Loading...
HomeMy WebLinkAboutPN_Fence_Variance_Narrative(v7)_08182023_v1Fence Variance Narrative page 1 ND: 22873.003 4864-2455-3809v7 DRAFT Sounders FC Fence Variance Narrative SOUNDERS FC AT LONGACRES Administrative Fence Variance August 9, 2023 Background: The co-applicants, Seattle Sounders FC and Unico Properties, are requesting an administrative variance from RMC 4-4-040.E.1 to install fencing over 8-feet in height as identified in Exhibit A (approved Site Plan as modified in LUA23-000103, MOD) and Exhibit B (Fencing Plans, Details and Elevations). The approximately 30-acre subject property is located on the west side of Oakesdale Avenue SW within the former Longacres Office Park. The site is zoned Commercial Office (CO). The site was granted a Hearing Examiner Conditional Use Permit approval for Recreation Facility, Outdoors, a site plan approval, and ECF in land use file number LUA22-000357, SA-H, CU-H, ECF, MOD (“HEX Decision”). The HEX Decision includes a condition that a fence height variance be submitted to the Current Planning Project Manager for review and approval prior to the issuance of a building permit for the proposed fencing. On April 6, 2023, the City of Renton approved a minor modification to the HEX Decision’s approved site plan (LUA23-000103, MOD). The minor modification includes the conditions identified in the HEX Decision. Supplementing the master application form, this fence variance submittal addresses the 35 items in the City of Renton’s Variance Submittal Requirement handout. 1. Pre-Application Meeting Summary. Completed under file no. PRE21-000398. 2. Waiver form. Inapplicable. No waivers are submitted as a component of this variance. To avoid any confusion, Sounders FC / Unico have requested a modification associated with refuse/recycling and bicycle parking under a separate cover. 3. Land Use Permit Application Form. Please see the attached application form. 4. Fees. The applicant will pay the fee via credit card. Please contact Tom Chiado at (206) 550-8363 for payment. 5. Project Narrative. The project narrative remains unchanged from the initial application, HEX Decision, and the site plan minor modification. This variance addresses fence heights that are necessary for an outdoor soccer facility that will be used for professional soccer, including MLS and FIFA World Cup training facilities. A series of fencing plans showing the location and elevations of the fences are attached as Exhibit A and Exhibit B. As shown in the exhibits, proposed fence heights at the facility will include: Fence Variance Narrative page 2 ND: 22873.003 4864-2455-3809v7 • 4-foot interior “partitioning” and ball control fencing; • 10-foot field perimeter security/privacy/ball-control fencing; • 25-foot ball control fence/net systems in select field locations; • 10-foot security/privacy perimeter fence for Secure Player Parking area Ball control and security fencing will consist of color-clad (black) galvanized steel chain link with netting in select places of 2” mesh woven fabric. Most 10’ fencing (perimeter) will receive a visual screen treatment (which could include fabric or vinyl strips) for training privacy from competitors and to serve as a windscreen. The 4-foot fences are intended to partition the fields from each other to prevent balls from rolling from one field to an adjacent field. As shown in the exhibits, a 10-foot chain link fence will encircle the entire perimeter. Behind each goal and extending the length of the goal box, a 10 - foot fence with an additional 15-feet of nylon netting (25-foot total height) will protect adjacent fields (and the site perimeter) from errant shots on goal. Between the goal box and the outside of the penalty box, a 10-foot fence will protect against errant crossing passes and lower- trajectory crossing shots on goal. From the penalty box to the corner kick a 4-foot fence will stop balls from rolling onto adjacent fields. Various openings will allow pedestrians and service vehicles to freely access throughout the interior of the site. Strategically located security gates will control access to the site and maintenance yard. 6. Variance Request Justification. Code Standard The maximum height of any fence is 8-feet (8’). RMC 4-4- 040.E.1. A variance is required for any proposed fence or hedge greater than eight feet in height within commercial and industrial zones. RMC 4-4-040.F.1.b (Ord. 6094, 11/28/2022). Variance Criteria and Analysis The proposal is compliant with the following variance criteria, pursuant to RMC 4-9-250: a. That the applicant suffers practical difficulties and unnecessary hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification. Fence Variance Narrative page 3 ND: 22873.003 4864-2455-3809v7 Applicant Comment: The HEX Decision granted the Applicant a conditional use permit for the site for use as a Major League Soccer (MLS) training facility, including outdoor practice and training fields and facilities. The fencing