HomeMy WebLinkAboutD_HEX_Final_Decision_Kennydale_Reservoir_1712071
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BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON
RE: Kennydale Reservoir
Site Plan and Conditional Use Permit
LUA17-000633, ECF, CU-A, SA-H
FINAL DECISION
Summary
The City of Renton is requesting conditional use permit and site plan review for a fifty foot diameter,
103 foot high, 1.3 million gallon reservoir at 1404 N 30th St. in the Kennydale neighborhood. The
applications are approved subject to conditions.
Testimony
Clark Close, City of Renton Senior Planner, summarized the proposal. In response to examiner
questions, Mr. Close responded that the Arts Commission will take public comment on the mural
design for the reservoir. Mr. Close confirmed that the black walnut tree referenced in Ms. Leiler’s
email could not be retained because the area in which the tree is located is needed for a maintenance
road. Mr. Close noted that replacement trees proposed for the site should make up for some of the
lost aesthetics.
An applicant representative, in response to examiner questions, acknowledged that there was no
mechanism to notify the City if the air traffic lights went out, but that the lights are replaced every two
years so it’s very unlikely they would ever go out. As to the current status of the mural development,
the Applicant has hired a firm to design the mural.
Exhibits
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The November 21, 2107 Staff Report Exhibits 1-21 identified at page 2 of the Staff Report itself were
admitted into the record during the hearing. In addition, the following exhibits were admitted during
the hearing.
Exhibit 22 Email from Tina Leiler dated November 14, 2017
Exhibit 23 Staff power point
Exhibit 24 COR maps
FINDINGS OF FACT
Procedural:
1. Applicant. City of Renton.
2. Hearing. The Examiner held a hearing on the subject application on November 21, 2017 at noon
in the City of Renton Council Chambers.
Substantive:
3. Project Description. The City of Renton is requesting conditional use permit and site plan
review for a fifty foot diameter, 103 foot high (top of vent to reservoir base), 1.3 million gallon
reservoir at 1404 N 30th St. in the Kennydale neighborhood. The Kennydale Reservoir would have
a footprint of 1,964 square feet. An auger cast pile foundation system is anticipated for the reservoir.
Access to the site would be from a shared driveway along the west side of the property. The site
topography is relatively level with slopes down to the south and overall vertical relief of
approximately 18 feet. Construction of the water reservoir is scheduled to begin in June 2018 and end
in December 2019.
4. Adequacy of Infrastructure/Public Services. The project will be served by adequate
infrastructure and public services as follows:
A. Water and Sewer Service. Water and sewer will be provided by the City of Renton.
B. Fire and Police. Police and Fire Prevention Staff indicate that sufficient resources exist to furnish
services to the proposed development.
C. Drainage. A Preliminary Technical Information Report (TIR) has been submitted with the site
plan application, prepared by Murray Smith, Inc. (dated September 2017; Exhibit 11). Both
stormwater runoff from the northern parcel and overflow from the reservoir would be directed
to a proposed flow control facility preceded by water quality treatment for surface runoff. At
the proposed property line between the reservoir and fire station properties, a swale will be
located to direct surface runoff from the northern site to the water quality manhole and flow
control system. Runoff from the access road on the west side of the site would be directed
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through sheet flow into the water quality facility. The project will continue to discharge to the
existing conveyance system along N 30th St. The sheet flow discharge from the site would be
replaced with a piped conveyance system as detailed in the drainage report. See Advisory Notes
to Applicant (Exhibit 16) for more storm drainage comments.
D. Parks/Open Space. City development standards do not require any set-asides or mitigation for
parks and open space for the proposed use.
E. Transportation and Circulation. Access to the site is proposed via N 30th St. It’s anticipated that
there would not be an overall increase in traffic following construction. The reservoir would
only be accessible to City operation and maintenance staff. Under normal reservoir operation
conditions, City staff would visit the reservoir approximately once a month for routine
maintenance.
It is anticipated that temporary impacts to traffic would result from the proposed project during
construction. Reservoir construction work is scheduled to begin June 2018 and end December
2019. The proposed work hours for the construction of the reservoir are between 7:00 a.m. and
6:00 p.m., Monday through Friday. Hauling hours shall be within the above working hours
unless modified by the traffic control plan submitted by the contractor and approved by the City
(Exhibit 9). A traffic control plan would be needed during the construction of utility
improvements on N 30th St and Park Ave N.
The proposal includes access links from N 30th St to the reservoir. The proposed circulation
allows for safe vehicular ingress and egress movements to and from the site. Access to the
facility would be limited by two successive gates along the shared access driveway, a sliding
security gate for the fire station and a double swing gate for the reservoir. The reservoir
improvements include enough roadway to allow for onsite turnaround movements. The new
frontage improvements would provide desirable circulation for the users of N 30th St.
The loading, delivery and parking areas would be universal in purpose for maintenance of the
facility. No public or pedestrian access is allowed to the site.
F. Parking. There are no specific parking regulations for public activities outside of schools, post
office or cultural facilities. However, the use does require maintenance of the site so a minimum
of one (1) onsite space would be necessary. The water reservoir would have one point of access
near the western property boundary. Frontage improvements would include driveway cuts that
is roughly 5 feet from the west property line and would be designed with a commercial approach
up to 20-foot wide before widening to 24 feet past the fire station and then down to 16 feet at
the reservoir gate access. Onsite the plans include a multiple hammerhead turnarounds on the
west side of the lot and a 15-foot wide access road around the perimeter of the reservoir. Between
the circular access road and the paved hammerheads there would be enough space for
maintenance vehicles to park when visits are made to the facility. Therefore, ample space is
available within the property limits to allow maintenance vehicles to park onsite.
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5. Adverse Impacts. As conditioned, there are no significant adverse impacts associated with the
project. Specific issues related to impacts are discussed below.
A. Compatibility. The proposal is moderately compatible with surrounding residential use.
Surrounding uses are a mix of residential and commercial use with a new fire station to be
constructed immediately to the south. Interference with views and the scale of the project are two
of the greatest challenges to compatibility.
As to views, there are territorial views to the west of Lake Washington. The proposed reservoir
would obstruct the views of the abutting residential development to the north, east and west sides
of the site. The proposed reservoir would also obstruct the views to the proposed fire station to the
south and the commercial development to the west and east of the tower. The visual impact would
also include the loss of territorial views of the existing trees following their removal from the site.
The applicant is proposing several site plan and construction techniques to minimize the structures
visual impact to the neighborhood. The basic methods of improving views include, but are not
limited to, maintaining a minimum 30-foot setback from any property line, applying low-glare
paint on the exterior of the water tank, painting the steel tank with a mural or symbolic reference
to the area, planting trees along the perimeter to minimize the light and glare, and maintaining a
height that complies with the FAA’s Determination of No Hazard to Air Navigation.
The large scale of the project is mitigated to the extent reasonably practicable by the addition of
the mural described above, the retention of trees addressed in Finding of Fact No. 5(B) below, and
the addition of landscaping addressed in Finding of Fact No. 5(C) below.
B. Tree Retention. As conditioned, the proposal will satisfy the City’s tree retention requirements. A
Level 2 Tree Assessment Report was prepared by Urban Forestry Services, Inc. (dated September
13, 2017; Exhibit 13) and submitted with the land use application. The 1.09 acre site is largely
open lawn with a total of 32 fruit and ornamental trees. The predominant species, included black
locust (Robinia pseudoacacia), flowering plum (Prunus cerisifera form), and various fruit trees.
The tree structures range from fair to poor with many of the trees ranked with a present value of
low. None of the surveyed trees were considered hazardous.
According to the report, most of the trees were recommended for removal due to the construction
impacts. The significant trees range in size from 7.2 to 24 DBH. Many of the trees surveyed by
the arborist fall below Renton’s significant tree size thresholds to be considered for tree retention,
as a result there are only a total of 21 significant trees onsite. The applicant is required to retain 30
percent (30%) of the trees located within the residential portion of the site that are not located
within the proposed rights-of-way or access easements. Of the 21 significant trees within the
project area, the applicant is proposing to retain one (1) out of the required six (6) retention trees.
As a result, the applicant is proposing to replant the reservoir portion of the site with 64 trees in
order to comply with the Tree Retention requirements of the code.
During construction, trees required to be retained (i.e., protected trees, including off-site trees),
would be required to comply with the tree protection measures during construction per RMC 4-4-
130H.9. The eight (8) central components of tree protection include defining and protecting the
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drip line, erecting and maintaining a temporary six-foot-high chain link construction fence with
placards around the tree to be retained, protecting the tree from grade changes, keeping the area
clear of impervious surface material, restricting grading within the drip line, providing three inches
(3”) of bark mulch within the required fencing, retaining a certified arborist to ensure trees are
protected from development activities, and alternate protection/safeguards as necessary.
As testified by Mr. Clark, the black walnut identified by Ms. Leiler in Ex. 22 cannot be retained
because the area in which it’s located needs to be used for a maintenance road. Black walnut trees
are also not singled out for protection in the City’s tree retention standards.
C. Landscaping. A conceptual landscape plan without irrigation was submitted with the project
application (Exhibit 7). The conceptual landscape plan illustrates materials that would be used to
enhance the visual character of the building. Together the retained and new landscaping would
consist of a variety of trees, shrubs, groundcover, and mixed seed along the first 10 feet of the
north and west property lines. This fully sight-obscuring landscaping would seek to reduce glare
from the water tower, maintain privacy and add visual interest to the development. An automatic
irrigation system has not been provided for the proposed landscape design. Drought-tolerant
species and an 8-inch mat of moisture-retaining topsoil have been specified in lieu of an irrigation
system. Contractor would be responsible for monitoring the condition of the plant material.
The reservoir landscape plan proposes 64 new trees, including: 13 vine maple, 11 cornelian cherry
dogwood, 27 Douglas fir, and 13 Western red cedar at either 2 gallon or 5 gallon in size. Shrubbery
includes: salal, sword fern, tallhedge buckthorn, Japanese spirea, evergreen huckleberry and
Bodnant viburnum. Groundcover includes: beach strawberry. Meadow seed mix includes:
perennial ryegrass, creeping red fescue, chewing fescue, and hard fescue.
An existing 8-unit residential multi-family property to the east is anticipated to be retained by the
start of the construction and assembly of the water tower beginning in June 2018. Therefore, staff
is recommending that the applicant include a ten-foot (10') wide fully sight-obscuring landscaped
visual barrier along the common property line to the east. In addition, the applicant shall plant two
or three larger specimen trees at the top of the retaining wall between the fence and the pervious
concrete road to provide a stand-alone landscape feature and increased screening of the reservoir
from N 30th St and Fire Station 15. A specimen tree is a tree planted apart from other trees that is
used as a focal point of a garden or backyard in order to provide interest. Therefore, a condition
of approval requires that the applicant prepare and submit for review and approval by the Current
Planning Manager, a final detailed landscape plan prior to construction permit approval.
D. Critical Areas. The only critical areas on-site is Well Head 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. The water reservoir portion of the
lot is proposing permeable pavement. According to the geotechnical report (Exhibit 10), the site
is underlain by recessional outwash soils over dense to very dense glacial till and advance outwash
deposits. The report notes that there is about 5 to 7 feet of sandy silt soils with a high percentage
of fines near the ground surface. The report recommends that these soils are over-excavated and
backfilled with permeable ballast where pervious pavement is located. A pilot infiltration test
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(PIT) was performed on the site in the location of the proposed infiltration pipe. The PIT was
performed at a depth of 16 feet. The report notes that groundwater was encountered roughly 46.6
feet below the ground surface at the site of the PIT. Based on the test results, the geotechnical
engineer concluded that a long-term infiltration rate of 2.5 in/hour be used at 16 feet below the
ground surface.
Approximately 1,600 cubic yards of fill would be brought to the reservoir portion of the site to
enable the reservoir to be on a flat elevation of 219 feet. Such fill must be obtained from approved
local fill sources. Since fill is proposed for project development, a fill source statement would be
required to be submitted to the City to ensure clean fill is used. The fill source statement shall be
submitted with the construction permit application. Impacts to the Wellhead Protection Area are
not anticipated as a result of the subject project, provided the City of Renton codes are complied
with.
E. Noise, Light and Glare. Noise, light and glare impacts would be minimal. Noise impacts would
primarily result from the construction of the proposed road improvements, foundation
improvements (auger-cast piles) and new structures. Auger-cast in place concrete piles produce
minimal vibrations and low noise. The construction noise generated by the project would be
regulated through the City’s adopted noise level regulations per Chapter 8-7, RMC and permitted
work hour regulations near residential areas per RMC 4-4-030C. Noise impacts anticipated from
the maintenance and operation of the reservoir are anticipated to be impacts that would be
commonly associated with a water reservoir.
Other than the marking lights on the roof, no pedestrian lighting is planned for the reservoir portion
of the site. Any lighting necessary for control panels or equipment would be directed downward
to minimize spill over to adjacent properties. In addition, light glare impacts would be mitigated
through a low-glare paint on the exterior of the water tank and landscape vegetative plantings.
Conclusions of Law
1. Authority. Large utility facilities require a hearing examiner conditional use permit in the R6
zone as identified in RMC 4-2-060. RMC 4-8-080(G) classifies hearing examiner conditional use
applications as Type III permits when Hearing Examiner review is required . Site plan review is
required for all development in the CN zone by RMC 4-9-200(B)(2)(a). In the absence of the
conditional use permit application, no Hearing Examiner review would be required for the site plan
and it would be classified as a Type II permit by RMC 4-8-080(G). RMC 4-8-080(C)(2) requires
consolidated permits to each be processed under “the highest-number procedure”. The conditional
use and site plan applications are consolidated. The Type III conditional use review is the “highest-
number procedure” and therefore must be employed for the consolidated conditional use, site plan and
modification review. As outlined in RMC 4-8-080(G), the hearing examiner is authorized to hold
hearings and issue final decisions on Type III applications subject to closed record appeal to the
Renton City Council.
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2. Zoning/Comprehensive Plan Designations. Approximately the first 120 feet of the property from
N 30th St is located within the Commercial Neighborhood (CN) zoning classification and the
remainder is in the R6 zone. The comprehensive plan map designations are Residential High Density
(RHD) and Residential Medium Density (RMD).
3. Review Criteria/Street Modification. Conditional use criteria are governed by RMC 4-9-030(C).
Site plan review criteria are governed by RMC 4-9-200(E). All applicable criteria are quoted below
in italics and applied through corresponding conclusions of law.
