HomeMy WebLinkAboutSR_HEX_Talbot_Hill_Substation_170214DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
A. REPORT TO THE HEARING EXAMINER
HEARING DATE: February 14, 2017
-------Renton 0
Project Nome: Talbot Hill Substation Improvements
Owner: Puget Sound Energy, Inc.; PO Box 97034 M/S PSE-09N, Bellevue, WA 98009
Applicant/Contact: Kerry Kriner; PO Box 97034 M/S PSE-09N, Bellevue, WA 98009
File Number: LUA16-000922, ECF, SA-H, CUP-H
Project Manager: Angelea Weihs, Associate Planner
Project Summary: Puget Sound Energy (PSE) is requesting Hearing Examiner Conditional Use Permit,
Environmental (SEPA) Review, and Site Plan Review for proposed Talbot Hill Substation
improvements located at 2400 S Puget Dr. (parcel numbers 2023059003 and
2023059066). The project site totals 50.4 acres and is zoned Residential-8 (R-8). PSE is
proposing to rebuild a portion of the Talbot Hill Substation in order to replace aging
equipment and provide more reliability for the transmission lines connected to the
substation. The existing control house (999 square feet) will be demolished and a new
control house (1,449 square feet) is proposed in its place. The existing 230kV substation
equipment inside the fence is proposed to be removed, including steel structures and
foundations. No additional transmission lines are proposed with the rebuild of this
project. A new storm drainage system is proposed within the fenced area and a
detention pond will be installed south of the southerly substation fence. The detention
pond will involve an excavation of more than 500 cubic yards. The substation footprint
will remain unchanged. Access to the site is provided via an existing access driveway
extending through parcel number 2023059064 to the south from Puget Drive Southeast.
Additional driveway improvements are proposed to allow larger vehicle access to the
substation. The applicant proposes to construct the project in two phases. Phase one
includes the civil portions of the project and is proposed for April 2017 to October 2017.
Phase two includes assembly of the electrical equipment and is proposed for April 2018
to October 2018. The project site contains moderate coalmine hazards, moderate
landslide hazards, and sensitive slopes (within 50 feet). The applicant has submitted an
Arborist Report and Geotechnical Engineering Study with the application.
Project Location: 2400 S Puget Drive
Site Area: 50.4 acres
Project Location Mop
HEX Report_WA16-000922 To/bot Hill Substation final version
City of Renton Deportment of Community & Economic Development
TALBOT HILL SUBSTATION IMPROVEMENTS
Hearing Examiner Recommendation
LUA16-000922, ECF, SA-H
Report of February 14, 2017
I 8. EXHIBITS:
Exhibits 1-10: As shown in the SEPA Environmental Review Report
Exhibit 11: HEX Staff Recommendation
Exhibit 12: SEPA Determination of Non-Significance
Exhibit 13: Aerial Photos
Exhibit 14: Control House Building Elevations
Exhibit 15: Public/Agency Comments and Staff Response
Exhibit 16: Project Narrative and Conditional Use Permit Justification
I C. GENERAL INFORMATION:
1-Owner(s) of Record:
2. Zoning Classification:
Puget Sound Energy, Inc.
PO Box 97034 M/S PSE-09N
Bellevue, WA 98009
Residential-8 (R-8)
Page 2 of 17
3. Comprehensive Plan Land Use Designation:
4. Existing Site Use:
Residential Medium Density (MD)
Public Utility
S. Critical Areas: Moderate coal mine hazards, moderate landslide
hazards, and sensitive slopes
6. Neighborhood Characteristics:
a. North: Single family residential, R-8 zone
b. East: Single family residential, R-8 zone
c. South: Single family residential, R-8 zone
d. West: Residential Multi-Family, R-8 and RMF zone
6. Site Area: 50.4 acres
I D. HISTORICAL/BACKGROUND:
Action
Comprehensive Plan
Zoning
Annexation
I E. PUBLIC SERVICES:
1. Existing Utilities
Land Use File No.
N/A
N/A
N/A
Ordinance No.
5758
5758
1871
Date
06/22/2015
06/22/2015
03/08/1961
a. Water: No water service is proposed or required for the redevelopment project.
b. Sewer: No sewer service is proposed or required for the redevelopment project.
HEX Report_LUA16-000922 Talbot Hill Substation final version
City of Renton Department of Community & Economic Development
TALBOT HILL SUBSTATION IMPROVEMENTS
Report of February 14, 2017
nearing Examiner Recommendation
LUA16-000922, ECF, SA-H
Page 3 of 17
c. Surface/Storm Water: Runoff from the site sheet flows outward from the middle of the substation.
There are existing drainage pipes on the northeast and southeast side of the substation which are
tied to catch basins within the fence line. The rims of the catch basins are currently at an elevation
higher than the surrounding ground, which prevents them from capturing stormwater. Grade
differences between the substation slab and the surrounding ground surface along the north and
northeast sides of the substation prevent stormwater from draining away from the substation, which
tends to pond within the substation footprint. Runoff along the southern edge of the substation flows
into a culvert located beneath the access road which ultimately flows east towards Grant Avenue
South.
2. Streets: The site is bordered by Beacon Way South to the northeast. Beacon Way South is classified as a
Residential Access Road and is located within the City of Seattle Cedar River Pipeline Easement.
Access to the site is provided via an access driveway extending through parcel number 2023059064 to
the south from Puget Drive Southeast. Puget Drive Southeast is classified as a Minor Arterial Street.
