HomeMy WebLinkAboutD_Admin_Report_PSE_Fence_Variance_220324_v1DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
D_Admin_Report_PSE_Fence_Variance_220324_v1
A.ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: March 24, 2022
Project File Number: PR22-000059
Project Name: Talbot Hill Substation Security Upgrades
Land Use File Number: LUA22-000054, V-A
Project Manager: Clark H. Close, Senior Planner
Owner: Puget Sound Energy, 2400 S Puget Dr, Renton, WA 98055
Applicant/Contact: Kathryn Hodges, Puget Sound Energy, PO Box 97034 M/S EST-04W, Bellevue, WA
98009
Project Location: 2400 S Puget Dr, Renton, WA 98055 (APNs 202305 -9066 and -9033)
Project Summary: The applicant is requesting approval of an administrative variance from the
provisions of the Renton Municipal Code (RMC) regulating maximum fence height
located within the Residential -8 (R-8) zoning district (RMC 4-4-040.D). The subject
property is approximately 50.4 acres in size and is located at 2400 S Puget Dr (APNs
2023059066 and 2023059003) in the Benson Community Planning Area. The purpose
of the variance is to allow to applicant to replace the existing eight -foot tall security
fence around the Talbot Hill Substation with a taller fence of varying height as part
of a security upgrade project. The maximum fence height allowed in any residential
zone is seventy-two inches (72"). To meet national physical security standards, the
proposed replacement perimeter fence would include a 10-foot tall fence along the
north and west sides, a 10-foot to 12-foot tall fence on the south side, and a 10 -foot
to 20-foot tall fence along the east side of the substation. Access to the substation is
provided via a gravel roadway from Puget Dr SE. The proposed project would be
coordinated with other planned outages on PSE’s electric system and work is
anticipated to begin in 2022. There is no tree removal associated with the fence
replacement.
Site Area: 50.4 acres Grant Ave S S 9th St
DocuSign Envelope ID: CD432F7E-7BC5-4C79-932C-AFD101EFDAAE
City of Renton Department of Community & Economic Development
Talbot Hill Substation Security Upgrades
Administrative Report & Decision
LUA22-000054, V-A
Report of March 24, 2022 Page 2 of 11
D_Admin_Report_PSE_Fence_Variance_220324_v1
B. EXHIBITS:
Exhibit 1: Administrative Decision
Exhibit 2: Vicinity Map
Exhibit 3: Topography Map
Exhibit 4: Fence and Gate Details (Sheets 01 and 02)
Exhibit 5: Fencing Plan (Sheets 1 and 2)
Exhibit 6: Fence Mock-up
Exhibit 7: Geotechnical Engineering Services Revised Report, prepared by GeoEngineers , Inc.,
dated February 1, 2017
Exhibit 8: Variance Request Justification
C. GENERAL INFORMATION:
1. Owner(s) of Record: Puget Sound Energy, 2400 S Puget Dr, Renton, WA
98055
2. Zoning Classification: Residential-8 (R-8)
3. Comprehensive Plan Land Use Designation: Residential Medium Density (MD)
4. Existing Site Use: Utility
5. Critical Areas: Moderate coalmine hazards, moderate landslide
hazards, and regulated slopes (less than 40%).
