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Home My WebLink AboutReg 2018-03-05 Item 6A - Motion - Highline Water District Pump Station #8 Design Review and Unclassified Use PermitCOUNCIL AGENDA SYNOPSIS Initials Meeting Date Prepared by Mayor' review Council review 03/05/18 JR 4At ITEM INFORMATION ITEM No. 5 & 6.A. STAFF SPONSOR: JAIMIE REAVIS ORIGINAL AGENDA DATE: 03/05/18 AGI?NI.\ ITI?M TITLE Consideration applications QUASI-JUDICIAL of Unclassified Use Permit (UUP) and Design Review permit for Highline Water District Pump Station #8 C.CI'I?Gc)RY 11 Discussion 03/05/18 1 Motion Date 03/05/18 ❑ Resolution Mtg Date ❑ Ordinance A1tg Date ❑ Bid Award Mtg Date 11 Public Hearing ❑ Other Mtg Date Mtg Date A4tg Mtg Date 03/05/18 SPONSOR ❑Council ❑Mayor DCD Finance ❑,Fire ❑TS ❑P&R ❑Police ❑PIF Court HR ►1 SPONSOR'S Hold the public hearing regarding the Unclassified Use Permit (UUP) and Design review SUMMARY permit applicants for a new water pump station for the Highline Water District, to be located within the Low Density Residential zoning district. Following the hearing the Council is being asked to consider the issue and make a motion to approve, modify, or deny the UUP and Design Review permit applications. This is a quasi-judicial matter. RIv1EIX'ED BY ❑ C.O.W. Mtg. ❑ CDN Comm ❑ Finance Comm. ❑ Public Safety Comm. ❑ Trans &Infrastructure ❑ Arts Comm. ❑ Parks Comm. ❑ Planning Comm. DATE: GOES DIRECTLY TO COUNCIL COMMITTEE CHAIR: RECOMMENDATIONS: SPONSOR/ADMIN. commrrTEE Department of Community Development Quasi-judicial matters go directly to a Regular Meeting COST IMPACT / FUND SOURCE ExPI:NDI1'URI: RI`UIRI:D AMOUNT BUDGETED APPROPRIATION REQUIRED $0 $0 $0 Fund Source: Comments: MTG. DATE RECORD OF COUNCIL ACTION 03/05/18 MTG. DATE ATTACHMENTS 03/05/18 Informational Memorandum to City Council dated 2/26/2018 Staff report and attachments dated 2/26/2018 Powerpoint presentations by staff and the applicant 126 City of Tukwila Allan Ekberg, Mayor INFORMATIONAL MEMORANDUM TO: Tukwila City Council FROM: Jack Pace, Director Community Development BY: Jaimie Reavis, Senior Planner CC: Mayor Ekberg DATE: February 26, 2018 SUBJECT: Highline Water District Pump Station #8 Public Hearing L17-0065 Unclassified Use Permit L17-0066 Design Review ISSUE At the Regular Meeting on March 5, 2018, the City Council is being asked to hold a public hearing and make a decision on Unclassified Use Permit (UUP) and Design Review applications for a new water pump station for the Highline Water District. This is a quasi-judicial matter. BACKGROUND The property on which the new pump station is proposed is 16032 42nd Ave S, and is zoned Low Density Residential (LDR). Pump Station #8 was included in Highline Water District's Water System Plan to provide redundancy in its system, allowing the District to continue to provide water service to customers served by the Crestview Reservoir if their existing Pump Station #6 becomes inoperable. The new pump station structure and site are being designed to look like a single-family home surrounded by landscaping. The 2 -story structure proposes one underground level containing the pump room, and one at -grade level containing electrical and control equipment. The project also includes installation of a flow meter vault, construction of an electrical generator and associated concrete pad at the rear side of the property behind the pump station building, paved access driveway, site landscaping, and utility piping. A SEPA Determination of Non -Significance has been approved administratively for the project. DISCUSSION Within the LDR district, a water pump station is designated as an unclassified use, requiring review and approval of an Unclassified Use Permit according to the criteria contained in Chapter 18.66 of the Zoning Code. Unclassified uses within the LDR zone require Design Review according to the criteria in TMC 18.60.050(C). A UUP application is a Type 5 decision, and the Design Review application has been consolidated with the UUP as a Type 5 decision as required per TMC 18.104.030(B). Type 5 decisions are made by the Tukwila City Council following a public hearing. Review of Unclassified Use applications requires a public information meeting prior to the end of the Notice of Application public comment period. A meeting was held on Thursday, Nov. 30th from 4:30-6:30 at Valley View Library. No members of the public attended the meeting. The attached staff report includes a discussion of project consistency with the UUP and Design Review decision criteria. FINANCIAL IMPACT None. 127 INFORMATIONAL MEMO Page 2 RECOMMENDATION L17-0065 UUP. Staff recommends approval of the UUP. L17-0066 Design Review. Staff recommends approval of design of the site, building, landscape, and miscellaneous structures as reflected in the attachments to the staff report. Council is being asked to approve, approve with conditions, or deny the UUP and Design Review applications. ATTACHMENTS Staff report and attachments dated 2/26/2018 Powerpoint presentations by staff and the applicant 128 Z:\Council Agenda ItemsIDCDIQuasi-Judicial Item102 InfoMemo_CouncilPacket.doc City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director STAFF REPORT TO THE TUKWILA CITY COUNCIL Prepared February 26, 2018 HEARING DATE: March 5, 2018 STAFF CONTACT: Jaimie Reavis, Senior Planner FILE NUMBERS: L17-0065 Unclassified Use Permit L17-0066 Design Review ASSOCIATED PERMITS: E17-0013 SEPA Decision APPLICANT: Jeremy DelMar, Highline Water District REQUEST: Unclassified Use Permit and Design Review approval by the Tukwila City Council for a proposed new pump station for the Highline Water District. LOCATION: 16032 42nd Ave. S., Tukwila, WA 98168 Parcel# 537980-0009 COMPREHENSIVE PLAN/ZONING DESIGNATION: Low Density Residential (LDR) NOTIFICATION: A Notice of Application for this Type 5 project was posted on the site and mailed to property owners and tenants within 500 feet of the project site, and to departments and agencies with jurisdiction on November 15, 2017. An informational public open house on the Highline Water District Pump Station #8 project was held at Valley View Library, 17850 Military Road South, SeaTac, WA on November 30, 2017. Notice of Public Hearing was posted on the site and mailed to the applicant, tenants and property owners within 500 feet of the site, parties of record, and to departments and agencies with jurisdiction on February 16, 2018. Notice of public hearing was also published in the Seattle Times on February 20, 2018. Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov 129 Highline Water District Pump Station #8 Unclassified Use Permit and Design Review February 26, 2018 Page 2 SEPA DETERMINATION: PUBLIC COMMENTS: A Determination of Non -Significance (DNS) was issued for this project on December 21, 2017. One comment was received by email on November 30, 2017, in response to the Notice of Application mailing, from Kenneth Metcalf of BP Pipelines Inc. The email from Mr. Metcalf included a "No Conflict Letter" and associated map, signed by Tim Fehr, 3' Part Contract Right of Way Supervisor representing the Olympic Pipe Line Company LLC (see Attachment C). The letter and mapping indicate no active pipelines owned or operated by BP Pipelines within the scope of the project. RECOMMENDATIONS: L17-0065 Unclassified Use Permit Staff recommends approval of the Unclassified Use Permit application. ATTACHMENTS: L17-0066 Design Review Staff recommends approval of the design of the building, landscaping, and site layout as reflected in the attachments to this report. A. Plan Set (Existing Site Plan, Pump Station Site Plan, Landscaping Site Plan, Mechanical Plan, Architectural Elevations, Project Renderings) B. Highline Water District Pump Station No. 8 Project Narrative for Unclassified Use Permit and Design Review, prepared by RH2 Engineering, Inc. and dated September 2017 C. Public comment letter from the Olympic Pipe Line Company LLC, dated November 30th, 2017 and signed by Tim Fehr, 3rd Party Contract Right of Way Supervisor. D. SEPA Determination of Non -Significance Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 130 Highline Water District Pump Station #8 Unclassified Use Permit and Design Review February 26, 2018 Page 3 FINDINGS PROJECT DESCRIPTION The proposal is to construct a new pump station structure and associated improvements at 16032 42nd Ave. S. in Tukwila's McMicken Heights neighborhood. The project is named Pump Station #8 and was identified in Highline Water District's 2016 Water System Plan as a redundant pump station to Pump Station #6. Pump Station #6 serves water coming from Highline Water District's largest reservoir, the Crestview Reservoir. The addition of Pump Station #8 to the Highline Water District will allow the Crestview Reservoir to continue to provide water to customers in the 560 Pressure Zone, and all other connected zones, if Pump Station #6 becomes inoperable. Pump Station #8 is proposed to be a two-story structure with a building footprint of 1,300 square feet. The first level is proposed to be located underground, containing the pump room. The upper level, proposed to be at -grade, will house electrical and control equipment. The project also includes installation of a flow meter vault, construction of an approximately 350 square -foot concrete pad for an electrical generator, installation of the electrical generator at the rear side of the property behind the pump station, paved access driveway, site landscaping, and utility piping. Additionally, approximately 1,350 linear feet of 24 -inch water main is proposed to be installed within the right-of- way of 42' Ave S. and through a private easement to connect to Military Rd. S. VICINITY/SITE INFORMATION A. Site Description The project site is located on one lot, approximately 10,000 square feet in size, on the east side of 42nd Ave S between S 160th St and S 164th St. B. Existing Development The site is currently vacant. A single-family home was previously located on the site and was demolished in 2017. C. Surrounding Land Use Surrounding land use consists primarily of single - MM= Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 131 Highline Water District Pump Station #8 Unclassified Use Permit and Design Review February 26, 2018 Page family homes, which are located adjacent to the project site on its north, south, and west sides. Crestview Park is located on the property to the east of the project site. An area of trees and shrubs at the northwestern corner of Crestview Park is adjacent to the project site. A node of neighborhood commercial development is located south of the project site on both sides of 42' Ave S on the north and south sides of S 164th St. D. Environmentally Sensitive Areas Areas categorized as Class 2 slopes are located on the west, east, and a portion of the south sides of the property. Class 2 slopes are described as "moderate," and are the least sensitive category of slope class mapped as part of the City of Tukwila's inventory of environmentally sensitive areas. A geotechnical report will be required to be to be submitted as part of the building permit for this project, as is standard for all new buildings. E. Topography The site slopes down from the 42' Ave S to a flat area that makes up most of the area of the parcel. A retaining wall is located along the south side of the site on the neighboring property, and a series of low wooden walls with steps are located on the east/back side of the parcel, topped with vegetation and a chain link fence along the east property line which separates the site from Crestview Park. The existing wooden walls are in disrepair and are proposed to be replaced with a rockery as part of the project. This area of the site is the beginning of a slope that continues within Crestview Park's northwestern corner. F. Vegetation Vegetation on the site consists of shrubs and trees on top of the wooden retaining walls at the back of the lot along the east side of the property. Many of the trees in this area are dead, and all the vegetation except for an 8 -inch diameter Cherry tree is proposed to be removed as part of the project. Other areas of the site are intermittently covered with grasses and small shrubs. of the site will be replanted with a combination of deciduous and conifer trees, evergreen flowering shrubs, and groundcovers. G. Access