HomeMy WebLinkAboutQFC Fuel Center (wetland, stream, Aquifer CA zone)DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:
March 15, 2012
TO:
Pre-application File No. 12-017
FROM:
Vanessa Dolbee, Senior Planner
SUBJECT:
QFC Fuel Center
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 for purchase for $50.00
plus tax, from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov
Project Proposal: The subject site consists of one lot located at the southwest corner of the intersection of NE 4th Street and Duvall Avenue NE. Currently, the lot is vacant with
two curb cuts (one on NE 4th and the other on Duvall). There are currently no curbs and sidewalks, except a small portion at the corner intersection. The site is 22,092 square feet/0.51
acres in area. The applicant proposes to construct a QFC Fuel Center with a 43- by 92-foot canopy, a 160 square foot cashier’s kiosk, and space for 10 vehicle fueling positions.
The development would include the installation of two underground storage tanks, one 20,000-gallon for regular unleaded fuel and one 18,999-gallon split or dual tank divided between
diesel and supreme unleaded fuel. Vehicular access would be provided on both NE 4th Street and Duvall Avenue NE, in addition to an internal vehicular connection to the property to
the south. The site is currently zoned Commercial Arterial (CA) and is located within Urban Design District ‘D’. The abutting and adjacent properties are all zoned CA. The City’s
Critical Areas Maps indicate an onsite wetland, Maplewood Creek (Class 4 stream) and that the property is within an Aquifer Protection Area (Zone 2).
Current Use: The subject site is currently vacant.
Zoning: The property is located within the Commercial Corridor (CC) land use designation and the Commercial Arterial (CA) zoning designation. Vehicle fueling stations are outright
permitted within the CA zone. The property is also located within Urban Design District ‘D’, and therefore subject to additional design elements. Proposals should have unique, identifiable
design treatment in terms of landscaping, building design, signage and street furniture.
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
“CA standards” herein). A copy of these standards is included.
Minimum Lot Size, Width and Depth – There are no minimum requirements for lot size, lot width or depth within the CA zone at this location.
Lot Coverage – The CA zone allows a maximum building coverage of 65 percent, or 75 percent if parking is provided within a building or within an on-site parking garage. There appears
to be a 4,116 square foot footprint on the 22,092 square foot site; resulting in a building lot coverage of approximately 18.63 percent. The project proposal appears to comply with
lot coverage requirements. At the time of formal land use application the applicant will required to provide a lot coverage analysis and calculations for the subject site.
Setbacks – Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the CA zone are as follows: 10 feet minimum for
the front yard and side yard along a street but may be reduced to zero feet through the site plan review process provided blank walls are not located within the reduced setback. The
maximum front yard setback is 15 feet. It appears that the fueling station exceeds the maximum front yard setback allowed by code. The maximum setback may be modified by the Reviewing
Official through the site development plan review process if the applicant can demonstrate that the site development plan meets the following criteria:
a. Orients development to the pedestrian through such measures as providing pedestrian walkways beyond those required by the Renton Municipal Code (RMC), encouraging pedestrian amenities
and supporting alternatives to single occupant vehicle (SOV) transportation; and
b. Creates a low scale streetscape through such measures as fostering distinctive architecture and mitigating the visual dominance of extensive and unbroken parking along the street
front; and
c. Promotes safety and visibility through such measures as discouraging the creation of hidden spaces, minimizing conflict between pedestrian and traffic and ensuring adequate setbacks
to accommodate required parking and/or access that could not be provided otherwise.
Detailed elevations are required in order to provide an estimation of support for the proposed front yard setback in excess of the maximum 15-feet.
There is no minimum rear or side yard setbacks unless the project site is adjacent to residential zoned property. The project site does not abut a residentially zoned property. Therefore,
the buildings/structures on this site are not subject to an increased setback.
Gross Floor Area – There are no minimum requirements for gross floor area within the CA zone.
Building Height – The maximum building height allowed in the CA zone is 50 feet. Building elevations and detailed descriptions of elements and building materials are required with a
formal land use submittal and/or building permit application. Elevation drawings were submitted with the pre-application materials however the drawings were not to scale, therefore,
compliance with height limits would be verified at the time of formal application.
Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The application will need to include elevations and details for the proposed
methods of screening.
Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards”. In manufacturing and other nonresidential developments,
a minimum of three (3) 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 six (6) 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. Refuse and recycling information was not provided with the pre-application materials. Compliance with this standard will be verified at time
of formal land use review.
Landscaping – Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with
native, drought-resistant vegetative cover. The development standards require that all pervious areas within the property boundaries be landscaped. The minimum onsite landscape width
required along street frontages is 10 feet, except where reduced through the site plan development review process. Right-of-way dedications along NE 4th Street and Duvall Avenue NE
are required; onsite landscaping would be calculated after such right-of-way dedications. The submitted site plan does not indicate any landscaping.
Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements (enclosed). Please also note that RMC 4-4-070F.6 specifies landscape standards
for parking lots. Since the site is located within Design District D, there are further landscape requirements within the Design District Guidelines (RMC 4-3-100). A conceptual landscape
plan and landscape analysis meeting the
requirements in RMC 4-8-120D.12 must be submitted at the time of formal land use application and/or building permit.
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. The tree retention plan
must show preservation of at least 5 percent of significant trees, and indicate how proposed development would be sited to accommodate preservation of significant trees that would be
retained. If the trees cannot be retained, they may be replaced with minimum 2 inch caliper trees at a rate of six to one
Fences – If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A fence detail should also be included on the
plan as well.
Parking – Drive-through facilities shall be so located that sufficient on-site vehicle stacking space is provided for the handling of motor vehicles using such facility during peak business
hours. Typically 5 stacking spaces per window are required unless otherwise determined by the Planning Director. Stacking spaces cannot obstruct required parking spaces or ingress/egress
within the site or extend into the public right-of-way.
One parking space would be required for the cashier’s kiosk.
Vehicle stacking and parking were not indentified on the provided application materials; therefore staff could not determine compliance with these standards. Information shall be provided
with the formal land use application to determine compliance with parking and vehicle standing requirements.
Access – Driveway widths are limited by the driveway standards, in RMC 4-4-080I. There are sections of the street frontages on both NE 4th Street and Duvall Avenue NE that are paved
in a fashion that suggests previous driveways were once located there. The Urban Design District ‘D’ guidelines state that parking lots should be accessed from alleys or side streets.
Pedestrian Access – A pedestrian connection must be provided from a public entrance to the street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building
entries and internally from buildings to abutting retail properties. It appears that the proposal does not provide adequate pedestrian connections to NE 4th Street or Duvall Avenue
NE. The applicant would be required to revise the site plan to include pedestrian connections through the development to both streets.
Signage – Only one freestanding business sign (monument/ground, projecting or roof) is permitted per street frontage. Each sign shall not exceed an area greater than one and one-half
square feet for each lineal foot of property frontage that is occupied by the business. In no case shall the sign exceed a total of 300 square feet (150 square feet per face). In addition
to the permitted freestanding sign, a wall sign with a copy area not exceeding 20% of the façade to which it is applied is also permitted. No new poles signs are permitted within the
CA zone.
Lighting – Per RMC 4-4-075A, no use shall cause light trespass beyond the boundaries of the property lines. A lighting plan shall be submitted at the time of formal land use application
and/or building permit for review and approval by the Planning Division Project Manager.
Building Design Standards (District D): Compliance with Urban Design Regulations, District ‘D’, is required along the eastern facade. See the attached checklist and Renton Municipal
Code section 4-3-100. The following bullets are a few of the standards outlined in the regulations.
The front entry of all building shall be oriented to the street or a landscaped pedestrian-only courtyard.
Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three (3).
Developments located at district gateways shall be marked with visually prominent features. Gateway elements shall be oriented toward and scaled for both pedestrians and vehicles.
Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location
The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded.
A pedestrian circulation system of pathways that are clearly delineated and connect buildings, open space, and parking areas with the sidewalk system and abutting properties shall be
provided
Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided.
Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs shall be provided. These elements shall be a minimum of four and one-half feet
(4-1/2') wide along at least seventy five percent (75%) of the length of the building facade facing the street, a maximum height of fifteen feet (15') above the ground elevation, and
no lower than eight feet (8') above ground level.
A Public plaza shall be provided at the intersection of NE 4th Street and Duvall Avenue NE. The plaza shall measure no less than one thousand (1,000) square feet with a minimum dimension
of twenty feet (20') on one side abutting the sidewalk. The public plaza must be landscaped consistent with RMC 4-4-070, including at minimum street trees, decorative paving, pedestrian-scaled
lighting, and seating. Such pedestrian plaza has not been indicated on the site plan submitted with the pre-application materials. The required plaza area must be shown on the site
plan and landscape plans submitted with the formal land use action.
Critical Areas: Based on the City’s Critical Areas Maps, the site is located within Aquifer Protection Area (Zone 2), identified wetland area, and in the vicinity of Maplewood Creek
(Class 4 stream).
Aquifer Protection Zone 2: The project proposes to store hazardous materials on site. As such, the project will be subject to additional requirements under RMC 4-3-050H.2.d (enclosed)
which may include but is not limited to secondary containment, hazardous material monitoring, emergency collection devices, inspection of containment and emergency equipment, and employee
training. Hazardous materials shall not be spilled, leaked, emitted, discharged, disposed, or allowed to escape or leach into the air, into groundwater, surface water, surface soils
or subsurface soils. Exception: Intentional withdrawals of hazardous materials for the purpose of legitimate sale, use, or disposal and discharges permitted under federal, state, or
local law.Additionally, if the project involves the placement of more than one hundred (100) cubic yards of imported fill, then a source statement would be required for each source
location from which imported fill will be obtained.
Wetland: The site is located within or near a wetlands area. A wetland reconnaissance shall be provided, clarifying the presence of wetlands on site. If wetlands are determined to
be located on or near the subject site, a wetland assessment and delineation would also be required.
Stream: Maplewood Creek is a Class 4 stream which requires a 35-foot stream buffer measured from the bank (ordinary high water mark). A stream report delineating and classifying the
stream on site is required to be submitted with the formal land use application. In addition, if there are proposed impacts to the stream, a mitigation plan should also be submitted.
City staff may require secondary review of the stream report, at the expense of the applicant.
Environmental Review
The proposed project would be subject to Washington State Environmental Policy Act (SEPA). Therefore, an environmental checklist is a submittal requirement. An environmental determination
will be made by the Renton Environmental Review Committee. This determination is subject to appeal by either the project proponent, by a citizen of the community, or another entity
having standing for an appeal.
Permit Requirements
The proposal would require Administrative Site Plan and Environmental (SEPA) Review. The purpose of the Site Plan process is the detailed arrangement of project elements so as to be
compatible with the physical characteristics of a site and with the surrounding area. An additional purpose of Site Plan is to ensure quality development consistent with City goals
and policies. General review criteria includes the following:
a. Conformance with the Comprehensive Plan;
b. Conformance with existing land use regulations;
c. Mitigation of impacts to surrounding properties and uses;
d. Mitigation of impacts of the proposed site plan to the site;
e. Conservation of areawide property values;
f. Safety and efficiency of vehicle and pedestrian circulation;
g. Provision of adequate light and air;
h. Mitigation of noise, odors and other harmful or unhealthy conditions;
i. Availability of public services and facilities; and
j. Prevention of neighborhood deterioration and blight.
The applicant will also be subject to Design Review as part of the Site Plan Review and a Design Checklist shall be completed and submitted as part of the application materials.
All applications can be reviewed concurrently in an estimated time frame of 12 weeks once a complete application is accepted. The Site Plan Review application fee is $2,000. The application
fee for SEPA Review (Environmental Checklist) is $1,000. A 3% technology fee, for land use application fees, would also be assessed at the time of application. Detailed information
regarding the land use application submittal is provided in the attached handouts.
In addition to the required land use permits, separate construction, building and sign permits would be required. The review of these permits may occur concurrently with the review
of the land use permits, but cannot be issued prior to the completion of any appeal periods.
Impact Mitigation Fees: In addition to the applicable building and construction fees, the following mitigation fees would be required prior to the issuance of building permits. Impact
fees, which would replace mitigation fees, may be adopted prior to construction. Those fees are to be determined.
A Transportation Mitigation Fee based on $75.00 per new daily trip attributed to the development;
A Fire Mitigation Fee based on $0.52 per square foot of new commercial building area.
A handout listing all of the City’s Development-related fees is attached for reference.
Expiration: Upon site plan approval, the site plan approval is valid for two years with a possible two-year extension.
cc: Jennifer Henning