6. Neighborhood Characteristics:
a. North: Residential Medium Density (MD) Comprehensive Plan Land Use Designation;
Residential-8 DU/AC (R-8) zone
b. East: Residential Medium Density (MD) Comprehensive Plan Land Use Designation;
Residential-8 DU/AC (R-8) zone
c. South:
Residential Medium Density (MD) and Residential High Density (HD) Comprehensive Plan
Land Use Designations; Residential-8 DU/AC (R-8) and Residential Multi-Family (RMF)
zones
d. West:
Residential Medium Density (MD) and Residential High Density (HD) Comprehensive Plan
Land Use Designations; Residential-8 DU/AC (R-8) and Residential Multi-Family (RMF)
zones
7. Site Area: 50.4 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 (McBean) N/A 1871 03/08/1961
DocuSign Envelope ID: CD432F7E-7BC5-4C79-932C-AFD101EFDAAE
City of Renton Department of Community & Economic Development
Talbot Hill Substation Security Upgrades
Administrative Report & Decision
LUA22-000054, V-A
Report of March 24, 2022 Page 3 of 11
D_Admin_Report_PSE_Fence_Variance_220324_v1
Conditional Use Permit LUA18-000055 N/A 06/10/2020
Conditional Use Permit LUA16-000922 N/A 02/28/2017
E. 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 4-2-110: Residential Development Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
3. Chapter 4 City-Wide Property Development Standards
a. Section 4-4-040: Fences, Hedges, and Retaining Walls
4. Chapter 9 Permits – Specific
a. Section 4-9-250: Variances, Waivers, Modifications, and Alternates
5. Chapter 11 Definitions
F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
2. Utilities Element
G. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on February
22, 2022 and determined the application complete on February 24, 2022. The project complies with the
120-day review period.
2. The applicant’s submittal materials comply with the requirements necessary to process the administrative
variance request (Exhibits 2-8).
3. The project site is located at 2400 S Puget Dr (APNs 2023059066 and 2023059003).
4. The project site is currently developed as the Puget Sound Energy Talbot Hill Substation.
5. Access to the site is provided via a gravel roadway from Puget Dr SE (approximately one tenth of a mile
northwest of Puget Dr SE).
6. The property is located within the Residential Medium Density (MD) Comprehensive Plan land use
designation. The project complies with the goals and policies of this Comprehensive Plan land use
designation:
Compliance Comprehensive Plan Analysis
✓
Policy L-28: Minimize erosion and sedimentation in and near sensitive areas by
requiring appropriate construction techniques and resource practices, such as low
impact development.
DocuSign Envelope ID: CD432F7E-7BC5-4C79-932C-AFD101EFDAAE
City of Renton Department of Community & Economic Development
Talbot Hill Substation Security Upgrades
Administrative Report & Decision
LUA22-000054, V-A
Report of March 24, 2022 Page 4 of 11
D_Admin_Report_PSE_Fence_Variance_220324_v1
✓
Policy L-36: 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 L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
✓
Policy L-55: Preserve natural landforms, vegetation, distinctive stands of trees, natural
slopes, and scenic areas that contribute to the City’s identity, preserve property values,
and visually define the community and neighborhoods.
✓
Goal U-O: 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.
✓
Policy U-67: Coordinate with local and regional electricity providers to ensure the siting
and location of transmission and distribution facilities is a ccomplished in a manner that
minimizes adverse impacts on the environment and adjacent land uses.
✓ Policy U-68: Encourage electricity purveyors to make facility improvements and
additions within existing utility corridors wherever possible.
7. The site is located within the Residential-8 (R-8) zoning classification.
8. The applicant is proposing to retain all existing trees onsite.
9. The site is mapped with moderate coalmine hazards, moderate landslide hazards and regulated slopes.
10. New fencing would be constructed in the same location as the existing fence.
11. It is anticipated that the construction work would begin in 2022.
12. The following variance to exceed the fence height restrictions of the Residential-8 (R-8) zone has been
requested by the applicant:
RMC Code Citation Required Standard Requested Variance
RMC 4-4-040
Fences, Hedges,
and Retaining Walls
D1 Maximum Height: In any
residential zone, the maximum
height of any fence, hedge or
retaining wall shall be seventy -two
inches (72"), subject to further height
limitations as specified in subsection
D2 of this Section.
D2 Height Limitations within
Setbacks:
Fences shall not exceed forty-eight
inches (48") in height within any part
of the front yard or secondary front
yard setback.
Fences shall not exceed seventy-two
inches (72") in height within any part
of the interior side yard setback to
the point where they intersect the
To meet national physical security
standards established by the North
American Electric Reliability Corporation
(NERC), PSE is proposing to replace the
existing 8-foot (8’) tall perimeter fence
around the substation with a 10-foot
(10’) tall fence along the north and west
sides, a 10-foot to 12-foot (10’ to 12’)
tall fence on the south side, and a 10 -
foot to 20-foot (10’ to 20’) tall fence
along the east side of the substation
(Exhibits 4-6). As a result, the applicant
would exceed maximum fence height
restrictions allowed in residential zones.