Conditional Use
The Administrator or designee or the Hearing Examiner shall consider, as applicable, the following
factors for all applications:
RMC 4-9-030(C)(1): 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.
4. The proposal is consistent with the comprehensive plan as outlined in Finding 16 of the Staff
report, adopted and incorporated by this reference as if set forth in full. The proposal is consistent with
all applicable zoning and other development standards as outlined in Finding 17 of the Staff report,
adopted and incorporated by this reference as if set forth in full.
RMC 4-9-030(C)(2): 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.
5. The parcel is well suited for its intended use. The parcel was selected because it was already
owned by the City of Renton. The property was purchased by the City for a future fire station and
there is adequate space to locate both the fire station and reservoir on the same property. The property
also has the proper topographical ground elevations to construct a reservoir to serve the existing water
system 320-hydraulic pressure-zone. There is no overconcentration of use as there is no evidence of
any other water towers within any proximity to the proposal.
RMC 4-9-030(C)(3): Effect on Adjacent Properties: The proposed use at the proposed location
shall not result in substantial or undue adverse effects on adjacent property.
6. As determined in Finding of Fact No. 5 and as conditioned, there are no significant adverse
impacts associated with the proposal, so it will not result in substantial or undue adverse effects on
adjacent property.
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RMC 4-9-030(C)(4): Compatibility: The proposed use shall be compatible with the scale and
character of the neighborhood.
7. As determined in Finding of Fact No. 5(A), the proposal is compatible with surrounding uses.
RMC 4-9-030(C)(5): Parking: Adequate parking is, or will be made, available.
8. The proposal will be served with adequate parking as identified in Finding of Fact No. 4(F).
RMC 4-9-030(C)(6): Traffic: The use shall ensure safe movement for vehicles and pedestrians and
shall mitigate potential effects on the surrounding area.
9. As determined in Finding of Fact No. 4(E), the project will not have a significant impact on the
general traffic in the vicinity and the proposal provides for safe and efficient pedestrian and vehicular
circulation.
RMC 4-9-030(C)(7): Noise, Light and Glare: Potential noise, light and glare impacts from the
proposed use shall be evaluated and mitigated.
10. As stated in FOF 5(E), no significant impacts from noise, light or glare are anticipated. This
criterion is satisfied.
RMC 4-9-030(C)(8): Landscaping: Landscaping shall be provided in all areas not occupied by
buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent
properties from potentially adverse effects of the proposed use.
11. Tree replacement and landscaping would be provided for throughout the site including trees,
bushes, rocks and groundcover.
Site Plan
RMC 4-9-200(E)(3): Criteria: The Administrator or designee must find a proposed project to be in
compliance with the following:
a. Compliance and Consistency: Conformance with plans, policies, regulations and approvals,
including:
i. Comprehensive Plan: The Comprehensive Plan, its elements, goals, objectives, and policies,
especially those of the applicable land use designation; the Community Design Element; and any
applicable adopted Neighborhood Plan;
ii. Applicable land use regulations;
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iii. Relevant Planned Action Ordinance and Development Agreements; and
iv. Design Regulations: Intent and guidelines of the design regulations located in RMC 4-3-100.
12. As discussed in Conclusion of Law No. 4, as conditioned, the proposal is consistent with the
City’s comprehensive plan, as well as development and design regulations. The proposal does not
qualify as a Planned Action Ordinance, as outlined at Finding No. 21 of the Staff Report. 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.
RMC 4-9-200(E)(3)(b): Off-Site Impacts: Mitigation of impacts to surrounding properties and
uses, including:
i. Structures: Restricting overscale structures and overconcentration of development on a particular
portion of the site;
ii. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and
adjacent properties;
iii. 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;
iv. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to
attractive natural features;
v. 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; and
vi. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive
brightness or glare to adjacent properties and streets.
13. The proposal would not be an overscale structure as its scale has been mitigated to the extent
reasonably practicable as outlined in Finding of Fact No. 5(A) and its bulk and dimensions are
consistent with all applicable zoning code standards. As determined in Finding of Fact No. 5, no
lighting impacts are anticipated and landscaping is effectively used to protect adjoining properties
from noise and glare and to maintain privacy and enhance the appearance of the project. This criterion
is satisfied. View impacts have also been mitigated to the extent reasonably practicable as outlined
in Finding of Fact No. 5(A).
RMC 4-9-200(E)(3)(c): On-Site Impacts: Mitigation of impacts to the site, including:
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i. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing
and orientation;
ii. 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;
iii. 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; and
iv. 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.
14. As proposed and conditioned, native and planted landscaping has been well designed to provide
for privacy and noise reduction. There is nothing in the record to reasonably suggest that the scale,
spacing and orientation of the project could be modified to provide for more privacy and noise
reduction without unreasonably interfering with the objectives of the facility. The scale of the facility
will not create any adverse impacts as previously discussed and is compatible with vehicle and
pedestrian circulation as determined in Finding of Fact No. 4(E). In addition, there is nothing in the
record to reasonably suggest that the scale of the project is incompatible with sunlight, prevailing
winds or natural characteristics. The criterion is met.
RMC 4-9-200(E)(3)(d): Access and Circulation: Safe and efficient access and circulation for all
users, including:
i. Location and Consolidation: Providing access points on side streets or frontage streets rather than
directly onto arterial streets and consolidation of ingress and egress points on the site and, when
feasible, with adjacent properties;
ii. 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;
iii. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas;
iv. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access; and
v. Pedestrians: Providing safe and attractive pedestrian connections between parking areas,
buildings, public sidewalks and adjacent properties.
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15. The proposal provides for adequate and safe access and circulation as required by the criterion
above for the reasons identified in Finding of Fact No. 4(E).
RMC 4-9-200(E)(3)(e): 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.
16. No open space is required for this use
RMC 4-9-200(E)(3)(f): Views and Public Access: When possible, providing view corridors to
shorelines and Mt. Rainier, and incorporating public access to shorelines.
17. There are no view corridors to Mt. Rainier affected by the proposal. The proposed structure
would likely block view corridors to shoreline from upper story structures and would limit view as
the site is located at a higher elevation than many of the surrounding properties. Mitigation efforts
have been made to reduce the height and overall impacts of the structure on the landscape. In this
respect, the criterion is met as view corridors have been maintained “when possible.” The public
access requirement is not applicable to the proposal.
RMC 4-9-200(E)(3)(g): Natural Systems: Arranging project elements to protect existing natural
systems where applicable.
18. There are no natural systems at the project site.
RMC 4-9-200(E)(3)(h): Services and Infrastructure: Making available public services and
facilities to accommodate the proposed use.
19. The project is served by adequate services and facilities as determined in Finding of Fact No.
4.
RMC 4-9-200(E)(3)(i): Phasing: Including a detailed sequencing plan with development phases
and estimated time frames, for phased projects.
20. No phasing is proposed.
DECISION
As conditioned below, the conditional use and site plan applications are consistent with all applicable
criteria for the reasons identified above and are approved:
1. The applicant shall comply with the mitigation measures issued as part of the Determination
of Non-Significance Mitigated, dated October 23, 2017.
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2. The applicant shall provide a final detailed landscape plan for review and approval by the
Current Planning Project Manager prior to construction permit approval. The revised landscape
plan shall depict the following on the reservoir portion of the site: ten-foot (10') wide fully
sight-obscuring landscaped visual barrier along east property line, two or three specimen trees
at the top of the southernmost retaining wall between the security fence and the p ervious
concrete access road, and shrubbery in the terraced area between the southernmost retaining
wall and the security fence.
3. The applicant shall submit a revised grading plan that identifies the elevations of the top and
bottom of each retaining wall to verify the height complies with the 6-foot height limitation.
Additionally, the plans shall contain a cut sheet of wall materials and areas for terraced
landscaping. The revised grading plan shall be submitted with the construction permit
application to be reviewed and approved by the Current Planning Project Manager and Plan
Reviewer prior to construction permit approval.
4. The applicant shall provide a revised architectural site plan identifying all utility equipment
and screening. The architectural site plans shall be reviewed and approved by the Current
Planning Project Manager prior to construction permit approval.
5. The applicant shall provide a lighting plan that adequately provides for public safety without
casting excessive glare on adjacent properties. Pedestrian scale and down-lighting shall be used
in all cases to assure safe pedestrian and vehicular movement. The lighting plan shall be
submitted with the construction permit application to be reviewed and approved by the Current
Planning Project Manager prior to construction permit approval.
6. The applicant shall submit a final public art plan for the reservoir’s exterior paint treatment.
The final design work proposals shall be submitted to the Current Planning Project Manager
to be reviewed and approved by the Renton Municipal Arts Commission prior to building
permit approval.
DATED this 7th day of December, 2017.
City of Renton Hearing Examiner
Appeal Right and Valuation Notices
RMC 4-8-080 provides that the final decision of the hearing examiner is subject to appeal to the Renton
City Council. RMC 4-8-110(C)(2) requires appeals of the hearing examiner’s decision to be filed within
fourteen (14) calendar days from the date of the hearing examiner’s decision. A request for
reconsideration to the hearing examiner may also be filed within this 14 day appeal period as identified
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CONDITIONAL USE and SITE PLAN
CAO VARIANCE - 13
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in RMC 4-8-100(I). A new fourteen (14) day appeal period shall commence upon the issuance of the
reconsideration. Additional information regarding the appeal process may be obtained from the City
Clerk’s Office, Renton City Hall – 7th floor, (425) 430-6510.
Affected property owners may request a change in valuation for property tax purposes notwithstanding
any program of revaluation.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
HEX_Report_17-000633_171114_v1
A. REPORT TO THE HEARING EXAMINER
HEARING DATE: November 21, 2017
Project Name: Kennydale Reservoir
Owner/Applicant: Michael Kirk, City of Renton Director of Facilities, 1055 S Grady Way, Renton, WA
98057
Contact: Mary Jo Lux, Schreiber Starling Whitehead Architects, 901 5th Ave Seattle, WA
98164
Project File Number: PR17000491
Land Use File Number: LUA17-000633, ECF, CU-A, SA-H
Project Manager: Clark H. Close, Senior Planner
Project Summary: The applicant is requesting Hearing Examiner Site Plan Review, Administrative
Conditional Use Permit and State Environmental Policy Act (SEPA) Review for the
construction of a new water reservoir. The 1.09-acre site is located at 1404 N 30th
St. The vacant parcel is currently 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.
Improvements to property include a new 1.3 million-gallon steel water reservoir
within the northern portion of the property. The Kennydale Reservoir would have a
footprint of 1,964 square feet, measuring 50 feet in diameter and approximately
103 feet tall (top of vent to reservoir base). An auger cast pile foundation system is
anticipated for the reservoir. Access to the site would be from a shared driveway
along the west side of the property. 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. Construction of the
water reservoir is scheduled to begin in June 2018 and end in December 2019.
Project Location: 1404 N 30th St, Renton, WA 98056
Site Area: 47,538 SF (1.09 acres)
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
KENNYDALE RESERVOIR LUA17-000633, ECF, CU-A, SA-H
Report of November 21, 2017 Page 2 of 22
HEX Report Kennydale Reservoir
B. EXHIBITS:
Exhibit 1-16: As shown in the SEPA Environmental Review Report
Exhibit 17: Hearing Examiner Staff Recommendation (dated November 21, 2017)
Exhibit 18: Environmental “SEPA” Determination, ERC Mitigation Measures and Notice
Exhibit 19: Wellhead Protection Area Zone 2 Map
Exhibit 20: Public Comments received from the Neighborhood Meeting
Exhibit 21: Determination of No Hazard to Air Navigation, Aeronautical Study No. 2016-ANM-2433-OE
C. GENERAL INFORMATION:
1. Owner(s) of Record: City of Renton. Contact: Michael Kirk, City of
Renton Director of Facilities, 1055 S Grady Way,
Renton, WA 98057
2. Zoning Classification: Commercial Neighborhood (CN) and Residential-6
(R-6)
3. Comprehensive Plan Land Use Designation: Residential High Density (RHD) and Residential
Medium Density (RMD)
4. Existing Site Use: Vacant
5. Critical Areas: Wellhead Protection Area Zone 2 and Regulated
Slopes (>15% & <=25%)
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.
6. 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
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
KENNYDALE RESERVOIR LUA17-000633, ECF, CU-A, SA-H
Report of November 21, 2017 Page 3 of 22
HEX Report Kennydale Reservoir
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be 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).
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.
c. Surface/Storm Water: The project site is currently vacant. The site consists of grassy areas with some
trees scattered throughout. The site slopes gently from the northeast to the southwest. There is no
existing onsite conveyance system. There is an existing 12-inch piped conveyance system that flows
from east to west along N 30th St frontage. There are two (2) Type 1 catch basins along the project
frontage that drain to this conveyance system, one is near the southeast corner and the other is
located near the southwest corner of the site.
2. Streets: N 30th St, located south of the site, is classified as a minor arterial street. The N 30th St existing
street section consists of a pavement width of roughly 42 feet with a 13-foot travel lane in each direction
and an 8-foot parking lane on both sides of the street. A 0.5-foot wide curb and a 5-foot wide concrete
sidewalk directly behind the curb exist along each 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 4 City-Wide Property Development Standards
3. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
4. Chapter 9 Permits – Specific
a. Section 4-9-030: Conditional Use Permits
b. Section 4-9-200: Master Plan and Site Plan Review
5. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
KENNYDALE RESERVOIR LUA17-000633, ECF, CU-A, SA-H
Report of November 21, 2017 Page 4 of 22
HEX Report Kennydale Reservoir
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on
September 22, 2017 and determined the application complete on October 2, 2017. The project complies
with the 120-day review period.
2. The parcel area is 1.09 acres and the site is located at 1404 N 30th St in the Kennydale Designated
Neighborhood (Exhibit 2).
3. The project site is located on the northern portion of the lot. The water reservoir and associated
improvement make up approximately 16,485 square feet or roughly 35 percent (35%) of the parcel.
4. Access to the project site would be provided via N 30th St via an onsite shared driveway (Exhibit 3).
5. The property is located within the Residential High Density (RHD) and Residential Medium Density (RMD)
Comprehensive Plan land use designations.
6. The property is located within the Commercial Neighborhood (CN) and Residential-6 (R-6) zoning
classifications. The 1.3 million-gallon steel water tank is located on the R-6 portion of the property.
7. There are approximately 21 significant trees located onsite of which the applicant is proposing to retain
one (1) existing tree within the R-6 portion of the property.