Existing right of way in Puget Drive Southeast is approximately 100 feet as measured using the King
County Assessor's Map. There are no existing frontage improvements along Puget Drive Southeast.
3. Fire Protection: Renton Fire Authority
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table -Uses Allowed in Zoning Designations
c. Section 4-2-110: Residential Development Standards
2. Chapter 3 Environmental Regulations
a. Section 4-3-050: Critical Area Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 9 Permits -Specific
a. Section 4-9-030: Conditional Use Permits
b. Section 4-9-070: Environmental Review Procedures
c. Section 4-9-200: Master Plan and Site Plan Review
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
2. Utilities Element
I H. FINDINGS OF FACT {FOF}:
1. The Planning Division of the City of Renton accepted the above master application for review on
December 6, 2016, and determined the application complete on December 22, 2016. The project
complies with the 120-day review period.
2. The project site is located at 2400 S Puget Dr.
HEX Report_LUA16-000922 Talbot Hill Substation final version
City of Renton Department of Community & Economic Development
TALBOT HILL SUBSTATION IMPROVEMENTS
Report of February 14, 2017
Hearing Examiner Recommendation
WA16-000911, ECF, SA-H
Page 4 of 17
3. The project site is currently developed with an existing 230-kV electrical substation.
4. Access to the site would be provided via an existing driveway extending from Puget Drive SE (through
parcel number 2023059064 to the south of the substation site).
5. The property is located within the Residential Medium Density (MD) Comprehensive Plan land use
designation.
6. The site is located within the Residential-8 (R-8) zoning classification.
7. There are approximately 116 trees located within the project area of which the applicant is proposing to
remove a total of 80 trees.
8. The site is mapped with moderate coalmine hazards, moderate landslide hazards, and sensitive slopes
(within 50 feet).
9. Approximately 11,500 cubic yards of material would be cut on site and approximately 9,000 cubic yards
of fill is proposed to be brought into the site.
10. The applicant proposes to construct the project in two phases. Phase one includes the civil portions of
the job and is proposed for April 2017 to October 2017. Phase two includes assembly of the electrical
equipment and is proposed for April 2018 to October 2018.
11. Staff received one Public/Agency comment letter (Exhibit 15). To address public comments the following
report contains analysis related to access.
12. No other public or agency comments were received.
13. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
January 23, 2017 the Environmental Review Committee issued a Determination of Non-Significance -
Mitigated (DNS-M) for the Talbot Hill Substation Improvements (Exhibit 12). The DNS-M included one
mitigation measure. A 14-day appeal period commenced on January 27, 2017 and ended on February
10, 2017. No appeals of the threshold determination have been filed as of the date of this report.
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 submit a revised Geotechnical report, updated to the 2015 IBC design parameters,
with construction and building permit application, and the project shall follow the recommendations
of the revised Geotechnical report.
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. The subject proposal is being reviewed
independently and separately from all other proposals, including Energize Eastside (the proposal to build
new electrical transmission infrastructure), that include this site.
16. Comprehensive Plan Compliance: The site is designated Residential Medium Density (MD) on the City's
Comprehensive Plan Map. The purpose of the MD 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 i!!.!
conditions of approval are met: I Compliance I Comprehensive Plan Analysis I
HEX Report_LUA16-000922 Talbot Hill Substation final version
City of Renton Department of Community & Economic Development
TALBOT HILL SUBSTA T/ON IMPROVEMENTS
Hearing Examiner Recommendation
LUA16-000922, ECF, SA-H
Report of February 14, 2017 Page 5 of 17
Policy L-29: Minimize erosion and sedimentation in and near sensitive areas by requiring ., appropriate construction techniques and resource practices, such as low impact
development.
Policy L-30: Protect the integrity of natural drainage systems, existing land forms, and ., maintain wildlife habitat values by preserving and enhancing existing vegetation and tree
canopy coverage to the maximum extent possible and by restoring hydrological flows
and improving the condition of shorelines.
Policy L-33: Emphasize the use of open ponding and detention, vegetated swales, rain ., gardens, clean roof run-off, right-of-way landscape strips, open space, and stormwater
management techniques that mimic natural systems, maximize water quality and
infiltration where appropriate, and which will not endanger groundwater quality.
Policy L-37: Land uses in areas subject to flooding, seismic, geologic, and coal mine ., hazards should be designed to prevent property damage and environmental degradation
before, during, and after construction.
., Policy U-73: Encourage electricity purveyors to make facility improvements and
additions within existing utility corridors wherever possible.
' ., Policy U-2: Protect the health and safety of Renton citizens from environmental hazards
associated with utility systems through the proper design and siting of utility facilities.
Goal U-0: Promote the availability of safe, adequate, and efficient electrical service ., within the City and its planning area, consistent with the regulatory obligation of the
utility to serve customers.
., Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
17. Zoning Development Standard Compliance: The site is classified Residential-8 (R-8) on the City's Zoning
Map. Development in the R-8 Zone is intended to create opportunities for new single family residential
neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing
single family neighborhoods. It is intended to accommodate uses that are compatible with and support
a high-quality residential environment and add to a sense of community. The proposed expansion of the
Public Utility use requires a Conditional Use Permit in order to be allowed in the R-8 Zone. The proposal
is compliant with the following development standards if all conditions of approval are met:
Compliance R-8 zone Develop Standards and Analysis
Density: The allowed density range in the R-8 zone is a minimum of 4.0 to a maximum
of 8.0 dwelling units per net acre. Net density is calculated after the deduction of
N/A sensitive areas, areas intended for public right-of-way, and private access easements.
