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HomeMy WebLinkAboutD_Admin_Report_Shell_Gas_Station_180717.pdfDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Admin_Report_Shell_Gas_Station_180717 A. ADMINISTRATIVE MODIFICATION REPORT & DECISION DECISION: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED REPORT DATE: July 17, 2017 Project Name: Renton Sunset Shell C-Store Owner: Yadav & Gill LLC, 2800 NE Sunset Blvd., Renton, WA 98056 Applicant/Contact: Ken Khorami, Avalon Project Inc., 1603 116th Ave. NE #115, Bellevue, WA 98004 Project File Number: PR16-000181 Land Use File Number: LUA17-000416, MOD, MOD Project Manager: Vanessa Dolbee, Current Planning Manager Zoning Classification: Center Village (CV) Summary of Request: The applicant is requesting two modifications, one from Urban Design District D and a second street modification. Two design standards are requested to be modified as follows: 1) RMC 4-3-100E2. Parking and Vehicular Access, Surface Parking location. The request to permit surface parking between the building and NE 10th St. and NE Sunset Blvd. which is not permitted by the design district. 2) RMC 4-3-100E5. Building Architectural Design, Ground Level Details. The modification request is to provide a wall claiming trellises with a two foot deep planting bed, in lieu of providing 50% transparent windows and/or doors for that portion of the façade between 4 ft. and 8 ft. above ground along the NE 10th St. façade. The street modification requested is to conform to a modified principal arterial street standard which is consistent with the City’s Transportation Department’s corridor plan for NE Sunset Blvd. resulting in a right of way width of 100 ft. The paved roadway width would be 60 ft. consisting of 4 – 12 foot travel lands and 1 - 12 foot center two-way left turn lane. A 0.5 ft. curb, 8 ft. planter, and 12 ft. sidewalk along reach side of the roadway. Project Location: 2800 NE Sunset Blvd. Site Area: 0.26 ac (11,250 SF) City of Renton Department of Community & Economic Development Administrative Modification Report & Decision RENTON SUNSET SHELL C-STORE LUA17-000416, MOD, MOD July 18, 2017 Page 2 of 7 D_Admin_Report_Shell_Gas_Station_180717 B. EXHIBITS: Exhibit 1: Staff Report Exhibit 2: Modification Request Justification Exhibit 3: Site Plan Exhibit 4: Elevations Exhibit 5: Civil Construction Utility Plan Exhibit 6: Advisory Notes C. PROJECT DESCRIPTION/BACKGROUND: The subject site is located along the NE corner of the intersection of NE 10th St. and Sunset Blvd. NE. The applicant is proposing to re-construct an existing 1,304 sf convenience store located at the current site. The new convenience store would be approximately 2,000 sf in size. The existing gas refilling station would remain as it exists today. All new structures are required to comply with the City’s Urban Design District Standards and provide right-of-way improvements. D. ANALYSIS OF REQUEST: Modification Analysis: The applicant is requesting a modification from RMC 4-6-060 in order to modify the principal arterial road standard which would require five lanes and have a right of way width of 103 ft. with a paved roadway width of 66 ft. consisting of 4 – 11 ft. travel lanes, 1 – 12 ft. center two-way left turn lane, and 2 – 5 ft. bike lanes. A 0.5 ft. curb, 8 ft. planter strip, 8 ft. sidewalk, and 2 ft. clear at the back of sidewalk would be required on both sides of the roadway. A right of way dedication of approximately 1.5 ft. would be required along the site’s frontage to conform to RMC 4-6-060. The requested modification is for a right-of-way width of 100 ft., and design consistent with The City’s Transportation Department established corridor plan. The modified paved roadway section is 60 ft. consisting of 4 – 12 ft. travel lanes and 1 – 12 ft. center two-way left turn lane. A 0.5 ft. curb, 8 ft. planter, and 12 ft. sidewalk would be required along each side of the roadway. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification, subject to conditions as noted below: Compliance Modification Criteria and Analysis  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. Staff Comment: The Land Use Element has applicable policies listed under a separate section labeled Promoting a Safe, Healthy, and Attractive Community. These policies address walkable neighborhoods, safety, and shared uses. The intent of the policies are to promote new development with walkable places that support grid and flexible grid street and pathway patterns, and are visually attractive, safe, and healthy environments. The requested street modification is consistent with these policy guidelines.  