Existing access to the site is from 42nd Ave S. The house formerly located on the site had an associated U-shaped access with two driveway entrances off 42nd Ave S. There is one driveway entrance to the site off 42nd Ave S proposed as part of the project, with the rest of the property frontage proposed to be landscaped. REVIEW PROCESS The property on which the new pump station is proposed is zoned Low Density Residential (LDR). Table 18-6 of the Tukwila Zoning Code lists the land uses allowed by district and designates whether the land use is permitted outright, accessory, conditional, or unclassified. Within the LDR district, a water pump station is designated as an unclassified use, requiring review and approval of an Unclassified Use Permit according to the criteria contained in Chapter 18.66 of the Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 132 Highline Water District Pump Station #8 Unclassified Use Permit and Design Review February 26, 2018 Page 5 Zoning Code. Additionally, per the requirements of the LDR District contained in zoning code section 18.10, Design Review is required for all unclassified uses. REPORT ORGANIZATION This staff report has been divided into two sections. The first section covers the Unclassified Use Permit; the second section covers the Design Review decision. Staff's conclusions and recommendations follow each section. SECTION ONE — UNCLASSIFIED USE PERMIT In the following discussion, the review criteria for approval of an Unclassified Use Permit (per TMC 18.66.060) are in bold, followed by staff's evaluation of project consistency with the criteria. The applicant's response to the criteria are contained in the project narrative as Attachment B to this report. Decision Criteria — Unclassified Use Permit 1. Where appropriate and feasible, all facilities shall be undergrounded. The Mechanical Plan in the plan set submitted for this project (see Attachment A) shows the proposed arrangement of the pump station equipment within the structure. The bottom floor of the pump station is proposed to be located underground, and to contain all the pumps and utility piping for the project. The top floor, which is proposed to be above ground, is proposed to contain electrical equipment. An emergency generator (EG) is proposed to be located outside of the pump station building on the east side of the site. The applicant's project narrative explains that the pump station facilities "have been undergrounded to the maximum extent practicable. Undergrounding the entire project would be infeasible due to the depth of excavation that would be required to house the pumps, electrical equipment, and EG." 2. The proposed use will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity. Prior to its purchase and demolition by the Highline Water District, the home at 16032 42nd Ave S had been a chronic nuisance due to its abandoned and unsecured condition, causing multiple visits from Tukwila Police and Code Enforcement officers. Purchase of the property by the Highline Water District in 2016, and demolition of the home in 2017 resulted in public benefit to the neighborhood. The Highline Water District Pump Station #8 project is being constructed according to Highline Water District's 2016 Comprehensive Water System Plan, which identified the need for a second pump station to serve the 560 Pressure Zone from the 7.6 million -gallon Crestview Reservoir to improve redundancy and resiliency in the overall water system. Currently, water stored in the Crestview Reservoir or source water from Seattle Public Utilities must pump through Pump Station #6 to enter the 560 Pressure Zone. Pump Station Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 133 Highline Water District Pump Station #8 Unclassified Use Permit and Design Review February 26, 2018 Page 6 #8 will also serve the 560 Pressure Zone using modern equipment, and it will receive electrical service from Puget Sound Energy, a different electric utility than Pump Station #6, which is served by Seattle City Light. Providing a second pump station will benefit the public welfare by allowing Highline Water District customers within the 560 Pressure Zone to continue to receive water service if Pump Station #6 becomes inoperable. Additionally, the applicant's project narrative (see Attachment B) describes how the project design includes measures to ensure that potential impacts from noise, lighting, or aesthetics to surrounding properties will not occur, including the following: • The project has been designed with the pumps located underground and the EG within an enclosure providing noise attenuation to ensure compliance with the City of Tukwila noise regulations. • Project lighting is proposed for safety and security of the facility but has been designed to prevent spillover to surrounding properties. Lighting is proposed to be directed downward using hooded lighting fixtures and is proposed to be at half- strength except when it is motion -activated to become full-strength. • The proposed pump station design includes single-family dwelling features and exterior materials, a large amount of perimeter landscaping, and high -security yet ornamental wrought -iron fencing to help the project appear as a single-family home that blends in with surrounding development and the underlying LDR zoning. 3. The proposed use shall meet or exceed the same standards for parking, landscaping, yards and other development regulations that are required in the district it will occupy. The Low -Density Residential District includes regulations related to maximum building footprint, setbacks, building height, and the required number of parking spaces. The project meets or exceeds these requirements, as detailed below: • The project site is 10,050 square feet, with a maximum building footprint of approximately 3,075 square feet according to TMC 18.10.057. The proposed building footprint is approximately 1,550 square feet, in conformance with the maximum building footprint requirement. • The maximum development area requirement in the LDR only applies to single- family development. However, the project meets the 75% maximum development area requirement, in keeping with the proposed site and building design of a single- family development. • The Pump Station 8 Site Plan in Attachment A demonstrates the project's conformance with setback requirements of the LDR zone, including the 20 -foot front yard setback, 5 -foot side yard setbacks, and 10 -foot rear yard setback. The pump station is proposed to be set back approximately 70 feet from the front property line; 11.9 feet from the south property line; 21.3 feet from the north property line; and the emergency generator will be set back from the rear property line at least 16 feet. • The building height of the pump station structure is proposed to be approximately 18 feet above grade, within the 30 -foot height limit within the LDR zone. 134 Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov Highline Water District Pump Station #8 Unclassified Use Permit and Design Review February 26, 2018 Page 7 • Figure 18-7 of the Tukwila Zoning Code lists the number of required parking spaces for automobiles, based on the use of a site. However, the number of required parking spaces for a water pump station is not specified in Figure 18-7. The project will not have employees or vehicles based at the site, but instead the site will be visited by Highline Water District employees on a regular and as -needed basis. Paved areas on the west and north sides of the proposed pump station structure will be able to accommodate parking for several Highline Water District Vehicles when employees visit the site. Individual stalls are not proposed to be striped. • TMC 18.52.030, Table A contains the required amount of landscaping for non- residential uses in the LDR zoning district. A minimum of 15 feet of landscaping is required within the front yard setback area, and a minimum of 10 feet of perimeter landscaping is required on all other sides of the site. The "Type" of landscaping required dictates the quantity of trees, shrubs, and groundcover required along the perimeter of a development site. Type 1 landscaping is required on all perimeter areas of this site. The proposed landscaping shown in the Landscape Schematic Design plan sheet of Attachment A includes approximately 60 feet of front yard landscaping, 10 feet of side and rear yard landscaping meeting the Type 1 landscaping requirements for plant materials and quantities. Twenty feet of landscaping per parking stall is also required by this section of the code. The site includes additional landscape area and raingardens which work to achieve the parking lot landscaping requirement. 4. The proposed development shall be compatible generally with the surrounding land uses. The new water pump station structure is proposed to be set back from the property line a similar distance as the homes to the north, which was the pattern the home previously located on the site followed. The size of the structure and the height are proposed to be similar in scale to the surrounding homes. Landscaping along the perimeter of the project site will also help the project to be compatible with the surrounding single-family homes and Crestview Park. 5. The proposed development shall to the maximum extent feasible be consistent with and promote the goals, objectives, and policies of the Comprehensive Land Use Policy Plan and applicable adopted area plans. Following are the relevant policies of the Tukwila Comprehensive Plan: Residential Neighborhoods 7.3.4 Use new development to foster a sense of community and replace lost vegetation and open spaces with improvements of at least equal value to the community. The new pump station will be of great value to the community to help safeguard an uninterrupted water supply. Additionally, the new structure and site improvements proposed will be designed to blend in with the existing residential structures along 42nd Ave S. New landscaping and storm drainage features will provide more vegetation than was Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 135 Highline Water District Pump Station #8 Unclassified Use Permit and Design Review February 26, 2018 Page 8 previously located on the site and will help screen the pump station from neighboring properties. 7.6.3 Employ appropriate design elements to blend in with the character of the residential neighborhood. The architectural design of the pump station, at approximately 18 -feet in height and one- story above grade, will blend in with adjacent single-family homes on 42" Ave S. Building materials are proposed to be the same as are used on single-family homes, and landscaping proposed for the site will also help the new pump station development blend in with the character of the residential neighborhood. 7.8.7 Ensure that urbanization and development do not negatively impact current neighborhood noise levels and adhere to Environmental Protection Agency and Federal Aviation Administration standards. The first level of the pump station is proposed to be underground, where the pumps will be located to minimize noise levels of adjacent properties. Tukwila's noise regulations exempt "sounds created by existing or new electrical substations and existing or new stationary equipment used in the conveyance of water, waste water and natural gas by a utility" up to 50 feet from the sound -producing source. Per the applicant's project narrative, the pumps are not anticipated to produce noise levels greater than 55 dB(A) at adjacent properties during daytime or evening hours. Section 8.22.050 of Tukwila's noise regulations include maximum permissible levels of 55 dB(A) during daytime hours and 45 dB(A) during nighttime hours. TMC Chapter 8.22 defines "nighttime" as 10PM-7AM Monday through Friday and 10PM-8AM Saturday, Sunday and State -recognized holidays. The purpose of the emergency generator on the project site is to provide power to the pump station during power outages. The generator is expected to produce noise during power outages and during regular testing. The emergency generator is proposed to be housed in an enclosure designed to dampen noise and is expected to provide noise levels of approximately 74 dB(A), when measured 23 feet from the location of the generator. Tukwila noise regulations in TMC Chapter 8.22 limit the maximum permissible sound levels when measured at or within the boundary of a residential receiving property to 55 dB(A). However, testing of emergency back-up generators are exempt during daytime hours, defined as 7AM-10PM Monday through Friday and 8AM-10PM Saturday, Sunday and State - recognized holidays. The applicant's project narrative (see Attachment B) states that use of the generator will comply with Tukwila's noise regulations. Utilities Goal 12.1 Utility services and facilities that meet the community's current and future needs in a safe, reliable, efficient, economic and environmentally responsible manner The proposed pump station will help ensure continued water service for customers within Highline Water District who rely on the Crestview Reservoir for a safe and reliable water supply. The proposed Pump Station #8 is a new facility served by a different power provider Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 136 Highline Water District Pump Station #8 Unclassified Use Permit and Design Review February 26, 2018 Page Q than Pump Station #6; it will be a redundant pump station to help safeguard customers within Highline Water District's 560 Pressure Zone if one of the pump stations has an outage. 