8. The vacant site is mapped with Wellhead Protection Area Zone 2 (Exhibit 19).
9. Approximately 2,500 cubic yards of material would be cut onsite and approximately 1,600 cubic yards of
fill is proposed to be brought into the project site.
10. The applicant is proposing to begin construction in June 2018 and end in December 2019.
11. The applicant held a neighborhood meeting or open house on July 12, 2017 from 6:00 PM to 8:00 PM. A
total of 14 people signed the sign-in sheet. Staff received five (5) public comments as a result of the
neighborhood meeting (Exhibit 20).
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
October 23, 2017 the Environmental Review Committee issued a Determination of Non-Significance -
Mitigated (DNS-M) for Kennydale Reservoir. The DNS-M included one (1) mitigation measure. A 14-day
appeal period commenced on October 27, 2017 and ended on November 10, 2017. No appeals of the
threshold determination have been filed as of the date of this report (Exhibit 18).
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:
1. The applicant shall comply with the recommendations included in the Kennydale 320 Pressure Zone
Reservoir Geotechnical Engineering Report, prepared by HWA GeoSciences, Inc. (dated September
8, 2017), or an updated report submitted at a later date.
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 this report (Exhibit 16).
16. Comprehensive Plan Compliance: The site is designated Residential High Density (RHD) and Residential
Medium Density (RMD) on the City’s Comprehensive Plan Map. 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
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
KENNYDALE RESERVOIR LUA17-000633, ECF, CU-A, SA-H
Report of November 21, 2017 Page 5 of 22
HEX Report Kennydale Reservoir
where infrastructure is adequate to handle impacts from higher density uses. 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 proposal is compliant
with the following development standards if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Goal L-P: Minimize adverse impacts to natural systems, and address impacts of past
practice where feasible, through leadership, policy, regulation, and regional
coordination.
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-8: 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
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-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 of this Comprehensive Plan.
Policy U-11: Ensure adequate water supply to meet both average and maximum daily
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
and storage for fire protection to all customers and facilities connected to the City water
system.
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
maximum net benefit for all citizens and promotes enhancement of the natural
environment.
Policy CF-7: Protect public health, enhance environmental quality and promote
conservation of man-made and natural resources through appropriate design and
installation of public facilities.
17. Zoning Development Standard Compliance: The water reservoir is proposed to be constructed within
the Residential-6 (R-6) portion of the property and the shared access road is proposed to be constructed
within the Commercial Neighborhood (CN) zoned portion of the property. Development in the R-6 zone
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
KENNYDALE RESERVOIR LUA17-000633, ECF, CU-A, SA-H
Report of November 21, 2017 Page 6 of 22
HEX Report Kennydale Reservoir
is intended to be single family residential at moderate density. 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 proposal is compliant with the following development standards, as outlined in
RMC 4-2-110A and RMC 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, 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 is requesting a Conditional Use Permit 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 (Exhibit 4). Site Plan Review is required for all
development in the CN zone. Also, site plan review may be used as a means to propose
modifications to development standards for developments otherwise exempt from site
plan review.
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.
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 following table identifies the proposed approximate dimensions for Lot 1:
Proposed Lot Lot Size (sq. ft.) Lot Width (feet) Lot Depth (feet)
Lot 1 47,538 157 Avg. 177.63
Staff Comment: At this time, the applicant is not proposing to alter the existing
dimensions or area of the single lot. A future 2-lot short plat would comply 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.
Staff Comment: City staff is recommending that approximately 11 feet of right-of-way
be dedicated along the project’s N 30th St frontage and frontage improvements in
accordance with the modified minor arterial street standard be installed. With front yard
orientation to N 30th St and following a right-of-way dedication of 11 feet, the applicant
is proposing a 206 ½ foot front yard setback, a side yard setback of 71 feet to the west,
a side yard setback to the east of 30 feet, and a rear yard setback of 35 feet. The above
ground reservoir is proposed to be constructed entirely within the R-6 zoned portion of
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
KENNYDALE RESERVOIR LUA17-000633, ECF, CU-A, SA-H
Report of November 21, 2017 Page 7 of 22
HEX Report Kennydale Reservoir
the property. The CN zone retains less restrictive setbacks than the R-6 zone.
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.
Staff Comment: The applicant is proposing to construct a 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 4.1 percent (4.1%) of
the lot (1,964 sf / 47,538 sf = 4.1%). Together the fire station and the reservoir structures
would have a lot coverage of 19.9 percent (19.9%). Following a future short plat of the
site, the fire station would be located on roughly 16,485 square feet and would then only
have an anticipated building coverage of 11.9 percent (11.9%) of the new lot.
The reservoir is proposed to be 103 feet tall. On January 6, 2017, the Federal Aviation
Administration (FAA) conducted an aeronautical study under the provisions of 49 U.S.C.,
Section 44718 and if applicable Title 14 of the Code of Federal Regulations, part 77,
concerning the Water Tank Kennydale 320 Zone Reservoir (Heights: 222 feet site
elevation (SE), 101 feet above ground level (AGL), 323 feet above mean sea level
(AMSL)). The aeronautical study revealed that the structure would have no substantial
adverse effect on the safe and efficient utilization of the navigable airspace by aircraft
or on the operation of air navigation facilities provided the following conditions are met:
1) As a condition to this Determination, the structure is to be marked/lighted in
accordance with FAA Advisory circular 70/7460-1 L Change 1, Obstruction Marking and
Lighting, red lights - Chapters 4, 5 (Red), and 12; 2) Any failure or malfunction that lasts
more than thirty (30) minutes and affects a top light or flashing obstruction light,
regardless of its position, should be reported immediately to (877) 487-6867 so a Notice
to Airmen (NOTAM) can be issued. As soon as the normal operation is restored, notify
the same number; 3) It is required that FAA Form 7460-2, Notice of Actual Construction
or Alteration, be e-filed any time the project is abandoned or within 5 days after the
construction reaches its greatest height (7460-2, Part 2). Any height exceeding 101 feet
above ground level (323 feet above mean sea level), would result in a substantial adverse
effect and would warrant a Determination of Hazard to Air Navigation. See
Determination of No Hazard to Air Navigation, Aeronautical Study No. 2016-ANM-2433-
OE (Exhibit 21). The applicant is proposing to construct the reservoir with a top wall
elevation of 313 feet, a top of self-supported dome elevation of 318.5 feet and a top of
vent elevation of 323 feet in order to comply with the conditions of the Federal Aviation
Administration Airport height restrictions and regulations (Exhibit 8). Provided the
conditions of the FAA regulations are met, staff is supportive of the proposed 103-foot
tall water reservoir.
Compliant
if condition
of approval
is met
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.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
KENNYDALE RESERVOIR LUA17-000633, ECF, CU-A, SA-H
Report of November 21, 2017 Page 8 of 22
HEX Report Kennydale Reservoir
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.
Staff Comment: A conceptual landscape plan without irrigation was submitted with the
project application (Exhibit 7). The conceptual landscape plan illustrates materials that
would be used to enhance the visual character of the building. Together the retained
and new landscaping would consist of a variety of trees, shrubs, groundcover, and mixed
seed along the first 10 feet of the north and west property lines. This fully sight-obscuring
landscaping would seek to reduce glare from the water tower, maintain privacy and add
visual interest to the development. An automatic irrigation system has not been
provided for the proposed landscape design. Drought-tolerant species and an 8-inch mat
of moisture-retaining topsoil have been specified in lieu of an irrigation system.
Contractor would be responsible for monitoring the condition of the plant material.
The reservoir landscape plan proposes 64 new trees, including: 13 vine maple, 11,
cornelian cherry dogwood, 27 Douglas fir, and 13 Western red cedar at either 2 gallon
or 5 gallon in size. Shrubbery includes: salal, sword fern, tallhedge buckthorn, Japanese
spirea, evergreen huckleberry and Bodnant viburnum. Groundcover includes: beach
strawberry. Meadow seed mix includes: perennial ryegrass, creeping red fescue,
chewing fescue, and hard fescue.
An existing 8-unit residential multi-family property to the east is anticipated to be
retained by the start of the construction and assembly of the water tower beginning in
June 2018. Therefore, staff is recommending that the applicant include a ten-foot (10')
wide fully sight-obscuring landscaped visual barrier along the common property line to
the east. In addition, the applicant shall plant two or three larger specimen trees at the
top of the retaining wall between the fence and the pervious concrete road to provide a
stand-alone landscape feature and increased screening of the reservoir from N 30th St
and Fire Station 15. A specimen tree is a tree planted apart from other trees that is used
as a focal point of a garden or backyard in order to provide interest. Therefore, 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 construction permit approval.
Compliant
if condition
of approval
is met
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.
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.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
KENNYDALE RESERVOIR LUA17-000633, ECF, CU-A, SA-H
Report of November 21, 2017 Page 9 of 22
HEX Report Kennydale Reservoir
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.
A minimum tree density shall be maintained on each residentially zoned lot. For
detached single family development, the minimum tree density is two (2) significant
trees for every five thousand (5,000) square feet. The tree density may consist of
existing trees, replacement trees, trees required pursuant to RMC 4-4-070F1, Street
Frontage Landscaping Required, or a combination.
Staff Comment: A Level 2 Tree Assessment Report was prepared by Urban Forestry
Services, Inc. (dated September 13, 2017; Exhibit 13) and submitted with the land use
application. The 1.09 acre site is largely open lawn with a total of 32 fruit and
ornamental trees. The predominant species, included black locust (Robinia
pseudoacacia), flowering plum (Prunus cerisifera form), and various fruit trees. The tree
structures range from fair to poor with many of the trees ranked with a present value of
low. None of the surveyed trees were considered hazardous.
According to the report, most of the trees were recommended for removal due to the
construction impacts. The significant trees range in size from 7.2 to 24 DBH. Many of the
trees surveyed by the arborist fall below Renton’s significant tree size thresholds to be
considered for tree retention, as a result there are only a total of 21 significant trees
onsite. The applicant is required to retain 30 percent (30%) of the trees located within
the residential portion of the site that are not located within the proposed rights-of-way
or access easements. Of the 21 significant trees within the project area, the applicant is
proposing to retain one (1) out of the required six (6) retention trees. As a result, the
applicant is proposing to replant the reservoir portion of the site with 64 trees in order
to comply with the Tree Retention requirements of the code.
During construction, trees required to be retained (i.e., protected trees, including off-site
trees), would be required to comply with the tree protection measures during
construction per RMC 4-4-130H.9. The eight (8) central components of tree protection
include defining and protecting the drip line, erecting and maintaining a temporary six-
foot-high chain link construction fence with placards around the tree to be retained,
protecting the tree from grade changes, keeping the area clear of impervious surface
material, restricting grading within the drip line, providing three inches (3”) of bark
mulch within the required fencing, retaining a certified arborist to ensure trees are
protected from development activities, and alternate protection/safeguards as
necessary.
Additional landscaping would be incorporated into the project’s Final Landscape Plan to
work in conjunction with the retained tree (Exhibit 7). See discussion under FOF 17,
Zoning Development Standard Compliance: Landscaping.
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
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.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
KENNYDALE RESERVOIR LUA17-000633, ECF, CU-A, SA-H
Report of November 21, 2017 Page 10 of 22
HEX Report Kennydale Reservoir
Staff Comment: The applicant is proposing several underground improvements,
including a water quality vault, storm infiltration and detention system, and a control
valve vault. A spiral staircase with handrails would begin approximately 8 feet above
finished grade and would wrap the exterior the tank to the top of the self-supported
dome. The entire staircase would cover about one revolution around the tower. The roof
would also have an access hatch, a safety hand railing system around the circumference
of the tower at the top of the wall (elevation 313 feet), and a vent. No other utility
equipment was identified in the site plan (such as radio towers or telecommunications
cabinets). Therefore, staff is recommending as a condition of approval that the applicant
provide a revised architectural site plan identifying all utility equipment and screening.
The architectural site plans shall be reviewed and approved by the Current Planning
Project Manager prior to construction permit approval.
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.
Staff Comment: There are no specific parking regulations for public activities outside of
schools, post office or cultural facilities. However, the use does require maintenance of
the site so a minimum of one (1) onsite space would be necessary. The water reservoir
would have one point of access near the western property boundary. Frontage
improvements would include driveway cuts that is roughly 5 feet from the west property
line and would be designed with a commercial approach up to 20-foot wide before
widening to 24 feet past the fire station and then down to 16 feet at the reservior gate
access. Onsite the plans include a multiple hammerhead turnarounds on the west side
of the lot and a 15-foot wide access road around the perimeter of the reservoir. Between
the circular access road and the paved hammerheads there would be enough space for
maintenance vehicles to park when visits are made to the facility. Therefore, ample
space is available within the property limits to allow maintenance vehicles to park
onsite.
N/A
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: No public access would be allowed between the reservoir and N 30th St.
Compliant
if condition
of approval
is met
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.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: The applicant is proposing to install a 6-foot high security fencing with
privacy slats around the perimeter of the reservoir portion of the site, as well as
construct a set of retaining walls to the north and south of the water tower to account
for the existing grade changes across the northern portion of the lot. The applicant is
proposing an approximate retaining wall height of 8 feet long the south side of the tank
and an approximate retaining wall height of 7 feet long the north side of the lot. A
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Report of November 21, 2017 Page 11 of 22
HEX Report Kennydale Reservoir
retaining wall that is four feet (4') or taller, as measured by the vertical distance from
the bottom of the footing to the finish grade at the top of the wall, would require a
building permit.
In any residential district, the maximum height of any fence, hedge or retaining wall is
limited to seventy two inches (72") unless an administrative retaining wall height
modification is requested by the applicant and approved by the Administrator. A fence
shall not be constructed on top of a retaining wall unless the total combined height of
the retaining wall and the fence does not exceed the allowed height of a standalone
fence. Above the 8-foot high retaining wall, located on the south side of the tank, the
applicant is proposing to install a 4-foot fence through this section of the design detail.
Fences that provide at least fifty percent (50%) transparency, as viewed perpendicularly
to the face of the fence, may be allowed directly on top of a retaining wall. However,
chain link fencing shall not be installed on top of a retaining wall unless it is set back by
a minimum of two feet (2'); this area shall be landscaped as if it were a terrace. Terraces
created between retaining walls shall be permanently landscaped with a mixture of
shrubs and groundcover (trees are optional) in conformance with the standards of RMC
4-4-070F, Landscaping. Landscaping provided in front of retaining walls and within
terraces shall contribute to any landscaping required by RMC 4-4-070F; the
Administrator may grant exceptions for required trees based on land constraints. Given
these code requirements, staff is recommending that the applicant submit a revised
grading plan that identifies the elevations of the top and bottom of each retaining wall
to verify the height complies with the 6-foot height limitation. Additionally, the plans
shall contain a cut sheet of wall materials and areas for terraced landscaping. The
revised grading plan shall be submitted with the construction permit application to be
reviewed and approved by the Current Planning Project Manager and Plan Reviewer
prior to construction permit approval. Shrubs would also need to be planted between
the top of the retaining wall and the security fence.