b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The City’s Public Works Transportation section and Economic Development section have reviewed NE Sunset Blvd and the surrounding area and City of Renton Department of Community & Economic Development Administrative Modification Report & Decision RENTON SUNSET SHELL C-STORE LUA17-000416, MOD, MOD July 18, 2017 Page 3 of 7 D_Admin_Report_Shell_Gas_Station_180717 have determined that a modified principal arterial street section is more suitable for the portion of NE Sunset Blvd. adjacent to the site. The roadway section for this portion of NE Sunset Blvd. is currently being designed by the Transportation section. The modified principal arterial section proposed will conform to the design criteria outlined by the Transportation section.  c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: There are no identified adverse impacts to other properties from the requested modification.  d. Conforms to the intent and purpose of the Code. Staff Comment: See comments under criterion ‘b’.  e. Can be shown to be justified and required for the use and situation intended; and Staff Comment: See comments under criterion ‘b’.  f. Will not create adverse impacts to other property(ies) in the vicinity. Staff Comment: See comments under criterion ‘c’. Design District Modification Analysis: The applicant is requesting a modification from RMC 4-3-100E2 and RMC 4-3-100E5 Urban Design Regulations in order to allow vehicular parking between the building and the public street and allow for a reduction in the 50% transparency requirement and vegetation planter size standards for the façade facing NE 10th St. The proposal is compliant with the following modification criteria, pursuant to RMC 4-3-100F and 4-9-250D, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification, subject to conditions as noted below: Compliance Modification Criteria and Analysis  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. Staff Comment: The subject site is located in the Commercial Mixed Use (CMU) Land Use Designation and the Commercial Village Zone (CV). The CV zone is an area that is characterized by existing commercial and multi-family core served by transit. This zone is intended to revitalize an area creating a vibrant, urban center. The redevelopment of an existing convenience store would further the purpose of the CMU Land Use Designation and the CV zone by supporting the revitalization of the existing site. Goal L-G of the Comprehensive Plan encourages the transition of non-conforming structures and Goal L-L looks to transform concentrations of pre-existing linear commercial area into multi-use neighborhoods, characterized by enhanced planning. The redevelopment of an old non-conforming structure into a new conforming building would substantially implement the policy direction of the Comprehensive Plan Land Use Element as demonstrated in Goal L-G and L-L. The two minor modifications requested from the design district would allow the convenience store to be re-built in the same location that it currently exists on site and would provide for an enhanced pedestrian experience beyond what exists today. These two requests are the minimum adjustment necessary. City of Renton Department of Community & Economic Development Administrative Modification Report & Decision RENTON SUNSET SHELL C-STORE LUA17-000416, MOD, MOD July 18, 2017 Page 4 of 7 D_Admin_Report_Shell_Gas_Station_180717 Compliant if Conditions of Approval are Met b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The applicant contends the proposed improvements are consistent with the City’s planned improvements to NE Sunset Blvd. and recognize the particular conditions of the property, including multiple driveways and minimum required parking for the specified use. Staff concurs the proposed modification would meet the objectives of function and maintainability intended by the code requirements. The site is located at the intersection of NE 10th St. and NE Sunset Blvd. This unique location on a corner lot, the site’s small size, and the necessary vehicular movements to allow the gas pumps to continue to operate in the same location limits the applicant’s options for vehicular parking on the site. The applicant has proposed 5 parking stalls for the convenience store which complies with the codes minimum and maximum parking stall requirement for a 2,000 sf retail store. All surface lots are proposed to be screened from the right- of-way by a vegetative screen including emerald green cedars and millennial shrubs. The façade fencing NE 10th Street contains an access door and one large store front window. Both the door and the window would be installed with clear transparent glass. However, approximately 20 linear feet located on the west side of the façade would have no windows. Based on the provided floor plans this area is designed for the walk-in coolers. Due to the presence of the cooling system, windows