demonstrated by the approved building permit set of drawings for Fire Station 15 and
Kennydale Reservoir (B17005413 and B18004750). Both lots would be oriented to N
30th St and function would match frontage and access improvements based on site plan
approval.
Streets: The proposed street system shall extend and create connections between
existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards.
Staff Comment: The applicant would retain access from N 30th St via the shared
driveway and the 36-foot wide driveway for the fire engines. No additional street
connections are proposed for the two (2) lot short plat. Installation of frontage
improvements along N 30th St were completed with the construction of Fire Station 15
and Kennydale Reservoir.
Relationship to Existing Uses: The proposed project is compatible with existing
surrounding uses.
Staff Comment: The proposed short plat would not change the existing nature of the
subject property and remains compatible with surrounding uses. Any future uses of the
site would be required to meet current zoning use and development regulations.
18. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist
to furnish services to the existing development.
Schools: No new homes are proposed as part of the short plat application. Fire Station
15 and Kennydale Reservoir would not add new students to the Renton School District.
Onsite and frontage improvements have been completed along N 30th St as part of the
civil and building permit construction. If the parcels were to undergo a change of use to
residential, the lots would be served by the Renton School District at the following
schools: Kennydale Elementary, Risdon Middle School and Hazen High School. Students
attending Kennydale Elementary would walk to school along the following route: east
along N 30th St approximately 0.11 miles. Students attending Risdon Middle School and
DocuSign Envelope ID: EBD590F4-4493-4D53-B777-F51C36D33E6E
City of Renton Department of Community & Economic Development
Kennydale Reservoir and Fire Station 15 Short Plat
Administrative Report & Decision
LUA20-000142, SHPL-A
Report of July 29, 2020 Page 15 of 17
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Hazen High School would be bussed to school from the bus stop located in front of the
fire station. There are safe walking routes to the school bus stop and nearby schools.
Parks: No park impact fees would be required for the fire station or reservoir.
Storm Water: An adequate drainage system shall be provided for the proper drainage of
all surface water.
Staff Comment: A Technical Information Report (TIR) prepared by LPD Engineering, PLLC
(dated December 9, 2019, revised February 12, 2018; Exhibit 10), was submitted by with
the Short Plat Application for Fire Station 15. The project was issued a Civil Construction
Permit (C17005383) that provided for adequate drainage.
A Preliminary Technical Information Report (TIR), prepared by Murray Smith, Inc. (dated
January 2019, Exhibit 11), was submitted with the Short Plat Application for Kennydale
Reservoir. The project was issued a Civil Construction Permit (C18004065) and a building
permit (B19000228) stormwater improvements for a below-grade pre-cast stormwater
filtration vault. The previous building permits provided for adequate drainage (Exhibits
12, 13 and 14).
Water: The site is served by the City of Renton for all utilities.
Sanitary Sewer: The site is served by the City of Renton for all utilities.
I. CONCLUSIONS:
1. The subject site is located in the Residential Medium Density (MD) and Residential High Density (RHD)
Comprehensive Plan designation and complies with the goals and policies established with this
designation, see FOF 5 and FOF 13.
2. The subject site is located in the Residential-6 (R-6) zoning designation and the Commercial Neighborhood
(CN) 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 6 and FOF
14.
3. The proposed Short Plat complies with the Critical Areas Regulations provided the applicant complies with
City Code and conditions of approval, see FOF 16.
4. The proposed Short Plat complies with the subdivision regulations as established by City Code and state
law provided all advisory notes and conditions are complied with, see FOF 17.
5. The proposed Short Plat complies with the street standards as established by City Code, provided the
project complies with all advisory notes, see FOF 17.
6. There are safe walking routes to the school bus stop and nearby schools, see FOF 18.
7. There are adequate public services and facilities to accommodate the proposed Short Plat, see FOF 18.
8. Key features which are integral to this project include establishing a shared access tract and individual
parcels for district and utility ownership and maintenance purposes.
DocuSign Envelope ID: EBD590F4-4493-4D53-B777-F51C36D33E6E
City of Renton Department of Community & Economic Development
Kennydale Reservoir and Fire Station 15 Short Plat
Administrative Report & Decision
LUA20-000142, SHPL-A
Report of July 29, 2020 Page 16 of 17
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J. DECISION:
The Kennydale Reservoir and Fire Station 15 Short Plat, File No. LUA20-000142, SHPL-A, as depicted in Exhibit
2, is approved.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Vanessa Dolbee, Interim Planning Director Date
TRANSMITTED on July 29, 2020 to the Owner/Applicant/Contact:
Owner: Applicant: Contact:
City of Renton
1055 S Grady Way
Renton, WA 98057
Same as Owner Eric Ott, City of Renton
CIP-Project Manager, WDM 4
1055 S Grady Way
Renton, WA 98057
TRANSMITTED on July 29, 2020 to the Parties of Record:
Clint Julien
1427 N 32nd St
Renton, WA 98056
Abdoul Gafour, City of Renton
Water Utility Engineering Manger
1055 S Grady Way
Renton, WA 98057
Lauren Imhoff, City of Renton
Senior Program Specialist
1055 S Grady Way
Renton, WA 98057
TRANSMITTED on July 29, 2020 to the following:
Chip Vincent, CED Administrator
Jennifer Henning, Interim CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property and Technical Services Manager
Anjela Barton, Fire Marshal
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the
decision date.
APPEAL: Due to Governor Jay Inslee’s Proclamation 20-25 (“Stay Home, Stay Healthy”), the City Clerk’s Office is
working remotely. For that reason, appeals must be submitted electronically to the City Clerk at
cityclerk@rentonwa.gov. The appeal fee, normally due at the time an appeal is submitted, will be collected at a
future date. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and additional information
regarding the appeal process may be obtained from the City Clerk’s Office, cityclerk@rentonwa.gov. If the
situation changes such that the City Clerk’s Office is open when you file your appeal, you have the option of
filing the appeal in person.
DocuSign Envelope ID: EBD590F4-4493-4D53-B777-F51C36D33E6E
7/29/2020 | 3:26 PM PDT
City of Renton Department of Community & Economic Development
Kennydale Reservoir and Fire Station 15 Short Plat
Administrative Report & Decision
LUA20-000142, SHPL-A
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EXPIRATION: The administrative short plat decision will expire five (5) years from the date of decision. A single
one (1) year extension may be requested pursuant to RMC 4-7-070.M.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened
by the approval body. The approval body may modify his decision if material evidence not readily discoverable
prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal
within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications
may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals
to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing
through the Hearing Examiner. All communications are public record and this permits all interested parties to
know the contents of the communication and would allow them to openly rebut the evidence in writing. Any
violation of this doctrine could result in the invalidation of the appeal by the Court.
DocuSign Envelope ID: EBD590F4-4493-4D53-B777-F51C36D33E6E