Stat[_ Comment: Not opp/icoble, no residential dwelling units are proposed.
Lot Dimensions: The minimum lot size permitted in the R-8 zone is 5,000 sq. ft. A
minimum lot width of 50 feet is required (60 feet for corner lots) and a minimum lot
depth of 80 feet is required . .,
Stotf. Comment: The existing parcels (parcel numbers 2023059003 and 2023059066}
hove lot oreas of 583,864 square feet and 1,611,720 square feet, respectively. Poree/
2023059003 exceeds o width of 1,332 feet ond a depth of 1,299 feet. Poree/ 2023059066
exceeds a width of 980 feet and a depth of 1,070 feet. Both lots exceed the minimum lot
HEX Report_WA16-000922 Talbot Hill Substation final version
City of Renton Department of Community & Economic Development
TALBOT HILL SUBSTATION IMPROVEMENTS
Hearing Examiner Recommendation
LUA16-000922, ECF, SA-H
Report of February 14, 2017 Page 6 of 17
Compliant if
condition of
approval is
met
size, width, and depth requirements of the R-8 zone. No changes to the lots size, width,
or depth are proposed.
Setbacks: The required setbacks in the R-8 zone are as follows: front yard is 20 feet,
side yard is 5 feet, side yard along the street 15 feet, and the rear yard is 20 feet.
Staff Comment: The proposed new control house (Parcel 2023059003) would maintain
a front yard setback of 257. 79 feet; side yard setbacks of 53.5 feet/ram the east property
line and 1239.5 feet from the west property line; and a rear yard setback of 878 feet.
The prapased new control house would exceed all the minimum required setback areas.
Building Standards: The R-8 zone has a maximum building coverage of 50%, a maximum
impervious surface coverage of 65%, and a maximum building height of 2 stories with a
wall plate height of 24 feet. Nonresidential accessory structures are restricted to a
maximum wall plate height of 12 feet. Roofs with a pitch equal to or greater than 4:12
may project an additional six (6) vertical feet from the maximum wall plate height.
Staff Comment: Building elevations for the new control house (Exhibit 14) were
submitted with the project application. The existing control house (999 square feet)
would be demolished and a new control house (1,449 square feet) would be constructed
in its place. The submitted elevations show that the new control house would have 1
story, with a maximum wall plate height of 11', and a maximum overall height of 19'4".
Staff approves a maximum overall building height of 19'4" feet far the proposed control
house.
The proposed building footprint is 1,449 square feet. The proposed impervious surface
is 78,100 square feet. The proposal would result in a building coverage of less than 1
percent for parcel number 2023059066, and an impervious surface coverage of
approximately 3.5 percent of bath lots. The proposed improvements would comply with
the building and impervious surface coverage requirements for the R-8 zone.
Landscaping: The City's landscape regulations (RMC 4-4-070) require that all portions
of the development area not covered by structures, required parking, access, circulation
or service areas, be landscaped with native, drought-resistant vegetative cover. The
perimeter of all new flow control and/or water quality treatment stormwater facilities
shall be landscaped in accordance with the provisions of RMC 4-4-070 and the Surface
Water Design Manual. A landscaping strip with a minimum fifteen feet (15') of width
shall be located on the outside of the fence. Plantings shall be consistent with the
Surface Water Design Manual and RMC 4-4-070. Additionally, trees must be spaced as
determined by the Department of Community and Economic Development. Trees and
shrubs are prohibited on any berm serving a drainage-related function, within the
fenced area of the drainage facility, and within ten feet (10') of any manmade drainage
structure (e.g., catch basins, ditches, pipes, vaults, etc.); however, groundcover is
required and subject to City review and approval.
Staff Comment: A tree removal and landscape plan (Exhibit 4) was submitted with the
project application. The proposed new stormwater detention pond would be located
along the southeastern edge of the substation. As an alternative to the required fifteen
feet of landscaping around the stormwater pond perimeter, the applicant proposes
landscape screening southwest of the stormwater pond, immediately south of the
existing access driveway, and to the west of the starmwater pond outside of the
perimeter fence. The purpose of this proposed screening is to fill in gaps of existing
HEX Report_LUA16-000922 Talbot Hill Substation final version
City of Renton Department of Community & Economic Development
TALBOT HILL SUBSTATION IMPROVEMENTS
Hearing Examiner Recommendation
WA16-0009ZZ, ECF, SA-H
Report of February 14, 2017 Page 7 of 17
Compliant if
condition of
approval is
met
natural vegetation screening that occurs between the substance and the nearest
residential homes approximately 460 feet to the south. The proposed landscaping will
replace non-native plant cover such as blackberry shrubs and non-native grasses.
The propased sight-obscuring landscaped visual buffer is proposed to be 20 feet in width
in the two locations and contain a mixture of trees ond large shrubs, some of which will
mature to 35 feet tall. The visual buffer plantings include Vine Maple, Western
Serviceberry, Beaked Hazelnut, California Wax Myrtle, Silk Tassel and Strawberry Trees
planted at 6 feet triangular on-center spacing. The Vine Maple and Western Serviceberry
are proposed to be 6 feet tall and the ather plants are ta be 5-gallon containerized
plantings at the time of installation. The visual buffer planting is 50% evergreen species
to maximize the screening provided by the planting while also providing some voriation
to improve ecological services as well as aesthetics.