are not practical in this location along the wall. In exchange the applicant has proposed to provide a trellis system with tempered glazing awning and a metal wall claiming green trellises designed for plants to climb, i.e. a green wall. A landscape plan was not provided with the design modification as such, staff recommends as a condition of approval that an evergreen vining plant be proposed in this location to ensure that green foliage is present all year long. The combination of provided glazing and the 2 ft. vining plant planter box meets the intent and objections of the code by sufficiently screening the blank wall.  c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: The new design of the convenience store would be an improvement from the existing store in terms of aesthetics and the pedestrian experience. The design modifications to allow parking between the street and a green wall along a portion of the façade facing NE 10th St. would not be injurious to other properties in the vicinity.  d. Conforms to the intent and purpose of the Code. Staff Comment: See comments under criterion ‘a’ and ‘b’.  e. Can be shown to be justified and required for the use and situation intended; and Staff Comment: See comments under criterion ‘b’.  f. Will not create adverse impacts to other property(ies) in the vicinity. Staff Comment: See comments under criterion ‘c’. Compliance not yet demonstrated g. The project as a whole meets the intent of the minimum standards and guidelines in subsections E1, E2, E3, E4, E5, E6, and E7 of the design regulations City of Renton Department of Community & Economic Development Administrative Modification Report & Decision RENTON SUNSET SHELL C-STORE LUA17-000416, MOD, MOD July 18, 2017 Page 5 of 7 D_Admin_Report_Shell_Gas_Station_180717 Staff Comment: The remainder of the design standards and regulations would be evaluated as a part of the Building Permit application.  h. The requested modification meets the intent and guidelines of the applicable design standard RMC 4-3-100E2. Parking and Vehicular Access, Surface Parking location. Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back of buildings. Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the parking area and associated vehicles. Large areas of surface parking shall also be designed to accommodate future infill development. RMC 4-3-100E5. Building Architectural Design, Ground Level Details Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale character of the pedestrian environment; and ensure that all sides of a building within near or distant public view have visual interest. Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood siding is encouraged. The primary building entrance should be made visibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting (illustration below). Detail features should also be used, to include things such as decorative entry paving, street furniture (benches, etc.), and/or public art. Staff Comment: As noted above in criterion ‘b’, the surface parking lot is designed to reduce the visual impact of the parking area by providing a landscaping screen. The site is constrained by shape and size and cannot accommodate future in-fill development without being combined with adjacent sites. As such the design of the surface parking combined with the landscaping meets the intent and the guidelines of RMC 4-3-100E2. As noted above in criterion ‘b’, the proposed green wall and associated trellis would ensure that the façade facing NE 10th St. would be visually interesting and provide human-scale character. The NE 10th St. façade is designed with a combination of clear glazing, green screen, cement hardie board, trellis, metal coping, curtained monogram dutchlap, and painted CMU. As designed the NE 10th St. façade would meet the intent and guidelines of RMC 4-3-100E5.  i. The modification will not have a detrimental effect on nearby properties and the City as a whole; Staff Comment: See comments under criterion ‘c’  j. The deviation manifests high quality design; and Staff Comment: See comments under criterion ‘h’.  