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HomeMy WebLinkAbout06 - Conditional Use JustificationConditional Use Justification Highlands 435 Zone Reservoir and Emergency Electrical Generator Replacement Project Background The project property was first purchased by the United States government during World War II as a water storage site to support the large number of housing units it constructed in the Renton Highlands to support the war manufacturing efforts going on at Pacific Car Company (PACCAR) and Boeing. The federal government constructed a 1.5 million gallon (MG) uncovered partially buried water storage tank (aka a reservoir) and a 15,000 gallon wooden elevated water tank. In 1958 the United States conveyed the property to the City of Renton via a quit claim deed. In 1959 and 1960 the City demolished the wooden elevated tank and constructed a 2 MG covered partially buried water storage tank (aka a reservoir) and a booster pump station. In 1966 a cover was placed on the 1.5 MG reservoir. In 1975 a re-chlorination station was added to the site. In 1985 an emergency electrical generator, housed in a shed, was added to the site. The generator is to provide emergency power to the booster pump station. The proposed use of the site is the same as has been continuously since World War II (circa 1942): the storage and pumping of water for distribution for domestic use (drinking, bathing, cooking, etc) and fighting fires and the storage of drinking water for use during natural disasters such as earthquakes. Consistency with Plans and Regulations This project is consistent with the policies and capital improvement plan stated in the City of Renton Water System Plan as updated by the 2012 Water System Plan Update. The 2012 Water System Plan Update underwent a non-project SEPA review, was adopted by the Renton City Council on 13 August 2012 via City of Renton Resolution 4154, was approved by King County on 10 September 2013 via KC Ordinance 17653 and was approved by the Washington State Department of Health via letter dated 19 September 2013. The Water System Plan is part of the City of Renton Comprehensive Plan by adoption. The proposed project is compatible with the general purpose, goals, objectives and standards of the comprehensive plan, the zoning ordinance and all other plans, programs, maps and ordinances of the City of Renton. Appropriate Location This project is for the replacement of an existing emergency electrical generator and two existing water storage tanks (reservoirs) located at this site. The site is suited for the proposed use in that is at a high point in the area the new reservoir is to serve. The new generator will occupy the same location as the generator it will replace. The proposed location will not result in the detrimental overconcentration of this use within the City or within the immediate area of the proposed use – after the new reservoir is constructed and the Mount Olivet reservoir is replaced the two existing reservoirs at this site will be demolished and the area that they occupied will be landscaped. Because of the difference in the design of the new reservoir compared to the existing reservoirs (vertical sidewalls versus sloped sidewalls) the new reservoir will occupy less surface area than the old reservoirs. Sometime in the future the existing elevated water storage tank will be replace with another elevated water storage tank. Effect on Adjacent Properties The proposed continued use as a water storage and pumping site does not result in substantial or undue adverse effects on adjacent property. Architectural features of the exterior walls of the new reservoir and the use of trees for screening will minimize the visual impact of the new reservoir. Compatibility The proposed continued use as a water storage and pumping site is compatible with the scale and character of the neighborhood which grew up around the reservoir site over the years. Parking A single vehicle visits the site. Adequate parking is already available on site. Traffic The proposed project does not generate any additional trips. The current trips associated with the site are very small in number. The current use which will not change after completion of the project already ensures safe movement for vehicles and pedestrians and has minimal effects on the surrounding area. Noise, Light and Glare Noise, light and glare impacts have been evaluated. The proposed project will not have any light or glare impacts. The emergency electrical generator will generate noise. There are two scenarios for noise being generated: 1) once a week on a week-day (Monday, Tuesday, Wednesday, Thursday or Friday) and between the hours of 10 am and 2 pm, the generator will be run for 15 minutes to make sure that it is operational and 2) when there is a commercial power outage. The generator will be housed in a cabinet that will attenuate the noise emanating from the generator. Even though this generator is exempt from WAC 173-60-40, Maximum permissible environmental noise levels, via exemption WAC 173-60-50 (4) (f) ‘Sounds created by emergency equipment and work necessary in the interests of law enforcement or for health safety or welfare of the community.’, the generator will meet the requirements of WAC 173-60-40 for day time in a residential setting. Landscaping Landscaping will be provided in all areas not occupied by buildings, paving, or critical areas. Additional landscaping will be used to buffer adjacent properties from potentially adverse effects of the proposed use. The proposed landscaping is shown on the Proposed Landscaping Plan submitted with this request.