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HomeMy WebLinkAboutPRE_Pre-Application_Meeting_Summary_201125_v1PREAPPLICATION MEETING FOR Chevron Fuel System Replacement PRE 20-000236 CITY OF RENTON Department of Community & Economic Development Planning Division October 22, 2020 Contact Information: Planner: Jill Ding, 425.430.6598, jding@rentonwa.gov Public Works Plan Reviewer: Scott Warlick, 425-430-7216, swarlick@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 425.430.7235 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before formal submittal. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). M E M O R A N D U M DATE: October 19, 2020 TO: Jill Ding, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Chevron UST replacements 1. Separate plans and permits are required to be submitted to and obtained from the Renton Regional Fire Authority for all new tanks and tank monitoring systems. Plan on three to four weeks for review and permitting. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 19, 2020 TO: Jill Ding, Planner FROM: Scott Warlick, Engineering Specialist III, Plan Review SUBJECT: Chevron Fuel System Replacement 1419 N 30th St PRE20-000236 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official City decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal located at parcel(s) 3342103271. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER COMMENTS 1. The proposed project is within the City of Renton’s water service area and in the Highlands 435 pressure zone. 2. The project is inside of the Wellhead Protection Area Zone 2. 3. There are existing water main(s) in the vicinity of the site:  12-inch water main in N 30th St that can deliver a maximum capacity of 2,800 gallons per minute (gpm) – refer to City water project plan no. W-04560E  The static water pressure is approximately 93 psi at ground elevation of 218 feet. 4. There is existing water service to property that is served by a 1” lateral domestic water meter. 5. There are 3 existing fire hydrants in the vicinity of the project:  Northwest corner of the property – Hydrant ID No. HYD-N-00177  Across the street in front of Fire Station 15 - Hydrant ID No. HYD-N-00551  West of the property on the south side of N 30th St - Hydrant ID No. HYD-N-00001 6. Based on the review of project information submitted for the pre-application meeting, the applicant is not planning on adding any additional water service to the property. Chevron Fuel System Replacement – PRE20-000236 Page 2 of 4 October 19, 2020 SEWER COMMENTS 1. Sewer service is provided by the City of Renton. 2. There is an existing 6” side sewer that serves the existing facility (Record Dwg: S-01790D) STORM DRAINAGE COMMENTS 1. A drainage report complying with the current version of the City adopted Surface Water Design Manual (SWDM) will be required. Based on the City’s flow control map, the site falls within the Peak Rate Flow Control Duration Standard area matching Existing Peak Conditions and is within the East Lake Washington drainage basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. 2. The site is located in Zone 2 of the City’s Aquifer Protection Area (APA). Within this zone, open facilities such as flow control and water quality ponds, stormwater wetlands and infiltration facilities may require a liner in accordance with the design criteria in section 6.2.4. Open conveyance systems such as ditches and channels may require a liner in accordance with section 1.2.4.3. 3. There is an 12-inch stormwater main in N 30th St north of the subject property (Record DWG: R- 222506) 4. There are 2 private stormwater mains on the subject property (Record DWG: R-222506). 5. Detailed plans for any proposed cut and fill operations shall be submitted. These plans shall include the angle of slope, contours, compaction and retaining walls. 6. Storm drainage improvements along all public street frontages are required to conform to the City’s street and stormwater conveyance standards. Any new storm drain installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2017 RSWDM and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 7. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. 8. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated in order of preference by feasibility as described in Section C.1.3 of the 2017 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 9. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 10. Erosion control measures to meet the City requirements shall be provided. Chevron Fuel System Replacement – PRE20-000236 Page 3 of 4 October 19, 2020 11. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals are available online at the City of Renton website. 12. The 2020 Surface water system development fee is $0.76 per square foot of new impervious surface, but no less than $1,900.00 for each dwelling unit. This is payable prior to issuance of the construction permit. This fee is subject to change based on the calendar year the construction permit is issued. TRANSPORTATION/STREET COMMENTS 1. The project currently does not propose to construct more than $150,000 worth of improvements based on the RMC 4-6-060, therefore frontage improvements are not required along N 30th St. If, however, the proposal was to change, frontage improvements may be required. 2. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 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. 5. Fees quoted in this document reflect the fees applicable in the year 2020 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 22, 2020 TO: Pre-Application File No. PRE20-000236 FROM: Jill Ding, Senior Planner SUBJECT: Chevron Fuel System Replacement 1419 N 30th St General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at www.rentonwa.gov Project Proposal: The project site is located to the west of I-405 and south of N 30th Street and is addressed as 1419 N 30th St (parcel no. 3342103271). The site’s area is approximately 75,172 square feet (1.73 acres) and is zoned Commercial Neighborhood (CN). The property is currently occupied by a Chevron gas station. The project would include the removal of three (3) 15,000- gallon gasoline Underground Storage Tanks (USTs), the installation of one (1) 20,000-gallon Regular Gasoline UST, one (1) 15,000-gallon Supreme Gasoline UST, and one (1) 12,000-gallon Diesel UST, along with four (4) new dispensers and associated product and vapor piping. The purpose of the project is to modernize the existing fuel system, including replacing USTs that are beyond their warranty period, and to ensure the compliance with the latest environmental standards for retail gas stations. Site grading will require disturbance of approximately 1,950 square feet, resulting in a minimum of 1,000 cubic yards of earthwork. Site grading includes, but is not limited to, the installation of new USTs, pipe trenching, and replacement of under- dispenser containment sumps. No changes are proposed to the existing onsite structures or use. No change in existing access is proposed. The project site is located within a Wellhead Protection Area, zone 2. Current Use: Currently the site is occupied with a Chevron gas station. Development Standards: The project would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CN standards” herein). Chevron Fuel System Replacement Preapplication Meeting October 22, 2020 Zoning: The property is located within the Residential High Density (RHD) land use designation, the Commercial Neighborhood (CN) zoning designation, and Urban Design District D. Vehicle fueling stations, existing legal are permitted with an Administrative Conditional Use Permit in the CN zone. Minimum Lot Size, Width and Depth – The minimum lot size required in the CN zone