k. The modification will enhance the pedestrian environment on the abutting and/or adjacent streets and/or pathways. Staff Comment: The modifications allow for an enhanced pedestrian environment as the old non-conforming structure would become conforming. In addition, the upgrades to the site such as pedestrian connections from the sidewalk to the convenience store entrance, pedestrian scale amenities such as picnic tables, planters, fountains, façade CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeModificationReport&DecisionRENTONSUNSETSHELLC-STORELUA17-000416,MOD,MODJuly18,2017Page6of7lighting,etc.wouldenhancethepedestrianenvironmentontheabuttingandadjacentstreets.E.DECISION:Theproposalsatisfies11ofthe11criterialistedinRMC4-3-100andRMC4-9-250forapprovalofmodificationstodesigndistricts,andtheproposalsatisfies5ofthe5criterialistedinRMC4-9-250formodificationtostreetstandards.Therefore,theRentonSunsetShellC-StoreDesignDistrictandStreetModificationRequest,FileNo.LUA17-000416,isapprovedandissubjecttothefollowingconditions:1.AnevergreenviningplantshallbeplantedtogrowonthegreenwallalongNE;0thsuchplanttypesshallbeprovidedinalandscapeplanforreviewandapprovalbytheCurrentPlanningProjectManagerpriortobuildingpermitissuance.DATEOFDECISIONONLANDUSEACTION:SIGNATURE:J]/117JenniferHenning,PlanningDirectorDateTRANSMuTEDthis18dayofJuly,2017totheOwner/Applicant/Contact:Owner:Applicant/Contact:Yadav&GillLLCKenKhorami2800NESunsetBlvd.AvalonProjectInc.Renton,WA980561603ll6thAve.NE#115Bellevue,WA98004K.LANDUSEACTIONAPPEALS,REQUESTFORRECONSIDERATION,&EXPIRATION:1Theadministrativelandusedecisionwillbecomefinallithedecisionisnotappealedwithin14daysofthedecisiondate.APPEAL:ThisadministrativelandusedecisionwillbecomefinalifnotappealedinwritingtotheHearingExamineronorbefore5:00PMonAugust1,2017.Anappealofthedecisionmustbefiledwithinthe14-dayappealperiod(RCW43.21.C.075(3);WAC197-11-680),togetherwiththerequiredfeetotheHearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.RMC4-8-110.BgovernsappealstotheHearingExaminerandadditionalinformationregardingtheappealprocessmaybeobtainedfromtheCityClerk’sOffice,(425)430-6510.EXPIRATION:TheModificationdecisionwillexpiretwo(2)yearsfromthedateofdecision.Asingleone(1)yearextensionmayberequestedpursuanttoRMC4-9-250.RECONSIDERATION:Within14daysofthedecisiondate,anypartymayrequestthatthedecisionbereopenedbytheapprovalbody.Theapprovalbodymaymodifyhisdecisionifmaterialevidencenotreadilydiscoverablepriortotheoriginaldecisionisfoundorifhefindstherewasmisrepresentationoffact.Afterreviewofthereconsiderationrequest,iftheapprovalbodyfindssufficientevidencetoamendtheoriginaldecision,therewillbenofurtherextensionoftheappealperiod.Anypersonwishingtotakefurtheractionmustfileaformalappealwithinthe14-dayappealtimeframe.D_Admin_Report_ShellGas_Station_180717 City of Renton Department of Community & Economic Development Administrative Modification Report & Decision RENTON SUNSET SHELL C-STORE LUA17-000416, MOD, MOD July 18, 2017 Page 7 of 7 D_Admin_Report_Shell_Gas_Station_180717 THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. 6. Justification for the Modification Request The modification request is made pursuant to the direction of the City of Renton. See attached. City staff reviewed the planning standards. SURFACE PARKING Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back of buildings. Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the parking area and associated vehicles. Large areas of surface parking shall also be designed to accommodate future infill development. BUILDING LOCATION AND ORIENTATION Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to other structures and open space. To ensure an appropriate transition between buildings, parking areas, and other land uses; and increase privacy for residential uses. Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well as with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented environment. Lots shall be configured to encourage variety and so that natural light is available to buildings and open space. The privacy of individuals in residential uses shall be provided for. The requested modifications comply with each of the following criteria: a. Parking shall be located so that no surface parking is located between, A building and the front property line; and/or A building and the side property line (when on a corner lot) The proposed implements the following goals and policies of the Land Use Element: The onsite parking stall shall be screened with evergreens from surrounding streets as dictated with the approval of City of Renton Planning Department. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering and planning judgment. The proposed improvements are consistent with the City’s planned improvements to N.E. Sunset Blvd. and recognize the particular conditions of this property, including multiple driveways (one a shard driveway with other businesses) and minimum required parking for the specific use of this property. c. Will not be injurious to other property(ies) in the vicinity; The proposal includes evergreen planting surrounding all parking stalls between the building and the site surrounding streets, while preserving access to adjacent properties through existing driveways. The improvements will not be injurious to other properties. The reduction in the south facing planter wall from 5 feet to 3 feet is requested to include the necessary features for ADA parking and patio area requested by the City Planning Department. d. Conforms to the intent