12.1.6 Coordinate with other jurisdictions and agencies in planning and implementing utility operations, facility additions and improvements located in or affecting multiple jurisdictions. The first page of this staff report includes a description of the public notification and coordination required for review of the permits associated with this project. The Unclassified Use Permit and Design Review are classified as Type 5 decisions, which require multiple notifications to property owners and tenants within 500 -feet of the project site and jurisdictions and agencies with an interest in the project, as well as a public information meeting and a public hearing. 12.1.19 Design, construct and maintain facilities to minimize impacts on adjacent neighborhoods and businesses. The proposed Highline Water District Pump Station #8 facility has been designed to minimize noise, lighting, and aesthetic impacts to surrounding properties. The architectural design of the building locates the water pumps underground to minimize noise impacts to surrounding properties, and the scale of the building. 12.1.21 Provide safe, reliably -maintained and sustainable water service for domestic, commercial, industrial, fire flow and water emergency uses, to meet present and future needs. Pump Station #8 will help implement this policy, providing a redundant pump station to help ensure water customers within the Highline Water District have a secure water supply. 12.1.33 Encourage utilities to consolidate facilities, use existing transportation corridors, and minimize visual impacts of facilities, where technically feasible. The proposed project design includes a building design that meets the need of a water pump station while using similar building massing, building materials, and site design as surrounding single family homes. Landscaping proposed to surround the new pump station will also help to screen the new development from adjacent properties, minimizing visual impacts to surrounding development and land uses. 6. The proposed unclassified use shall, to the maximum extent feasible, mitigate all significant adverse environmental impacts on public and private properties. Full consideration shall be given to: a. alternative locations and/or routes that reduce or eliminate adverse impacts; and b. alternative designs that reduce or eliminate adverse impacts. The Highline Water District considered several different sites in vicinity of the Crestview Reservoir for Pump Station #8. Other sites considered would have involved demolition of existing homes currently occupied by homeowners or tenants. The site on which Pump Station #8 is proposed had been a vacant, unsecured home which had required action from Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 137 Highline Water District Pump Station #8 Unclassified Use Permit and Design Review February 26, 2018 Page'' Tukwila's Code Enforcement and Police officers. The project considers impacts on public and private properties from noise, light, and aesthetics, and has included mitigation measures in its design to address them. 7. In the event that a proposed essential public facility of a countywide or statewide nature creates an unavoidable significant adverse environmental or economic impact on the community, compensatory mitigation shall be required. Compensatory mitigation shall include public amenities, incentives or other public benefits which offset otherwise unmitigated adverse impacts of the essential public facility. Where appropriate, compensatory mitigation shall be provided as close to the affected area as possible. This criterion is not applicable to this project. 8. For uses in residential areas, applicants shall demonstrate that there is no reasonable nonresidential alternative site for the use. There is a small area of seven parcels on the east side 42' Ave S and the north side of S 164th St at the northeastern corner of this intersection zoned for mixed-use development. The zoning on these parcels is either Neighborhood Commercial Center (NCC) or Residential Commercial Center (RCC). All these parcels are developed and occupied by existing businesses, homes, or a combination of commercial and residential development. Per the applicant's project narrative, hydrology requirements including adjacency to the Crestview reservoir, were determining factors in the choice of where to locate Pump Station #8. The applicant has cited the technical requirements of the pump station and the lack of nonresidential alternatives near the Crestview Reservoir to demonstrate there is no reasonable alternative site for the use. 9. For uses in residential areas, applicants shall demonstrate that the use provides some tangible benefit for the neighborhood. The completed project will result in a secure facility, designed to blend in with the surrounding neighborhood and screened from adjacent properties by landscaping on all sides of the new water pump station. The completed project will improve the existing site and will provide water customers in the neighborhood a more secure water system. 10. Secure community transition facilities shall meet the following additional criteria: This criterion is not applicable to this project as it is not a secure community transition facility. CONCLUSIONS - UNCLASSIFIED USE PERMIT 1. The proposed design of Highline Water District Pump Station #8 includes an underground level containing all the pumps and utility piping for the project. The top floor, which is proposed to be above ground, is proposed to contain electrical equipment. The applicant's project narrative explains that the pump station facilities 138 Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov Highline Water District Pump Station #8 Unclassified Use Permit and Design Review February 26, 2018 Page 11 "have been undergrounded to the maximum extent practicable. Undergrounding the entire project would be infeasible due to the depth of excavation that would be required to house the pumps, electrical equipment, and EG." 2. Purchase of the 16032 42nd Ave S property by the Highline Water District, and subsequent demolition of the existing home of the site, rectified a chronic nuisance in the neighborhood. Construction of the new pump station at this location will help ensure reliable water service for Highline Water District customers in the 560 Pressure Zone served by the Crestview Reservoir or source water from Seattle Public Utilities. The project has been designed to mitigate potential impacts to surrounding properties and improvements in the vicinity related to noise, lighting, and aesthetics. 3. The project meets or exceeds the development standards within the Low Density Residential district. 4. The proposed development is compatible with surrounding land uses, proposing a similar front yard setback distance as the homes to the north, a building footprint and building height similar in scale to the surrounding homes, and landscaping along the perimeter of the project site to enhance the site as well as provide a buffer and screening for adjacent single-family homes to the north and south as well as Crestview Park to the east. 5. The proposed development is consistent with the Comprehensive Land Use Plan, including goals and policies within the Residential Neighborhoods and Utilities elements. 6. The Highline Water District considered several alternative project sites in vicinity of the Crestview Reservoir for Pump Station #8. Other sites considered would have involved displacement of homeowners and tenants of existing occupied and livable homes. The project design has included elements to reduce or eliminate adverse noise, lighting, and aesthetic impacts. 7. There is no reasonable alternative site for the Pump Station #8 project due to hydrology requirements for a pump station serving the Crestview Reservoir and lack of nonresidential sites. Parcels within vicinity of the Crestview Reservoir are zoned for either single-family development (LDR), or a mix of commercial and residential development (NCC and RCC). Parcels zoned NCC and RCC are developed and occupied by existing businesses, homes, or a combination of commercial and residential development. 8. The completed project will result in a secure facility, designed to blend in with the surrounding neighborhood and screened from adjacent properties by landscaping on all sides of the new water pump station. The completed project will improve the existing site and will provide water customers in the neighborhood a more secure water system. RECOMMENDATIONS — UNCLASSIFIED USE PERMIT Staff recommends approval of the Unclassified Use Permit as proposed. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 139 Highline Water District Pump Station #8 Unclassified Use Permit and Design Review February 26, 2018 Page 12 SECTION TWO - DESIGN REVIEW Non-residential development in a Low Density Residential Zone is subject to the Multi -Family, Hotel and Motel Design Review Criteria contained in TMC 18.60.050 (C). The design criteria explain the requirements for development proposals. They are the decision criteria from which the Council will evaluate whether to approve, condition, or deny this project. The design criteria are shown below in bold, followed by Staff's comments. For the applicant's response to the design review criteria, see Attachment B. Decision Criteria — Multifamily, Hotel, and Motel Design Review and Multi -Family Design Manual 1. SITE PLANNING. a. Building siting, architecture, and landscaping shall be integrated into and blend harmoniously with the neighborhood building scale, natural environment, and development characteristics as envisioned in the Comprehensive Plan. For instance, a multi family development's design need not be harmoniously integrated with adjacent single-family structures if that existing single-family use is designated as "Commercial" or "High -Density Residential" in the Comprehensive Plan. However, a "Low -Density Residential" (detached single-family) designation would require such harmonious design integration. The proposed front yard building setback for Pump Station #8 is similar to the single- family home formerly located on the project site, as well as the home on the property adjacent to the project site on its north side. Landscaping along the project perimeter, including areas in front and behind the proposed wrought -iron fence in the front yard, will help screen views of the building from the street and adjacent properties. The building is designed to look like a single-family home, having a similar size and building height as surrounding single-family homes, and making use of residential building materials including horizontal siding, shingles, and glass block windows within framed window areas. All these design features will help the project blend in with surrounding single-family development. b. Natural features, which contribute to desirable neighborhood character, shall be preserved to the maximum extent possible. Natural features include, but are not limited to, existing significant trees and stands of trees, wetlands, streams, and