DocuSign Envelope ID: CD432F7E-7BC5-4C79-932C-AFD101EFDAAE
City of Renton Department of Community & Economic Development
Talbot Hill Substation Security Upgrades
Administrative Report & Decision
LUA22-000054, V-A
Report of March 24, 2022 Page 5 of 11
D_Admin_Report_PSE_Fence_Variance_220324_v1
front yard setback or a secondary
front yard setback, in which case they
shall be governed by the applicable
limitations of the front yard or
secondary front yard setbacks.
Fences shall not exceed seventy-two
inches (72") in height within the rear
yard setback except the fence,
hedge, or retaining wall shall not
exceed forty-eight inches (48") in
height where the rear yard abuts a
public or private street.
13. No public or agency comment letter(s) were received.
14. 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.
15. Pursuant to WAC 197-11-800(6)(e), land use decisions are categorically exempt from the State
Environmental Policy Act (SEPA) for the granting of a variance based on special circumstances, not
including economic hardship, applicable to the subject property, such as size, shape, topography, location
or surroundings and not resulting in any change in land use or density.
16. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations .
Compliance Critical Areas Analysis
✓
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: A geotechnical Engineering Services Revised Report (Exhibit 7), dated
February 1, 2017, completed by GeoEngineers, Inc. was submitted with the application.
The project site contains moderate coalmine hazards, moderate landslide hazards and
regulated slopes (25 to 40 percent). Temporary erosion protection and control
measures would need to be in place prior to starting soil disturbance activities on the
site to help reduce the potential for erosion and reduce transport of sediment to
adjacent areas and receiving waters. Geotechnical recommendations presented would
need to be addressed within the project specific plans and construction/building permit
submittal, including but not limited to repair of any disturbance area after fence is
installed.
According to the report, the soils mapped in the project vicinity are predominantly
glacial till (Qvt) but include localized areas of ice-contact glacial deposits overlying the
till. The extent of disturbance for the proposal would be approximately 2,329 linear feet
around the perimeter of the substation.
DocuSign Envelope ID: CD432F7E-7BC5-4C79-932C-AFD101EFDAAE
City of Renton Department of Community & Economic Development
Talbot Hill Substation Security Upgrades
Administrative Report & Decision
LUA22-000054, V-A
Report of March 24, 2022 Page 6 of 11
D_Admin_Report_PSE_Fence_Variance_220324_v1
The geotechnical engineer has concluded that the proposed improvements would not
adversely affect the stability of the slopes in or around the site and the soils underlying
the substation site would have a low risk of liquefying under the design earthquake
event and a low risk of lateral spread and earthquake-induced slope movement. In
addition, the geotechnical engineer found that the depth of historical coal mining
activity and the relatively shallow depth of the proposed improvements would result in
a low coal mine hazard at the site. The site is approximately five (5) miles south of the
Seattle Fault Zone, which is thought to have a recurrence interval on the order of 1,000
years. Based on the distance from the nearest mapped fault, the geotechnical engineer
maintains that there is a low risk of fault rupture at the site.
Maintenance, operation, and repair of existing facilities and utilities are exempt
activities or permitted within critical areas and associated buffers under RMC 4 -3-
050C.3.e.ii to meet established safety standards. In every case, critical area and
required buffer impacts shall be minimized and disturbed areas shall be restored during
and immediately after the use of construction equipment. Therefore, the proposed
development is consistent with the following findings pursuant to RMC section 4 -3-
050C.2.d:
i. The activity is not prohibited by this or any other provision of the Renton Municipal
Code or State or Federal law or regulation;
ii. The activity will be conducted using best management practices as specified by
industry standards or applicable Federal agencies or scientific principles;
iii. Impacts are minimized and, where applicable, disturbed areas are immediately
restored;
iv. Where water body or buffer disturbance has occurred in accordance with an
exemption during construction or other activities, revegetation with native vegetation
shall be required;
v. If a hazardous material, activity, and/or facility that is exempt pursuant to this
Section has a significant or substantial potential to degrade groundwater quality, then
the Administrator may require compliance with the Wellhead Protection Area
requirements of this Section otherwise relevant to that hazardous material, activity,
and/or facility. Such determinations will be based upon site and/or chemical -specific
data.