Per aerial phatos /Exhibit 13), existing tree canopy/vegetation screening between the
substation and residential uses to the south blocks views from the southeast and
southwest of the site, however the applicant proposes to remove a total of 11 trees
south of the substation and to the west of the access driveway. Per the submitted tree
removal and landscape plan, na additional replanting is proposed in this location.
Removal of trees in this location would reduce the visual barrier between the substation
and the residential uses to the south. Therefore, staff recommends as a condition af
approval that, if these 11 trees to the west of the access driveway are removed, a revised
tree replacement/visual barrier plan shall be submitted at the time of Construction
Permit application for review and approval by the Current Planning Project Manager.
Tree Retention: The City's adopted Tree Retention and Land Clearing Regulations
(RMC4-4-130) 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.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained, unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical area
or its buffer.
Staff Comment: An Arborist Report prepared by Otak Inc., dated December 13, 2016
/Exhibit 8), was submitted with the Land Use application, in addition to a Stormwater
Pond Tree Removal and Landscaping Plan /Exhibit 4). A total of 116 trees were evaluated
as a part of this proposal. The existing trees on the project site include Douglas fir, Pacific
dogwood, Big leaf maple, Madrone, Alder, Willow, Hawthorn, Beaked Hazelnut, and
Cottonwood. Per the Arborist Report, the majority of the trees are in goad shape with
the exception of the willow and alder, which hove been damaged by recent branch
failures during the spring windstorms. The Arborist Report states that the grading of the
stormwater pond would require removal of significant trees. A total of 69 trees are
proposed for removal within the stormwater pond area per the submitted tree removal
plan. The applicant proposes to remove an additional 11 significant /Douglas fir) trees
HEX Report_WA16-000922 Talbot Hill Substation final version
City of Renton Deportment of Community & Economic Development
TALBOT HILL SUBSTATION IMPROVEMENTS
Hearing Examiner Recommendation
LUA16-000922, ECF, SA·H
Report of February 14, 2017 Page 8 of 17
to the west of the entrance driveway along the south side of the substation (for a total
of 80 trees removed). The report states that the majority of these trees are reaching a
height in which their risk toward the substation is enhanced due to the prevalence af
windblown limbs damaging equipment within the substation. The existing shrubs and
smaller trees in this area are proposed to remain as a view buffer for the southern
neighbors. No alternatives to tree removal for the 11 Douglas firs was provided within
the Arborist Report. The report did not provide explanation as to why the Douglas fir
trees could not be pruned or trimmed as an alternative in order to prevent damage to
the equipment within the substation, rather than tree removal. Therefore, staff
recommends as a condition of approval that a revised Arborist Report be submitted with
Construction Permit application for review and approval by the Current Planning Project
Manager. The revised Arborist Report shall provide further detailed explanation as to
why no reasonable alternative to tree removal is possible and shall provide suggested
locations and species of supplemental trees to be planted if the 11 trees cannot be
retained. The report shall include planting and maintenance specifications for
replacement trees.
A total of 36 of the existing 116 trees (31 percent) are proposed to be retained. The
proposal complies with the minimum 30 percent tree retention requirement.
Parking: Vehicle traffic to and from the existing substation use include routine
inspections and operations approximately once per week. The substation site provides
ample on-site paved space to accommodate parking for inspection/maintenance
vehicles.
18. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R·
8 zone to new residential dwelling units. The proposal does not include any residential dwelling units;
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:
Compliant if
condition of
approval is
met
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 SO-foot buffer and 15-foot building setback are required from Very High Landslide
Hazard Areas.
Staff Comment: A geotechnical report (Exhibit 6), dated December 5, 2016, completed
by GeoEngineers, Inc. was submitted with the application. The project site contains
moderate coalmine hazards, moderate landslide hazards and sensitive slopes (within
50 feet). Erosion control measures would need to be in place prior to starting grading
activities on the site. The report discusses the soil and groundwater characteristics of
the site including infiltration potential and provides recommendations for project
design and construction. The report discounts the use af infiltration for the site due to
the depth of the outwash soils compared to the existing surface elevations present on
the site. Geotechnical recommendations presented would need to be addressed within
the project plans and construction/building permit submittal.
According to the report, the soils mapped in the project vicinity are predominantly
glacial till, but include localized areas of ice-contact glacial deposits overlying the till.
HEX Report_LUA16-000922 Talbot Hill Substation final version
City of Renton Deportment of Community & Economic Development
TALBOT HILL SUBSTATION IMPROVEMENTS
Hearing Examiner Recommendation
LUA16-000922, ECF, SA-H
Report of February 14, 2017 Page 9 of 17
The extent of disturbance for the proposal would be approximately 5.89 acres. The cut
will be approximately 11,500 cubic yards and the fill will be approximately 9,000 cubic
yards. Approximately 4.17 acres would consist of gravel road and surface
improvements. Another 1.22 acres would be for the installation of new foundations and
Spill Prevention, Contra/, and Countermeasures /SPCC} structures. The remaining 0.5
acres will be for installation of a stormwater detention pond.