significant topographic features. There are few existing natural features on site to preserve. However, those that exist are proposed to be retained and incorporated into the design of the Pump Station #8 project. The slope within the front yard of the project site will continue to slope down towards the building site from the street frontage of 42nd Ave S, where stormwater is proposed to be collected within a new raingarden just to the west of the parking area located in front of the pump station garage. A new rockery will be constructed to replace existing wood retaining walls along the rear side of the property. The existing Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 140 Highline Water District Pump Station #8 Unclassified Use Permit and Design Review February 26, 2018 Page 13 topography will be retained through construction of the new rockery, and drainage from slopes on this side of the property will be collected in a second raingarden at the bottom of the rockery at the northeastern corner of the site. A mature Cherry tree located on top of the existing retaining wall at the eastern side of the property is also proposed to be retained. c. The site plan shall use landscaping and building shapes to form an aesthetically pleasing and pedestrian scale streetscape. This shall include, but not be limited to facilitating pedestrian travel along the street, using architecture and landscaping to provide a desirable transition from streetscape to the building, and providing an integrated linkage from pedestrian and vehicular facilities to building entries. A large area of landscaping is proposed in between the pump station building and 42' Ave S, located both in front of and behind the wrought -iron fence proposed to enclose the site. Employees of the Highline Water District are the only visitors expected at the site, and they will access the site via Highline Water District vehicles. The proposed paved driveway connecting from the street to the pump station garage and the drive on the north side of the building will provide pedestrian access to the front door of the building, located on the building's north elevation. d. Pedestrian and vehicular entries shall provide a high-quality visual focus using building siting, shapes and landscaping. Such a feature establishes a physical transition between the project and public areas and establishes the initial sense of high quality development. Access to the site will be primarily by vehicle and is provided by a driveway from 42' Ave S on the north side of the site. Landscape areas are located on both sides of the driveway. On the west side of the wrought iron fence proposed to enclose the site, a landscape area comprised of trees, shrubs, and groundcover will provide the street - facing front yard. A deciduous tree proposed on each side of the driveway directly in front of the sliding gate act to frame the entry, signifying a transition from the street to the private property area on the east side of the fence. Landscaping on the east side of the fence functions to screen the site from adjacent properties, as well as to support the raingarden storm drainage features. e. Vehicular circulation design shall minimize driveway intersections with the street. Previous development on the site was accessed via a U-shaped driveway that had two access points from 42' Ave S. The pump station design will only have one access point. f. Site perimeter design (i.e., landscaping, structures, and horizontal width) shall be coordinated with site development to ensure a harmonious transition between adjacent projects. The required side yard setback in the LDR zone is five feet for single-family development. Development of the site as an Unclassified Use requires the minimum side yard landscape area to be increased to 10 feet. Landscaping proposed along all Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 141 Highline Water District Pump Station #8 Unclassified Use Permit and Design Review February 26, 2018 Page 14 sides of the site, and enclosure of the site with a wrought iron fence will provide a harmonious transition between the project site and adjacent properties. g. Varying degrees of privacy for the individual residents shall be provided; increasing from the public right -of way, to common areas, to individual residences. This can be accomplished through the use of symbolic and actual physical barriers to define the degrees of privacy appropriate to specific site area functions. Minimum 10 -foot landscape width along the north and south sides of the site, combined with a wrought iron fence to provide security and separate the site from adjacent properties, provide both symbolic and physical barriers to separate the pump station site from adjacent residential properties. h. Parking and service areas shall be located, designed and screened to interrupt and reduce the visual impact of large paved areas; Parking areas within the driveway area on the north side of the building, as well as the parking area on the west side of the building in front of the garage, are separated from adjacent properties and the street by landscape areas. The height, bulk, footprint and scale of each building shall be in harmony with its site and adjacent long-term structures. The height, bulk, footprint, and scale of the proposed Pump Station #8 building is in keeping with the design of adjacent single-family homes on the east side of 42" Ave S. 2. BUILDING DESIGN. a. Architectural style is not restricted; evaluation of a project shall be based on the quality of its design and its ability to harmonize building texture, shape, lines and mass with the surrounding neighborhood. The proposed building will have two stories, with the first story underground. Therefore, the pump station will appear as a one-story structure with a pitched roof, incorporating building materials and details that mimic single-family development. b. Buildings shall be of appropriate height, scale, and design/shape to be in harmony with those existing permanent neighboring developments which are consistent with, or envisioned in, the Comprehensive Plan. This will be especially important for perimeter structures. Adjacent structures that are not in conformance with the Comprehensive Plan should be considered to be transitional. The degree of architectural harmony required should be consistent with the nonconforming structure's anticipated permanence. The building's design compatibility with the surrounding neighborhood is emphasized. An emergency generator is proposed outside of the main pump station structure, on the east side of the site. The generator will be enclosed within a noise -attenuating structure and will be screened from view by the pump station and perimeter landscaping. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 142 Highline Water District Pump Station #8 Unclassified Use Permit and Design Review February 26, 2018 Page 15 c. Building components, such as windows, doors, eaves, parapets, stairs and decks shall be integrated into the overall building design. Particular emphasis shall be given to harmonious proportions of these components with those of adjacent developments. Building components and ancillary parts shall be consistent with the anticipated life of the structure. Building materials proposed include six-inch horizontal siding for the body of the structure with board and batten treatment within the roof eave areas. These are materials and proposed arrangement on the pump station structure are consistent with that commonly used in residential development. The garage door design (see Attachment A, Architectural Elevations) is the same as commonly used in residential development, as are the built-up columns used at the front door entry area on the north side of the building, decorative brackets incorporated into the roof eaves, window sills and proportion of window areas. The glass block used in window areas is a sturdy building material and will help to dampen noise from pumps enclosed within the station, while at the same time providing the look of residential windows and allowing natural light into the pump station structure. d. The overall color scheme shall work to reduce building prominence and shall blend in with the natural environment. Actual colors of the building were not submitted with project materials. Attachment A includes a rendering of the structure, showing a color scheme made up of earth tone colors. The second to last paragraph on page 2 of the project narrative (Attachment B) states that "Exterior colors will be natural earth tone colors with simple accent trims to reduce the building's prominence and ensure it blends in with the natural environment." Staff agrees that use of earth tone colors on the Highline Water District Pump Station #8 building will work to reduce building prominence and help the building blend in with the natural environment. e. Monotony of design in single or multiple building projects shall be avoided. Variety of detail, form, and siting shall be used to provide visual interest. Otherwise monotonous flat walls and uniform vertical planes of individual buildings shall be broken up with building modulation, stairs, decks, railings, and focal entries. Multiple building developments shall use siting and additional architectural variety to avoid inappropriate repetition of building designs and appearance to surrounding properties. The proposed building is meant to blend in with surrounding single-family development, and so a small building footprint is proposed, which is set back from the street and screened through use of landscaping at the street frontage and most of the large front yard area, as well as along the entire perimeter of the site. For the small scale of the building, and the design intent for it to blend in with surrounding single-family development, variety of detail to provide visual interest includes single-family design features including two different types of siding, decorative brackets used within the roof eave areas, door and window trim, building and roof modulation at the garage and front Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 143 Highline Water District Pump Station #8 Unclassified Use Permit and Design Review February 26, 2018 Page 16 door entry areas, and a front porch entry area at the front door entrance to the building which includes built up columns. 3. LANDSCAPE AND SITE TREATMENT. a. Existing natural topographic patterns and significant vegetation shall be reflected in project design when they contribute to the natural beauty of the area or are important to defining neighborhood identity or a sense of place. Retention of existing topography on the site will help the new pump station structure fit in with adjacent development on the east side of 42nd Ave S. Homes north of the project site follow a similar pattern as the proposed pump station site development, having driveways that slope down from 42' Ave S to a relatively flat area on which the homes are located. An existing mature Cherry tree on the east side of the site adjacent to Crestview Park is proposed to be retained. b. Landscape treatment shall enhance existing natural and architectural features, help separate public from private spaces, strengthen vistas and important views, provide shade to moderate the effects of large paved areas, and break up visual mass. The landscape design includes a mix of deciduous and evergreen trees, flowering evergreen shrubs, and groundcovers in front of the wrought iron fence that will enclose the project site. This landscape area will help screen the wrought iron fence from view and create an aesthetically pleasing green space at the front of the site. Landscaping behind the wrought iron fence helps screen the pump station development from the public and includes raingarden areas at the bottom of sloping areas at the front and rear areas of the site, using storm drainage design which takes advantage of the site topography. c. Walkways, parking spaces, terraces, and other paved areas shall promote safety and provide an inviting and stable appearance. Direct pedestrian linkages to the public street, to on-site recreation areas, and to adjacent public recreation areas shall be provided. Paved areas of the site will provide both vehicle and pedestrian access to the pump station from 42nd Ave S. The paved area of the driveway and areas surrounding the pump station will be illuminated for safety. The site will not be open to the public; there are no on-site recreation areas or connections from the pump station to Crestview Park proposed due to the desire to have the site secured from public access. d. Appropriate landscape transition to adjoining properties shall be provided. Landscaping is proposed along the perimeter of the site. Along 42' Ave S, landscaping is located both outside and inside of the fence that is proposed to surround the site. This helps the project to present a welcoming front yard along the street front, sharing landscape improvements with the surrounding neighborhood at the front of the site. All other sides of the site have landscaping located on the inner side of the fencing which will enclose the site, appropriate to delineate the boundary of the project site from Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 144 Highline Water District Pump Station #8 Unclassified Use Permit and Design Review February 26, 2018 Page 17 adjacent properties while at the same time providing landscaping to screen the water pump station site improvements from adjacent properties. 