17. Variance Analysis: The proposal is compliant with the following variance criteria, pursuant to RMC 4 -9-
250.B.5. Therefore, staff recommends approval of the requested variance.
Compliance Variance Criteria and Analysis
✓
a. That the applicant suffers practical difficulties and unnecessary hardship and the
variance is necessary because of special circumstances applicable to subject
property, including size, shape, topography, location or surroundings of the subject
property, and the strict application of the Zoning Code is found to deprive subject
property owner of rights and privileges enjoyed by other property owners in the
vicinity and under identical zone classification.
Staff Comment: The Talbot Hill Substation is located within the Residential-8 (R-8)
zoning district, which limits fence heights to a maximum of forty-eight inches (48") to
seventy-two inches (72") in height. The applicant, Puget Sound Energy (PSE), contends
that the strict application of the zoning code, which imposes a fence height applicable
to the residential development, is not practical, safe, or compliant with national
DocuSign Envelope ID: CD432F7E-7BC5-4C79-932C-AFD101EFDAAE
City of Renton Department of Community & Economic Development
Talbot Hill Substation Security Upgrades
Administrative Report & Decision
LUA22-000054, V-A
Report of March 24, 2022 Page 7 of 11
D_Admin_Report_PSE_Fence_Variance_220324_v1
physical security standards for a substation use. The existing substation facility on the
site is currently surrounded by an eight-foot (8’) tall chain link fence, which no longer
meets PSE safety and security standards. PSE has determined that a fence taller than
the existing 8 feet (8’) is needed to meet the security standards of North American
Electric Reliability Corporation (NERC) critical infrastructure protection (CIP) 014. NERC
is a not-for-profit international regulatory authority whose mission is to assure the
effective and efficient reduction of risks to the reliability and security of the grid. The
NERC CIP standards are the mandatory security standards that apply to entities that
own or manage facilities that are part of the U.S. electric power grid. The purpose of
the NERC CIP-014 (Standard for Physical Security) is to protect electrical facilities from
physical attacks that could threaten the stability and operation of the electric grid
distribution system. To meet the NERC security standards, PSE plans to replace the
existing eight-foot (8’) tall perimeter fence with a new Clearvu shutter mesh panel
perimeter fence of varying height (Exhibit 4). The additional fence height would block
lines of sight into the substation deterring potential delinquent or unlawful threats to
the substation. The driveways and roads, on and surrounding the site, are commonly
used as recreational trails by nearby residents and provide the public with open access
to the substation parcel. The proposed additional fence height is anticipated to deter
visual and physical access into the substation, thereby preventing potential damage to
substation equipment.
Along the north side of the substation, the side that faces multiple transmission lines,
PSE is proposing a 10-foot (10’) tall fence with a two-foot (2’) ribbon strip on top of the
fence (Exhibits 4, 5, and 6). Along the west side of the substation, the side that faces
several acres of undeveloped property owned by PSE, the applicant is proposing a
similar fence height as the north side. Along the south side of the substation, the side
that faces residential properties downslope, the fence is proposed to be 10-foot (10’) to
12-foot (12’) in height with a two-foot (2’) ribbon strip on the top of the fence (Exhibit
5). According to the applicant, the south side of the substation is buffered from the
residential uses by tree buffer and a parcel used for recreation by the homeowners and
owned by PSE. The applicant further contends that the east side of the substation is
particularly vulnerable due to the change in elevation between the interior and exterior
of the substation fence. Along the east side of the substation, PSE is generally proposing
a 20-foot (20’) high fence with a two-foot (2’) ribbon strip. The east side of the
substation adjoins an existing enclosed area that houses Current Limiting Reactors
(CLRs). The six (6) CLRs sit on an elevated pad and are approximately 24 feet (24’) in
height. As a result, this area provides an elevated line of sight to critical substation
equipment. According to the applicant, the proposed 20-foot (20’) tall fence with a two-
foot (2’) ribbon strip on the top is the lowest height that would block the line of sight
into the substation, meet the security standards of NERC CIP 014, and deter potential
unlawful threats to the substation. The uses to the east of the site include Beacon Way
S (a local gravel access road) and a large regional Bonneville Power Administration
(BPA) substation facility. Furthermore, the applicant has identified the that the uses on
the site and surrounding area are not typical of residential development within the
Residential-8 (R-8) zoning district.