The report states that the site is mapped in a moderate cool mine hazard area;
however, based on the depth of historical coal mining activity and the relatively shallow
depth of the proposed improvements, there is a low coal mine hazard at the site. The
report identifies that the site is mapped in a 25 to 40 percent steep slope area and in a
moderate landslide hazard area; however, the geotechnical engineer has concluded
that the proposed improvements would not adversely affect the stability of the slopes
in or around the site.
Based on the provided report, the soils underlying the substation site have a low risk of
liquefying under the design earthquake event and a low risk of lateral spread and
earthquake-induced slope movement. The site is approximately 5 miles south of the
Seattle Fault Zone, which is thought to hove a recurrence interval on the order of 1,000
years. Based on the distance from the nearest mapped fault, there is a low risk offqult
rupture at the site. ' I
20. Conditional Use Analysis: The Talbot Hill Substation was constructed in the early 1960s and is a legally
established use. A Conditional Use Permit was not required at the time of construction; however, due to
the upgrades of the facility (enlargement of control house) a new Conditional Use Permit has been
triggered. The proposal is compliant with the following conditional use criteria, pursuant to RMC 4-9-030.
Therefore, staff recommends approval with conditions 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: See FOF 16 for Comprehensive Plan and zoning regulation
compliance.
b. Appropriate Location: The proposed location shall not result in the
detrimental overconcentration of a particular use within the City or within
the immediate area of the proposed use. The proposed location shall be
suited for the proposed use.
Staff Comment: The proposed location of the control house will not result in
detrimental overconcentrotion of a particular use within the City or within the .,
immediate area. The proposed control house will replace an existing control
house within the substation fence. The area within the substation fence is
approximately 336,565 square feet /7.7 acres). The total site is 50.4 acres. The
substation footprint would remain unchanged. The increased building square
footage is minor compared to the scale of the substation footprint. The new
contra/ house will be located adjacent to the existing structure used for a control
house and will not be substantially larger in size.
HEX Report_LUA16-000922 Talbot Hill Substation final version
City of Renton Department of Community & Economic Development
TALBOT HILL SUBSTATION IMPROVEMENTS
Hearing Examiner Recommendation
LUA16-0009ZZ, ECF, SA-H
Report of February 14, 2017 Page 10 of 17
c. Effect on Adjacent Properties: The proposed use at the proposed location
shall not result in substantial or undue adverse effects on adjacent property.
Staff Comment: The proposed 1,449 square foot control house will replace an
existing 999 square foot control house adjacent to the current structure location,
within the existing substation fence. Both the existing and proposed control
house are single story. The maximum overall height of the new proposed control
house is 19'4n. The substation is located within o SO-acre site that contains
several high-voltage transmission lines. The substation is located over 460 feet
from the nearest residential Jot, resulting in no substantial impact to neighboring
properties. The proposed control house will not result in substantial ar undue
adverse effects an adjacent property.
d. Compatibility: The proposed use shall be compatible with the scale and
character of the neighborhood.
Staff Comment: To/bot Substation is an existing substation that was constructed
in the early 1960's. The existing 999 square foot, single-story control house within
the substation fence would be replaced with a new 1,449 square foot, single-story
structure. The maximum overall height of the new proposed control house is
19'4n. The substation is over 460 feet from the nearest residential lot and
completely surrounded by transmission corridors. The proposal includes existing
and proposed vegetation screening, which will restrict views of the substation
and contra/ house to the surrounding neighborhood. The proposed control house
is part of the same use that has been on the site for more than 50 years. The
proposed use is compatible with the scale and character of the neighborhood.
e. Parking: Adequate parking is, or will be made, available.
Staff Comment: See parking discussion under FOF 17, Zoning Development
Standard Compliance: Parking.
f. Traffic: The use shall ensure safe movement for vehicles and pedestrians
and shall mitigate potential effects on the surrounding area.
Staff Comment: The Ta/bat Hill substation property is accessed via an existing
access driveway extending from Puget Drive SE (See the attached site plan and
proposed access improvements). As part of the project, the applicant is proposing
improvements to the existing access driveway that includes repaving with
asphalt, widening of the approach apron, and a security gate. The access
driveway would remain in its current location. The project would not generate a
significant number of vehicle trips during construction or operation. Daily trips
during construction will likely include delivery of materials and commuting of the
construction crew. No additional trips would be required during operation of the
substation, except for routine inspections and operation, which would be
approximately once per week. The proposed control house will not result in
increased traffic to and from the substation site. Impacts to the surrounding area
are nat anticipated.
g. Noise, Light and Glare: Potential noise, light and glare impacts from the
proposed use shall be evaluated and mitigated.
Staff Comment: The proposed control house will have minimal lighting ta provide
for safe entry and exit into and out of the building. The lighting will be directed
downward and not directed offsite. As stated above, the substation is over 460
HEX Report_LUA16-000922 Talbot Hiff Substation final version
City of Renton Department of Community & Economic Development
TALBOT HILL SUBSTATION IMPROVEMENTS
Hearing Examiner Recommendation
LUA16-000922, ECF, SA-H
Report of February 14, 2017 Page 11 of 17
feet from the nearest residential lot and completely surrounded by transmission
corridors. Therefore, any noise generated by the proposed control house and
substation is anticipated to be absorbed by the surraunding corridars. Light, glare
or noise volumes would not result in an impact to the surrounding neighbarhood.
h. Landscaping: Landscaping shall be provided in all areas not occupied by
buildings, paving, or critical areas. Additional landscaping may be required to
Compliant if buffer adjacent properties from potentially adverse effects of the proposed
condition of use.
approval is met
Staff Comment: See discussion under FOF 17, Zoning Development Standard:
Landscaping.