is 5,000 square feet. There are no minimum width or depth requirements. No changes are proposed to the existing lot size, width, or depth as a result of this proposal. Lot Coverage – The maximum building coverage permitted in the CN zone is 65% of the lot area of 75% if parking is provided within the building. No changes are proposed to the building footprint or impervious surface coverage as a result in this proposal. Setbacks – Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the CN zone are as follows: 15-foot minimum front/side yard along a street setback, which may be reduced to 0 feet through the site plan review process; a 20-foot maximum front/secondary front yard setback; and no rear or side yard setbacks, except 15 feet when the site abuts a residential zone. If any expansions to the existing building or new buildings are proposed, the applicant would be required to demonstrate compliance with the required setback areas. Compliance with this requirement would be verified during the formal building permit review. Maximum Gross Floor Area of Any Single Commercial Use on a Site - 5,000 gross sq. ft. The maximum size shall not be exceeded, except by conditional use permit. These restrictions do not apply to residential uses subject to net density limitations. If any expansions to the existing building or new buildings are proposed, the applicant would be required to demonstrate compliance with the required commercial square footage. Compliance with this requirement would be verified during the formal building permit review. Building Orientation - All commercial uses shall have their primary entrance and shop display window oriented toward the street frontage. Building Height – The maximum building height permitted in the CN zone is 35 feet. The applicant has indicated that no changes in existing building height are proposed. Compliance with this requirement would be verified during the formal land use review process. Landscaping –The development standards require that all pervious areas within the property boundaries be landscaped. Therefore, all areas of the site not covered by structures, required parking, access, circulation or patios, must be landscaped with native, drought-resistant vegetative cover. Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. Projects that include the remodel of a structure that requires improvements equal to or greater than fifty percent (50%) of the assessed property valuation are subject to compliance with the landscaping regulations. Surface parking lots with fewer than 15 parking spaces are exempt from the parking lot landscaping requirements. Tree Preservation – A tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. According to the proposed regulations, the tree retention plan must show preservation of at least 10 percent (10%) of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. The Administrator may authorize the Chevron Fuel System Replacement Preapplication Meeting October 22, 2020 planting of replacement trees on the site if it can be demonstrated to the Administrator’s satisfaction that an insufficient number of trees can be retained. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City’s discretion. A tree retention plan is required at the time of formal building permit review, if the proposal includes the removal of trees. Screening - All operating equipment located on the roof of any building shall be enclosed so as to be screened from public view in accordance with the requirements outline under RMC 4-4- 095. Fences/Retaining Walls – If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A fence taller than six feet (6') requires a building permit. New or existing fencing would need to comply with RMC 4-4-040. Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information. Parking – Retail uses are required to provide a min/max of 2.5 parking spaces per 1,000 square feet of net floor area. If any changes to the existing building footprint are proposed, compliance with this requirement would be required. The applicant will be required at the time of formal land use application to provide detailed parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site. It should be noted that the parking regulations specify standard stall dimensions. Surface parking stalls must be a minimum of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet; compact surface parking spaces shall not account for more than 30 percent of the spaces in the surface parking lots. No changes or additions to the existing building are proposed. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. Bicycle parking is not required as the proposal would include less than 4,000 square feet of commercial retail space. Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards”. There are general requirements for all uses for location, signage, screening, and setbacks for collection areas and specific requirements. Chevron Fuel System Replacement Preapplication Meeting October 22, 2020 In retail developments, a minimum of five (5) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of ten (10) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. If any changes in building area are proposed, compliance with this requirement would be required. Access – Driveway widths are limited by the driveway standards, in RMC 4-4080I. No change in access is proposed. Building Design Standards – Compliance with Urban Design Regulations, District ‘D’, is required. Modifications from the standards can be applied. See Renton Municipal Code section 4-3-100. The following bullets are a few of the standards outlined in the regulations.  A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements.  Parking shall be located so that no surface parking is located between a building and the front property line, or the building and side property line, on the street side of a corner lot.  The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded.  Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided.  All building facades shall include modulation or articulation at intervals of no more than forty feet (40').  Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width.  On any facade visible to the public, transparent windows and/or doors are required to comprise at least fifty percent (50%) of the portion of the ground floor facade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation). Where windows or storefronts occur, they must principally contain clear glazing. Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. Critical Areas: A wellhead protection area, zone 2 is mapped on the project site. A fill source statement is required for any fill brought onto the site. Environmental Review: The proposal would trigger Environmental (SEPA) Review as the USTs exceed 10,000 gallons. Permit Requirements: The proposed project would require Environmental (SEPA) Review. Environmental (SEPA) Review would be processed within an estimated time frame of 6-8 weeks. The current 2020 application fees would total $1,659 ($1,580 SEPA Review + $79 technology fee = $1,659), all fees are subject to change and are expected to increase in 2021. Detailed information regarding the land use application submittal is available online at www.rentonwa.gov. In addition to the required land use permits, separate construction and building permits would be required. Chevron Fuel System Replacement Preapplication Meeting October 22, 2020 Note: When the formal application materials are complete, the applicant is strongly encouraged to have one copy of the application materials pre-screened prior to submitting the complete application package. Please contact Jill Ding, Senior Planner at 425 -430-6598 or jding@rentonwa.gov for an appointment.