The applicant further contends that to not allow a 10- to 12-foot (10’ to 12’) tall fence
with a two-foot (2’) ribbon strip on the north, south and west sides of the substation
and a 20-foot (20’) tall fence with a two-foot (2’) ribbon strip on the east side of the
substation would deprive PSE from the ability to safely and securely operate critical
utility infrastructure. Due to the unique nature of the substation use within the R -8 zone
DocuSign Envelope ID: CD432F7E-7BC5-4C79-932C-AFD101EFDAAE
City of Renton Department of Community & Economic Development
Talbot Hill Substation Security Upgrades
Administrative Report & Decision
LUA22-000054, V-A
Report of March 24, 2022 Page 8 of 11
D_Admin_Report_PSE_Fence_Variance_220324_v1
and as a critical infrastructure facility, it is not practical or safe for the substation to be
subject to the same use standards as single-family residential uses in the same zoning
district.
Staff has reviewed the proposed variance request and concurs that strict adherence to
the residential zone height limitations may cause unnecessary hardship by depriving
the applicant the ability to comply with all PSE and NERC safety and security standards
necessary for the substation. The variance is necessary for the substation property due
to the special circumstances needed to meet mandatory physical security standards
that apply to facilities that are part of the US electric power grid and subject to the
Federal Energy Regulatory Commission. In addition, the uses on the site and immediate
surrounding area are not typical of any residential zone. Therefore, staff agrees that
the proposed perimeter fence configuration is reasonable to block the line of sight into
the substation, meet the security standards of NERC CIP 014 and deter potential
unlawful threats to the substation.
Compliant if
condition of
approval is
met
b. That the granting of the variance will not be materially detrimental to the public
welfare or injurious to the property or improvements in the vicinity and zone in
which subject property is situated.
Staff Comment: The applicant contends that the granting of the variance would not be
materially detrimental to the public welfare or injurious to the property or
improvements in the vicinity or zone. The substation site is within an established utility
corridor that includes a PSE regional substation, 115 kV and 230kV transmission lines,
and BPA infrastructure that also includes a regional substation and transmission lines.
In addition, the surrounding land uses include other utility infrastructure on larger
parcels. According to the applicant, the PSE substation property is screened from
adjacent residential development approximately 450 feet to the south by a recreation
tract and natural tree buffer. Furthermore, the residences to the southeast,
approximately 800 feet from the substation fence and would be unable to see the fence
as the line of sight is blocked by existing trees and a transmission line corridor.
The applicant further contends that the purpose of installing taller fencing around the
substation is to secure the site from potential nefarious activities, which is anticipated
to prevent large scale outages and is in the best interest of the public welfare.
Staff has reviewed the applicant’s justifications and concurs with their analysis and
finds that the proposed fence replacement would not be detrimental to the public
welfare or injurious to the property or improvements in the vicinity and zone in which
the subject property is situated based on the site and neighborhood characteristics. The
granting of the variance would not have a negative visual impact on the surrounding
property owners due to the location and meaningful separation of the substation from
the surrounding development provided the existing native vegetation buffer is
maintained or replaced as part of the construction work. Therefore, staff recommends
as a condition of approval, that the applicant be required to maintain the existing native
vegetation buffer around the immediate perimeter of the substation (up to 15 feet) or
provide a replanting plan and irrigation plan with the building permit if significant trees
and native vegetation screening is impacted during the construction of the replacement
security fence. The detailed replanting plan and irrigation plan shall be provided to, and
approved by, the Current Planning Project Manager prior to building permit issuance.