4. MISCELLANEOUS STRUCTURES. a. Miscellaneous structures shall be designed as an integral part of the architectural concept and landscape. Materials shall be compatible with buildings, scale shall be appropriate, colors shall be in harmony with buildings and surroundings, and structure proportions shall be to scale. The emergency generator proposed as part of this project will be located outside and behind the pump station structure. In addition to being screened from view by the pump station building, the emergency generator will also be screened from view by the rockery on the east side of the project site and landscaping. b. The use of walls, fencing, planting, berms, or combinations of these shall accomplish screening of service yards and other places that tend to be unsightly. Screening shall be effective in winter and summer. A rockery will be built to replace existing retaining walls at the rear of the site which are currently in a state of disrepair, helping to screen the emergency generator from view. A wrought -iron fence is proposed to enclose the property, with a sliding gate to provide access to the site from 42nd Ave S. The wrought -iron material proposed provides a high- quality, strong material for security while at the same time making use of a material and design typical of residential development. c. Mechanical equipment or other utility hardware on roof, ground or buildings shall be screened from view. Screening shall be designed as an integral part of the architecture (i.e., raised parapets and fully enclosed under roof) and landscaping. The new rockery and landscaping located in the rear and side yards surrounding the generator will help to screen it from view. All other mechanical and utility hardware is proposed to be located within the building. d. Exterior lighting standards and fixtures shall be of a design and size consistent with safety, building architecture and adjacent area. Lighting shall be shielded and restrained in design with no off-site glare spill-over. Excessive brightness and brilliant colors shall not be used unless clearly demonstrated to be integral to building architecture. Site lighting is proposed to be shielded and restrained to prevent lighting from spilling over to adjacent properties. Per Tukwila Police Department recommendations, lighting will be at 50% strength and will only illuminate to full strength when motion is detected on site. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 145 Highline Water District Pump Station #8 Unclassified Use Permit and Design Review February 26, 2018 Page 18 CONCLUSIONS — DESIGN REVIEW 1. Site Planning. The project is designed to blend in with adjacent single-family properties and the surrounding neighborhood. The site design retains existing topography, including a slope down from 42nd Ave S to a level area where the home previously located on the site was, where the new pump station will be built. The existing retaining walls located on the east side of the site where a slope up to Crestview Park begins is proposed to be reconstructed as a rockery that will maintain the existing topography at the back side of the site. The new pump station will be set back from the street roughly the same distance from the street as the home was, which is also the same distance as the single- family homes on the east side of 42nd St to the north of the project site. The project proposes to reduce the number of driveways from the site to 42" Ave S down from two to one. A large landscape area at the front of the site, between 42" Ave S and the new pump station structure, will enhance the view of the property from the street and will screen the pump station structure and associated parking areas from the street and from adjacent properties. Other perimeter landscape areas on the sides and rear yards are at least 10 feet wide and will also work to screen the site from adjacent residential development and Crestview Park. 2. Building Design. Two stories are needed to house the equipment for the pump station. One of the stories has been designed to be located underground so that water pump noise reduction can be maximized. The structure design will appear as a one-story single-family home, with a pitched roof and building materials typical of a single-family home. 3. Landscape and Site Treatment The existing topography on the site is proposed to be retained. Raingardens have been included in the storm drainage design, which take advantage of existing slopes to channel water to these areas. Most of the mature landscaping on the site is located on top of the retaining wall area on the east side of the site, and consists of shrubs, dead evergreen trees, and a mature Cherry tree. The wood retaining walls in this area of the site are proposed to be replaced with a rockery, and the Cherry tree is proposed to be retained. At least 10 feet of perimeter landscaping is included in the landscape design on all sides of the project site. The front landscape area includes a 20 -foot landscape area in front of the wrought -iron fence which will enclose the site, as well as landscaping behind the fence. Perimeter landscaping provides good transition to adjoining properties by providing an attractive streetscape along 42nd Ave S and providing screening from adjacent properties on the side and rear yards. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 146 Highline Water District Pump Station #8 Unclassified Use Permit and Design Review February 26, 2018 Page 10 4. Miscellaneous Structures The emergency generator proposed for the pump station will be located behind the pump station, screened from 42' Ave S by the pump station building, screened from adjoining properties by landscaping within side yards and the rockery and perimeter landscaping along the rear yard. All other mechanical and utility hardware is proposed to be within the pump station building. A wrought -iron fence is proposed to enclose the property, with a sliding gate to provide access to the site from 42nd Ave S. The wrought -iron material proposed provides a high- quality, strong material for security while at the same time making use of a material and design typical of residential development. Site lighting is proposed to be shielded and restrained to prevent lighting from spilling over to adjacent properties. Per Tukwila Police Department recommendations, lighting will be at 50% strength, only illuminating to full strength when motion is detected on site. RECOMMENDATIONS — DESIGN REVIEW Staff recommends approval of design of the site, building, landscape, and miscellaneous structures as reflected in the attachments to this report. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 147 148 DESCRIPTION U\ 0 \ I II t3o' 0 1-- 00 4 d - 0 445 _ 44g 450 4\—_ 455 — 42NDAVES 9 N 1- N 0 0 1- 0 30' E 0 4 MAILBOXES 03 ASPHALT DRIVEWAY 0 537980-0009 16032 42ND AVE S \ v r t J ECO BLOCK WALL 6' WOODEN FENCE BLOCK BORDER 537980-0002 ) 16026 42ND AVE S i I_. BUILDING SCALED LOCATION OF REMOVED BUILDING BLOCK WALL WITH 8' WOODEN FENCE EXISTING SITE PLAN 1" = 10' 6' WOODEN FENCE 1 W 0 0 T 15' SEWER EASEMENT PER 42ND AVE. SOUTH SEWER EXTENSION CONSTRUCTION RECORDS 0 444— ° 4 ° 4 0 4 A° GRASS _ 4 4 4 4 4 4 4gid_ a 4 4 °� 4 4 �4 4 A4 4 n o n � 0 4 c n n o n o �° v �vn 4 �4 ° 0 n 4 ° 0 4 n 4 ° vn o 4 P ° on 4 4 4 � ° a 4 ° 4 ° a 4 ° a 4 ° n o n �c 4 o A4 n A4 n A4 n n 4 n n 4 4 a 4 4 a 4° 4 a 4 v 4 a 4 4 a °, 4 a 4° 4 a 4/ 4 4 4 4 4 4 4 4 4 4 4 ��tltl 4 v4' o 44 n4 A4 v , n 4 c A4 c o `8 • G 4 4 4 ° a ° 4 4 0 4 04 n 0 e a°a° 4 4 ° 4 4 n o n c 4 0 4 ' A 537980-0003 ) 16036 42ND AVE S 7777777/ 11 �I 7.5' SEWER EASEMENT PER 42ND AVE. SOUTH SEWER EXTENSION CONSTRUCTION RECORDS 22" FIR 6' CHAINLINK FENCE WOODEN WALL WOODEN STEPS 10' SEWER EASEMENT PER 42ND AVE. SOUTH SEWER EXTENSION CONSTRUCTION RECORDS WOODEN STEPS FIR VICINITY MAP S 60TH ST rom: i (1) w 0 z N PROJECT PARCEL s CRESTVIEW RESERVOIR 1- 0 cc cn NE WATER D co O cnz z O 1- 0 2 J a Z LU z a w cn z cn W SCALE: SHOWN 0" 1 DRAWING IS FULL SCALE WHEN BAR MEASURES 2" 2" DWG NO.: C01 Attachment A 0 0o a SITE INGRESS AND EGRESS LANDSCAPED AREAS, SEE LANDSCAPING PLAN FOR ADDITIONAL INFORMATION TYP. FUTURE CONNECTION TO WATER MAIN WITHIN 42ND AVENUE, TYP. LED LIGHTING WITH MOTION DETECTORS TO POWER DOWN TO 50% LIGHTING WITHOUT ANY MOTION DETECTED. LIGHTS TO BE DIRECTED AWAY FROM ADJOINING PROPERTIES. TYP. OF 3. SLIDING GATE PER LANDSCAPING PLANS. BUILDING MINIMUM SETBACK RAIN GARDEN #1 OVERFLOW ELEV:444.50' BOTTOM ELEV: 443.00' 265 CUBIC FEET OF STORAGE 537980-0002 ) 16026 42ND AVE S DRAINAGE SWALE EXISTING SITE CONTOURS, TYP. EL PERMITTING QUANTITIES EXISTING IMPERVIOUS: 3,780 SF (INCLUDING THE EXISTING HOUSE) PROPOSED IMPERVIOUS:4,267 SF BUILDING SQUARE FOOTAGE: 1,300 SF GRADING: TOTAL CUT: 502 CY TOTAL FILL: 59 CY 15' SEWER EASEMENT PER 42ND AVE. SOUTH SEWER EXTENSION CONSTRUCTION RECORDS 10.0' TYPE I LANDSCAPE BUFFER, TYP. SIDE AND REAR YARDS / EOP ELEV: 444.93' EOP ELEV: 444.90' 0 V' Vr W W V' W V, W Vr W W W V- W V' W W W W W W V, W W W W 4, 4, 4, 4, 4, 4, V, V' W W V' W W W W W W W W W Vr W 4, 4, W W W W W W 4, W ........,,y,;,,,,. .y .,...,...y,.,.;,....,,y.,. .y, W W W W V' W W W V• W W .4, W W W W '421.3' W W 0 z 0 0 N 0 0 Z 0 0 N 130' W W W W V W , , N' 4, W W.._.. W W W W Vr W V' W W W W W W V' V V' W V W V 4, V, V' V' V' W '4' W 4, W V, W W V' ., Vr W V' W W V- % W W W W .y ,y W W W V- W W RAIN GARDEN #2 OVERFLOW ELEV: 444.50' OTTOM ELEV: 443.00' 43 CUBIC FEET OF STORAGE EXISTING WOODEN WALLS TO BE REPLACED WITH ROCKERY, TYP. 10' SEWER EASEMENT PER 42ND AVE. SOUTH SEWER EXTENSION CONSTRUCTION RECORDS PUMP STA TION FINISHED FLOOR ELEV: 445.00' d 0 L53 16032 42 W W W W V' V' W V' W V' V' V' V W W V V' V' 20' FRONT SETBACK V' V' 4, W V, W W V' V, W V' W W 4, V' W W V' V' W .11.9' '4' '4' 4' W V, W 4' W W V, W V' 4' V' V' W W W V, W V' V' W W V, W _W W_ W _ W V' .y ,y ,y V, W W W W V' W W W V' W 4, W 4, 4, 4, 44' '' W W W W V, W 4.W W W W 5' SIDE SETBACK, TYP., 10' BACK SETBACK W V, W V' V' V' W _ 4, 4, 4, 4, W W V' t! W 4' 4' W W W V' W V' W 4, 4, W V' 4, W 0 S 0 0 T �' -7-77 N N 0 0 ROOF DRAIN, TYP. BUILDING DRIP EDGE DRAINAGE SWALE 777//// ° 44 4 ° n Yn O o ° 4.. , c ° n c ° v 1 PROPOSED SITE PLAN 1"=10' ( 537980-0003 ) 16036 42ND AVE S 7.5' SEWER EASEMENT PER 42ND AVE. SOUTH SEWER EXTENSION CONSTRUCTION RECORDS VICINITY MAP S 160TH ST 444 • 0 s w 0 z N 7- PROJECT PARCEL li CRESTVIEW RESERVOIR • 10 re LU z z W CC Lu z z s Z re m NE WATER D J 1 1 co O z z O H U) a 2 a z J a w U) co z 0 ict1- a a JOB NO.: #### Irk z 0 FILENAME: PS$-P-CIVO1.DWG 0 0 0 a ENGINEER: #### REVIEWED: #### cn z '0 V / W W CCW DESCRIPTION 0 SCALE: #### 0" 1 DRAWING IS FULL SCALE WHEN BAR MEASURES 2" 2" DWG NO.: #### SHEET NO.: #### #### Attachment A Pciffi 497e 1 W,-4412/tecitel --Feb ee pit p-igit-oer- ADJ. BLDG. L_ ED Ito t"%it74e,6-p *OW cam. 111 (.0141frr- Ire° 42ND AVEN 191 -f-fr uybtpe7 Fwrf mi -Lee fr.