18. 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.
19. 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:
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.
N/A
Streams: The following buffer requirements are applicable to streams in accordance
with RMC 4-3-050G.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.
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Report of November 21, 2017 Page 12 of 22
HEX Report Kennydale Reservoir
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.
The water reservoir portion of the lot is proposing permeable pavement. According to
the geotechnical report (Exhibit 10), the site is underlain by recessional outwash soils
over dense to very dense glacial till and advance outwash deposits. The report notes that
there is about 5 to 7 feet of sandy silt soils with a high percentage of fines near the
ground surface. The report recommends that these soils are over-excavated and
backfilled with permeable ballast where pervious pavement is located. A pilot infiltration
test (PIT) was performed on the site in the location of the proposed infiltration pipe. The
PIT was performed at a depth of 16 feet. The report notes that groundwater was
encountered roughly 46.6 feet below the ground surface at the site of the PIT. Based on
the test results, the geotechnical engineer concluded that a long-term infiltration rate of
2.5 in/hour be used at 16 feet below the ground surface.
Approximately 1,600 cubic yards of fill would be brought to the reservoir portion of the
site to enable the reservoir to be on a flat elevation of 219 feet. Such fill must obtained
from approved local fill sources. Since fill is proposed for project development, a fill
source statement would be required to be submitted to the City to ensure clean fill is
used. The fill source statement shall be submitted with the construction permit
application. Impacts to the Wellhead Protection Area are not anticipated as a result of
the subject project, provided the City of Renton codes are complied with.
N/A
Wetlands: The following buffer requirements are applicable to wetlands in accordance
with RMC 4-3-050G.2:
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.
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20. Conditional Use Analysis: The applicant is requesting a conditional use permit for the subject property
to construct a new water reservoir upon the northern portion of the property. The subject property was
first purchased by the City of Renton in 2001. The characteristics of the site meet the specific needs for
a reservoir in the Pressure Zone 320 located on the west side of I-405. The proximity of the site to the
320 zone and the properties elevation and location provide a unique opportunity to locate government
facilities and utilities that would benefit the community. The new reservoir is needed to meet a
longstanding system need to provide reliability and redundancy of supply and operational flexibility of
the water system in the area.
Co-locating a Fire Station 15 and Kennydale Reservoir on this site is a cost-effective use of city funds,
including site work, street improvements, landscaping, stormwater retention, and permitting. 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 new reservoir project was identified in the 2012 Water System Plan
adopted by City Council via City Resolution No. 4154 and approved by King County via
KC Ordinance 17653. The reservoir project is described in Chapter 9, 9.2.1.2.6 of the 2012
Water System Plan for Capital Improvement Plan.
The proposed project is compatible with the general purpose, goals, objectives and
standards of the 2015 City of Renton 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 parcel was selected because it was already owned by the City of
Renton. The property was purchased by the City for a future fire station and there is
adequate space to locate both the fire station and reservoir on the same property. The
property also has the proper topographical ground elevations to construct a reservoir to
serve the existing water system 320-hydraulic pressure-zone.
Compliant
if condition
of approval
is met
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: At 50 feet in diameter and 103 feet in height, the Kennydale reservoir
would be visible to surrounding properties. The applicant is proposing to minimize the
visual impacts of the reservoir on the surrounding residential properties by planting 27
Douglas fir trees, along with several other tree species, along the east, north and a
portion of the west border of the property in the reservoir construction area. The
reservoir’s exterior paint treatment would be explored with the community and treated
with public art. The final design would be subject to review and approval by the Renton
Municipal Arts Commission, as required by Renton Municipal Code (Exhibit 14). Initial
treatment options include, but are not limited to, a mural or a type of symbolic reference
to the area or City. Therefore, staff recommends as a condition of approval the applicant
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Report of November 21, 2017 Page 14 of 22
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be required to submit a final public art plan for the reservoir’s exterior paint treatment.
The final design work proposals shall be submitted to the Current Planning Project
Manager to be reviewed and approved by the Renton Municipal Arts Commission prior
to building permit approval.
The day to day operation impacts of the reservoir would be minimal on surrounding
properties with respect to noise pollution, light and glare, traffic generation, and parking
demand. Only about 31 percent (31%) of the site would be covered with impervious
surface following construction and the reservoir would not place any additional future
demands on public improvements, utilities or services following construction. The project
includes the installation of curb, gutter sidewalk and dedication of right-of-way along N
30th St. The reservoir project has received maximum height limit approval from the FAA.
To meet these requirements, some marking lights (low intensity flashing red light visible
to aircraft) would be installed on the roof.
d. Compatibility: The proposed use shall be compatible with the scale and character
of the neighborhood.
Staff Comment: The proposed reservoir is compatible with the utilities element of the
land-use plan for public infrastructure in residential neighborhood and the reservoir
would provide the necessary water pressure to properties within the Kennydale area. A
103-foot tall reservoir would be noticeable in terms of scale in the neighborhood.
However, the applicant’s proposal to screen the tower with landscaping at the ground
level and the application of public art to the exterior of the tank would assist in the
towers compatibility with the neighborhood and community.
e. Parking: Adequate parking is, or will be made, available.
Staff Comment: On average, it is estimated that there would be a parking demand of
about one single vehicle on site for maintenance staff. Adequate parking would be
provided by the project upon the completion of the proposed site improvements.
f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall
mitigate potential effects on the surrounding area.
Staff Comment: It is anticipated that temporary impacts to traffic would result from the
proposed project during construction. Reservoir construction work is scheduled to begin
June 2018 and end December 2019. The proposed work hours for the construction of the
reservoir are between 7:00 a.m. and 6:00 p.m., Monday through Friday. Hauling hours
shall be within the above working hours unless modified by the traffic control plan
submitted by the contractor and approved by the City (Exhibit 9). A traffic control plan
would be needed during the construction of utility improvements on N 30th St and Park
Ave N.
The reservoir would only be accessible to City operation and maintenance staff. Under
normal reservoir operation conditions, City staff would visit the reservoir approximately
once a month for routine maintenance.
g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed
use shall be evaluated and mitigated.
Staff Comment: Noise impacts would primarily result from the construction of the
proposed road improvements, foundation improvements (auger-cast piles) and new
structures. Auger-cast in place concrete piles produce minimal vibrations and low noise.
The construction noise generated by the project would be regulated through the City’s
adopted noise level regulations per Chapter 8-7, RMC and permitted work hour
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regulations near residential areas per RMC 4-4-030C. Noise impacts anticipated from
the maintenance and operation of the reservoir are anticipated to be impacts that would
be commonly associated with a water reservoir.
Other than the marking lights on the roof, no pedestrian lighting is planned for the
reservoir portion of the site. Any lighting necessary for control panels or equipment
would be directed downward to minimize spill over to adjacent properties. In addition,
light glare impacts would be mitigated through a low-glare paint on the exterior of the
water tank and landscape vegetative plantings.
h. Landscaping: Landscaping shall be provided in all areas not occupied by buildings,
paving, or critical areas. Additional landscaping may be required to buffer adjacent
properties from potentially adverse effects of the proposed use.
Staff Comment: Tree replacement and landscaping would be provided for throughout
the site including trees, bushes, groundcover, and seed mix. See also discussion under
FOF 17, Zoning Development Standard Compliance: Landscaping, Tree Retention and
Screening.
21. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the CN
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 both the
Master and Site Plan requests:
Compliance Site Plan Criteria and Analysis
Compliant if
Conditions
of Approval
are Met
a. Comprehensive Plan Compliance and consistency.
Staff Comment: See previous discussion under FOF 16, Comprehensive Plan Analysis.
Compliant if
Conditions
of Approval
are Met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 17, Zoning Development Standard
Compliance.
N/A
c. Design Regulation Compliance and Consistency.
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.
N/A d. Planned action ordinance and Development agreement Compliance and
Consistency.
Compliant if
Conditions
of Approval
are Met
e. Off Site Impacts.
Structures: Restricting overscale structures and overconcentration of development on
a particular portion of the site.
Staff Comment: The City and Renton Regional Fire Authority (RRFA) are proposing to
construct a new 7,497 square foot fire station (net floor area of 6,127 square feet) and
a 1.3 million-gallon water tower for potable drinking water storage on the site. The two
projects are a collaboration of the RRFA, Community Services’ Facilities Division and the
Public Works Department’s Utility Systems Division. The new reservoir would meet a
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Report of November 21, 2017 Page 16 of 22
HEX Report Kennydale Reservoir
longstanding system need to provide reliability and redundancy of supply and
operational flexibility of the water system in the area served by the existing Kennydale
320 Pressure Zone, covering the Boeing Complex, the Kenworth Truck Complex, The
Landing, the South Port Complex, Kennydale, and North Renton. Construction of the
water reservoir is scheduled to begin in June of 2018 and end in December of 2019.
Kennydale Hill Reservoir has an estimated construction cost of $5.5 million (planning
level estimate). The two construction proposals on this site would not be an overscale
structure as the proposal does not exceed maximum height granted by the FFA, lot
coverage requirements, and setback requirements of the R-6 and CN zones.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: The proposal includes access links from N 30th St to the reservoir. The
proposed circulation allows for safe vehicular ingress and egress movements to and
from the site. Access to the facility would be limited by two successive gates along the
shared access driveway, a sliding security gate for the fire station and a double swing
gate for the reservoir. The reservoir improvements include enough roadway to allow for
onsite turnaround movements. The new frontage improvements would provide
desirable circulation for the users of N 30th 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: See discussion under FOF 17, Zoning Development Standard
Compliance: Screening.
Views: Recognizing the public benefit and desirability of maintaining visual accessibility
to attractive natural features.
Staff Comment: There are territorial views to the west of Lake Washington. The
applicant received some comments as part of their neighborhood meeting held during
an open house on July 12, 2017 (Exhibit 20). Comments were regarding painting
proposals of the reservoir.
The proposed reservoir would obstruct the views of the abutting residential
development to the north, east and west sides of the site. The proposed reservoir would
also obstruct the views to the proposed fire station to the south and the commercial
development to the west and east of the tower. The visual impact would also include
the loss of territorial views of the existing trees following their removal from the site.
The applicant is proposing several site plan and construction techniques to minimize the
structures visual impact to the neighborhood. The basic methods of improving views
include, but are not limited to, maintaining a minimum 30-foot setback from any
property line, applying low-glare paint on the exterior of the water tank, painting the
steel tank with a mural or a type or symbolic reference to the area, planting trees along
the perimeter to minimize the light and glare, and maintaining a height that complies
with the FAA’s Determination of No Hazard to Air Navigation.
Views of the site would be altered with the proposed development. However, the
proposed reservoir would be architecturally compatible with the area water towers in
terms of bulk and scale, exterior materials, and color if all conditions are met.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
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Report of November 21, 2017 Page 17 of 22
HEX Report Kennydale Reservoir
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
Compliance: 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 that adequately provides for public safety without
casting excessive glare on adjacent properties be provided by the applicant. Pedestrian
scale and down-lighting shall be used in all cases to assure safe movement throughout
the site for maintenance. The lighting plan shall be submitted with the construction
permit application to be reviewed and approved by the Current Planning Project
Manager prior to construction permit approval.
f. On Site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building placement,
spacing and orientation.
Staff Comment: The reservoir would use less of the building development envelope than
what is permitted by the R-6 zone. The fire building is setback more than 30 feet from
the property lines to allow for additional landscaping and privacy between the tower
and the abutting residential and commercial properties. 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 required 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 4.1
percent (4.1%) of the site and would be consistent with FAA’s height limitation in the
area. The structure is located in a residential neighborhood and the overall bulk of the
structure has the potential to block winds and sunlight at adjacent properties to the
north at various times throughout the day and year. A basic GIS shadow analysis was
completed by the applicant to evaluate the shadows cast by the reservoir at different
times of the year (Exhibit 15). The visual representation of the impacts of the shade and
shadow created throughout the year on the adjacent properties show the impact
greatest to the north during the winter months. The shadow is anticipated to cover
several homes at one time throughout the day. Based on this analysis, the greatest light
impact due to shadows has been identified during the winter months. During typical
northwest winters few days provide clear skies where shadows would typically be
noticeable. Based on the provided analysis the shadow impacts appear to be limited
and for a short duration, particularly during the summer months when shadows would
be most noticeable. See also discussion under FOF 22, Site Plan Review: Views.
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Report of November 21, 2017 Page 18 of 22
HEX Report Kennydale Reservoir
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 site is currently vacant and access is restricted by a chain-link fence.
The applicant is proposing to remove a majority of the existing trees onsite. No
significant changes are being proposed to the existing topography of the project site.
Site preparation for the reservoir would include the removal of most of the trees and
vegetation. An estimated 2,500 cubic yards of material would be excavated during
construction in preparation for the reservoir base, piles, utility vaults, storm infiltration
detention system, retaining walls and utility piping. Approximately 1,600 cubic yards of
fill material would be required for construction at the reservoir. The project site would
be regraded to accommodate the proposed improvements. The developer is
anticipating using permeable pavement across portions of the circular access road
around the base of the tank. New landscaping is proposed around the extended exterior
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 discussion under FOF 17, Zoning Development Standard
Compliance: 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 egress points
on the site and, when feasible, with adjacent properties.
Staff Comment: All vehicular access entering the property would be limited to a 20-foot
wide driveway approach that widens to 24 feet along the west side of the fire station
before narrowing down to 16 feet. The shared driveway would be approximately 269
feet in length, from N 30th St to the back portion the reservoir site (roughly 25 ½ feet
south of the north property line). The proposed development is expected to maintain
safety and security of the site if all conditions of approval are complied with.
The proposal includes the construction of a 15-foot wide access road around the
exterior of the tank in order to maintain 100 percent access to the exterior of the tower
at all times. The 50-foot wide tower would sit on a flush ring wall foundation (62 feet in
diameter). A 9-foot wide pervious concrete ring would be located adjacent to the ring
wall and a swale would be located outside of the pervious concrete.
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: See Location and Consolidation discussion above.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: The loading, delivery and parking areas would be universal in purpose
for maintenance of the facility. No public or pedestrian access is allowed to the site.
