HomeMy WebLinkAboutJ_Parking_Modification_Request_TenW Parking Modification Request
Benson-Petrovitsky Retail (Renton)
Transportation Planning | Design | Traffic Impact & Operations
11400 SE 8th Street, Suite 200, Bellevue, WA 98004 | Office (425) 889-6747
MEMORANDUM
DATE: September 16, 2022
TO: Jill Ding
City of Renton
FROM: Amy Wasserman
TENW
SUBJECT: Parking Modification Request
Benson-Petrovitsky Retail (PRE22-000218)
TENW Project #2022-257
This memorandum documents the parking modification request prepared for the proposed Benson-Petrovitsky
Retail project located on the northeast corner of Benson Drive S (SR 515) and SE Petrovitsky Road (SE 176th
St) in Renton. A parking modification request is allowed by Renton Municipal Code (RMC) 4-4-080 (F).
Project Description
The project site is located on three adjacent parcels on the northeast corner of the intersection of Benson Drive
S (SR 515) and SE Petrovitsky Road (SE 176th Street) in Renton as shown in the Attachment A vicinity map.
The proposed project would consist of up to 4,088 square feet (SF) of building area for a convenience market
with gasoline pumps (8 vehicle fueling positions (VPDs)) and a 2,850 SF bank with a drive-thru ATM lane.
Based on information provided by the applicant, tenants have been identified for each land use: Chase
would occupy the drive-in bank and 7-11 would occupy the convenience market/gas station.
Vehicular access to the site would be provided by two right-in right-out (RIRO) only driveways; one each on
SE Petrovitsky Road and Benson Drive S. A preliminary site plan is included in Attachment B.
City of Renton Code-Required Parking
Table 1 summarizes the minimum and maximum parking requirements for the Benson-Petrovitsky Retail uses
based on the City of RentonÊs Municipal Code (RMC) 4-4-080.
Table 1
City of Renton Municipal Code – Benson-Petrovitsky Retail Parking Demand
Building MINIMUM MAXIMUM
Use
Area
Size
Code Required
Parking Ratio1
Required
Parking (stalls)
Code Required
Parking Ratio1
Required
Parking (stalls)
Retail 2 4,100 SF 2.5 per 1,000 SF GFA 10 2.5 per 1,000 SF 10
Bank 2,850 SF 2.5 per 1,000 SF GFA 7 5 per 1,000 SF 14
TOTAL 17 24
1) City of Renton’s Municipal Code (RMC) 4-4-080.
2) RMC 4-4-080 (F) does not have specific parking requirements for convenience market/gas station uses. As a result, retail was
assumed for the proposed 7-11 gas station.
Parking Modification Request
Benson-Petrovitsky Retail (Renton)
TENW September 16, 2022
Page 2
As shown in Table 1, the minimum and maximum required parking for the Benson-Petrovitsky Retail site would
be 17 and 24 parking stalls, respectively. Since more than the City code allowed maximum parking is
proposed by the project, a parking modification is proposed; this is described next.
Parking Modification Decision Criteria
The Benson-Petrovitsky Retail project is proposing to provide a total of 44 parking stalls, which is greater than
the maximum parking allowed based on the CityÊs code as described above (24 stalls).
Based on Renton Municipal Code (RMC) 4-4-080 (F), a parking modification request is required for
developments proposing greater than 25 percent of the maximum number of permitted parking spaces. The
parking modification request must be in accordance with RMC 4-9-250 (D) and provide justification for
meeting the following decision criteria:
Renton Municipal Code (RMC) 4-9-250 (D)
Decision Criteria: Whenever there are practical difficulties involved in carrying out the provisions of
this Title, the Department Administrator may grant modifications for individual cases provided he/she
shall first find that a specific reason makes the strict letter of this Code impractical, that the intent and
purpose of the governing land use designation of the Comprehensive Plan is met and that the
modification is in conformity with the intent and purpose of this Code, and that such modification:
A) Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and the proposed
modification is the minimum adjustment necessary to implement these policies and objectives;
B) Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by the Code requirements, based upon sound engineering
judgment;
C) Will not create substantial adverse impacts to other property(ies) in the vicinity;
D) Conforms to the intent and purpose of the Code; and
E) Can be shown to be justified and required for the use and situation intended; (Ord. 4517,
5-8-1995; Ord. 4802, 10-25-1999; Ord. 5100, 11-1-2004; Ord. 5137, 4-25-2005;
Ord. 5369, 4-14-2008; Ord. 5981, 10-12-2020)
This parking modification request prepared for the proposed Benson-Petrovitsky Retail project is justified
through parking demand calculations based on the Institute of Transportation Engineers (ITE) Parking
Generation Manual (5th Edition, 2019) and documentation of compliance with the decision criteria
established by the City of Renton through RMC 4-9-250 (D).