21. Site Plan Review: Pursuant to RMC 4-4-70F.8, Site Plan Review is required for the proposal in order to
deviate from storm drainage facility landscaping standards. Given Site Plan applications are evaluated for
compliance with the specific requirements of the RMC 4-9-200.E.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 a. Comprehensive Plan Compliance and consistency.
Conditions of Staff Comment: See previous discussion under FOF 16, Comprehensive Plan
Approval are Met Analysis.
Compliant if b. Zoning Compliance and Consistency.
Conditions of Staff Comment: See discussion under FOF 17, Zoning Development Standard
Approval are Met Compliance.
c. Design Regulation Compliance and Consistency.
N/A Staff Comment: Residential design and open space standards are not
applicable (See discussion under FOF 18, Design Standards).
N/A d. Planned action ordinance and Development agreement Compliance and
Consistency_
e. Off Site Impacts.
Structures: Restricting overscale structures and overconcentration of
development on a particular portion of the site.
Staff Comment: See scale and averconcentration discussion under FOF
20, Conditional Use Analysis: Appropriate Location.
Circulation: Providing desirable transitions and linkages between
,/ uses, streets, walkways and adjacent properties.
Staff Comment: The existing access driveway extending from
extending from Puget drive SE would provide the required circulotion
between the development and the adjacent praperties.
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.
HEX Report_WA16-000922 Talbot Hill Substation final version
City of Renton Deportment of Community & Economic Development
TALBOT HILL SUBSTATION IMPROVEMENTS
Hearing Examiner Recommendation
WA16-000911, ECF, SA-H
Report of February 14, 2017 Page 12 of17
Staff Comment: The overall development (public utility) would be
screened via the proposed landscaping identified in FOF 17, Zoning
Development Standard: Landscaping. No loading areas or refuse and
recyclable areas are proposed for the site.
Views: Recognizing the public benefit and desirability of maintaining
visual accessibility to attractive natural features.
Staff Comment: The landscape of the areas is relatively flat with large
trees and heavy vegetation restricting visibility from the site. The
nearest residential uses are more than 460 feet from the substation.
Therefore, the proposed height of the structure/improvements are
appropriate for this situation.
Landscaping: Using landscaping to provide transitions between
development and surrounding properties to reduce noise and glare,
maintain privacy, and generally enhance the appearance of the
project.
Staff Comment: See discussion under FOF 17, Zoning Development
Standard: Landscaping.
Lighting: Designing and/or placing exterior lighting and glazing in
order to avoid excessive brightness or glare to adjacent properties
and streets.
Staff Comment: A lighting plan was not provided with the application;
therefore staff recommended that a lighting plan be provided at the
time of building permit review (See Lighting discussion under FOF 20,
Conditional Use Permit Analysis: Noise, Light, and Glare).
f. On Site Impacts.
Structure Placement: Provisions for privacy and noise reduction by
building placement, spacing and orientation.
Staff Comment: See compatibility discussion under FOF 20,
Conditional Use Analysis: Compatibility, and Noise discussion under
FOF 20, Conditional Use Analysis: Noise, Light, and Glare.
Structure Scale: Consideration of the scale of proposed structures in
relation to natural characteristics, views and vistas, site amenities,
Compliant sunlight, prevailing winds, and pedestrian and vehicle needs.
if condition Staff Comment: The proposed new control house will have a maximum of approval building height of 19'4", with a 4:12 roof pitch. The nearest residential is met uses ore more than 460 feet from the substation, with existing and
proposed vegetation restricting visibility from the site. The proposed
control house will not result in substantial or undue adverse effects on
adjacent property.
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: See discussions under FOF 17, Zoning Development
Standard: Tree Retention and Building Standards.
HEX Report_WA16-000922 Talbot Hill Substation final version
City of Renton Department of Community & Economic Development
TALBOT HILL SUBSTATION IMPROVEMENTS
Hearing Examiner Recommendation
LU Al 6-000922, ECF, SA-H
Report of February 14, 2017 Page 13 of 17
Landscaping: Use of landscaping to soften the appearance of parking
areas, to provide shade and privacy where needed, to define and
enhance open spaces, and generally to enhance the appearance of
the project. Landscaping also includes the design and protection of
planting areas so that they are less susceptible to damage from
vehicles or pedestrian movements.
Staff Comment: See FOF 17, Zoning Development Standard:
Landscaping.
g. Access
Location and Consolidation: Providing access points on side streets
or frontage streets rather than directly onto arterial streets and
consolidation of ingress and egress points on the site and, when
feasible, with adjacent properties.
Staff Comment: The proposed development is expected to utilize the
existing access driveway extending from Puget Drive SE for ingress and
egress to the plot. The proposed development is expected to maintain
the safety and efficiency of vehicle circulation on the site if all
conditions of approvol ore complied with.
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: Vehicle traffic to and from the existing substation use
include routine inspections and operations approximately once per
week. The substation site provides ample paved space to
occommodate parking for inspection/maintenonce vehicles and for
,/ internal vehicle circulation on the substotion site.
Loading and Delivery: Separating loading and delivery areas from
parking and pedestrian areas.