* cl-icitt fromtaigi, N4614151_ c) 770° tiOlOt rfiw isctfirl'1444' 611 !,tir3W-'( 11°C; , "rO re►"Wt rI c,optrqt 'fee' I 9 LANDSCAPE SCHEMATIC IC DESIGN ADJ. BLDG. 01 5' 10' 20' 401 SCALE: 1"=10'-0" NORTH BASE MAP FROM RH2 ENGINEERING; BOTHELL, WA Ln TEMPORARY WATER BASIN BERM, ER FIRST RATINTAAIIO 3' MULCH LAYER - AFTER SETTLEMENT FINISH GRA z 2 1 NEW TREE TREE TIES I/2' RUBBER HOSE W/92 GALV. WIRE (DOUBLE STRAND TWISTED) 3 2"X2" WOODSTAKES 8' LONG EQUALLY SPACED AROUND TREE 3' MINIMUM BELOW GRADE STAKE DEPTH TREE WRAP SECURE WI CLOTH TAPE TAPE UP TO BRANCH STRUCTURE SET TREE AT ORIGINAL DEPTH -. .� 2 ABOVE FINISHED GRADE IMPORTED TOPSOIL PER NOTES TRIP BURLAP AND TIES BACK 1/3 FROM BALL CROWN MPORT TOPSOIL PER NOTES EXCAVATE AREA 2 TIMES DIAMETER OF ROOTBALL. MINIMUM 12" TOPSOIL AROUND ROOTBALL DETAIL: TREE- PLANTING-?' NO SCALE SOIL MIX 4.. 1 1 1 CERTIFICATE NO. 482 P7t-rtr SCHEMATIC PLANT MATERIAL LEGEND fo'r ist/r SAUCER B&B PLANT: REMOVE BURLAP & /TIES FROM TOP OF ROOT. BALL CONTAINER PLANT: SCARIFY SIDES OF ROOTBALL 12" MIN. COMPACTED SOIL MIX SUBGRADE DETAIL: SHRUB PLANTING NO SCALE ADJ. BLDG. re3“49 p4tittleeit *M147 CO--/Elt- 14,61-4" 11,'IreiteA1K1 -Tree 4,41-1>rd NATIVE SI{RLIIS --18" height, container at 4'-0" Red Flowering Currant/Ribes sanguineum Oregon Grapellllabonia aquifolium Red OsierDogwoodJCornus str lottrifera Nootka Rose/Rosa nutkarta RAIN GARDEN— Sprig at 18" o.c. Columbia SedgelCarzx aperta Slough Sedge/Carex rtbttuptu Beaked Sedge/Carex rostrata Sa wbea k Sedge/Carer stipata E eipor, Vie I Q 0 _ 1 •- 1ZZIOP. --- 4 - • '11144k ittrWns ei%r .i '0 I (van� i rfI t PLANT CENTER ROW SPACING AS NOTED ON PLAN (TRIANGULAR) SET PLANTS @ ORIGINAL DEPTH @ FINISH GRADE, PRIOR TO SPREAD MULCH. 2" MULCH (TYPE PER SPECS.) FINISH GRADE BACKFILL SOIL MIX (MIX PER SPECS.) EXISTING SUBGRADE DETAIL: GROUND COVER PLANTING NO SCALE DECIDUOUS STREET TREES - 2.0" caliper, B&B. Norway Maple/Acerplatanoides Little Leaf Linden/Tina cordata Red Oak/Quercus rubra CONIFER TREES - 6' height, B&B. Western Red Cedar/Thuja plicata Shore Pine/Pinus coutorta Weeping Alaska Cedar/Chatnaecyparis nooktinensis Hinoke Cypress/Chantaecyparis obtuse "Hinoke" EVERGREEN FLOWERING SHRUBS - 18" height, B&B at 5' o.c. Mt. Laurel/ICabnia latif©lia Oregon GrapelMahonia aquifolium Evergreen Huckleberry/Vaccinum ovatum GROUND COVERS — 1 gallon pots at 30" o.c Kinnikinnick/Arctostyphyllos uvi-ursi PachysandralPachysandra terminalis Hypericum/Hypericum ealycinum PrihC17€6 -fin_ iirl-1frtrl ROCK SHOULDER 4" depth compacted crushed 5/8" minus rock FENCE Perimeter fence and gate per Engineer RETAINING WALL Retaining wall per Engineer GENERAL CONSTRUCTION NOTES 1. Clean subgrade by removing all undesirable vegetation including grasses, weeds, blackberries, scotch broom and poplar seedlings including roots. Leave subgrade in landscape areas minimum 8" below paving. Remove all debris from site. 2. Provide minimum 6" depth 60-40 mix from Corliss Materials 253 891-6680 in all shrub beds. Scarify subgrade by rototilling and add topsoil on surface, mix topsoil and subgrade thoroughly. Add additional topsoil as needed to contour shrub beds including required berms. 3. Provide minimum 6" depth 60-40 mix from Corliss Materials 253 891-6680 in all lawn beds. Scarify subgrade by rototilling and add topsoil on surface, mix topsoil and subgrade thoroughly. Add additional topsoil as needed to contour and level lawns. 4. Provide minimum 2" depth tine blend hem -fir mulch to all planting beds. Mulch from Sawdust Supply, Kent, Washington. Fill all planting beds and lawn areas to within 1" of top of all curbs and walks. Slope all planting beds and lawn areas to drain. 5. Provide one (1) year warranty for all plant materials and workmanship. 6. Locate, protect and avoid disruption of all above and below grade utilities and site features prior to construction. Contractor is responsible for any resulting damages during construction. Call locate before you dig at 1 800 424-5555. 7. All work performed shall conform to the City of Tukwila landscape and irrigation requirements, codes and specifications. 8. Verify all quantities shown on the plant list and plans. If discrepancies exist between the graphic representation and the numeric totals, the graphic representation shall rule. 9. All plant materials to be specimen quality with full, symmetrical trunk and foliage, unless otherwise noted. 10. Lawn — sod per plant list 11. Insure proper drainage of all planting holes prior to installing plant materials. If planting holes do not drain or if heavy clay soils are evident contact landscape architect. 12. Coordinate utilities, drainage and lighting with landscape installation. 13. All planters to be irrigated with automatic irrigation system. FOR SUBMITTAL ONLY - NOT FOR CONSTRUCTION USE N00N CO00 tn V t V 71-- 0 o 0 U csi 0�y SV 0 cla0 W 1 EE I-- cor Z CZ W 0 H � 0, W Z2 tT,..1 Cn z D 0 z m (1) 0 N w ti 0 Q SCALE: 1; r 1" DRAWING IS FULL SCALE WHEN $AR MEASURES 2" 2" DWG NO.: SHEETNO.: bpd Attachment A 16" BUTTERFLY ACTUATOR, LADDER DOWN FLOW METER VAULT VAULT HATCH OUTLINE 16" FLOW METER 16" DISMANTLING JOINT VALVE WITH NUT TYP OF 3 (FLxFL) FROM CATWALK (TYP OF 4) 24-6" 24" DI PIPE, LTF - - 16" BUTTERFLY VALVE (FLxFL) 24"x16" DI REDUCER (MJ) 28'-10" HANDRAIL (TYP.) GARAGE DOOR TRACKS 12'Wx10'H GARAGE DOOR 2 I X000 16"x12" DI TEE (TYP OF 3) 16"x6" DI REDUCER (FLxFL) PUMP ROOM - BOTTOM FLOOR = 1'-0„ 43'-9" 6" DI PIPE, UNDER SLAB END SUCTION CENTRIFUGAL PUMP (TYP OF 3) 6" GATE VALVE, TYP OF 2 (FLxFL) 6" PRV (FLxFL) 6" DISMANTLING JOINT 6" DI 90° BEND, TYP OF 2 (FLxFL) I 1j 10 1 F L 11 114 i F "k -N\ ti ATS PANEL 7- MCC PANEL ELECTRICAL AND CONTROL ROOM - TOP FLOOR Y4" = 1'-0„ RTU PANEL /X/X/X/4 /X% MECHANICAL OBLIQUE NOT TO SCALE e 3'-6" $ MECHANICAL SECTION Y" = 1'-0„ 4 r II II ['l 16" DI TEE (MJ) (TYP OF 3) a w w z z w 0) w z z a J a UN z� (5E; o Zo . us a� Z < Z J� W W NL T O`er ori cc 1- 0 ce 1- cn NE WATER D 1 co O z z 0 cn H 0 2 0 CAL PLAN z Q Z 0 w JOB NO.: 116.038 FILENAME: PS8-P-MECP.DWG 4 a 4 4 4a 4 a a4 4 4 4 4 4 Ili _131■1` u u 111 1 u 7- u 8'-0" U I u J -To♦moi.ttsktstz.: mort 1 MECHANICAL SECTION X000 Y" = 1'-0„ 6" DI 90° BEND �' (MJxMJ) 0 co N eL 0) a� Q 0 0 a ENGINEER: OMP REVIEWED: RJF z 0 cn Uj W cc DESCRIPTION SCALE: SHOWN 2" DRAWING IS FULL SCALE WHEN BAR MEASURES 2" DWG NO.: MO1 SHEET NO.: 4 YY Attachment A J/ -V 1•° I. 16"x10" DI ECCENTRIC F 16" DI PIPE P P 16" DISMANTLING iii REDUCER, TYP OF 3 i. (TYP OF 3) Uif JOINT (TYP OF 3) (FLxFL) 1 12" CHECK VALVE 12"x8" DI REDUCER, TYP OF 3 (FLxFL) 12"DISMANTLING JOINT (TYP OF 3) (�i TYP OF 3 (FLxFL) PRESSURE GAUGE "% ASSEMBLY, TYP OF 6 i PRESSURE 12" BUTTERFLY 16" DISMANTLING ( ) TRANSMITTER r VALVE,TYPOF3 JOINT (TYP OF 2) TYP OF ( )r±„.i (FLxFL) J J 16"x12" DI TEE (TYP OF 3) 16"x6" DI REDUCER (FLxFL) PUMP ROOM - BOTTOM FLOOR = 1'-0„ 43'-9" 6" DI PIPE, UNDER SLAB END SUCTION CENTRIFUGAL PUMP (TYP OF 3) 6" GATE VALVE, TYP OF 2 (FLxFL) 6" PRV (FLxFL) 6" DISMANTLING JOINT 6" DI 90° BEND, TYP OF 2 (FLxFL) I 1j 10 1 F L 11 114 i F "k -N\ ti ATS PANEL 7- MCC PANEL ELECTRICAL AND CONTROL ROOM - TOP FLOOR Y4" = 1'-0„ RTU PANEL /X/X/X/4 /X% MECHANICAL OBLIQUE NOT TO SCALE e 3'-6" $ MECHANICAL SECTION Y" = 1'-0„ 4 r II II ['l 16" DI TEE (MJ) (TYP OF 3) a w w z z w 0) w z z a J a UN z� (5E; o Zo . us a� Z < Z J� W W NL T O`er ori cc 1- 0 ce 1- cn NE WATER D 1 co O z z 0 cn H 0 2 0 CAL PLAN z Q Z 0 w JOB NO.: 116.038 FILENAME: PS8-P-MECP.DWG 4 a 4 4 4a 4 a a4 4 4 4 4 4 Ili _131■1` u u 111 1 u 7- u 8'-0" U I u J -To♦moi.ttsktstz.: mort 1 MECHANICAL SECTION X000 Y" = 1'-0„ 6" DI 90° BEND �' (MJxMJ) 0 co N eL 0) a� Q 0 0 a ENGINEER: OMP REVIEWED: RJF z 0 cn Uj W cc DESCRIPTION SCALE: SHOWN 2" DRAWING IS FULL SCALE WHEN BAR MEASURES 2" DWG NO.: MO1 SHEET NO.: 4 YY Attachment A / 0 lJ_JJJ�J�lJ_�_J�J�� -` yiyiyiyiyiyiyiyiyiyi LLlylylylylyl77.."lylylylylyl � .L 11111111 J__ J_ J_ J_ J_ Z y l l l l l l l Z ...L. J. J.. l J. J. J.yyylylylLninigylyly=z1. ylylylyL 0 2' 4' 8' 1y�Ly. Lll"'Lylyly�ly��Llylylyj iiiiiiiiiiZIEIZ" yyyyyyyyyyyyy1' I yyyyyjyyyy'.i 1.1 0 2' 4' 12 EAST ELEVATION SCALE: 1 /4" = 1 '-0" EAVE BEAM / DECORATIVE BRACKET 1X6/1X3 BATTENS HARDIPANEL SIDING \ / \ / \ / \ / WEST ELEVATION SCALE: 1 /4" = 1 '-0" 0 2' ARCHITECTURAL GRADE ASPHALT SHINGLES - 1 X3 TRIM ON 2X6 BARGE RAFTER GLASS BLOCK WINDOW 2X6/2X4 CORNER TRIM 6" EXPOSURE HORIZONTAL SIDING 4' BUILT-UP COLUMN 1X6 DOOR & WINDOW TRIM ,� _l— �L�yy�■yy�■y�yyy�L■J_ J��Lyly�Ly lyyyJ�yyyyyyyyyyyJ�yyyJ�yyyyyyyJ�yyyJ�yyyJ�yyyyyyyyyyyJ�yyyJ�yyyyyyyyyJyyyyyyy ll `JJ.J.J.J.J.J.J.J.J.J.J.J.J.J.J.J.J.J.J.J.J.J.J.J.J.J.J.J.J.JyJ.J.J. LlL.lyllyylL.lylyllL.lyllyllL.lyy�yyy NORTH ELEVATION SCALE: 1 /4" = 11-0" 0 2' SOUTH ELEVATION SCALE: 1 /4" = 1'-0" c Y Z NE WATER D PUMP STATION NO. 8 LIJ w ti 1- LLi 0 CC 6 cc V J Z 0 w J w J U w U f SCALE: DRAWING IS FULL SCALE WHEN BAR MEASURES 2" 2" DWG NO.: SHEET NO • Attachment A i r lrf li 1111 I1111.IfitiMI■ 1' fe 111•11 11111111111 Ie ■If1I 1.il.l■ II ■IMI'" MINIS 7�1_ iii MOINIEFIli ■■■.■C ■:1. 111 ■■■■■E•IL. 1•M17 I®' 159 IItMT �T MW!I 160 161 / Irk=LWil 162 Highline Water District Pump Station No. 8 Project Narrative for Unclassified Use Permit and Design Review Prepared by RH2 Engineering, Inc. September 2017 PROJECT AND SITE DESCRIPTION The Pump Station No. 8 (PS8) project was identified in Highline Water District's (District) 2016 Water System Plan to serve water to the 560 Pressure Zone from the 7.6 -million -gallon (MG) Crestview Reservoir. Currently, water from the reservoir must pump through Pump Station No. 6 (PS6) to serve the 560 Pressure Zone. The addition of PS8 would significantly improve redundancy in the system, allowing the District's largest storage reservoir to provide water to customers in the 560 Pressure Zone, and all other connected zones, if PS6 becomes inoperable. The project will be constructed on Parcel No. 537980-0009, located at 16032 42nd Avenue S, within the City of Tukwila (City), and situated in Section 27, Township 23, Range 4 East. Refer to the attached Parcel Records for additional property information and legal descriptions. PS8 is conceptualized as a two-story structure with an approximately 1,300 square foot (sf) footprint. The bottom level would be below -grade and contain the pump room, while the upper level would be at -grade and house electrical and control equipment. In addition to the proposed pump station, work at the PS8 site would include the following. • Installation of a flow meter vault. • Construction of an approximately 350 sf concrete pad for an engine generator (EG). • Addition of a paved access driveway. • Addition of site landscaping. • Addition of site utility piping. Refer to the attached Site Plan, Design Plans, and Design Rendering. The project site lies within the City's Low Density Residential (LDR) Zone. Water pump stations are an "unclassified use" within the LDR Zone. As such, an Unclassified Use Permit (UUP) will be required, subject to a Public Hearing and approval by the City Council. The City will act as lead agency for concurrent State Environmental Policy Act (SEPA) review. The project will also include addition of water main within 42nd Avenue S, within the City of SeaTac (SeaTac); a Right -of -Way Use Permit will be obtained from SeaTac for this portion of the project. UNCLASSIFIED USE NARRATIVE In accordance with Tukwila Municipal Code (TMC) 18.66.060, the following narrative describes how the proposed project complies with the decision criteria for unclassified uses. Facilities have been undergrounded to the maximum extent practicable. Undergrounding the entire project would be infeasible due to the depth of excavation that would be required to house the pumps, electrical equipment, and EG. As such, all pumps and utility piping will be undergrounded, while electrical equipment and the EG will remain above grade. However, all 9/22/2017 4:23 PM 1 J:IDATAIHWD1116-0381PERMITSITUKWILAIHWD PS8 NARRATIVE FOR UUP.DOCX 11 Attachmeh43 Highline Water District Unclassified Use Permit Project Narrative Pump Station No. 8 September 2017 facilities will be housed within a structure that has been designed to integrate with the neighborhood's residential character. The above -ground element will allow the lot to appear cohesive with the single-family homes that surround the site. The project provides undergrounding of all appropriate and feasible facilities in compliance with TMC 18.66.060(1). The proposed pump station will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity. As an improvement to the water system, the project is expected to benefit public welfare. The existing water