and purpose of the Code; The purpose of the onsite parking standard (screening) is to: establish design standards and development requirements for mainly street appearance. e. Can be shown to be justified and required for the use and situation intended; and The proposed improvements are presented for the use and situation intended. The proposed improvements are consistent with the City’s planned request and consider the particular conditions of this property, including multiple driveways and required frontage parking. f. Will not create adverse impacts to other property(ies) in the vicinity. As stated above, the proposal includes onsite (evergreen (emerald greens)tree screening elements) to all parking stalls between the building and the front and side property lines including a minor reduction in building planter depth along the building south wall, awhile preserving access to adjacent properties through an existing driveway. The improvements proposed will not be injurious to other properties. g. thru k. Will adhere closely with minimum standards and guidelines nor have detrimental impact on nearby properties in the vicinity. The onsite proposal will further enhance the appearance of the intersection and neighborhood while closely following the intent of the land use standard and code as a whole. 6. Justification for the Modification Request PEDESTRIAN CIRCULATION Intent: To create a network of linkages for pedestrians, that is safe and convenient, enhances the pedestrian environment, and provides a way for pedestrians to walk from one location to another without having to drive their vehicle. Guidelines: The pedestrian environment shall be given priority and importance in the design of projects. Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity and encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to pedestrians and drivers. The modification request is made pursuant to the direction of the City of Renton. See attached. City staff reviewed the street standards, the City’s planned improvements to N.E. Sunset Blvd. and the particular conditions of this property, including multiple driveways and drive aisles. After consideration, staff required the improvements that are proposed. The requested modifications comply with each of the following criteria: 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; The proposed implements the following goals and policies of the Land Use Element: Goal L-K (provide an energetic business environment), Goal L-BB (ensure new development is functional and attractive); Policy L-57 (complement the built environment with landscaping appropriate to the situation and circumstance). There is currently no “Community Design Element” in the Renton Comprehensive Plan. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. The proposed improvements are consistent with the City’s planned improvements to N.E. Sunset Blvd. and recognize the particular conditions of this property, including multiple driveways (one a shard driveway with other businesses) and drive aisles serving the existing gas station pumps. c. Will not be injurious to other property(ies) in the vicinity; The proposal includes improvements to N.E. Sunset Blvd., preserving access to adjacent properties through an existing driveway. The improvements will not be injurious to other properties. d. Conforms to the intent and purpose of the Code; The purpose of the street standards is to: establish design standards and development requirements for street improvements to ensure reasonable and safe access to public and private properties. These improvements include appropriately scaled sidewalks related to the urban context, a range of landscape buffers, curbs, gutters, street paving, monumentation, signage, and lighting, to be developed with complete streets principles. Complete streets principles are to plan, design, and operate streets to enable safe and convenient access and travel for all users including pedestrians, bicyclists, transit riders, and people of all ages and abilities, as well as freight and motor vehicle drivers, and to foster a sense of place in the public realm with attractive design amenities. Renton Municipal Code §4-6-060.A. Here, the proposed improvements ensure reasonable and safe access to private property. They are consistent with the City’s planned improvements to N.E. Sunset Blvd. and recognize the specific characteristics of the property. e. Can be shown to be justified and required for the use and situation intended; and The proposed improvements are justified and required for the use and situation intended. The proposed improvements are consistent with the City’s planned improvements to N.E. Sunset Blvd. and recognize the particular conditions of this property, including multiple driveways (one a shard driveway with other businesses) and drive aisles serving the existing gas station pumps. f. Will not create adverse impacts to other property(ies) in the vicinity. As stated above, the proposal includes improvements to N.E. Sunset Blvd., preserving access to adjacent properties through an existing driveway. The improvements will not be injurious to other properties. 