Staff Comment: There are no dedicated loading or delivery areas
proposed on site.
Transit and Bicycles: Providing transit, carpools and bicycle facilities
and access.
Staff Comment: Per RMC 4-4-0BOF.11.a, Bicycle parking is required for
all residential developments that exceed five (5) residential units
and/or all non-residential developments that exceed four thousand
(4,000) gross square feet in size. The proposed control house is not
residential and does not exceed 4,000 gross square feet, therefore
bicycle parking is not required. See discussions on traffic and access
under FOF 20, Conditional Use Analysis: Traffic.
Pedestrians: Providing safe and attractive pedestrian connections
between parking areas, buildings, public sidewalks and adjacent
properties.
Staff Comment: The proposed use will not increase pedestrian traffic
on or near the site. Access to the site is provided via an existing access
HEX Report_LUA16-000922 To/bot Hill Substation final version
City of Renton Department of Community & Economic Development
TALBOT HILL SUBSTATION IMPROVEMENTS
Hearing Examiner Recommendation
LU Al 6-000922, ECF, SA-H
Report of February 14, 2017 Page 14 of 17
driveway extending through parcel number 2023059064 to the south
from Puget Drive Southeast. Puget Drive Southeast is classified as a
Minor Arterial Street. There ore no existing frontage improvements
along Puget Drive Southeast. See FOF 21, Site Plan Review:
Tronsportation, for more details.
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 residential design and open space standards are
not applicable for this development.
i. Views and Public Access: When possible, providing view corridors to
shorelines and Mt. Rainier, and incorporating public access to shorelines
./ Staff Comment: The proposed structure would not block view corridors
to shorelines or Mt. Rainier. The public access requirement is not
applicable ta the proposal.
j. Natural Systems: Arranging project elements to protect existing natural
systems where applicable .
./ Staff Comment: There are na natural systems located on site with the
exception of drainage flows. See Drainage discussion under FOF 21, Site Plan
Review: Drainage.
k. Services and Infrastructure: Making available public services and
facilities to accommodate the proposed use:
Police and Fire.
Staff Comment: Police and Renton Fire Authority staff indicates that
sufficient resources exist to furnish services to the proposed
development. No fire impact fees are applicable for this project.
Water and Sewer.
Staff Comment: No water or sewer service is proposed or required for
the redevelopment project.
Drainage.
./ Staff Comment: A Preliminary Drainage Plan and Technical
Information Report (TIR) (Exhibit 7), dated November 16, 2016, was
submitted by HDR Engineering, Inc. with the land Use Application.
Based on the City of Ren ton's flow control map, the site/alls within the
Flow Control Duration Standard area matching Forested Site
Conditions and is within the Lower Cedar River and Black River
Drainage Basin. The development is subject to Full Drainage Review in
accordance with the 2009 King County Surface Water Design Manual
(KCSWDM} and the 2010 City of Renton Amendments to the KCSWDM.
All core requirements and the six special requirements are discussed
in the Technical Information Report.
As stated in the TIR, the proposed improvements would occur on the
eastern side of the substation (referred to as the project area), and
would include the installation of foundations, security perimeter
HEX Report_WA16-000922 Ta/bat Hill Substation final version
City of Renton Department of Community & Economic Development
TALBOT HILL SUBSTATION IMPROVEMENTS
Hearing Examiner Recommendation
LUA16--0009ZZ, ECF, SA-H
Report of February 14, 2017
I.
Page 15 of 17
fence, landscape screening, paving of a small portion of the access
road, installation of a new stormwater drainage and flow control
system, stormwater detention pond, road maintenance, and on-site
oil spill control best management practices (BMPs).
Drainage improvements include a new stormwater conveyance
network inside the substation which would route flows ta a 75,000
cubic foot storm water detention pond located along the southeastern
edge of the substation. This pond would discharge to a depression on
the southern side of the existing access road, where flow would
resume the existing drainage path towards Grant Avenue South.
As noted in the report, the applicant is exempt from water quality
since the new plus replaced pollution generating impervious surface
(PG/5) area is less than 5,000 square feet. Any changes to the
redevelopment project which results in greater than 5,000 square feet
of PGIS area, as defined by the 2009 KCSWDM, may trigger water
quality facilities to be provided.
Transportation.
Staff Comment: The site is bordered by Beacon Way South to the
northeast. Beacon Way South is classified as a Residential Access Road
and is located within the City of Seattle Cedar River Pipeline Easement.
Access to the site is provided via an existing access driveway extending
through parcel number 2023059064 to the south from Puget Drive
Southeast. Puget Drive Southeast is classified as a Minor Arterial
Street. Existing right of way in Puget Drive Southeast is approximately
100 feet as measured using the King County Assessor's Map. There are
no existing frontage improvements along Puget Drive Southeast. Per
RMC 4-6-060, required half street frontage improvements shall
include 54 feet of paved roadway width (27 feet from centerline),
installation of a 0.5 foot curb, an 8 foot planting strip, an 8 foot
sidewalk, street trees and storm drainage improvements. No right of
way dedication is required. The applicant may submit an application
to the City requesting a modification of the street frontage
improvements as outlined in RMC 4-9-250C.5.d. The applicant did not
submit frontage improvement plans or a modification request with the
project application. No transportation impact fees are applicable for
this project.