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Report of November 21, 2017 Page 19 of 22
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Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: There are no specific parking regulations for public activities outside of
schools, post office or cultural facilities. The use does not require staffing at the site.
Maintenance and operations to the site would be served using vehicles only. A park and
ride is located within a few feet of the site.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: See discussion under FOF 17, Zoning Development Standard
Compliance: Pedestrian Access.
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 limiting use of the site significantly impacts the project’s ability to
provide open space. What open space is provided is accomplished through increased
setbacks and enhanced landscaping.
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 likely block view corridors to shoreline
from upper story structures and would limit view as the site is located at a higher
elevation than many of the surrounding properties. Mitigation efforts have been made
to reduce the height and overall impacts of the structure on the landscape. The public
access requirement is not applicable to the proposal.
N/A j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
k. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
Police and Fire.
Staff Comment: Police and Fire Prevention staff indicated that sufficient resources exist
to furnish services to the proposed development if the applicant provides Code required
improvements.
Water and Sewer.
Staff Comment: The site is served by the City of Renton for all utilities. It has been
determined that the preliminary fire flow is 1,750 gallons per minute (gpm). The site is
in the Highlands service area in the 435-foot hydraulic pressure zone. The
approximate static water pressure is 98 psi at a ground elevation of 210 feet. There is
an existing 12-inch water main south of the site in N 30th St that can deliver 2,800
gpm. The site is served by an existing 3/4-inch domestic water service.
There are two existing fire hydrants in the vicinity of the site. One is located across N
30th St from the site’s southwest corner. The other is located at the southwest corner
of N 30th St and Interstate 405 (I-405) ramp approximately 215 feet from the site’s
southeast corner.
Sewer service is provided by the City of Renton. There is an existing 8-inch concrete
sewer flowing from east to west south of the site in N 30th St. There is also an existing
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Report of November 21, 2017 Page 20 of 22
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8-inch concrete sewer flowing from north to south along the eastern boundary of the
site. The sewer begins at a manhole approximately 130 feet north of the site’s
southeast corner and connects to the sewer main in N 30th St mentioned above.
See also Advisory Notes to Applicant (Exhibit 16) for more water and sewer review
comments.
Drainage.
Staff Comment: The project site is currently vacant. The site consists of grassy areas
with some trees scattered throughout. The site slopes gently from the northeast to the
southwest (Exhibit 6). There is no existing onsite conveyance system. There is an
existing 12-inch piped conveyance system that flows from east to west along N 30th St
frontage. There are two (2) type 1 catch basins along the project frontage that drain
to this conveyance system. One is near the site’s southeast corner and the other is
located near the site’s southwest corner.
A Preliminary Technical Information Report (TIR) has been submitted with the site
plan application, prepared by Murray Smith, Inc. (dated September 2017; Exhibit 11).
Both stormwater runoff from the northern parcel and overflow from the reservoir
would be directed to a proposed flow control facility preceded by water quality
treatment for surface runoff. At the proposed property line between the reservoir and
fire station properties, a swale will be located to direct surface runoff from the
northern site to the water quality manhole and flow control system. Runoff from the
access road on the west side of the site would be directed through sheet flow into the
water quality facility. The project will continue to discharge to the existing conveyance
system along N 30th St. The sheet flow discharge from the site would be replaced with
a piped conveyance system as detailed in the drainage report. See Advisory Notes to
Applicant (Exhibit 16) for more storm drainage comments.
Transportation.
Staff Comment: Access to the site is proposed via N 30th St. It’s anticipated that there
would not be an overall increase in traffic following construction.
l. Phasing: The applicant is proposing to phase the construction of the two projects
to accommodate the schedule of the reservoir. The initial phase would be the
construction of Fire Station 15 (February 2018 – December 2018), excluding the finish
grading and paving of the west access drive and the rear apron and parking. The final
grading and paving of these areas are included in the Kennydale Reservoir project,
scheduled from June 2018 through December 2019.
m. Stormwater: Providing optimal locations of stormwater infiltrating low impact
development facilities. Avoiding placement of buildings or impervious areas on soils
with infiltration capability to the maximum extent practicable.
Staff Comment: The Preliminary Technical Information Report (TIR) was completed in
accordance with the standards found in the 2017 Renton Surface Water Design Manual
(RSWDM). The TIR addressed all nine (9) core and six (6) special requirements. A flow
control facility is proposed to provide flow control mitigation for a potential emergency
overflow from the Reservoir in the event that the supply pump fails to turn-off
automatically once the Reservoir is full. See Advisory Notes to Applicant (Exhibit 16) for
more stormwater comments.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
KENNYDALE RESERVOIR LUA17-000633, ECF, CU-A, SA-H
Report of November 21, 2017 Page 21 of 22
HEX Report Kennydale Reservoir
22. Street and Driveway Modification Analysis: Pursuant to Renton Municipal Code (RMC) 4-9-250D, the
applicant is requesting an Administrative Modification from RMC 4-6-060F.2, Minimum Design Standards
for Public Streets and Alleys, for N 30th St, a minor arterial. The street modification was analyzed under
the land use application for Fire Station 15 (LUA17-000632). Based on the project’s phasing, it is
anticipated that the street frontage improvements would be installed prior to the completion of the
reservoir. If the fire station is not constructed, per the proposed phasing plan and the street frontage
improvements have not been permitted for construction, these improvements would be required at the
time of reservoir construction.
23. 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 proposed development; subject to the condition that the
applicant provides Code required improvements. No fire impact fees are applicable for
this project.
Schools: The reservoir would not add any new students to the Renton School District.
Parks: No park impact fees would be required for the reservoir.
Storm Water: An adequate drainage system shall be provided for the proper drainage
of all surface water.
Staff Comment: See discussion under FOF 21, Site Plan Review: Drainage.
Water: See discussion under FOF 21, Site Plan Review: Water and Sewer.
Sanitary Sewer: See discussion under FOF 21, Site Plan Review: Water and Sewer.
I. CONCLUSIONS:
1. The subject site is located in the Residential High Density (RHD) and Residential Medium Density (RMD)
Comprehensive Plan designation and complies with the goals and policies established with this
designation, see FOF 16.
2. The subject site is located in the Commercial Neighborhood (CN) and the Residential – 6 (R-6) 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 Residential Design and Open Space Standards are not applicable to the proposal, see FOF 18.
4. The proposed reservoir complies with the Critical Areas Regulations provided the applicant complies with
City Code and conditions of approval, see FOF 19.
5. The proposed reservoir complies with the Conditional Use Permit criteria as established by City Code and
state law provided all advisory notes and conditions are complied with, see FOF 20.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
KENNYDALE RESERVOIR LUA17-000633, ECF, CU-A, SA-H
Report of November 21, 2017 Page 22 of 22
HEX Report Kennydale Reservoir
6. The proposed reservoir complies with the Site Plan Review criteria as established by City Code and state
law provided all advisory notes and conditions are complied with, see FOF 21.
7. The proposed reservoir complies with the street standards, as modified per FOF 22, provided the project
complies with all advisory notes and conditions of approval contained herein.
8. There are adequate public services and facilities to accommodate the proposed development, see FOF
23.
9. The new reservoir is needed to meet a longstanding system need and to provide reliability and
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.
J. RECOMMENDATION:
Staff recommends approval of the Kennydale Reservoir, File No. LUA17-000633, as depicted in Exhibit 3, subject
to the following conditions:
1. The applicant shall comply with the mitigation measures issued as part of the Determination of Non-
Significance Mitigated, dated October 23, 2017.
2. The applicant shall provide a final detailed landscape plan for review and approval by the Current
Planning Project Manager prior to construction permit approval. The revised landscape plan shall depict
the following on the reservoir portion of the site: ten-foot (10') wide fully sight-obscuring landscaped
visual barrier along east property line, two or three specimen trees at the top of the southernmost
retaining wall between the security fence and the pervious concrete access road, and shrubbery in the
terraced area between the southernmost retaining wall and the security fence.
3. The applicant shall submit a revised grading plan that identifies the elevations of the top and bottom of
each retaining wall to verify the height complies with the 6-foot height limitation. Additionally, the
plans shall contain a cut sheet of wall materials and areas for terraced landscaping. The revised grading
plan shall be submitted with the construction permit application to be reviewed and approved by the
Current Planning Project Manager and Plan Reviewer prior to construction permit approval.
4. The applicant shall provide a revised architectural site plan identifying all utility equipment and
screening. The architectural site plans shall be reviewed and approved by the Current Planning Project
Manager prior to construction permit approval.
5. The applicant shall provide a lighting plan that adequately provides for public safety without casting
excessive glare on adjacent properties. Pedestrian scale and down-lighting shall be used in all cases to
assure safe pedestrian and vehicular movement. The lighting plan shall be submitted with the
construction permit application to be reviewed and approved by the Current Planning Project Manager
prior to construction permit approval.
6. The applicant shall submit a final public art plan for the reservoir’s exterior paint treatment. The final
design work proposals shall be submitted to the Current Planning Project Manager to be reviewed and
approved by the Renton Municipal Arts Commission prior to building permit approval.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND
ECONOMIC DEVELOPMENT
REPORT TO THE HEARING EXAMINER, EXHIBITS
Project Name:
Kennydale Reservoir
Project and Land Use File Numbers:
PR17000491 / LUA17-000633, ECF, CU-A, SA-H
Date of Hearing
November 21, 2017
Staff Contact
Clark H. Close
Senior Planner
Project Contact
Mary Jo Lux, Schreiber
Starling Whitehead
Architects, 901 5th Ave
Seattle, WA 98164
Project Location
1404 N 30th St,
Renton, WA 98056
The following exhibits were entered into the record:
Exhibit 1: Environmental Review Committee Report
Exhibit 2: Neighborhood Detail Map
Exhibit 3: Detailed Site Plan
Exhibit 4: Conceptual Project Rendering
Exhibit 5: Environmental Checklist
Exhibit 6: Topography Map
Exhibit 7: Landscape Plan, Reservoir
Exhibit 8: Civil Construction Plan Set, Reservoir (Sheets 7, 8, 11, 12, 14, 15, and 18)
Exhibit 9: Construction Mitigation Description
Exhibit 10: Geotechnical Engineering Report, prepared by HWA GeoSciences, Inc., dated
September 8, 2017
Exhibit 11: Preliminary Technical Information Report, prepared by Murray Smith Inc., dated
September 2017
Exhibit 12: Trip Generation Memorandum, prepared by Transpo Group, dated July 11, 2017
Exhibit 13: Tree Assessment Report (Level 2), prepared by Urban Forestry Services, Inc., dated
September 13, 2017
Exhibit 14: Conceptual Reservoir Design and Paint Treatment Options
Exhibit 15: GIS Shadow Analysis
Exhibit 16: Advisory notes to Applicant
Exhibit 17: Hearing Examiner Staff Recommendation (dated November 21, 2017)
Exhibit 18: Environmental “SEPA” Determination, ERC Mitigation Measures and Notice
Exhibit 19: Wellhead Protection Area Zone 2 Map
Exhibit 20: Public Comments received from the Neighborhood Meeting
Exhibit 21: Determination of No Hazard to Air Navigation, Aeronautical Study No. 2016-ANM-
2433-OE
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
ERC REPORT 17-000633
ENVIRONMENTAL REVIEW COMMITTEE REPORT
ERC MEETING DATE:October 23, 2017
Project Name:Kennydale Reservoir
Project File Number:PR17000491
Land Use File Number:LUA17-000633, ECF, CU-A, SA-H
Project Manager:Clark H. Close, Senior Planner
Owner/Applicant:Michael Kirk, City of Renton Director of Facilities, 1055 S Grady Way, Renton,
WA 98057
Contact:Mary Jo Lux, Schreiber Starling Whitehead Architects, 901 5th Ave Seattle, WA
98164
Project Location:1404 N 30th St, Renton, WA 98056
Project Summary:The applicant is requesting Hearing Examiner Site Plan Review, Administrative
Conditional Use Permit and State Environmental Policy Act (SEPA) Review for the
construction of a new water reservoir. The 1.09-acre site is located at 1404 N
30th St. The vacant parcel is currently 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. Improvements to property include a new 1.3 million-gallon
steel water reservoir within the northern portion of the property. The Kennydale
Reservoir would have a footprint of 1,964 square feet, measuring 50 feet in
diameter and approximately 103 feet tall (top of vent to reservoir base). An
auger cast pile foundation system is anticipated for the reservoir. A new fire
station is proposed to be constructed by December 2018 on the south part of
the lot prior to the construction of the new water reservoir. The two projects are
proposing to share an access drive along the west side of the property. 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. The two projects would be constructed in two phases.
Construction of the water reservoir is scheduled to begin on June 2018 and end
on December 2019. The applicant has identified 21 significant trees onsite and
proposes to retain one (1) tree along the west side of the property.
The following reports have been submitted with the land use application:
Preliminary Technical Information Report, Arborist Tree Assessment, Trip
Generation Assessment, and Geotechnical Report.
Site Area:47,538 SF (1.09 acres)
N 30TH ST
N 31ST ST
N 32ND ST
N 29TH STBURNETT AVE NPARK AVE NKENNEWI
CK PL NEHIGHWAY 405HIGHWAY 405Fire Station 15
June, 2017 Neighborhood Detail Map P1.01
N Scale: 1" = 100'-0"P1.01
Neighborhood Detail Map1
2 2 1
222
226
224
223
218
2 1 7
216
214
213
209208
2132 12211209208
207
220
2 2 5
215
21013+00 14+00
Site Plan Legend
PROPERTY LINE
EXISTING TOPO LINES - SEE SURVEY
UTILITIES - SEE CIVIL
215
NON-PERMEABLE CONCRETE PAVING - SEE CIVIL
PERMEABLE CONCRETE PAVING - SEE CIVIL
ASPHALT PAVING - SEE CIVIL
Site Notes
1. Construction limits, spot elevations, grades and site utilities indicated for
reference only, see Civil drawings for requirements.
2. Paving indicated for reference only, see Civil and Landscape drawings
for requirements.
3. Landscaping indicated for reference only, see Landscape drawings for
requirements.
4. Electrical site utilities described for reference only, see Electrical
drawings for requirements.
5. Comply with City of Renton requirements for all W ork in ROW.
6. Provide construction fence at limits of construction. Minimum fence
height shall be six feet. Provide gates as necessary.
7. Field verify all relevant existing conditions and dimensions prior to the
start of Work. Notify Architect immediately of any discrepancies.