1 AVALON PROJECT INC. 1603 116th Ave NE #115 Bellevue, WA 98004 Project Narrative Proposed (New Construction) Commercial – Sunset Shell Convenience Store City of Renton Planning Division 1055 South Grady Way Renton, WA 98057 425-430-7200 Project Title: Sunset Shell – 2800 NE Sunset Blvd – Renton, WA 98056 Applicant Information  Name: Avalon Project Inc.  Address: 1603 116th Avenue #115 Bellevue, WA 98004  Contact: Glen Merkel  Phone: 714-336-4714  Email: glen@avalonproject.us Avalon Project is proposing the construction of a new 2000 square foot convenience store at 2800 NE Sunset Blvd to replace the demolished 1304 square foot convenience store. Current Use: The current use of site is convenience/retail store (approx.1304 sf.) and vehicle gas refilling services at the intersection of NE 10 th St and NE Sunset Blvd. Zoning designation CV, occupancy group M. The adjacent properties at all corners of the intersection are zoned CV. The properties immediate to the north and east are also in the CV zone. Proposed Use: The future proposed use is for a convenience/retail store (approx. 2000 sf.) with existing vehicle gas refilling services to remain. All zoning and use to remain the same. The estimated construction cost shall be 400k. No trees anticipated for removal. In addition, no fill or excavation is proposed for this project so no fill statement is required. The proposal shall comply with the necessary improvements within the ROW along NE10th Street (inclusive of curb radius, ada ramps, sidewalks, landscaping, and 2.5’ dedication etc) and Sunset Blvd NE Scope of the Project and Proposed Improvements: The project footprint will replace the demolished 1304 sf. convenience store structure with construction of a new single story (2000 sf.) wood frame type V-B. The (new) structure will adhere to Renton Commercial Development Codes and Standards including Urban Design Regulations, and Landscaping Regulations. The gas canopy structure shall be altered to remove any structure encroachment along Sunset Blvd NE at the owner’s expense. Sincerely, Glen Merkel NE SUNSET BLVD.NE 10TH ST. GAS PUMPISLAND ROOFSET 1/2" REBARW/YPC LS"50711"FND. YPC0.20'S OFCORNERSET NAIL &WASHERLS "50711"FND. MON. IN CASE1-1/2" BRASS DISK W/PUNCHDWN 0.7' @INTXNE SUNSET BLVD. AND NE 10TH ST.CORNER OFCANOPY IS2.23'SE OFLINECORNER OFCANOPY IS1.75'SE OFLINE30'BASIS OF BEARING - MONUMENTED CL NE SUNSET BLVD. N35°42'EPLAT OF RENTON HIGHLANDS #2 CORRECTED(EXISTING TO REMAINAND UNIMPROVED)OUTLINE OF EXISTINGCONVENIENCE STOREAPPROX 1304 SF. (+/-)DESCRIPTION OF USE: (NEW) CONVENIENCE STORE/RETAILTAX PARCEL NO.722780 - 1201LEGAL DESCRIPTION:LOT IS SW'RLY 125' OF THE SE'RLY 90' OF BLOCK 39. OF PLATOF RENTON HIGHLANDS #2 - CORRECTED.VOL. 57, PGS. 92-98 INC., BOOK OF PLATS,RECORD OF KING COUNTY, WANOTE:REFER TO RECORD OF SURVEY DATED 8-07-2014 FOR ALLOTHER PERTINENT INFORMATION NOT SHOWN ON THEPRELIMINARY SITE PLAN.51' - 10" (APPROX. SB)54' - 0"13' - 8 1/2"ROWNE SUNSET BLVD.NE 10TH ST.32' - 4"90' - 0"33' - 3"48' - 2 1/2" (+/-) SYSB73' - 2"6' - 10 1/2"50' - 0"5' - 0"20' - 0"9' - 0"9' - 0"9' - 0"8' - 0"5' - 0"SIDEWALKPROPOSED 2020 SQ.FT BUILDING1234SIDEWALK5' - 0"AISLE 1AISLE 25' - 0"HATCHED AREA OF GASCANOPY TO BE REMOVED(PORTION ENCROACHINGOVER CITY ROWAT OWNER DEVELOPMENTEXPENSE PRIOR TO FINALOCCUPANCYSIDEWALKEXISTING TRANSITSHELTERKC METRO TO APPROVERE-INSTALL PLAN ANDDETAILS AS SUBMITTEDBY THE GENERALCONTRACTOREXIST'G ROW FROMCENTERLINE9' - 9"SAWCUT EXIST'GASPHALT PAVING ANDPOUR NEW STAMPEDCONCRETE WALKWAYFLUSH TO EXISTINGSURFACEPATTERN PEROWNER'SSPECIFICATIONS(1) MIN. GLOBALINDUSTRIAL 46"SQUARE IN-GROUNDMOUNT PICNICTABLE, EXPANDEDMETAL, BLACK(1) GLOBALINDUSTRIAL 72"EXPANDED METALMESH BENCH WITHBACK REST BLACK10' LANDSCAPING AREA BUFFER SHALLCONFORM TO CITY OF RENTONLANDSCAPING IMPROVEMENT STANDARSDALONG PUBLIC STREET FRONTAGEREFER TO LANSCAPING NOTES ABOVE. SITETO USE DROUGHT TOLERANT PLANTING.8' LANDSCAPING AREA BUFFER SHALLCONFORM TO CITY OF RENTON LANDSCAPINGIMPROVEMENT STANDARDS ALONG PUBLICSTREET FRONTAGE - BACK OF CURBREFER TO LANSCAPING NOTES ABOVE. SITETO USE DROUGHT TOLERANT PLANTING.12' MULTI USE TRAIL SHALL CONFORM TOCITY OF RENTON LANDSCAPINGIMPROVEMENT STANDARDS ALONG PUBLICSTREET FRONTAGECONSTRUCT 25' WIDEREFER TO CIVILDRAWINGSEXISTINGJOINT USE (RMC 4-4-0817)6' - 9"3' - 0"SAWCUT EXIST'G ASPHALTPAVING AND POUR NEWSTAMPED CONCRETEWALKWAY FLUSH TOEXISTING SURFACEPATTERN PER OWNER'SSPECIFICATIONSSAWCUT EXIST'G CURB ANDPOUR