system lacks redundancy; in the event that PS6 become inoperable, customers within the 560 Pressure Zone would not be able to access water stored in the Crestview Reservoir. Safe drinking water is essential; the proposed PS8 would ensure that stored water continues to be accessible in an emergency. Measures have been taken to ensure that detrimental impacts from noise, lighting, or aesthetics to surrounding properties will not occur. Any noise produced on the site will comply with the City's noise ordinance (TMC Chapter 8.22), which mandates that sound produced within a residential district not exceed 55 A -weighted decibels (dB(A)) during the daytime or 45 dB(A) at night. Per TMC 8.22.100(10), water pump stations are exempt from the nighttime sound reduction. The pumps are not anticipated to produce noise levels greater than 55 dB(A) at adjacent properties during daytime or evening hours. The EG will primarily be operated during power outages, which qualifies for a noise level exemption under TMC 8.22.050(4). The unit will be housed in a Quiet Site II Second Stage enclosure, which provides the greatest level of noise attenuation available. In this configuration, the generator is expected to produce noise levels of approximately 74 dB(A) at 7 meters (23 feet). Occasionally, the District will need to exercise the EG to ensure that it continues to work properly; this use will comply with conditions as outlined in the City's Noise Ordinance. Lighting has been designed to reduce its visual impact on neighboring properties while keeping public safety and security at the forefront. Lighting is necessary to discourage criminal activity such as vandalism or trespassing. However, since the proposed pump station is located in a residential area, lighting design is intended to minimize its visual impact on neighboring properties. Lighting features will be directed downward and hooded to ensure that no light spills over to adjacent properties. In the interest of security, full-strength lighting will be motion -activated; otherwise, nighttime lighting will remain at half-strength. The screening effect from trees and shrubs incorporated into site landscaping is also expected to reduce lighting impacts. As such, lighting is not expected to be detrimental to adjacent properties. Fencing has been chosen to maximize security and aesthetics. Ameristar's Montage Il®, or similar industrial and high security ornamental steel fencing, will provide high security with a classically beautiful wrought -iron look. Architectural design has integrated residential features such as a front porch, typical residential cement board siding, and asphalt shingle roofing. Glass blocks on the building exterior will simulate windows, yet act as noise barriers and provide natural light inside the building. Two types of cement board siding have been incorporated to provide texture and detail to the exterior walls and gables. Exterior colors will be natural earth tone colors with simple accent trims to reduce the building's prominence and ensure it blends in with the natural environment. Due to the above measures to mitigate for lighting, noise, and aesthetic impacts, the project will not be materially detrimental or injurious to the public welfare or surrounding property, in compliance with TMC 18.66.060(2). 9/22/2017 4:23 PM 164 2 J:IDATAIHWD1116-0381PERMITSITUKWILAIHWD PS8 NARRATIVE FOR UUP.DOCX Attachment B Highline Water District Unclassified Use Permit Project Narrative Pump Station No. 8 September 2017 The proposed PS8 will be located within the LDR Zone and comply with all required development regulations. Per TMC 18.10.057, the maximum building footprint will be less than 35 percent of the lot area. More specifically, Parcel No. 537980-0009, a 10,050 sf lot, has a maximum allowable building coverage of 30.6 percent, or 3,077 sf. The pump station building will cover approximately 1,550 sf, which is well within the allowable limit. Additional development standards are as follows. • Minimum front setback: 20 feet (decks or porches: 15 feet) • Minimum side setback: 5 feet • Minimum rear setback: 10 feet • Maximum height: 30 feet Lot setbacks are shown on the Site Plan; no structures will be placed within setbacks. The pump station building will be the tallest structure on the lot at approximately 18 feet above grade. Parking requirements within TMC are not specified for water pump stations; parking for several District vehicles will be available along the access driveway but stalls will not be designated. As specified in TMC 18.52.030, a non-residential use within the LDR Zone requires Type 1 landscaping. A 15 -foot front perimeter landscape strip, along with 10 -foot side and rear yard landscaping, will be provided. See the Landscape Plan for details. Development standards for parking, landscaping, yards, and all other development regulations have been met, and are thus in compliance with the criteria of TMC 18.66.060(3). The proposed project will be located in a residential area and is surrounded by primarily single-family residences. The completed project has been designed to resemble a single-family home; its design by the architects of Page & Beard will blend in with neighboring homes and improve the aesthetic of the area. As such, the development will be compatible with surrounding land uses, as preferred by TMC 18.66.060(4). The proposed pump station is located in the McMicken neighborhood of the City, within the District's water service area. Residents of this area of the City rely on the District to provide safe and reliable water both now and in the future. An important component of planning for future water supply is evaluating the existing water supply infrastructure and planning for future improvement projects. The PS8 project is identified in the District's 2016 Water System Plan as necessary for improving redundancy of the water system and meeting the District's supply reliability criteria. As such, the proposed project is consistent with the goals, objectives, and policies of the Comprehensive Land Use Plan and other adopted area plans, as preferred in TMC 18.66.060(5). The project has been designed to avoid all adverse environmental impacts to public and private properties. Possible project locations were limited due to hydraulic considerations and proximity to the Crestview Reservoir and water transmission main tie-in. The site was ultimately chosen because of its potential to benefit public safety and the neighborhood's aesthetic character. Alternative locations would have required tearing down a livable home, while the chosen lot was occupied by a derelict building creating unsafe conditions. Squatters also occupied the home, and its availability was contributing to crime in the area. Since the lot borders Crestview Park, a community gathering spot, improving area safety greatly benefits the neighborhood. Full consideration of alternative designs to reduce and eliminate adverse impacts was also taken into account. The design measures incorporated mitigate for potential impacts to surrounding 9/22/2017 4:23 PM 3 J:IDATAIHWD1116-0381PERMITSITUKWILAIHWD PS8 NARRATIVE FOR UUP.DOCX Attachme1453 Highline Water District Unclassified Use Permit Project Narrative Pump Station No. 8 September 2017 properties as a result of noise, light, and aesthetics, as discussed previously. By considering and mitigating for possible adverse impacts, the project complies with the criteria of TMC 18.66.060(6). The proposed pump station will not have a significant adverse environmental or economic impact and is not considered an "essential public facility." As such, the criteria of TMC 18.66.060(7) do not apply, and compensatory mitigation will not be required. As discussed previously, PS8 is hydraulically limited to connect to the existing Crestwood Reservoir. There are no non-residential areas near the reservoir. In the City, the surrounding properties are zoned LDR, Neighborhood Commercial Center (NCC), and Residential Commercial Center (RCC). In SeaTac, nearby zones include Urban Low Density Residential (UL -7,200), and Neighborhood Business (NB). These zones are residential or support residential uses. As such, there is no reasonable non-residential alternative for the site (TMC 18.66.060(8)). Although the pump station is an unclassified use within the LDR Zone, its addition will benefit the neighborhood. The lot's on-site septic system (OS S) was failing; the project will eliminate the OSS, thereby removing a source of environmental contamination. The home that previously existed on the property was derelict and unfit for habitation. Removal of the squatters and subsequent demolition of the house improves neighborhood safety. By eliminating a haven for crime, the proposal is expected to benefit public safety and improve neighborhood character. Finally, site design will ensure that the proposed pump station is aesthetically pleasing by incorporating landscaping and architectural design. Landscaping, by increasing vegetation, provides additional local benefits. Plants filter pollutants from water, improve air quality, reduce stormwater runoff, and improve the livability of urban areas. For the reasons listed, the proposed pump station will provide tangible benefits as preferred in TMC 18.66.060(9). DESIGN REVIEW CRITERIA NARRATIVE As required, the proposed project has been designed with the criteria for multi -family, hotel, and motel developments (TMC 18.60.050(B)) in mind As summarized below, and as fully described in the preceding narrative, HWD's PS8 project is consistent with applicable criteria. Site Planning Building siting, architectural style, and landscaping have been chosen to harmoniously integrate into the neighborhood's character. Existing significant trees will be retained. The design uses landscaping and building shapes to provide a pleasing aesthetic for passersby on the sidewalk, as shown in the Design Rendering. Vegetation and landscaping have been maximized, while impervious surface has been minimized. Rain gardens have been incorporated into site design to serve the dual purpose of providing stormwater runoff control while enhancing aesthetic form and natural features. Building Design The pump station building will be composed of high-quality materials and, as discussed, will incorporate residential architectural details. See the Unclassified Use Narrative for details. 9/22/2017 4:23 PM 166 4 J:IDATAIHWD1116-0381PERMITSITUKWILAIHWD PS8 NARRATIVE FOR UUP.DOCX Attachment B Highline Water District Unclassified Use Permit Project Narrative Pump Station No. 8 September 2017 Landscape and Site Treatment Perimeter landscaping will enhance the proposed architectural features and provide a natural transition between the pump station and surrounding residential properties. Rain gardens have been incorporated into the design to provide stormwater control using low impact development, complementing and enhancing perimeter landscaping. Miscellaneous Structures All mechanical and electrical equipment will be contained within the pump station building, except for the EG, which will be screened on all sides by fencing and perimeter landscaping. As discussed previously, lighting shall be shielded and restrained, with no off-site glare spill over, and will only illuminate to full strength when motion is detected on site. 9/22/2017 4:23 PM 5 J:IDATA\HWD1116-0381PERMITS\TUKWILA\HWD PS8 NARRATIVE FOR UUP.DOCX Attachmen7B 168 November 30, 2017 Jaimie Reavis City of Tukwila Department of Community Development Jaimie.Reavis(a�TukwilaWA.gov (206) 431-3659 RE: Highline Water District Pump Station #8. File #s E17-0013, L170065, and L17-0066 Tukwila, Washington BP File # TPR -10234 To: Jaimie Reavis Olympic Pipe Line Company, LLC Right of Way Department 600 Southwest 39th Street Suite 275 Renton, WA 98057 A review of our records indicates there are no active pipelines owned or operated by BP Pipelines within the scope provided for the above referenced project. Included with this letter is a GIS map indicating the approximate location of the Olympic Pipeline. If the scope of your project has changed, or you disagree with the location of your project as indicated on the map please contact Ken Metcalf at 425-981-2575 or via email at kenneth.metcalf@bp.com. Please note that 811 the national One -Call number must be contacted for clearance