Phasing:
Staff Comment: The applicant proposes to construct the project in
two phases. Phase one includes the civil portions of the proposed
project (including the stormwater pond, driveway access
improvements, and control house} and is proposed for April 2017 to
October 2017. Phase two includes assembly of the electrical
equipment and is proposed far April 2018 to October 2018.
HEX Report_LUA16-000922 Talbot Hill Substation final version
City of Renton Department of Community & Economic Development
TALBOT HILL SUBSTATION IMPROVEMENTS
Hearing Examiner Recommendation
WA16-000922, ECF, SA-H
Report of February 14, 2017 Page 16 of 17
22. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
,/
Police and Fire: Police and Renton Fire Authority staff indicates that sufficient resources
exist to furnish services to the proposed development. No fire impact fees are applicable
for this project.
,/ Transportation: See transportation discussion under FOF 21, Site Plan Review:
Transportation.
Storm Water: An adequate drainage system shall be provided for the proper drainage of
,/ all surface water.
Staff. Comment: See FOF 21, Site Plan Review: Drainage.
,/ Water: No water service is proposed or required for the redevelopment project.
,/ Sanitary Sewer: No sewer service is proposed or required for the redevelopment project.
I 1. CONCLUSIONS:
l. The subject site is located in the Residential Medium Density (MD) 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 Residential -8 (R-8) 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 substation improvements comply with the Critical Areas Regulations provided the
applicant complies with City Code and conditions of approval, see FOF 19.
5. The proposed substation improvements comply 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.
6. The proposed substation improvements comply 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 substation improvements comply with the street standards as established by City Code,
provided the project complies with all advisory notes and conditions of approval contained herein, see
FOF 21, Site Plan Review: Transportation.
8. There are adequate public services and facilities to accommodate the proposed substation
improvements, see FOF 22.
I J. RECOMMENDATION:
Staff recommends approval of the Talbot Hill Substation Improvements, File No. LUA16-000922, 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 January 23, 2017.
2. If the 11 trees to the west of the access driveway are proposed for removal, the applicant shall submit a
revised tree replacement/visual barrier plan at the time of Construction Permit application for review
and approval by the Current Planning Project Manager.
HEX Report_LUA16-000922 Talbot Hill Substation final version
City of Renton Department of Community & Economic Development
TALBOT HILL SUBSTATION IMPROVEMENTS
Report of February 14, 2017
Hearing Examiner Recommendation
LUA16-000922, ECF, SA-H
Page 17 of17
3. The applicant shall submit a revised Arborist Report with Construction Permit application for review and
approval by the Current Planning Project Manager. The revised Arborist Report shall provide further
detailed explanation for why no reasonable alternative to tree removal is possible for the 11 trees to the
west of the access driveway and shall provide suggested locations and species of supplemental trees to
be planted. The report shall include planting and maintenance specifications for replacement trees.
4. The applicant shall either submit plans to construct the required half street improvements along Puget
Drive SE (including the required 8-foot wide landscape strip between the curb and sidewalk) or shall
submit an application for a modification from the required frontage improvements at the time of Civil
Construction Permit Review.
HEX Report_LUA16-000922 Talbot Hill Substation final version
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT ------Renton 0
ENVIRONMENTAL REVIEW COMMITTEE REPORT EXHIBIT 1
ERC MEETING DATE:
Project Name:
Project Number:
Project Manager:
Owner:
Applicant/Contact:
Project Location:
Project Summary:
Exist. Bldg. Area SF:
Site Area:
STAFF
RECOMMENDATION:
January 23, 2017
Talbot Hill Substation Improvements
LUA16-000922, ECF, SA-H,
Angelea Weihs, Associate Planner
Puget Sound Energy, Inc.; PO Box 97034 M/S PSE-09N, Bellevue, WA 98009
Jeff McMeekin; PO Box 97034 M/S PSE-09N, Bellevue, WA 98009
2400 S Puget Drive
PSE is requesting Hearing Examiner Conditional Use Permit, Environmental (SEPA) Review,
and Site Plan Review for proposed Talbot Hill Substation improvements located at 2400 S
Puget Dr. (parcel numbers 2023059003 and 20230S9066). The project site totals 50.4 acres
and is zoned Residential-8 (R-8). PSE is proposing to rebuild a portion of the Talbot Hill
Substation in order to replace aging equipment and provide more reliability for the
transmission lines connected to the substation. The existing control house will be
demolished and a new control house is proposed in its place. The existing 230kV substation
equipment inside the fence is proposed to be removed, including steel structures and
foundations. No additional transmission lines are proposed with the rebuild of this project.
A new storm drainage system is proposed within the fenced area and a detention pond will
be installed south of the southerly substation fence. The detention pond will involve an
excavation of more than 500 cubic yards, which triggers SEPA Review. The substation
footprint will remain unchanged. Additional driveway improvements are proposed to allow
larger vehicle access to the substation. The project site contains moderate coalmine
hazards, moderate landslide hazards, and sensitive slopes (within 50 feet). The applicant
has submitted an Arborist Report and Geotechnical Engineering Study with the application.
999 SF Proposed New Bldg. Area (footprint):
Proposed New Bldg. Area (gross):
50.4 acres Total Building Area GSF:
1,449 SF
1,449 SF
2,448 SF
Staff Recommends that the Environmental Review Committee issue a Determination of
Non-Significance -Mitigated (DNS-M).
Project Location Map
ERC Report_LUA16-000922 Talbot Hill Substation
l
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