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HomeMy WebLinkAbout32 - A - Code Mod Request MemoPUBLIC WORKS DEPARTMENT M E M O R A N D U M DATE: December 8, 2015 TO: Kris Sorensen CC: Abdoul Gafour Vicki Glover Bob Mahn FROM: J.D. Wilson SUBJECT: Highlands Reservoir and Emergency Generator Replacement Project - Code Modification Request Code Modification Request: RMC 4-6-060 Public Street Right-of-Way Design Standards The Water Utility requests a modification of City Code RMC 4-6-060 Street Standards regarding right-of-way dedication and street frontage improvements related to the Highlands water reservoir project. In accordance with RMC 4-9-250D Modifications Procedures, this request for code modification is necessary because of practical difficulties in carrying out the provisions of the standards, and also because the standards in the code are in conflict with recently City-adopted street standards for the Sunset Area. Project General Narrative Location: The project is located within a 4.7-acre of City-owned property at 3410 NE 12th Street, Renton, King County parcel no. 0423059186. Current use of property: The site is currently used for City’s drinking water facilities and also for public and private telecommunication antenna base stations. Existing structures on the site include a 750,000-gallon elevated water storage tank, a 2 million-gallon and a 1.5 million-gallon partially buried concrete water storage tanks, a booster pump building, a re-chlorination building, a metal shed housing an emergency electrical generator, underground water transmission mains, storm drainage pipes, and several concrete pads for public and private telecommunication equipment. Proposed improvements: The proposed improvements consist of the construction of a 6.3 million-gallon reinforced concrete partially buried water storage tank along with the replacement of the emergency generator, site utilities and relocation of existing telecommunication equipment pads. The project also includes roadway improvements along the property frontage on NE 12th St along with off-site and on-site landscaping required for the project. Code Modification Request Per RMC 4-6-060, street frontage improvements (i.e.: curb, gutter, planting strip and sidewalk) along NE 12th St will be required for the project. Due to the current designation of NE 12th St as an arterial street, an additional 15.5-ft of right-of-way dedication is required for half-street improvements. The current r/o/w width of NE 12th St is 60-ft and the code requires a 91-ft r/o/w width to accommodate 4 lanes of traffic with 8-ft planter strips and 8-ft sidewalks. Practical Difficulties with Current Code and Standards The current standards create practical difficulties for compliance for the following reasons: 1. There is an existing water pump station building located 8 feet north of the existing north r/o/w line. The pump station is a critical water facility that must remain operational during and after the construction of the new reservoir. It is anticipated that a new pump station will be constructed about 20 years after the completion of this new reservoir. The future pump station will be located further into the site after as the removal of the 2 existing old reservoirs. As such, the dedication of the additional 15.5-foot of r/o/w along with the construction of an additional lane will cause extreme difficulty and hardship to the Water Utility and will conflict with the operation and maintenance of the existing pump station. 2. There is also an existing chlorination building about 17 feet north of the existing r/o/w line. For the same reason as the above pump station, the chlorination building must remain in place until a new chlorination facility is constructed with the future pump station. 3. There are 3 electrical power transmission lines and poles along NE 12th St, 2 are located within the existing r/o/w and 1 about 5 feet north of the r/o/w. It would impractical and very costly to have the poles and transmission lines relocated to accommodate the construction of an additional lane of traffic. Conflict with Adopted Streets Standards for Sunset Area The City has recently adopted streets standards for the Sunset Area (please refer to CED map for Proposed Sunset Area Street Classification). The proposed street classification map identifies a 60-ft r/o/w width for NE 12th St from Edmonds Ave NE to Monroe Ave NE. The proposed cross-section for a complete street shows 2 10-ft lanes, with 6-ft parking strips, 8-ft planters and 5-ft sidewalks. These improvements fit within the existing 60-ft r/o/w; therefore no additional r/o/w dedication is required. The current code is in conflict with the recently adopted street standards for the Sunset Area. As such, the off-site improvements for the reservoir project site which is about 150 feet east of Monroe Ave should be consistent with the recently adopted street standards for the Sunset Area. Proposed Alternative Method of Compliance The Water Utility proposes the following street frontage improvements which are consistent with the Sunset Area Street Classification Lane width (one-lane for half-street) 10 feet Parking lane 6 feet Curbing 0.5 feet Planting strip 8 feet Sidewalk 5 feet Total for r/o/w for half-street 29.5 feet Existing r/o/w width (half-street) 30 feet The Water Utility has received the concurrency from the Transportation Department for the design and construction of the off-site improvements based on the above alternative method (please refer to attached e-mail from Bob Mahn dated 10/21/14). We are requesting the following modifications to RMC 4-6-060: 1. Waiver of additional right-of-way dedication because the proposed improvements will fit in the existing 60-ft r/o/w. 2. Waiver of design standards for an arterial street with 91-ft r/o/w width because the proposed improvements are consistent with the City adopted street standards for the Sunset Area and for a 60-ft r/o/w width for NE 12th St. Our request and justification meet the City’s criteria for code modification per RMC 4-9-250D as follows: 1. The proposed street improvements meet the City’s proposed roadway standards for the Sunset Area and conform with the intent and purpose of the Comprehensive Plan. 2. The requested modification is consistent with the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element. 3. The proposed improvements will meet the objectives and safety function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. The City’s Transportation Department has supported the request. 4. The requested modification will not be injurious to other properties in the vicinity of the project. 5. The requested modification and proposed improvements conform to the intent and purpose of the code. 6. The request is justified for the use and situation intended. It will allow existing City water facilities to remain in place and be operational for public health, safety and fire protection. 7. The request will not create adverse impacts to other properties. Please let us know if you have any questions or need additional information and thank you for your consideration on this matter.