DocuSign Envelope ID: CD432F7E-7BC5-4C79-932C-AFD101EFDAAE
City of Renton Department of Community & Economic Development
Talbot Hill Substation Security Upgrades
Administrative Report & Decision
LUA22-000054, V-A
Report of March 24, 2022 Page 9 of 11
D_Admin_Report_PSE_Fence_Variance_220324_v1
✓
c.That approval shall not constitute a grant of special privilege inconsistent with the
limitation upon uses of other properties in the vicinity and zone in which the
subject property is situated.
Staff Comment: The applicant contends that the approval would not constitute a grant
of special privilege inconsistent with the limitation upon uses of other properties in the
vicinity and zone. Again, the substation site is located within an established utility
corridor that includes a PSE regional substation, 115 kV and 230 kV transmission lines,
and BPA infrastructure including a regional substation and 230 kV and 500 kV
transmission lines. The applicant further contends that the residential uses in the
vicinity of the site do not include critical utility infrastructure nor pose a need for
security fencing at the scale of a regional substation. As a result, the granting of the
variance is not a grant of special privilege.
Staff has reviewed the applicant’s justifications and concurs that the granting of the
variance would not constitute a grant of special privilege inconsistent with other
properties in the vicinity and under the same zoning designation. The granting of this
variance would allow the applicant to increase the safety of the substation by installing
a perimeter security fence that would meet NERC Security standards.
✓
d.That the approval is a minimum variance that will accomplish the desired purpose.
Staff Comment: The applicant contends that the approval is a minimum variance that
would accomplish the needed purpose by meeting NERC CIP 014 security standards.
The 10-foot (10’) tall fencing along the north and west with a two-foot (2’) ribbon strip
topper; 10-foot to 12-foot (10’ to 12’) tall fence on the south side with a two-foot (2’)
ribbon strip topper; and a 10-foot to 20-foot (10’ to 20’) tall fence along the east side
of the substation with a two-foot (2’) ribbon strip topper is the minimum fence height
that would comply with safety and security needs based on NERC security standards
applicable to the site.
Staff reviewed the variance request and concludes that the proposed fence heights
would be the minimum required in order to meet the project goals. The applicant’s
desired purpose is to correct security deficiencies and assure the station is compliant
with national physical security standards, which includes replacing the existing
perimeter security fence around the substation. As such, the existing eight-foot (8’) tall
perimeter fence would need to be replaced with 10-foot to 20-foot (10’ to 20’) tall
fencing to maximize security measures around the existing PSE Talbot Hill Substation.
Therefore, the proposed security fencing is found to be the minimum size necessary to
achieve the desired purpose of the project.
H.CONCLUSIONS:
1.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 6.
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,
see FOF 12.
3.The proposed variance complies with the Critical Areas Regulations provided the applicant complies
with City Code and condition of approval, see FOF 16.
DocuSign Envelope ID: CD432F7E-7BC5-4C79-932C-AFD101EFDAAE
City of Renton Department of Community & Economic Development
Talbot Hill Substation Security Upgrades
Administrative Report & Decision
LUA22-000054, V-A
Report of March 24, 2022 Page 10 of 11
D_Admin_Report_PSE_Fence_Variance_220324_v1
4.Key features which are integral to this project include replacing the existing eight-foot (8’) tall perimeter
fence with fencing that is 10-foot to 20-foot (10’ to 20’) tall. The proposed replacement fence heights
coincide with the topography of the site to block line of sight into the substation , comply with physical
security standards of NERC and deter potential unlawful threa ts to the regional substation.