prior to any excavation. Sincerely, Tim Fehr 3rd Party Contract Right of Way Supervisor Representing Olympic Pipe Line Company, LLC TF: km Attachmliat C 170 Attachment C TPR 10234 City of Tukwila Highline Water District Pump Station #8 07 Legend !n•._ N+'yi.M 7P 'eg41,:oe .4..4... F et 172 City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director DETERMINATION OF NON -SIGNIFICANCE (DNS) File Numbers: E17-0013 (SEPA); L17-0065 (Unclassified Use Permit); L17-0066 (Public Hearing Design Review); PL17-0056 (Land Use Project File) Applied: October 9, 2017 Issue Date: December 21, 2017 Applicant: Jeremy DelMar, Highline Water District Lead Agency: City of Tukwila Description of Proposal: Construct a new, approximately 2,600 square foot pump station for Highline Water District, including associated pump, electrical, and control equipment. Approximately 1,350 linear feet of water main will be installed within the right-of-way of 42nd Ave. S. and through a private easement to connect to Military Rd. S. Address: 16032 42nd Ave S, Tukwila, WA Parcel Number: 5379800009 This notice is to confirm the decision reached by Tukwila's SEPA Official to issue a Determination of Non -significance (DNS) for the above project based on the environmental checklist and the underlying permit application. The City has determined that the proposal does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21c.030(2) (c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. Project materials including the application, any staff reports, and other studies related to the permits are available Monday through Friday 8:30 a.m. - 5:00 p.m. for inspection at Tukwila Department of Community Development 6300 Southcenter Blvd., Suite 100, Tukwila, WA 98188. The project planner is Jaimie Reavis, who may be contacted at (206) 431-3659 for further information. This DNS is issued under WAC 197-11-340(2). Comments must be submitted by January 4, 2018. The lead agency will not act on this proposal for 14 days from the date below. Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov Attachme'it33 Highline Water District Pump Station #8 December 21, 2017 Page 2 Jack Pace, Responsible Official City of Tukwila 6300 Southcenter Blvd. Tukwila, WA 98188 (206) 431-3670 Date The decision is appealable to the Superior Court pursuant to the Judicial Review of Land Use Decisions, Revised Code of Washington (RCW 36.70C). Any appeal shall be linked to a specific governmental action. The State Environmental Policy Act is not intended to create a cause of action unrelated to a specific governmental action. Appeals of environmental determinations shall be commenced within the time period to appeal the governmental action that is subject to environmental review. (RCW 43.21C.075) Cc: Jeremy DelMar, Highline Water District Kenneth Metcalf, BP Pipelines Inc. State Department of Ecology, SEPA Division King County Assessor 174 Phone: 206-433-1800 • Email: Mayor@TukwitaWA.gov • Website: TukwilaWA.gov Attachment D Highline Water District Pump Station #8 Project Public Hearing March 5, 2018 Highline Water District Pump Station #8 Project 1. Review & Approval Process 2. Associated Permits & Public Outreach 3. Project Overview 4. Conclusions & Staff Recommendations Department of Community Development Highline Water District Pump Station #8 Public Hearing - March 5, 2018 Review & Approval Process • Project is subject to: • Unclassified Use Permit • Design Review • Type 5 Decision — Quasi-judicial matter based on UUP and Design Review criteria • City Council's role tonight: • Hold a public hearing • Decision — make motion to approve, approve with conditions, or deny the project access road ti tview Park 1 516 h St Department of Community Development Highline Water District Pump Station #8 Public Hearing - March 5, 2018 Associated Permits & Public Outreach • Notice of Application & Notice of Public Hearing: • Posted on site • Mailed • Advertised in Newspaper • Informational Open House • Held November 30, 2017 Department of Community Development Highline Water District Pump Station #8 Public Hearing - March 5, 2018 Highline Water District & Pump Station #8 Project Location ■ S 160TH ST MIN 111 min Enka -sag ME PROJECT PARCEL CRESTVIEW 110 RESERVOIR 2n0 St 5. '518 fi .JL4 JAL 'ow Lake .9ttgle Lake S 20 8 • re- RENTON ■ 1 fl Department of Community Development Highline Water District Pump Station #8 Public Hearing - March 5, 2018 Project Site & Surrounding Development Department of Community Development Highline Water District Pump Station #8 Public Hearing - March 5, 2018 Building Design Department of Community Development Highline Water District Pump Station #8 Public Hearing - March 5, 2018 Building Design 4 Department of Community Development Highline Water District Pump Station #8 Public Hearing - March 5, 2018 Building Design • �•LI Il'FdrrFl,.ai iiiii • ar Hill o-,�1 .ice Department of Community Development Highline Water District Pump Station #8 Public Hearing - March 5, 2018 Site Design / BOTTOM ELEV:-0.1.100 205 CUBIC FEET OF STORAGE NOWA SWALE 10,07YPE U1ADSCOPE BUFFER. TM SIDE MD REAR YARDS ExisTirlosiTE ccr,rroums, . TYR \ EPPELEV: EO P E LEV: MART I . I • PUMP STATION FEWSZTED FLOOR ELEV 44169 • • I . • " • • r.r 20' FRO1 SEBAC . ' • * 1 I 42ND AVE S 1 / RO1 DRAIN. PP, BATING DRIPEODE PBANAGE VALE 31,0" 16 P414 SETBiia ' " • .5' 01-0CBETE4C1011,.. " , ftNINGEIU2 • CivERFL OW EL EV 4450' SUTTON ELEV: 943.02 *CNC FEET OF STORAGE EK VA000EN WALLS TO BE RECUCED Wfl ROCKERY, PR 10 SEWER FASEMENT PER 12ND AVE, SOUTH SETTER EXTENSKTI CONSTRUCTION RECORDS 7.5' SEWER EASEMENT PER 42140 ALE. SOUTH SEWER EXTENSION CONSIRUOTKOI RECORDS Department of Community Development Highline Water District Pump Station #8 Public Hearing - March 5, 2018 Site Design Department of Community Development Highline Water District Pump Station #8 Public Hearing - March 5, 2018 Conclusions and Recommendations L17-0065 Unclassified Use Permit Approval of the UUP as proposed L17-0066 Design Review • Approval of the design of the site, building, landscaping, and miscellaneous structures as reflected in the staff report attachments. Department of Community Development Highline Water District Pump Station #8 Public Hearing - March 5, 2018 Next Steps Council Action following hearing: • May make a motion to approve the applications • May modify or deny the project based on the review criteria and the findings of fact in the staff report Staff: • Will issue a Notice of Decision, if approved Department of Community Development Highline Water District Pump Station #8 Public Hearing - March 5, 2018 HighlineWater District Pump Station No. 8 City of Tukwila Unclassified Use Permit and Design Review Jeremy S. DelMar, PE Engineering and Operations Manager HighlineWater District RH2 ENGINEERING 4Ci YEARS SINCE 1978 HighlineWater District Special Purpose District Formed in 1946 Serve Seven Cities: Burien Des Moines Federal Way Kent Normandy Park SeaTac Tukwila Unincorporated King County Port of Seattle Serve Population of 71,000 through 18,650 Service Connections amr Jr 1 S 18tlm31 CIService Area Boundary [i Burien n Normandy Park nSeelig Tukwila Uel Moines Kent Federal Way K1n9 County Il6rlr ieri�rn' 'Hy.-- 'hidaII" .�Jrmil4l 1,Il 0311 HighlineWater District Approximately 65% of water purchased from Seattle Public Utilities Produce 35% from own groundwater sources Four wells and three Water Treatment Plants 6.0 MG Average Day Demand 10.5 MG Max Day Demand Crestview 7.6 Reservoir Storage Facility McMicken (by PS -4) Heights Por[ of Seattle Bow Lake Tank P f N o tab SOW ewe feel North Hill Tank LEGEND Weber 6ykant • • • rs �.Fvrp Newer Foe fib_, II ktIVultanwe Zmas UPS 401 Zona 5313 Zem Star Lake Tank Fed al Way Why a New Pump Station? Pump Station 6 built in 1963 and updated in 1997, pumps water from Crestview Reservoir/SPU into 560 Pressure Zone 2016 Water System Plan identified need for new, modern Pump Station Improves Redundancy and Resiliency to system in event of a Failure to PS6 Help to ensure availability of storage in Crestview Reservoir to entire system Storage Facility McMicken (by PS -4) Heights .� i vhf worn, Port nF Seattle 4,11114. laimeOLIP �I i 4ID1i490 �aoz-ilk wor nom likk r- soui itk 111 AMIN Crestview 7.6 Reservoir Bow Lake Sank North HVII Tank LEGEND em Slater 0- Nwrrrm PUS 11.1161,1 tar= FmcIK Star Lake Tank £. Fe Ceras Way ',Auburn Location Considerations Within District Corporate Boundary • Proximity to Crestview Reservoir and SPU CRPL 4 (S 160th St) and PS6 Elevation to allow for gravity flow from Reservoir into PS Separate Power Supply (SCL vs PSE) Minimize Impacts to Neighborhood Cost Location Considerations A tWutar m m xmw..w...m... ,:.m.,. •+I= Legend LAI ®Parcels Currently for Sale T • i..1 (1 r4, 4252 5161001 St '.i Supply Sources! .. ''w III 1-13AIc.es I II Pump Stations / 1 ! � � St ' 1 r. - ^f "I r - - $1112050 n ill 1l"` 1 '1 Storage Facilities O A' 1. l-. -- .` I Vicinity Map District Boundary Contours - - ?r. - - lir �$.., r1� ��rr-, - 4450 S 150Th St 4736 8160th St Famelnsure . , Vacant Lot 4. 0121 Acres 024 Acres S,�,mo - p ! ;� �� HERE, Dawn.. r;1 X450 feet (Max BPS Ground Elevation) Pipes —560 zone —5€O00 Zone SPU . 15868 42nd Ares 0210 Acres WO ,25T1de0e 1111111 -= . - . ��_ T �' ~� - .-. _ a• G k — - _I• g r Potential Begs r istrict Station No. 8 �F- - Iii•.! ' '. � t11 •_ ,,_ � l! to to g f , I ! t 1211.11E.,-`_ - • L I •1, � t - _ .'R" �� r J -1 1 Imo- I. — r� _ -� • 444os,TmThst J Slake Offer _. 1 , y 8 5 --- ire I. 1-1 I, .4�.,Acres 1� — 15854 42nd Ave : .. _ 1 g Pa=g to Market - 440, 5 ,5001st �.. - 7`x-1 4427 S ,,:oar 5t l ... - 0.454 Acres 1 . ..i IlF Active- {{ II11II �. ` SA/ Acres. GJ -,f� y . • . On Market 0_473 Acres — (.,+ _ rA j� .. ..SjI f. I ! L.� 1HI ref. -y6-1 ,j.!!-rRi,..QQQ � I� i i I.-� �= 16032 42nd Ares Foredasum I ,1 �IMMO LFT } �a .°° �� 1 �!" btl •1 -11111111111191111111�� ung i1AII�. 1 in �111� gi r:1H ], ��—y{j — Mck icken Peighls ° fLese� r, and ® ilin111 * G I ��lir1'-'iuii Oita� �■ ■■ . 4 - '-'�--r —' _. �.'y9 m min ; ..� Aim Iv R Y- ■-NI !i,: .V. Ala ill 11 III X111 ' s mam ®r mi . NNYnCnr LLn•a,s MEr 111111111 ■ 1. NORTH 16032 42'Ave S,TukwiIaWA Dilapidated Home in Foreclosure Purchased in 11/2016 Demolished Home 2/2017 EXISTING HOUSE `G 6f DEMOLISHED SEE NOTES 'HES SHEET Preliminary Site Plan GTE N3RILE AID EGRESS Li WCAP®MEMW SEE LODOSCONM PURR FOR Stem CAE PER ARRnIRRiL RFORPAPIRHIYP, DLIODS.PMGMAKR. LED UEHTM3 YNTH YCTIEN RETECTGRE Ta RORER OORN TO 50'n LGHTIXG'ATTPOUT » WORDY DETECTED. UGIT' lJ RE RR= Al4AY PICU 40.0JI E PACIPMDES TW. OPT ELTIAE CCnON TO WATTTR worn mum,' NUY WIMR 4211D AVENUE rr. REMADE RMI GRIP -NM OARFIC14 ELEti.o EOrTCPA 13 -Et. DV iMQ431C PEET DI3T *R HEM 42ND AFT 3 111 1AMk{M MAELM MR PfFEI LmiOSCEP€ @II PP, TO 151aE mu 1 1 rxTOb ateRfaing* .. " M M' 4 �.sJdi r &iliVILWAVVIEWAMEN, .01111 firdelifilillillMMISHOr EXM1XC SAE CC IT 1JRS.. TVP. E[PE.E'I: ERPDE ERAT II 15 MYER EASEMENT PER •� ETED EPE 30�n+9FRER EETETERN. lmarRu nRrd111M RDS f 1 RAN 6EREERET tivaintwo mat 444m at 44 CT.91C FEET OF STOPk6E EY OE PG ROAN 5WLLE TD Ef RE9il.CETk51111 %WM.. TSP. W gRER Ei45EAERT PER ad`@ AVE yW1SEP,D nTE14KIX Etr4sttutmilluzarun PUMP STATION FINISHED FLOOR ELEP: 31 . PACO Arm,.-, 7," L L 13411.0 ITC DRIP EPEE DEL4UDE SPAME T 33ENfR EASEMOT PER MDR RIE. 9311TH SEWER PJRIH0EN COXSTPITCAON RECOPEE Exterior Aesthetics Front porch Cement board siding Asphalt shingle roofing Glass block windows Perimeter landscaping with rain gardens Decorative steel fencing from street oll'��I77r's ,Jlill10111linir Illlillllll!,�elij'! fll�Id�[1... 7.1...1..1..$..f31....IJP:F/7�N�1�P�NPiP Pump Station Mechanical • Two Story Building (pumps below ground) • Three 150 -hp horizontal split case centrifugal pumps • 5,000 GPM full capacity • Electrical and Maintenance Equipment above ground Noise Attenuation • Booster pumps located below grade • Use of Split Case Pumps • Stick Frame Building with interior noise insulation 500 KW Emergency backup power generator • Quiet Site II sound attenuation enclosure • Compliance with Tukwila's noise ordinance Pump Station 8 Summary • Increased reliability for 560 Pressure Zone • Ideal site location near Crestview reservoir and Pump Station No. 6 • Building designed to blend into suburban neighborhood • Pumps located below grade and sound attenuated external emergency generator QUESTIONS ?