8. Protect all existing conditions to remain on site and adjacent to Work
area. Notify Architect of any damage to existing condtions to remain and
restore or replace to original condition.
9. Confirm all underground utility locations prior to the start of Work and
protect all existing conditions to remain.
10.Confirm locations of adjacent overhead utilites and protect all existing
conditions to remain.
A4.01 5
NORTH 30TH STREET
PROJECT
SEPARATION LINE
RETAINING
WALL
15' REAR SETBACK
10-FT LANDSCAPE BUFFERPATIO
SLIDING
SECURITY GATE
FLAGPOLE
RETAINING
WALL
PROPOSED FIRE
STATION #15
CONCRETE
RETAINING
WALL
FIRE HYDRANT
PATIO
FIREFIGHTER
ENTRANCE
GENERATOR
TRASH
ENCLOSURE
PROPERTY
LINE TYP
FUTURE ROW
ROAD EXTENSION
SETBACK
POST MOUNTED
KEY PAD
FENCE &
MAN GATE
40' - 0 5/8"11' - 0"11' - 0"156' - 11 3/4"
ROW CL
SIDEWALK
21' - 10 3/16"21' - 11 9/16"43' - 9 3/4"8' - 0 7/16"(E) UTILITY
POLE16' - 2"8' - 0"8' - 0"8' - 0"7' - 4"NEW FENCE
AT EAST
PROPERTY
LINE
NEW FENCE AT
WEST
PROPERTY LINE
NEW FENCE AT
NORTH
PROPERTY LINE
ADA
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SIGN
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APRON302' - 9 1/4"302' - 9 1/4"PARCEL: 334210-3245
ZONE: CN
PROPERTY
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SEE ELECT
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G
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GRID INTERSECTION
G-7. SEE CIVIL
FDC
PROPOSED
RESERVOIR
10' - 0"
6"
16' - 0"
6"
6"6"24' - 0"20' - 0"4' - 6"
4' - 6"6"20' - 0"6"18' - 0"24' - 0"TYP
9' - 0"
AREA
SEPARATION
LINE
STEPPING STONES-
SEE LANDSCAPE
14' - 2 5/8"
38' - 6 13/16"
Client Project No:
Date:
SSW Architects
Project No:
CAG-17-046
17001
COR Permit No:
A1.01
Site Plan
Conditional Use
Permit
Fire Station 15
August 18, 2017
N Scale: 1" = 20'-0"A1.01
Site Plan2
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Construction Mitigation Description
Kennydale Reservoir
September 20, 2017
Kennydale Hill Reservoir
Proposed Construction Dates:
The anticipated schedule for the construction of the reservoir is from June 2018 to December 2019.
Proposed Hours of Construction:
Per RMC 4-4-030.C, non-residential 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. The proposed work
hours of for the construction of the reservoir are between seven o’clock (7:00) a.m. and six o’clock
(6:00) p.m., Monday through Friday. Hauling hours shall be within the above working hours unless
modified by the traffic control plan submitted by the contractor and approved by the City.
Proposed Hauling and Transportation Routes:
The hauling and transportation to the site will be from interstate freeway I-405 to N 30th St.
Construction entrance will be via the shared driveway with the Fire Station along the west side of the
property.
Measure to Minimize Dust, Traffic & Transportation Impacts:
A Temporary Erosion and Sedimentation Control (TESC) plan and system will be developed and
submitted to the City in accordance with the City’s development regulations and with the Department of
Ecology (DOE) Construction Stormwater Pollution Prevention Plan (SWPPP).
TESC facilities include: stabilized construction entrance, silt fencing, catch basin inserts, tree protection
as necessary, sediment tank as necessary (10,000 gallons minimum) and other miscellaneous sediment
control facilities as necessary. A traffic control plan (TCP) and haul route plan will be submitted to the
City for approval.
Special Hours of Operation:
Any request by the contractor(s) for work hours outside of the above proposed construction hours and
week days shall be submitted to the City for review and approval in accordance with City regulations,
policies and ordinances.
Preliminary Traffic Control Plan:
TECHNICAL INFORMATION REPORT
16-1840.211 Page ii Kennydale Reservoir Stormwater TIR
September 2017 Murraysmith, Inc. City of Renton
z:\2017 projects\17001 renton fs 15\17001 permit\17001 cup\17001 cup application\17001 cup final\16-1840 kennydale reservoir tir text to ssw 8-25-17.docx
TABLE OF CONTENTS
SECTION 1 – PROJECT OVERVIEW ............................................................................... 1
SECTION 2 – CONDITIONS AND REQUIREMENTS SUMMARY.............................. 2
SECTION 3 – OFFSITE ANALYSIS ................................................................................... 5
Level 1 Analysis ........................................................................................................... 5
Additional Analysis ..................................................................................................... 5
Task 1. Study Area Definition and Maps ................................................................... 5
Task 2. Resource Review ............................................................................................ 5
Task 3. Field Inspection .............................................................................................. 5
Task 4. Drainage System Description and Problem Descriptions ........................... 6
Task 5. Mitigation of Existing or Potential Problems .............................................. 6
SECTION 4 – FLOW CONTROL, LOW IMPACT DEVELOPMENT (LID) AND
WATER QUALITY FACILITY ANALYSIS AND DESIGN ............................................ 7
Existing Site Hydrology ................................................................................................ 7
Developed Site Hydrology ............................................................................................ 7
Performance Standards .................................................................................................. 7
Flow Control System ..................................................................................................... 8
Water Quality System ................................................................................................. 10
SECTION 5 – CONVEYANCE SYSTEM ANALYSIS AND DESIGN .......................... 11
SECTION 6 – SPECIAL REPORTS AND STUDIES ...................................................... 12
SECTION 7 – OTHER PERMITS ...................................................................................... 13
SECTION 8 – CSWPP PLAN ANALYSIS AND DESIGN .............................................. 14
ESC Plan Analysis and Design ................................................................................... 14
SWPPS Plan Design .................................................................................................... 18
SECTION 9 – BOND QUANTITIES, FACILITY SUMMARIES, AND
DECLARATION OF COVENANT .................................................................................... 20
SECTION 10 – OPERATIONS AND MAINTENANCE MANUAL .............................. 21
12131 113th Avenue NE, Suite 203, Kirkland, WA 98034 | 425.821.3665 |
MEMORANDUM
Date: July 11, 2017 TG:1.16532.00
To: Keith Schreiber
From: Dan McKinney, Transpo Group
Subject: Renton Fire Station #15 Trip Generation
The purpose of this memorandum is to provide a trip generation assessment for the proposed
Renton Fire Station #15. Specifically, this document identifies daily and peak hour trip generation
associated with the fire station based on employees, visitors, and emergency calls.
Project Description
The proposed Fire Station #15 is located in the City of Renton at 1404 N 30th Street and consist of
one single building: a single-story fire station totaling approximately 7,500 gross square feet. Site
development includes an access drive, fire apparatus aprons (front and drive-thru rear aprons),
employee and public parking areas, pedestrian access walkways, and associated landscape
areas. The proposed schematic concept includes two apparatus bays in conformance with
program for height, width, and length. The bays have drive-through capability. Apparatus support
and station office functions are located directly adjacent to the apparatus bays. The western
component houses the dining/kitchen/day room with direct access to outside and the back of the
house includes training room functions, gear storage and bunking rooms.
The addition of a new fire station will provide improved response times for fire and emergency
services in the Kennydale neighborhood and the Renton Regional Fire Authority service area,
relieving some of the current load placed on Fire Stations 11, 12 and 16. The station will in
operation at all hours of the day every day of the week to provide emergency response to the local
area. Three employees are on-shift at all times, with shifts extending for a full 24 hours.
Trip Generation
The following section describes anticipated trip generation for Fire Station #15. Since rates for fire
stations are not published in the Institute of Transportation Engineers (ITE) Trip Generation (9th
Edition, 2012), the anticipated trip generation described below was estimated based on
information provided by the Renton Regional Fire Authority (RFA). Trips can be broken down into
three categories: fire station staff, visitors/miscellaneous trips, and emergency calls.
Fire Station Staff
Fire Station #15 will have capacity for three employees. Employees will work 24-hour shift periods,
with shift changes occurring daily at 8:00 a.m. Assuming two trips per employee (one inbound and
one outbound) per day, a total of 6 trips per day is expected. Since shift changes are anticipated to
occur during the AM peak hour, no PM peak hour employee-generated trips are expected.
Visitors and Miscellaneous Trips
In addition to employee-generated trips, visitor/miscellaneous trips are expected in the form of
public visits and any delivery or maintenance trips. As a result, a total of 20 non-employee trips
was estimated (10 entering and 10 exiting) during an average weekday. 20 percent of these trips
are expected to occur during the AM and PM peak periods, or 2 trips during the AM peak hour and
2 trips during the PM peak hour.
Title: Murray, Smith & Associates, Inc., - Kennydale 320 Zone Reservoir Project
Level 2, Basic Tree Assessment
Renton, Washington
Prepared for: Murray, Smith & Associates, Inc.
Attn: Jenna Anderson
601 Union St, Suite 622
Seattle, WA 98101
Prepared by: Urban Forestry Services, Inc.
Mr. Paul H. Thompson
ASCA Registered Consulting Arborist #509
ISA Certified Arborist® #PN-1838A
ISA Tree Risk Assessment Qualified
Date: September 13th, 2017
CONTENTS: Summary
Introduction
Findings and Recommendations
Method of Assessment
Tree Assessment Site Plan
Plan Overview
Plan North Area
Plan South Area
Tree Assessment Matrix
Definitions
Critical Root Zone Explanation
General Tree Protection Guidelines
Assumptions and Limitations
Summary
Of 32 trees assessed at 1404 N 30th St., Renton, Washington, 4 trees are recommended
for removal due to their poor condition, 30 trees are recommended for removal because of
construction impact, and 2 trees are recommended for protection, with one located offsite and
one onsite. Pruning is recommended for one of the retained trees onsite. Methods for
protecting the trees are enclosed. It is also recommended that an ISA Certified Arborist®
monitor the clearing and grading around the retained trees.
Introduction
As requested by Jenna Anderson of Murray, Smith & Associates, Inc., on October 5, 2016,
I assessed 32 trees for health, condition and risk of failure in a Level 2 Basic Assessment at
1404 N 30th St., Renton, WA 98056.
In addition to assessing the health, condition and risk of failure of the 32 trees, Urban
Forestry Services, Inc., was asked to complete this assessment to determine the impact of
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15' WIDE
ACCESS PATH
AROUND TANK
TOP OF WALL EL=313'
PROPOSED KENNYDALE
RESERVOIR
(APPROX 1.29 MG)
TOP OF SELF-SUPPORTED DOME EL=318.5'
APPROX 50' DIA
TANK OVERFLOW EL=308'
HANDRAIL
CONCRETE
RINGWALL
FOUNDATION
SEISMIC ANCHOR
CHAIRS, TYP
SPIRAL STAIRCASERETAINING
WALL
EXISTING
GRADE
FINAL GRADE
EL=214'±
TOP OF VENT EL=323.0'
24" AUGERCAST PILES103'EXTERIOR LADDER ASSEMBLY
AND SAFETY CAGE
RESERVOIR BASE
EL=220.0'
INTERNAL MIXING SYSTEM
ABOVE GROUND RESERVOIR DESIGN
• 103 feet above existing ground level
• ~50 feet diameter steel tank
OPPORTUNITY FOR PUBLIC ART
• Options for paint treatment, including public art options, will be explored
with community through City of Renton Arts Commission process
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RESERVOIR PAINT TREATMENT OPTIONS
Solid color Mural Symbolic
• Reservoir paint treatment may be
considered public art, and be reviewed by
the City of Renton Arts Commission
• The Commission advises the Mayor and
Council on the selection and acquisition of
individual works that may be included as an
integral part of a project or outside of a project
• Community feedback would be considered
by the Arts Commission in selection of specific
reservoir aesthetic designs
Bob Henry City of Spring Hill
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The reservoir will be approximately 100 feet above ground level.
Shadows cast by the reservoir will vary by the position of the sun at
different times of the year.
6KDGRZ$QDO\VLV
RESERVOIR
SHADOWING (at noon)
SHADOWING INCLUDING
AREA STRUCTURES
AND TREES (at noon)
Autumnal Equinox Sept. 22
Winter Solstice Dec. 21
Spring Equinox March 20
Summer Solstice June 21
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA17-000633
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative land use
action. Because these notes are provided as information only, they are not subject to the appeal process for
the land use action.
Planning:
(Contact: Clark H. Close, 425-430-7289, cclose@rentonwa.gov)
1. RMC section 4-4-030C.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 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.
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 if 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. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible
for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007)
and /or your U.S. Fish and Wildlife Service permit.
Development Engineering:
(Contact: Ian Fitz-James, 425-430-7288, IFitz-James@rentonwa.gov)
1. See Attached Development Engineering Memo dated October 19, 2017.
Fire Authority:
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
1. Reviewed, no comment.
ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA17-000633
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
1. Reviewed, no comment.
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. Reviewed, no comment.
Police:
(Contact: Sandra Havlik, 425-430-7520, shavlik@rentonwa.gov)
1.Reviewed, no comment.
Building:
(Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov)
1. Recommendations of the geotechnical report must be followed as a condition of building permits.
K:\Projects\2017\PR17000491_KENNYDALE RESERVOIR\LUA17-000633\08.Review Comments - Drafts\17-1019
LUA17-000633 Civil Land Use Comments.docx
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:October 19, 2017
TO:Clark Close, Senior Planner
FROM:Ian Fitz-James, Civil Engineer III
SUBJECT:Utility and Transportation Comments for Kennydale Reservoir
LUA17-000633
I have reviewed the application for Kennydale Reservoir located at 1404 N. 30th Street (KC Parcel
Number 3342103245): and have the following comments:
EXISTING CONDITIONS
The site is approximately 1.09 acres in size and is rectangular in shape. The southern 0.71 acres
of the site is the location of the proposed Fire Station 15. The northern 0.38 acres of the site is
the location of the proposed Kennydale Reservoir. The site is currently vacant with large grassy
areas and some trees. The existing conditions below apply to the whole parcel.
WATER: Water service is provided by the City of Renton. The site is in the Highlands service
area in the 435’ hydraulic pressure zone. The approximate static water pressure is 98 psi at a
ground elevation of 210’.
There is an existing 12” water main south of the site in N. 30th Street that can deliver 2,800
gallons per minute (gpm). Reference project file WTR2700456 in COR Maps for record drawings.
The site is served by an existing 3/4” domestic water service.