NEW STAMPEDCONCRETE WALKWAY THRULANDSCAPING BUFFER ANDBUTT INTO CITY SIDEWALK5' WIDE LANDSCAPEBUFFER W/ SPACEDEMERALD GREENCEDARS ANDMILLENNIAL SHRUBSAND BEAUTY BARK.REFER TOLANDSCAPINGNOTESLANDSCAPEBUFFER W/SPACED WILLOWOAK TREES ANDMILLENNIALSHRUBS ANDBEAUTY BARK.INSTALL NEW ADA RAMPLOCATION AS SHOWN ONCIVIL SHEET C2REFER TO SHEET C1 CIVILFOR ALL REQUIREDCORNER DETAILS ANDROW DEDICATIONIMPROVEMENTSTRASHENCLOSURELOCATION8' - 0"PLANTER -REFER TO SHT.A2.0 AND A3.111MIN.6' - 0"11REFER TOLANDSCAPINGNOTE b. THIS SHEETREFER TOLANDSCAPINGNOTE C. THIS SHEETADDITIONAL (3) 6' HIGHCEDAR FOR PARKINGSTALL SCREENINGHERE1SEE DETAILS4 AND 5THIS SHEET1(4) GAS SERVICE LANES NOTIMPACTED BY CURRENTDEVELOPMENT REQUEST8' - 0"12' WCANOPY2' - 0"16' - 0"8' - 0"8' - 0"25' - 0"SIDEWALK9 ' - 0 "20' - 0"5TYPICAL CONCRETEWHEELSTOP2' - 6" DEDICATION120' - 0"9' - 0"S35 45' 13"W 122.50'6" RYSB6' SYSBS54 38' 21"E 90.01'S35 45' 13"W 115.0'S54 38' 21"E 90.01'56' - 0" (+/-) FYSBG. MerkelMarch 29 - 20171603 116TH Ave NESheetDate:Drawn By:Scale:Client:Suite 115Bellevue, WA 980041B17001464APRIL 24/2017As indicatedA1.12800 NE SUNSET BLVD RENTON, WA 98056RENTON SUNSET SHELL C - STORESUNSET SHELLSITE PLAN AND DETAILS 1" = 20'-0"1EXISTING SITE CONDITION 1" = 100'-0"4VICINITY MAP 1" = 20'-0"2PROPOSED SITE PLANSITE DATAADDRESS:2800 NE SUNSET BOULEVARDRENTON WA 98059OWNER:YADAV & GILL LLC2800 NE SUNSET BLVDRENTON WA 98059ZONING:CV - CENTER VILLAGE WITH URBAN DESIGN DISTRICT 'D' OVERLAY - VERIFY "GATEWAY INTERSECTION"SITE AREA: 11250 SFPROPOSED BUILDING: 2000 SFMAX LOT COVERAGE:65 PERCENT OR 7312.5 SFCV SETBACKSFRONT: 10'SIDE (ALONG STREET) 10'SIDE: 0'REAR: 0'PEDESTRIAN ACCESS: YESSITE TO SITE ACCESS:YESREFUSE/RECYCLING:YES, PER RMC 4-4-090, 100 SF MIN,, 6' OPAQUE FENCESCREEN AND COVERED(UNDER SEPERATE BUILDING PERMIT)LANDSCAPING NOTES:ALL LANDSCAPING SHALL INCLUDE A MIXTURE OFTREES, SHRUBS, AND GROUNDCOVERAS APPROVEDBY THE DEPARTMENT OF COMMUNITY ANDECONOMIC DEVELOPMENTPARTIAL SIGHT OBSCURING LANDSCAPING ORLANDSCAPING PLUS FENCING SHALL BE, SIX FEET (6')HIGH AT MATURITY AND AT LEAST FIFTY PERCENT(50%) SIGHT-OBSCURINGFULL SIGHT OBSCURING LANDSCAPING ORLANDSCAPING PLUS FENCING SHALL BE, SIX FEET (6')HIGH AT MATURITY AND AT LEAST ONE HUNDREDPERCENT (100%) SIGHT-OBSCURINGPERIMETER PARKING LOT LANDSCAPING SHALL BEAT LEAST 10 FEET IN WIDTH (10') AS MEASUREDFROM THE STREET RIGHT OF WAY.STANDARDS FORPLANTING SHALL BE AS FOLLOWS:a.TREES SHALL BE (2") IN DIAMETER AT BREASTHEIGHT (dbh) FOR MULTI-FAMILY, COMMERCIAL,AND INDUSTRIAL USES AT AN AVERAGEMINIMUM RATE OF ONE TREE PER THIRTY (30)LINEAL FEET OF STREET FRONTAGE.b.SHRUBS AT THE MINIMUM RATE OF ONE PERTWENTY (20) SQUARE FEET OF LANDSCAPEDAREA. UP TO (50%) OF SHRUBS MAY BEDECIDUOUS.c.GROUND COVER IN SUFFICIENT QUANTITIESTO PROVIDE AT LEAST NINETY PERCENT (90%)COVERAGE OF THE LANDSCAPED AREA WITHINTHREE (3) YEARS OF INSTALLATION.INTERIOR PARKING LOT LANDSCAPING IS NOTAPPLICEABLE FOR THIS SITE.IRRIGATION REQUIREMENTS SHALL BE EXEMPT FORUSE OF DROUGHT TOLERANT FEATURING ONEHUNDRED PERCENT (100%) DROUGHT-TOLERANTPLANTS. THE OWNER SHALL PROVIDE FOR A PERIODOF NOT LESS THAN 2 YEARS OF A CITY APPROVEDTEMPORARY IRRIGATION SYSTEM. AN INSPECTIONWILL BE REQUIRED ONE (1) YEAR AFTER FINALINSPECTION TO ENSURE THAT THE LANDSCAPINGHAS BECOME ESTABLISHED. 1/4" = 1'-0"3TYPICAL HANDICAP PARKING STALL 1/2" = 1'-0"5ADA SIGN DETAILSRevision ScheduleRevisionNumberRevision Description RevisionDate1 Revision 1 Date 1EXT'GSIGN CONSTRUCTIONFLOOR PLAN0"ROOF PLAN12' - 0"EQEQEQEQBBBBBBBACCCCDDDDDDEFFCGHHIIJJKKKLLMMMMH512512512NNNOOO7' - 6"1' - 6"9' - 0"10' - 11"5' - 3 1/2"6' - 2"5' - 3 1/2"10' - 11"TEMPTEMPTEMPTEMPMIN. 50 PERCENT (50%) TRANSPARENT WINDOWS AND/OR DOORS BETWEEN 4' AND 8' ABOVE GROUNDEXISTING ANDPROPOSED ELEVATIONOVERALL BUILDING HEIGHT22' - 9"CONSTRUCTIONFLOOR PLAN0"ROOF PLAN12' - 0"JJBBBNNO512KDDFFHHIG2' - 0"7' - 0"7' - 6"1' - 6"6' - 0"3' - 0"ALL TANSPARENT CLEAR GLAZING5' MIN. WIDTH PLANTING BEDREFER TO SHEET A2.0Level 8-1' - 6"EXISTING ANDPROPOSED ELEVATIONCONSTRUCTIONFLOOR PLAN0"ROOF PLAN12' - 0"JJNNOKDFG512Level 8-1' - 6"EXISTING ANDPROPOSED ELEVATIONCONSTRUCTIONFLOOR PLAN0"ROOF PLAN12' - 0"16' - 2"J512512512OOONEXISTING ANDPROPOSED ELEVATIONG. MerkelMarch 29 - 20171603 116TH Ave NESheetDate:Drawn By:Scale:Client:Suite 115Bellevue, WA 980041B17001464APRIL 24/2017 1/4" = 1'-0"A3.12800 NE SUNSET BLVD RENTON, WA 98056RENTON SUNSET SHELL C - STORESUNSET SHELLBUILDING ELEVATIONS 1/4" = 1'-0"1FRONT ELEVATION - SUNSET 1/4" = 1'-0"2LEFT SIDE ELEVATION NE 10TH STREET 1/4" = 1'-0"3RIGHT SIDE ELEVATION 1/4" = 1'-0"4REAR ELEVATIONKEYNOTES:ASIGNAGE BY SIGN CONTRACTOR (UNDER SEPERATE PERMIT)BALUMINUM STOREFRONT SYSTEM CLEAR TRANSPARENT GLASS TEMPEREDC6x8 P.T. COLUMNSDEXTERIOR RATED GOOSENECK LED DOWNLIGHTEOPTIONAL - AUTOMATIC BI-PARTING ENTRANCE DOORS.FP.T. TRELLIS