I.DECISION:
The Talbot Hill Substation Security Upgrades fence variance, File No. LUA22-000054, V-A, as depicted in
Exhibits 4 and 5, is approved and is subject to the following condition:
1.The applicant shall be required to maintain the existing native vegetation buffer around the immediate
perimeter of the substation (up to 15 feet) or provide a replanting plan and irrigation plan with the
building permit if significant trees and native vegetation screening is im pacted during the construction of
the replacement security fence. The detailed replanting plan and irrigation plan shall be provided to, and
approved by, the Current Planning Project Manager prior to building permit issuance.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Vanessa Dolbee Planning Director Date
TRANSMITTED on March 24, 2022 to the Owner/Applicant/Contact:
Owner: Applicant/Contact:
Puget Sound Energy
2400 S Puget Dr
Renton, WA 98055
Kathryn Hodges
Puget Sound Energy
PO Box 97034 M/S EST-04W,
Bellevue, WA 98009
TRANSMITTED on March 24, 2022 to the Parties of Record:
John Sommer
1708 SE 16th Pl
Renton, WA 98055
TRANSMITTED on March 24, 2022 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Acting Economic Development Director
Matt Herrera, Current Planning Manager
Anjela Barton, Fire Marshal
DocuSign Envelope ID: CD432F7E-7BC5-4C79-932C-AFD101EFDAAE
3/24/2022 | 3:47 PM PDT
City of Renton Department of Community & Economic Development
Talbot Hill Substation Security Upgrades
Administrative Report & Decision
LUA22-000054, V-A
Report of March 24, 2022 Page 11 of 11
D_Admin_Report_PSE_Fence_Variance_220324_v1
J. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the decision
date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing
Examiner on or before 5:00 PM on April 7, 2022. An appeal of the decision must be filed within the 14-day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Due to the ongoing state of emergency enacted by
Governor’s Proclamation 20-05, the City Clerk’s Office is working remotely. For that reason, appeals must be
submitted electronically to the City Clerk at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub
only on Tuesdays and/or Wednesdays. The appeal fee, normally due at the time an appeal is submitted, will be
collected at a future date if your appeal is submitted electronically. Appeals to the Hearing Examiner are governed
by RMC 4-8-110 and additional information regarding the appeal process may be obtained from the City Clerk’s
Office, cityclerk@rentonwa.gov.
EXPIRATION: The Variance decision will expire two (2) years from the date of decision. A single one (1)-year
extension may be requested pursuant to RMC 4-9-250.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by
the approval body. The approval body may modify his decision if material evidence not readily discoverable prior
to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal
within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may
occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the
Hearing Examiner as well. All communications after the decision/approval date must be made in writing through
the Hearing Examiner. All communications are public record and this permits all interested parties to know the
contents of the communication and would allow them to openly rebut the evid ence in writing. Any violation of
this doctrine could result in the invalidation of the appeal by the Court.
DocuSign Envelope ID: CD432F7E-7BC5-4C79-932C-AFD101EFDAAE
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Talbot Hill Substation Security Upgrades
Land Use File Number:
LUA22-000054, V-A
Date of Report
March 24, 2022
Staff Contact
Clark H. Close
Senior Planner
Project Applicant/Contact
Kathryn Hodges
Puget Sound Energy
PO Box 97034 M/S EST-04W,
Bellevue, WA 98009
Project Location
2400 S Puget Dr, Renton,
WA 98055 (APNs
202305-9066 and -9033)
The following exhibits are included with the Administrative report:
Exhibit 1: Administrative Decision
Exhibit 2: Vicinity Map
Exhibit 3: Topography Map
Exhibit 4: Fence and Gate Details (Sheets 01 and 02)
Exhibit 5: Fencing Plan (Sheets 1 and 2)
Exhibit 6: Fence Mock-up
Exhibit 7: Geotechnical Engineering Services Revised Report, prepared by GeoEngineers , Inc.,
dated February 1, 2017
Exhibit 8: Variance Request Justification
DocuSign Envelope ID: CD432F7E-7BC5-4C79-932C-AFD101EFDAAE