There are two existing fire hydrants in the vicinity of the site. One is located across N. 30th
Street from the site’s southwest corner (COR Facility ID HYD-N-00001). The other is located at
the southwest corner of N. 30th Street and Interstate 405 ramp approximately 215’ from the
site’s southeast corner.
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 Street. There is also an existing 8” concrete
sewer flowing from north to south along the eastern boundary of the site. The sewer begins at
a manhole (COR Facility ID MH3489) approximately 130’ feet north of the site’s southeast corner
and connects to the sewer main in N. 30th Street mentioned above. This sewer is located in a
10’ sewer easement along the property line. Reference Project File WWP2700179 in COR Maps
for record drawings of both sewer mains.
STORM DRAINAGE: The project site is currently vacant. The site consists of grassy areas with
some trees scattered throughout. The site slopes gently from the northeast to the southwest.
There is no existing on-site conveyance system. There is an existing 12” piped conveyance
system that flows from east to west along N. 30th Street frontage. There are two type 1 catch
Kennydale Reservoir – LUA17-00633
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basins along the project frontage that drain to this conveyance system. One is near the site’s
southeast corner (COR Facility ID 134250). The other is located near the site’s southwest corner
(COR Facility ID 134231). The City does not have record drawings for this system.
STREETS: N. 30th Street south of the site is classified as a minor arterial street. The N. 30th
Street existing street section consists of a pavement width of approximately 42’ with a travel
lane in each direction and on-street parking on both sides of the street. A 0.5’ curb and a 5’
concrete sidewalk directly behind the curb exist along each side of the street. The existing right
of way width for N. 30th Street is approximately 60’ for the majority of the frontage per the King
County Assessor’s Map. The existing right of width for N. 30th Street adjacent to a portion of the
eastern frontage is 72’ per the King County Assessor’s Map.
WATER COMMENTS
1. The utility plan shows a 12” water main into the Reservoir (435 pressure zone) and a 16”
water main from the reservoir (308 pressure zone) installed in the shared driveway.
Both mains to and from the reservoir pass through a flow meter vault and control valve
vault.
Plans for the vaults were not submitted with the site plan submittal. Plans for each
vault shall be submitted with the construction permit submittal.
Two fire hydrants are proposed near the base of the Reservoir. One hydrant is served
off of the proposed 12” water main in the 435 pressure zone while the other is served
off the 16” water main in 308 pressure zone.
2. No domestic water or fire services are proposed for the Reservoir structure.
3. Water system improvements shall be designed in accordance with Appendix J of the
City’s 2012 Water System Plan. Adequate horizontal and vertical separation between
new water mains and other existing and proposed utilities (sewer lines, storm drains,
gas lines, power and communication ducts) shall be provided for the operation and
maintenance of the water main. Retaining walls, rockeries, or similar structures cannot
be installed over the water main unless the water main is installed inside of a steel
casing.
4. The site is located within Zone 2 of the City’s Aquifer Protection Area.
5. Per RMC 4-1-180B-2b, City-owned properties are exempt from all system development
charges.
SEWER COMMENTS
1. No sewer service is proposed or required for the Reservoir.
2. The Reservoir overflow will drain to the City of Renton stormwater conveyance system.
Kennydale Reservoir – LUA17-00633
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STORM DRAINAGE COMMENTS
1. A drainage plan and Technical Information Report (TIR) prepared by Murray Smith dated
August 25, 2017 were submitted to the City as part of the site plan submittal. The site is
located in the City’s Peak Rate Flow Control Standard (Existing Site Conditions). The site
is located in the East Lake Washington drainage basin. The TIR was completed in
accordance with the standards found in the 2017 Renton Surface Water Design Manual
(RSWDM). All nine core and six special requirements were addressed.
According to the TIR, the project qualifies for Exception #1 to Core Requirement #3 –
Flow Control Facilities. The report shows that the target surfaces will generate no more
than a 0.15 cfs increase in the existing conditions 100-year peak flow using WWHM with
a 15-minute time step in the appendix.
However, a flow control facility is proposed to provide flow control mitigation for a
potential emergency overflow from the Reservoir in the event that the supply pump
fails to turn-off automatically once the Reservoir is full. The flow control facility is also
proposed to meet the LID Performance Standard per Section 1.2.9 of the 2017 RSWDM.
The flow control facility that is proposed is an 8’ diameter perforated pipe that is
designed to provide infiltration and control peak flows discharged from the site. The
pipe is designed to infiltrate all water collected below the 4’ depth in the infiltration
pipe. Above the 4’ depth in the pipe, an orifice will control discharge to the
downstream stormwater conveyance system.
The flow control facility shall meet all of the design requirements of a detention tank
per Section 5.1.2 and infiltration tank per Section 5.2.3. The plans and TIR submitted for
construction permit review should be updated to show compliance with each of these
requirements. If not all of the requirements can be met, a stormwater adjustment
would have to be submitted and approved prior to issuance of the construction permit.
City staff would not support an adjustment to omit requirements related to access and
maintenance.
The project proposes to infiltrate the full 25-year storm event. No stormwater is
proposed to leave the site. The flow control facility is designed to provide emergency
overflow storage for the Reservoir. During an event where the supply pump does not
shut of when the reservoir is full, it will release to the flow control facility at a rate of
1.56 cfs. This is designed to occur for 22 minutes before the pump can be manually shut
off by maintenance crews.
The flow control facility is designed to reduce the peak overflow discharge rate to 0.44
cfs if the tank is empty. The release rate would be 0.80 cfs if the tank is half full. The TIR
notes pipe segments in the City stormwater conveyance system downstream of the site
that could be constricted by the overflow. The TIR provides analysis at each of these
pipe locations for the downstream pipe capacity when the flow control tank is empty
and when it is half fully. Further conveyance calculations including a backflow analysis
may be required for each of these pipe segments at construction permit review to
Kennydale Reservoir – LUA17-00633
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evaluate the effects of an overflow with a design storm on the existing stormwater
conveyance system.
According to the TIR, the project is proposing less than 5,000 square feet of pollution
generating impervious surface. The TIR states that the project is proposing
approximately 500 square of pollution generating impervious surface (PGIS). Fenced off
maintenance access roads with a recurring use of no more than one routine vehicle
access per week are not classified as PGIS. Per Section 1.2.8, the project qualifies for the
surface area exemption from Core Requirement #8 – Water Quality Facilities.
However the project proposes a Stormfilter system using ZPG Media to meet the
presettling and groundwater protection requirements for an infiltration facility per
Section 5.2. The project is located in Zone 2 of the Aquifer Protection Area. A
Stormfilter system using ZPG media is acceptable for groundwater protection. Potable
water from the reservoir overflow and water valve vaults will flow through a
dechlorination manhole before connection to the flow control facility. Potable water
overflow will not flow through the Stormfilter system.
The project is proposing to meet Core Requirement #9 – On-site BMPS by meeting the
Low Impact Development (LID) Performance Standard per Section 1.2.9.1.B. The project
complies with this standard using the infiltration facility. WWHM calculations
demonstrating compliance with this requirement are provided in the appendix. Projects
that opt to show model compliance with the LID Performance Standard must protect
the soil moisture capacity of new pervious surface in accordance with the soil
amendment BMP described in Section C.2.13.
2. A geotechnical report evaluating site soil conditions was prepared by HWA Geosciences
dated September 8, 2017. Per the geotechnical report, the site is underlain by
recessional outwash soils over dense to very dense glacial till and advance outwash
deposits. The outwash soils were classified as loose to medium dense. The outwash
soils were observed to range from 40’ – 44’ thick. Perched groundwater was observed
approximately 43.5’ below the ground surface. The report notes that groundwater
appears to be near the contact of recessional outwash and glacial till deposits.
The report notes that there is about 5-7’ of sandy silt soils with a high percentage of
fines near the ground surface. The report recommends that these soils are over-
excavated and backfilled with permeable ballast where pervious pavement is located.
A pilot infiltration test (PIT) was performed on the site in the location of the proposed
infiltration pipe. The PIT was performed at a depth of 16’. The report notes that
groundwater wasn’t encountered until approximately 46.6’ below the ground surface at
the site of the PIT. Based on the test results, the geotechnical engineer concluded that a
long-term infiltration rate of 2.5 in/hour be used at 16’ below the ground surface.
3. Per RMC 4-1-180B-2b, City-owned properties are exempt from all system development
charges.
Kennydale Reservoir – LUA17-00633
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TRANSPORTATION/STREET COMMENTS
1. Transportation impact fees do not apply to this project.
2. N. 30
th Street right of way improvements are being reviewed and constructed as part of
the Fire Station 15 project. Please refer to LUA17-000632 for comments related to the
Fire Station 15 project.
3. A drive aisle with a hammerhead turnaround is provided for the Reservoir. The drive
aisle connects to the shared driveway that is adjacent to Fire Station 15. The shared
driveway is being reviewed and constructed as part of the Fire Station 15 project.
4. The Institute of Transportation Engineers (ITE) Trip Generation Manual 9
th Edition does
not publish trip generation rates for a water reservoir. The Reservoir is not anticipated
to generate any significant traffic in the AM or PM peak hours. No further traffic
analysis is needed.
GENERAL COMMENTS
1. All new utility lines (i.e. electrical, phone, and cable services, etc.) within the site must
be underground. The construction of these franchise utilities must be inspected and
approved by a City of Renton inspector.
2. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention
vaults will require a separate building permit. Structural calculations and plans
prepared by a licensed engineer will be required as part of the building permit review.
3. All civil plans shall conform to the current City of Renton survey and drafting standards.
Current drafting standards can be found on the City of Renton website.
4. A separate plan submittal will be required for a construction permit for utility work and
street improvements. All plans shall be prepared by a licensed Civil Engineer in the
State of Washington.
5. Please see the City of Renton Development Engineering website for the Construction
Permit Application and Construction Permit Process and Submittal Requirements.
Please contact the City to schedule a construction permit intake meeting.
6.All plan review for the City is now paperless. Please see http://rentonwa.gov/paperless/
for more information.
DETERMINATION OF NON-SIGNIFICANCE – MITIGATED
(DNS-M) MITIGATION MEASURES AND ADVISORY NOTES
PROJECT NUMBER: LUA17-000633, ECF, CU-A, SA-H
APPLICANT: Michael Kirk, City of Renton Director of Facilities, 1055 S Grady
Way, Renton, WA 98057
PROJECT NAME: Kennydale Reservoir
PROJECT DESCRIPTION: The applicant is requesting Hearing Examiner Site Plan Review,
Administrative Conditional Use Permit and State Environmental Policy Act (SEPA) Review for the
construction of a new water reservoir. The 1.09-acre site is located at 1404 N 30th St. The vacant parcel
is currently 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. Improvements to property
include a new 1.3 million-gallon steel water reservoir within the northern portion of the property. The
Kennydale Reservoir would have a footprint of 1,964 square feet, measuring 50 feet in diameter and
approximately 103 feet tall (top of vent to reservoir base). An auger cast pile foundation system is
anticipated for the reservoir. A new fire station is proposed to be constructed by December 2018 on the
south part of the lot prior to the construction of the new water reservoir. The two projects are proposing
to share an access drive along the west side of the property. 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. The two projects wou ld be constructed in two phases.
Construction of the water reservoir is scheduled to begin on June 2018 and end on December 2019. The
applicant has identified 21 significant trees onsite and proposes to retain one (1) tree along the west
side of the property.
The following reports have been submitted with the land use application: Preliminary Technical
Information Report, Arborist Tree Assessment, Trip Generation Assessment, and Geotechnical Report.
PROJECT LOCATION: 1404 North 30th Street Renton, WA / 3342103245
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 the Kennydale 320
Pressure Zone Reservoir Geotechnical Engineering Report, prepared by HWA GeoSciences,
Inc. (dated September 8, 2017), or an updated report submitted at a later date.
DEPARTMENTOFCOMMUNITY—Renton0ANDECONOMICDEVELOPMENTENVIRONMENTAL(SEPA)DETERMINATIONOFNON-SIGNIFICANCE-MITIGATED(DNS-M)PROJECTNUMBER:LUA17-000633,ECF,CU-A,SA-HAPPLICANT:MichaelKirk,CityofRentonDirectorofFacilities,10555GradyWay,Renton,WA98057PROJECTNAME:KennydaleReservoirPROJECTDESCRIPTION:TheapplicantisrequestingHearingExaminerSitePlanReview,AdministrativeConditionalUsePermitandStateEnvironmentalPolicyAct(SEPA)Reviewfortheconstructionofanewwaterreservoir.The1.09-acresiteislocatedat1404N30thSt.Thevacantparceliscurrentlyasplitzonedparcel.Approximatelythefirst120feetofthepropertyfromN30thStislocatedwithintheCommercialNeighborhood(CN)zoningclassificationandResidentialHighDensity(RHD)landusedesignation.ThenorthportionofthepropertyislocatedwithintheResidential-6(R-6)zoningclassificationandResidentialMediumDensity(RMD)landusedesignation.Improvementstopropertyincludeanew1.3million-gallonsteelwaterreservoirwithinthenorthernportionoftheproperty.TheKennydaleReservoirwouldhaveafootprintof1,964squarefeet,measuring50feetindiameterandapproximately103feettall(topofventtoreservoirbase).Anaugercastpilefoundationsystemisanticipatedforthereservoir.AnewfirestationisproposedtobeconstructedbyDecember2018onthesouthpartofthelotpriortotheconstructionofthenewwaterreservoir.Thetwoprojectsareproposingtoshareanaccessdrivealongthewestsideoftheproperty.Thesitetopographyisrelativelylevelwithslopesdowntothesouthandoverallverticalreliefofapproximately18feet.ThesiteislocatedwithintheWellheadProtectionAreaZone2.Thetwoprojectswouldbeconstructedintwophases.ConstructionofthewaterreservoirisscheduledtobeginonJune2018andendonDecember2019.Theapplicanthasidentified21significanttreesonsiteandproposestoretainone(1)treealongthewestsideoftheproperty.Thefollowingreportshavebeensubmittedwiththelanduseapplication:PreliminaryTechnicalInformationReport,ArboristTreeAssessment,TripGenerationAssessment,andGeotechnicalReport.PROJECTLOCATION:1404N30thSt,Renton,WA98056LEADAGENCY:CityofRentonEnvironmentalReviewCommitteeDepartmentofCommunity&EconomicDevelopmentTheCityofRentonEnvironmentalReviewCommitteehasdeterminedthatitdoesnothaveaprobablesignificantadverseimpactontheenvironment.AnEnvironmentalImpactStatement(EIS)isnotrequiredunderRCW43.21C.030(2)(c).ConditionswereimposedasmitigationmeasuresbytheEnvironmentalReviewCommitteeundertheirauthorityofSection4-9-070DRentonMunicipalCode.Theseconditionsarenecessarytomitigateenvironmentalimpactsidentifiedduringtheenvironmentalreviewprocess.Becauseotheragenciesofjurisdictionmaybeinvolved,theleadagencywillnotactonthisproposalforfourteen(14)days.Appealsoftheenvironmentaldeterminationmustbefiledinwritingonorbefore5:00p.m.onNovember10,2017.Appealsmustbefiledinwritingtogetherwiththerequiredfeewith:HearingExaminer,Cityof
DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENT—Renton0Renton,1055SouthGradyWay,Renton,WA98057.AppealstotheExamineraregovernedbyRMC4-8-110andmoreinformationmaybeobtainedfromtheRentonCityClerk’sOffice,(425)430-6510.PUBLICATIONDATE:DATEOFDECISION:SIGNATURES:OCTOBER27,2017OCTOBER23,2017ffl)2/I74RickM7arshff,AdministratorRentonRegionalFireAuthority(C.E.“Chip”Vincent,AdministratorDepartmentofCommunity&EconomicDevelopmentPublicWorsepartmentDateKellyBeymer,AdministratorCommunityServicesDepartmentDateDate/2/‘Date
FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEPARTMENT OF
COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 430-7200.
DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION
PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION.
OF ENVIRONMENTAL DETERMINATION AND PUBLIC HEARING
ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE - MITIGATED (DNS-M)
POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION
PROJECT NAME: Kennydale Reservoir
PROJECT NUMBER: LUA17-000633, ECF, CU-A, SA-H
LOCATION: 1404 North 30th Street Renton, WA / APN 3342103245
DESCRIPTION: The applicant is requesting Hearing Examiner Site Plan Review, Administrative
Conditional Use Permit and State Environmental Policy Act (SEPA) Review for the construction of a new water reservoir.
The 1.09-acre site is located at 1404 N 30th St. The vacant parcel is currently 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. Improvements to property include
a new 1.3 million-gallon steel water reservoir within the northern portion of the property. The Kennydale Reservoir would
have a footprint of 1,964 square feet, measuring 50 feet in diameter and approximately 103 feet tall (top of vent to
reservoir base). An auger cast pile foundation system is anticipated for the reservoir. A new fire station is proposed to be
constructed by December 2018 on the south part of the lot prior to the construction of the new water reservoir. The two
projects are proposing to share an access drive along the west side of the property. The site topography is relat ively 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. The two projects would be constructed in two phases. Construction of the water reservoir is
scheduled to begin on June 2018 and end on December 2019. The applicant has identified 21 significant trees onsite and
proposes to retain one (1) tree along the west side of the property.
The following reports have been submitted with the land use application: Preliminary Technical Information Report,
Arborist Tree Assessment, Trip Generation Assessment, and Geotechnical Report.
THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION HAS
PROBABLE SIGNIFICANT IMPACTS THAT CAN BE MITIGATED THROUGH MITIGATION MEASURES.
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on November 10, 2017,
together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Rent on, WA 98057.
Appeals to the Examiner are governed by City of RMC 4-8-110 and information regarding the appeal process may be
obtained from the Renton City Clerk’s Office, (425) 430-6510.
A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE
COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON
NOVEMBER 21, 2017 AT 12:00 PM TO CONSIDER THE SITE PLAN AND CONDITIONAL USE PERMIT. IF THE
ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC
HEARING.
4,800
400
City of Renton Wellhead Protection Area Zone 2 Map
This map is a user generated static output from an Internet mapping site and
is for reference only. Data layers that appear on this map may or may not be
accurate, current, or otherwise reliable.
Fire Station 15
11/9/2017
Legend
2720136
THIS MAP IS NOT TO BE USED FOR NAVIGATION
Feet
Notes
272
WGS_1984_Web_Mercator_Auxiliary_Sphere
Information Technology - GIS
RentonMapSupport@Rentonwa.gov
City and County Boundary
Parcels
Wellhead Protection Area Zones
Zone 1
Zone 1 Modified
Zone 2
Date received Communication
07/10/2017 Tree Mural please
07/12/2017
I would prefer a mural with Kennydale influenced design aspects. These could be
conceived, reviewed, and approved with input from the Kennydale Neighborhood
Association. Design options could be presented at Kennydale Neighborhood
Association community meetings, and a ballot taken at the meeting to determine a
favorite.
The winning design would then be forwarded to the responsible governmental entities
in Renton for final review, approval, and implementation.
07/12/2017 The mural design so it blends in better to the surroundings
07/13/2017 request the Mural with Trees
Mail Processing Center
Federal Aviation Administration
Southwest Regional Office
Obstruction Evaluation Group
10101 Hillwood Parkway
Fort Worth, TX 76177
Aeronautical Study No.
2016-ANM-2433-OE
Page 1 of 7
Issued Date: 01/06/2017
J.D. Wilson
City of Renton Water Utility
1055 S Grady Way
Fifth Floor
Renton, WA 98057
** DETERMINATION OF NO HAZARD TO AIR NAVIGATION **
The Federal Aviation Administration has conducted an aeronautical study under the provisions of 49 U.S.C.,
Section 44718 and if applicable Title 14 of the Code of Federal Regulations, part 77, concerning:
Structure:Water Tank Kennydale 320 Zone Reservoir
Location:Renton, WA
Latitude:47-31-09.20N NAD 83
Longitude:122-12-01.11W
Heights:222 feet site elevation (SE)
101 feet above ground level (AGL)
323 feet above mean sea level (AMSL)
This aeronautical study revealed that the structure would have no substantial adverse effect on the safe
and efficient utilization of the navigable airspace by aircraft or on the operation of air navigation facilities.
Therefore, pursuant to the authority delegated to me, it is hereby determined that the structure would not be a
hazard to air navigation provided the following condition(s) is(are) met:
As a condition to this Determination, the structure is to be marked/lighted in accordance with FAA Advisory
circular 70/7460-1 L Change 1, Obstruction Marking and Lighting, red lights - Chapters 4,5(Red),&12.
Any failure or malfunction that lasts more than thirty (30) minutes and affects a top light or flashing obstruction
light, regardless of its position, should be reported immediately to (877) 487-6867 so a Notice to Airmen
(NOTAM) can be issued. As soon as the normal operation is restored, notify the same number.
It is required that FAA Form 7460-2, Notice of Actual Construction or Alteration, be e-filed any time the
project is abandoned or:
_____ At least 10 days prior to start of construction (7460-2, Part 1)
__X__ Within 5 days after the construction reaches its greatest height (7460-2, Part 2)
See attachment for additional condition(s) or information.
Any height exceeding 101 feet above ground level (323 feet above mean sea level), will result in a substantial
adverse effect and would warrant a Determination of Hazard to Air Navigation.
RECEIVED
cclose
PLANNING DIVISION
10/23/2017
Page 2 of 7
This determination expires on 07/06/2018 unless:
(a)the construction is started (not necessarily completed) and FAA Form 7460-2, Notice of Actual
Construction or Alteration, is received by this office.
(b)extended, revised, or terminated by the issuing office.
(c)the construction is subject to the licensing authority of the Federal Communications Commission
(FCC) and an application for a construction permit has been filed, as required by the FCC, within
6 months of the date of this determination. In such case, the determination expires on the date
prescribed by the FCC for completion of construction, or the date the FCC denies the application.
NOTE: REQUEST FOR EXTENSION OF THE EFFECTIVE PERIOD OF THIS DETERMINATION MUST
BE E-FILED AT LEAST 15 DAYS PRIOR TO THE EXPIRATION DATE. AFTER RE-EVALUATION
OF CURRENT OPERATIONS IN THE AREA OF THE STRUCTURE TO DETERMINE THAT NO
SIGNIFICANT AERONAUTICAL CHANGES HAVE OCCURRED, YOUR DETERMINATION MAY BE
ELIGIBLE FOR ONE EXTENSION OF THE EFFECTIVE PERIOD.
This determination is subject to review if an interested party files a petition that is received by the FAA on
or before February 05, 2017. In the event a petition for review is filed, it must contain a full statement of the
basis upon which it is made and be submitted to the Manager, Airspace Policy & Regulation, Federal Aviation
Administration, 800 Independence Ave, SW, Room 423, Washington, DC 20591.
This determination becomes final on February 15, 2017 unless a petition is timely filed. In which case, this
determination will not become final pending disposition of the petition. Interested parties will be notified of the
grant of any review. For any questions regarding your petition, please contact Airspace Regulations & ATC
Procedures Group via telephone -- 202-267-8783 - or facsimile 202-267-9328.
This determination is based, in part, on the foregoing description which includes specific coordinates, heights,
frequency(ies) and power. Any changes in coordinates, heights, and frequencies or use of greater power will
void this determination. Any future construction or alteration, including increase to heights, power, or the
addition of other transmitters, requires separate notice to the FAA.
This determination does include temporary construction equipment such as cranes, derricks, etc., which may be
used during actual construction of the structure. However, this equipment shall not exceed the overall heights as
indicated above. Equipment which has a height greater than the studied structure requires separate notice to the
FAA.
This determination concerns the effect of this structure on the safe and efficient use of navigable airspace
by aircraft and does not relieve the sponsor of compliance responsibilities relating to any law, ordinance, or
regulation of any Federal, State, or local government body.
This aeronautical study considered and analyzed the impact on existing and proposed arrival, departure, and
en route procedures for aircraft operating under both visual flight rules and instrument flight rules; the impact
on all existing and planned public-use airports, military airports and aeronautical facilities; and the cumulative
impact resulting from the studied structure when combined with the impact of other existing or proposed
structures. The study disclosed that the described structure would have no substantial adverse effect on air
navigation.
An account of the study findings, aeronautical objections received by the FAA during the study (if any), and the
basis for the FAA's decision in this matter can be found on the following page(s).
Page 3 of 7
If we can be of further assistance, please contact Daniel Shoemaker, at (425) 227-2791. On any future
correspondence concerning this matter, please refer to Aeronautical Study Number 2016-ANM-2433-OE.
Signature Control No: 300627229-314317972 ( DNH )
Mike Helvey
Manager, Obstruction Evaluation Group
Attachment(s)
Additional Information
Map(s)
Page 4 of 7
Additional information for ASN 2016-ANM-2433-OE
ASN 2016-ANM-2433-OE
Abbreviations
AGL - above ground level MSL - mean sea level RWY - runway
VFR - visual flight rules IFR - instrument flight rules nm - nautical mile
Part 77 - Title 14 Code of Federal Regulations (CFR) Part 77, Objects Affecting Navigable Airspace
1. LOCATION OF PROPOSED CONSTRUCTION
This proposal is for a 101-foot AGL (323-foot MSL) water tank, to be located at 1404 North 30th Street
in Renton, WA. The tank would be located approximately 7968 feet (1.31 nm) northeast of the RWY 16
threshold at Renton Municipal Airport (RNT), WA. The RNT airport elevation is 32 feet MSL.
2. OBSTRUCTION STANDARDS EXCEEDED
The structure is identified as an obstruction under the following Part 77 standard:
Section 77.19(a): The surface of a takeoff and landing area of an airport or any imaginary surface established
under 77.17, 77.19, or 77.23. This water tank would exceed the horizontal surface at RNT by 141 feet, where
the terrain also exceeds the RNT horizontal surface by 40 feet.
3. EFFECT ON AERONAUTICAL OPERATIONS
a. The impact on arrival, departure, and en route procedures for aircraft operating under VFR: The proposed
structure would exceed the RNT horizontal surface area by 141 feet.
b. The impact on arrival, departure, and en route procedures for aircraft operating under IFR: None
c. The impact on all planned public-use airports and aeronautical facilities: None.
d. The cumulative impact resulting from the proposed construction or alteration of a structure when combined
with the impact of other existing or proposed structures: None.
4. CIRCULATION AND COMMENTS RECEIVED
The proposal was circulated for public comment on 29 November 2016. The public comment period ended on
5 January 2017, and one response was received as of that date.
A representative of a major airline commented that the proposed water tank would have no adverse effect on his
airline's operations. The FAA concurs with this response.
5. DETERMINATION - NO HAZARD TO AIR NAVIGATION
It is determined that the proposed construction would not have a substantial adverse effect on the safe and
efficient use of navigable airspace by aircraft.
6. BASIS FOR DECISION
Part 77 establishes standards for determining obstructions to air navigation. A structure that exceeds one or
more of these standards is presumed to be a hazard to air navigation unless the obstruction evaluation study
determines otherwise. Just because a proposed structure exceeds a Part 77 surface does not automatically
make it a hazard. In this case, the proposed structure would exceed the RNT Part 77 horizontal surface by
141 feet, where the terrain itself already penetrates the horizontal surface by 40 feet. However, the proposed
Page 5 of 7
water tank has no effect on instrument procedures at RNT, and no VFR issues were raised with regard to the
horizontal surface penetration. Additionally, the tank would be located near rapidly rising terrain that exceeds
the total height of the tank within a horizontal distance of 760 feet. The incorporation of obstruction lighting
will mitigate the Part 77 surface penetration.
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TOPO Map for ASN 2016-ANM-2433-OE
Page 7 of 7
Sectional Map for ASN 2016-ANM-2433-OE
NameRepresentingMaryJoLuxApplicant(SignatureofSender):STATEOFWASHINGTON)55COUNTYOFKINGIcertifythatIknoworhavesatisfactoryevidencethatKatieBuchi-Moralessignedthisinstrumentandacknowledgedittobehis/her/theirfreeandvoluntaryactfortheusesandpurposesmentionedintheinstrument.Dated:,//c/zD’No&yPublicinandrtheStateofWashington0,c.-,‘:n”t.1’“iiiOF‘J%1’SNotary(Print):‘i%bErn1f/cocAIz1KMyappointmentexpires:ProjectName:KennydaleReservoirProjectNumber:LUA17-000633CITYOFRENTONDEPARTMENTOFCOMMUNITY&ECONOMICDEVELOPMENT-PLANNINGDIVISIONAFFIDAVITOFSERVICEBYMAILINGOnthe14thdayofNovember,2017IdepositedinthemailsoftheUnitedStates,asealedenvelopecontainingHEXstaffreportandexhibitsdocuments.Thisinformationwassentto:templateaffidavitatservicebymailing