over 8’ in height is required for player and site security, and ball control. The 10’ perimeter fence is the minimum needed to secure the site and generally contain balls within the field facility, and the additional 15’ of ball-control netting above the fence (25’ total height) will be installed only in strategic locations where needed to contain errant kicks on goal. The ball-control fencing is needed to protect players from adjacent field play, and to safeguard users of adjacent trails, access and maintenance drives and facilities, and parking areas. In those locations, occupants and guests of Building 25-20, including players and other team personnel, and people using the on-site trail system, will be within reach of errant balls from play on the fields. The 10’ fence height is industry standard for MLS field facilities and exceeds the permitted height by only 2 feet. This is considered the minimum height needed for security and safety. Proper containment of soccer balls within the practice facility cannot occur without the requested fence and netting heights. Reducing the height of field fencing is not an option due to safety considerations for people using surrounding trails, site access drives, and parking areas. Player security is also a concern and fencing needs to be a minimum of 10’ high to prevent entry by potential intruders. Without the variance, the applicant would not be able to make use of the site for the use that has been permitted. b. 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. Applicant Comment: The granting of the variance will convey a public benefit as it will aid in preventing damage to property and/or injury to players, spectators and bystanders. The proposed fencing and netting is designed per league best practices for ball containment and safety. The fields are located away from the public street and behind building 25-20, so the over height fencing will not Fence Variance Narrative page 4 ND: 22873.003 4864-2455-3809v7 interfere with street use and will have the least impact on aesthetics. From outside the field facility, views of the fencing will be softened by landscaping per City landscaping standards. c. 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. Applicant Comment: The granting of the variance will not constitute a special privilege inconsistent with other properties in the vicinity. The height variance enables the applicant to safely conduct an outdoor recreational sporting activity, a permitted use at the site, and is not a privilege as there are no other similar uses in the vicinity. D. That the approval is a minimum variance that will accomplish the desired purpose. Applicant Comment: The proposed height is the minimum height to most effectively contain errant soccer balls within the practice fields and provide site security. The height of the fencing is based on industry standards and Sounders FC’s lengthy experience managing professional soccer facilities. 7. Neighborhood Detail Map. No change. Included in initial submittal. 8. Site Plan. No change. Modified site plan included in LUA23-000103, MOD. 9. Architectural Elevations. No change. Included in initial submittal. 10. Biological Assessment / Critical Areas Study. No change. Included in initial submittal. 11. Floor Plans. Inapplicable for fencing. 12. Utilities Plan. No change. To be addressed with grade/fill permit. 13. Geotechnical Report. No change. Included with grade/fill permit. 14. Wetland Assessment. No change. Included in initial submittal. 15. Standard Stream or Lake Study. No change. Fence Variance Narrative page 5 ND: 22873.003 4864-2455-3809v7 16. Flood Hazard Data. No change. Included in initial submittal. 17. Density Worksheet. Inapplicable. 18. Affidavit of Installation of Public Information Signs. To be included with this application. 19. Parking, Lot Coverage, Landscaping Analysis. Inapplicable. 20. Tree Retention / Land Clearing (Tree Inventory) Plan. No change. Included in initial submittal. 21. Tree Retention Worksheet. No change. Included in initial submittal. 22. Arborist Report. No change. Included in initial submittal. 23. Wetland Assessment. No change. Included in initial submittal. 24. Wetland Mitigation Plan – Preliminary. No change. Included in initial submittal. 25. Habitat Data Report. No change. Included in initial submittal. 26. Geotechnical Report. No change. Included with grade/fill permit. 27. Drainage Control Plan. No change. Included with grade/fill permit. 28. Grading Plan. No change. Included with grade/fill permit. 29. Photographs of the Property. No change. Included in initial submittal. 30. Colored Rendering. No change. Included in initial submittal. 31. Draft Legal Documents. No change. 32. Hazardous Materials Management Statement. Inapplicable. 33. Topography Map. No change. Included in initial submittal. 34. Plat Certificate or Title Report. No change. Included in initial submittal. 35. Letter of Understanding Geologic Risk. Inapplicable.