Parking Modification Request
Benson-Petrovitsky Retail (Renton)
TENW September 16, 2022
Page 3
ITE Parking Generation Manual
Table 2 summarizes the parking demand calculations for the Benson-Petrovitsky Retail project based on the
Institute of Transportation Engineers (ITE) Parking Generation Manual (5th Edition, 2019):
Table 2
ITE Parking Generation – Benson-Petrovitsky Retail Parking Demand
ITE Peak Parking Demand1
Use Size
Peak Parking Demand
Ratio
Parking Demand
(stalls)
Super Convenience Market 2 4,100 SF 8.11 per 1,000 SF GFA 33
Drive-In Bank 2,850 SF 3.72 per 1,000 SF GFA 11
TOTAL 44
1) ITE Parking Generation Manual (5th Edition, 2019).
2) The ITE Parking Generation Manual does not include parking demand rates for convenience market/gas station uses.
As a result, Super Convenience Market (LUC 960) was assumed for the proposed 7-11 convenience market/gas station.
As shown in Table 2, using the ITE Parking Generation Manual to estimate the parking demand for the
proposed Benson-Petrovitsky Retail project results in a peak parking demand of 44 parking stalls which is
equal to the total parking supply proposed by the project.
Compliance with Decision Criteria
The following describes how the parking supply proposed with the Benson-Petrovitsky Retail project addresses
the decision criteria outlined in Renton Municipal Code (RMC) 4-9-250 (D):
A) Aligns with the Comprehensive Land Use Element and Community Design Element.
The proposed project is located within a Commercial Arterial Zone and is designated as a
Commercial Mixed Use site in the CityÊs Comprehensive Land Use Element. Unlike the Center Urban
and Center Downtown Zones, surface parking is not discouraged in the Commercial Arterial Zone.
Additionally, the CityÊs Comprehensive Land Use Element describes developments within a
Commercial Arterial Zone as „characterized by large surface parking in front of buildings.‰ As a
result, the Benson-Petrovitsky Retail project is expected to align with the CityÊs Comprehensive Land
Use Element and Community Design Element with the proposed parking supply.
B) Meets the objectives and safety, function, appearance, environmental protection and
maintainability intended by the Code requirements.
None of the objectives intended by the CityÊs parking code requirements are anticipated to be
impacted by increasing the parking supply for the Benson-Petrovitsky Retail project. Landscaping,
pedestrian connections, and screening will be provided throughout the proposed parking areas,
consistent with the City of RentonÊs Comprehensive Land Use Element. Additionally, the property
owner(s) will be responsible for maintaining the parking areas.
C) Not expected to create substantial adverse impacts to other properties in the vicinity.
Based on nationally recognized parking demand data and specific parking information provided by
the tenants, the proposed parking supply of 44 stalls would accommodate the estimated peak
parking demand of 44 stalls, and approval of this modification request is not expected to create
substantial adverse impacts to other properties in the vicinity. In fact, providing parking in the amount
Parking Modification Request
Benson-Petrovitsky Retail (Renton)
TENW September 16, 2022
Page 4
to meet tenant demand would minimize impacts to other adjacent properties by eliminating potential
parking spillover if there is insufficient parking to meet demand.
D) Conforms to the intent and purpose of the Code.
The CityÊs maximum parking code requirements intend to limit the use of vehicular traffic to and from
a project site and promote alternative modes of transportation. However, the future tenants that will
occupy the Benson-Petrovitsky Retail project site are both designed for vehicular users (i.e., drive-in
bank and convenience market with gas station). As a result, the intent to reduce and promote alternate
modes of travel do not apply to this specific site given the land uses proposed with the project align
with the CityÊs Comprehensive Land Use Element.
E) Can be shown to be justified and required for the use and situation intended.
Based on the letters provided by the future tenants of the Benton-Petrovitsky Retail project (see
Attachment C), it is evident that the parking supply proposed with the project is justified and needed
to meet demand and minimize impacts to adjacent properties.
Conclusion
The applicant requests the CityÊs approval of a parking modification to provide a total parking supply of 44
stalls for the proposed Benson-Petrovitsky Retail project as follows:
· The proposed parking supply of 44 stalls would accommodate the estimated peak parking demand
of 44 stalls based on the ITE Parking Generation Manual.
· The proposed parking supply and enclosed parking modification request complies with the decision
criterion established by the City of Renton.
If you have any questions regarding the information presented in this memo, please contact me at (425) 250-
0579 or amy@tenw.com.
Attachments:
A. Project Site Vicinity
B. Preliminary Site Plan
C. Tenant Letters Justifying Parking Supply
Parking Modification Request
Benson-Petrovitsky Retail (Renton)
ATTACHMENT A
Site Vicinity
Parking Modification Request
Benson-Petrovitsky Retail (Renton)
ATTACHMENT B
Site Plan