OR METAL WRAPPED W/ 10 MIL. TEMPERED GLAZING AWNING - BEHR PPU24-1 BLACK MOCHA FLATGCONCRETE SIDEWALKHPAINTED CMU (RALF LAUREN SPECIALTY (SU62 DIEGO))IMETAL TRELLIS W/ WALL APPROVED CLIMBING GREENJNEW PAINTED 4x8 SMOOTH FIBER CEMENT HARDIE W/ VINYL REGLETON/ RAINSCREEN - PER MANUFACTURERS INSTALLATION GUIDELINES -COLOR (VALSPAR 318-3 (DRIED MOSS))KNEW HORIZNTAL CERTAINTEED MONOGRAM 5" DUTCHLAP W/RAINSCREEN - PER MANUFACTURERS INSTALLATION GUIDELINES -COLOR TERRA COTTAL3-COAT STUCCO - (DUNN EDWARDS (DE5492) SILVER FERN)MPREFABRICATED TERRA COTTA PLANT POTSNMETAL COPING - BEHR PPU24-1 BLACK MOCHA FLATOCOMPOSITION ROOFING - INSTALL PER MANUFACTURER'SRECOMMENDATIONSNOTES:DOORS SHALL BE READILY OPENABLE FROM THE EGRESSSIDRE WITHOUT THE USE OF A KEY OR ANY SPECIALKNOWLEDGE OR EFFORT.IN A3, B,F, M AND S OCCUPANCIES, KEY LOCKING HARDWAREMAY BE USED AT THE MAIN ENTRY DOORS, PROVIDE A SIGN INCONTRASTING LETTERS OF 1 INCH OR MORE IS PROVIDED ATTHE DOORS STATING: "THIS DOORTO REMAIN LOCKED WHENOCCUPIED".PROVIDE TWO LAYERS OF GRADE D PAPER OVER ALL WOODBASE SHEATHING.MAXIMUM EFFORT TO OPERATE DOORS SHALL NOT EXCEED 5POUNDS FOR EXTERIOR AND INTERIOR DOORS, SUCH PULL ORPUSH EFFORT BEING APPLIED AT RIGHT ANGLES TO HINGEDDOORS AND AT THE CENTER PLANE OF SLIDING OR FOLDINGDOORS. COMPENSATING DEVICES OR AUTOMATIC DOOROPENERS MAY BE UTILIZED TO MEET THE ABOVE STANDARDS.WHEN FIRE DOORS ARE REQUIRED, THE MAXIMUM EFFORT TOOPERATE THE DOOR MAY BE INCREASED TO THE MINIMUMALLOWABLE BY THE APPROPRIATE ADMINISTRATIVEAUTHORITY, NOT TO EXCEED 15 POUNDS.ALL BUILDING ENTRANCES THAT ARE ACCESSIBLE TO ANDUSABLE BY PERSONS WITH DISABILITIES SHALL BE IDENTIFIEDWITH AT LEAST ONE STANDARD SIGN AND WITH ADDITIONALDIRECTIONAL SIGNS, AS REQUIRED, TO BE VISIBLE TOPERSONS ALONG APPROACHING PEDESTRIAN WAYS.THE BOTTOM 10 INCHES OF ALL DOORS TO HAVE A SMOOTHUNINTERRUPTED SURFACE TO ALLOW THE DOOR TO BEOPENED BY A WHEELCHAIR FOOT REST WITHOUT CREATING ATRAP OR HAZARDOUS CONDITION.Revision ScheduleRevisionNumberRevision Description RevisionDate1 Revision 1 Date 1 CONSTRUCTIONFLOOR PLAN0"ROOF PLAN12' - 0"CCCCDDDDFFCHHIJJKKKLLH512NNNOOOMIN. 50 PERCENT (50%) TRANSPARENT WINDOWS AND/OR DOORS BETWEEN 4' AND 8' ABOVE GROUND'H' PAINTED CMU LOW WALL AND PLANTER'J' PAINTED SMOOTH HARDIE CEMENT PANEL - MAIN BODY'L' PAINTED SMOOTH HARDIE CEMENT PANEL -ACCENT SIGNAGE WALL'O' CERTAINTEED PRESIDIO METAL ROOFING - SLATE'F' AND 'N' WOOD AND METAL TRIM COLOR'K' HORIZNTAL CERTAINTEED MONOGRAM5" DUTCHLAP - TERRA COTTALevel 8-1' - 6"G. MerkelMarch 29 - 20171603 116TH Ave NESheetDate:Drawn By:Scale:Client:Suite 115Bellevue, WA 980041B17001464APRIL 24/2017 1/4" = 1'-0"A6.12800 NE SUNSET BLVD RENTON, WA 98056RENTON SUNSET SHELL C - STORESUNSET SHELLBUILDING COLOR MAP AND MATERIAL DETAILS 1/4" = 1'-0"1FRONT ELEVATION - SUNSET COLORRevision ScheduleRevisionNumberRevision Description RevisionDate DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 13, 2017 TO: Vanessa Dolbee, Associate Planner FROM: Justin Johnson, Civil Plan Reviewer SUBJECT: Utility and Transportation Comments for Shell Gas Station Remodel LUA 17-000416 I have reviewed the application for Shell Gas Station located at 2800 NE Sunset Blvd and have the following comments: EXISTING CONDITIONS The site is approximately 4.54 acres in size and is rectangular in shape. The site contains an existing single family residence and associated landscaping and lawn areas. The site is fronted by 156th Avenue SE to the east and unopened right of way to the west. The City of Renton limits coincide with the south property line. WATER: Water service is provided by the City of Renton. There is an existing 12” water main located within NE 10th St (Record Dwg: W-317904). SEWER: The site is in the City of Renton sewer service area. There is an existing 8 inch wastewater main located with the north side NE Sunset Blvd. STORM DRAINGE: There is a private storm water conveyance system located on the south end of the project. There is also an off-site storm water conveyance system in north side of NE Sunset Blvd. STREETS: NE 10th St is classified as a residential street. The NE 10th St existing street section consists of a pavement width of approximately 32’ with an 11’ travel lane in each direction (north and south), with an unmarked shoulder outside of each line. NE Sunset Blvd shall follow the 30% design plans previously given to the applicant on 5/1/2017. The plans submitted appear to meet this requirement. GENERAL COMMENTS 1. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 2. All construction permits for utility and street improvements will require separate plan submittals. All plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 3. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 4. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector.