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AboutD_Signed_Admin_Report_Shell_Gas_Station_20170718DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTA.ADMINISTRATIVEMODIFICATIONREPORT&DECISIONDECISION:APPROVEDLIAPPROVEDSUBJECTTOCONDITIONSLIDENIEDREPORTDATE:July17,2017ProjectName:RentonSunsetShellC-StoreOwner:Yadav&GillLLC,2800NESunsetBlvd.,Renton,WA98056Applicant/Contact:KenKhorami,AvalonProjectInc.,1603116thAve.NE#115,Bellevue,WA98004ProjectFileNumber:PR16-000181LandUseFileNumber:LUA17-000416,MOD,MODProjectManager:VanessaDolbee,CurrentPlanningManagerZoningClassification:CenterVillage(CV)SummaryofRequest:Theapplicantisrequestingtwomodifications,onefromUrbanDesignDistrictDandasecondstreetmodification.Twodesignstandardsarerequestedtobemodifiedasfollows:1)RMC4-3-100E2.ParkingandVehicularAccess,SurfaceParkinglocation.TherequesttopermitsurfaceparkingbetweenthebuildingandNE10thandNESunsetBlvd.whichisnotpermittedbythedesigndistrict.2)RMC4-3-100E5.BuildingArchitecturalDesign,GroundLevelDetails.Themodificationrequestistoprovideawallclaimingtrelliseswithatwofootdeepplantingbed,inlieuofproviding50%transparentwindowsand/ordoorsforthatportionofthefaçadebetween4ft.and8ft.abovegroundalongtheNE10thSt.façade.ThestreetmodificationrequestedistoconformtoamodifiedprincipalarterialstreetstandardwhichisconsistentwiththeCity’sTransportationDepartment’scorridorplanforNESunsetBlvd.resultinginarightofwaywidthof100ft.Thepavedroadwaywidthwouldbe60ft.consistingof4—12foottravellandsand1-12footcentertwo-wayleftturnlane.A0.5ft.curb,8ft.planter,and12ft.sidewalkalongreachsideoftheroadway.ProjectLocation:2800NESunsetBlvd.SiteArea:0.26ac(11,250SF)ProjectLocationMapD_Admin_Report_SheIGas_Station_18O717 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeModificationReport&DecisionRENTONSUNSETSHELLC-STORELUA7-000416,MOD,MODJuly18,2017Page3of7havedeterminedthatamodifiedprincipalarterialstreetsectionismotesuitablefortheportionofNESunsetBlvd.adjacenttothesite.TheroadwaysectionforthisportionofNESunsetBlvd.iscurrentlybeingdesignedbytheTransportationsection.ThemodifiedprincipalarterialsectionproposedwillconformtothedesigncriteriaoutlinedbytheTransportationsection.c.Willnotbeinjurioustootherpropertyfies)inthevicinity.“StaffComment:Therearenoidentifiedadverseimpactstootherpropertiesfromtherequestedmodification.U.ConformstotheintentandpurposeoftheCode.VStaffComment:Seecommentsundercriterion‘b’.e.Canbeshowntobejustifiedandrequiredfortheuseandsituationintended;andVStaffComment:Seecommentsundercriterion‘b’.1.Willnotcreateadverseimpactstootherpropertyfies)inthevicinity.StaffComment:Seecommentsundercriterion‘c’.DesignDistrictModificationAnalysis:TheapplicantisrequestingamodificationfromRMC4-3-100E2andRMC4-3-100E5UrbanDesignRegulationsinordertoallowvehicularparkingbetweenthebuildingandthepublicstreetandallowforareductioninthe50%transparencyrequirementandvegetationplantersizestandardsforthefaçadefacingNE;0thSt.Theproposaliscompliantwiththefollowingmodificationcriteria,pursuanttoRMC4-3-100Fand4-9-250D,ifallconditionsofapprovalaremet.Therefore,staffisrecommendingapprovaloftherequestedmodification,subjecttoconditionsasnotedbelow:ComplianceModificationCriteriaandAnalysisa.SubstantiallyimplementsthepolicydirectionofthepoliciesandobjectivesoftheComprehensivePlanLandUseElementandtheCommunityDesignElementandtheproposedmodificationistheminimumadjustmentnecessarytoimplementthesepoliciesandobjectives.StaffComment:ThesubjectsiteislocatedintheCommercialMixedUse(CMU)LandUseDesignationandtheCommercialVillageZone(CV).TheCVzoneisanareathatischaracterizedbyexistingcommercialandmulti-familycoreservedbytransit.Thiszoneisintendedtorevitalizeanareacreatingavibrant,urbancenter.TheredevelopmentofanexistingconveniencestorewouldfurtherthepurposeoftheCMULandUseDesignationandtheCVzonebysupportingtherevitalizationoftheexistingsite.GoalL-GoftheComprehensivePlanencouragesthetransitionofnon-conformingstructuresandGoalL-Llookstotransformconcentrationsofpre-existinglinearcommercialareaintomulti-useneighborhoods,characterizedbyenhancedplanning.Theredevelopmentofanoldnon-conformingstructureintoanewconformingbuildingwouldsubstantiallyimplementthepolicydirectionoftheComprehensivePlanLandUseElementasdemonstratedinGoalL-GandL-L.Thetwominormodificationsrequestedfromthedesigndistrictwouldallowtheconveniencestoretobere-builtinthesamelocationthatitcurrentlyexistsonsiteandwouldprovideforanenhancedpedestrianexperiencebeyondwhatexiststoday.Thesetworequestsaretheminimumadjustmentnecessary.D_Admin_Report_5heQGas_Station_180717 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeModificationReport&DecisionRENTONSUNSETSHELLC-STORELUA7-000416,MOD,MODJuly18,2017Page5of7StaffComment:TheremainderofthedesignstandardsandregulationswouldbeevaluatedasapartoftheBuildingPermitapplication.h.TherequestedmodificationmeetstheintentandguidelinesoftheapplicabledesignstandardRMC4-3-100E2.ParkingandVehicularAccess,SurfaceParkinglocation.Intent:Tomaintainactivepedestrianenvironmentsalongstreetsbyplacingparkinglotsprimarilyinbackofbuildings.Guidelines:Surfaceparkingshallbelocatedanddesignedsoastoreducethevisualimpactoftheparkingareaandassociatedvehicles.Largeareasofsurfaceparkingshallalsobedesignedtoaccommodatefutureinfilldevelopment.RMC4-3-100E5.BuildingArchitecturalDesign,GroundLevelDetailsIntent:Toensurethatbuildingsarevisuallyinterestingandreinforcetheintendedhuman-scalecharacterofthepedestrianenvironment;andensurethatallsidesofabuildingwithinnearordistantpublicviewhavevisualinterest.Guidelines:Theuseofmaterialvariationssuchascolors,brick,shingles,stucco,andhorizontalwoodsidingisencouraged.Theprimarybuildingentranceshouldbemadevisiblyprominentbyincorporatingarchitecturalfeaturessuchasafacadeoverhang,trellis,largeentrydoors,and/orornamentallighting(illustrationbelow).Detailfeaturesshouldalsobeused,toincludethingssuchasdecorativeentrypaving,streetfurniture(benches,etc.),and/orpublicart.StaffComment:Asnotedaboveincriterion‘b’,thesurfaceparkinglotisdesignedtoreducethevisualimpactoftheparkingareabyprovidingalandscapingscreen.Thesiteisconstrainedbyshapeandsizeandcannotaccommodatefuturein-filldevelopmentwithoutbeingcombinedwithadjacentsites.AssuchthedesignofthesurfaceparkingcombinedwiththelandscapingmeetstheintentandtheguidelinesofRMC4-3-100E2.Asnotedaboveincriterion‘b’,theproposedgreenwallandassociatedtrelliswouldensurethatthefaçadefacingNEj0thSt.wouldbevisuallyinterestingandprovidehuman-scalecharacter.TheNEQthSt.façadeisdesignedwithacombinationofclearglazing,greenscreen,cementhardieboard,trellis,metalcoping,curtainedmonogramdutchiap,andpaintedCMU.AsdesignedtheNE;0th5t.façadewouldmeettheintentandguidelinesofRMC4-3-100E5.i.ThemodificationwillnothaveadetrimentaleffectonnearbypropertiesandtheVCityasawhole;StaffComment:Seecommentsundercriterion‘c’Vj.Thedeviationmanifestshighqualitydesign;andStaffComment:Seecommentsundercriterion‘h’.k.Themodificationwillenhancethepedestrianenvironmentontheabuttingand/oradjacentstreetsand/orpathways.VStaffComment:Themodificationsallowforanenhancedpedestrianenvironmentastheoldnon-conformingstructurewouldbecomeconforming.Inaddition,theupgradestothesitesuchaspedestrianconnectionsfromthesidewalktotheconveniencestoreentrance,pedestrianscaleamenitiessuchaspicnictables,planters,fountains,façadeD_Admin_Report_5helGas_Station_18O717 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeModificationReport&DecisionRENTONSUNSETSHELLC-STORELUA7-000416,MOD,MODJuly18,2017Page7of7THEAPPEARANCEOFFAIRNESSDOCTRINE:providesthatnoexparte(privateone-on-one)communicationsmayoccurconcerningthelandusedecision.TheDoctrineappliesnotonlytotheinitialdecision,buttoAppealstotheHearingExamineraswell.Allcommunicationsafterthedecision/approvaldatemustbemadeinwritingthroughtheHearingExaminer.Allcommunicationsarepublicrecordandthispermitsallinterestedpartiestoknowthecontentsofthecommunicationandwouldallowthemtoopenlyrebuttheevidenceinwriting.AnyviolationofthisdoctrinecouldresultintheinvalidationoftheappealbytheCourt.D_Admin_Report_5helGas_Station_180717 6.JustificationfortheModificationRequestThemodificationrequestismadepursuanttothedirectionoftheCityofRenton.Seeattached.Citystaffreviewedtheplanningstandards.SURFACEPARKINGIntent:Tomaintainactivepedestrianenvironmentsalongstreetsbyplacingparkinglotsprimarilyinbackofbuildings.Guidelines:Surfaceparkingshallbelocatedanddesignedsoastoreducethevisualimpactoftheparkingareaandassociatedvehicles.Largeareasofsurfaceparkingshallalsobedesignedtoaccommodatefutureinfilldevelopment.BUILDINGLOCATIONANDORIENTATIONIntent:Toensurevisibilityofbusinessesandtoestablishactive,livelyusesalongsidewalksandpedestrianpathways.Toorganizebuildingsforpedestrianuseandsothatnaturallightisavailabletootherstructuresandopenspace.Toensureanappropriatetransitionbetweenbuildings,parkingareas,andotherlanduses;andincreaseprivacyforresidentialuses.Guidelines:Developmentsshallenhancethemutualrelationshipofbuildingswitheachother,aswellaswiththeroads,openspace,andpedestrianamenitieswhileworkingtocreateapedestrianorientedenvironment.Lotsshallbeconfiguredtoencouragevarietyandsothatnaturallightisavailabletobuildingsandopenspace.Theprivacyofindividualsinresidentialusesshallbeprovidedfor.Therequestedmodificationscomplywitheachofthefollowingcriteria:a.Parkingshallbelocatedsothatnosurfaceparldngislocatedbetween,Abuildingandthefrontpropertyline;and/orAbuildingandthesidepropertyline(whenonacornerlot)TheproposedimplementsthefollowinggoalsandpoliciesoftheLandUseElement:TheonsiteparkingstallshallbescreenedwithevergreensfromsurroundingstreetsasdictatedwiththeapprovalofCityofRentonPlanningDepartment.b.Willmeettheobjectivesandsafety,function,appearance,environmentalprotectionandmaintainabilityintendedbytheCoderequirements,baseduponsoundengineeringandplanningjudgment.TheproposedimprovementsareconsistentwiththeCity’splannedimprovementstoN.E.SunsetBlvd.andrecognizetheparticularconditionsofthisproperty,includingmultipleEXHIBIT2 6.JustificationfortheModificationRequestPEDESTRIANCIRCULATIONIntent:Tocreateanetworkoflinkagesforpedestrians,thatissafeandconvenient,enhancesthepedestrianenvironment,andprovidesawayforpedestrianstowalkfromonelocationtoanotherwithouthavingtodrivetheirvehicle.Guidelines:Thepedestrianenvironmentshallbegivenpriorityandimportanceinthedesignofprojects.Sidewalksand/orpathwaysshallbeprovidedandshallprovidesafeaccesstobuildingsfromparkingareas.Providingpedestrianconnectionstoabuttingpropertiesisanimportantaspectofconnectivityandencouragespedestrianactivityandshallbeconsidered.Pathwaysshallbeeasilyidentifiabletopedestriansanddrivers.ThemodificationrequestismadepursuanttothedirectionoftheCityofRenton.Seeattached.Citystaffreviewedthestreetstandards,theCity’splannedimprovementstoN.E.SunsetBlvd.andtheparticularconditionsofthisproperty,includingmultipledrivewaysanddriveaisles.Afterconsideration,staffrequiredtheimprovementsthatareproposed.Therequestedmodificationscomplywitheachofthefollowingcriteria:a.SubstantiallyimplementsthepolicydirectionofthepoliciesandobjectivesoJtheComprehensivePlanLandUseElementandtheCommunityDesignElementandtheproposedmodificationistheminimumadjustmentnecessarytoimplementthesepoliciesandobjectives;TheproposedimplementsthefollowinggoalsandpoliciesoftheLandUseElement:GoalL-K(provideanenergeticbusinessenvironment),GoalL-BB(ensurenewdevelopmentisfunctionalandattractive);PolicyL-57(complementthebuiltenvironmentwithlandscapingappropriatetothesituationandcircumstance).Thereiscurrentlyno“CommunityDesignElement”intheRentonComprehensivePlan.b.Willmeettheobjectivesandsafety,function,appearance,environmentalprotectionandmaintainabilityintendedbytheCoderequirements,baseduponsoundengineeringjudgment.TheproposedimprovementsareconsistentwiththeCity’splannedimprovementstoN.E.SunsetBlvd.andrecognizetheparticularconditionsofthisproperty,includingmultipledriveways(oneasharddrivewaywithotherbusinesses)anddriveaislesservingtheexistinggasstationpumps.c.Willnotbeinjurioustootherproperty(ies)inthevicinity; 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GENERALCOMMENTS1.Adequateseparationbetweenutilitiesaswellasotherfeaturesshallbeprovidedinaccordancewithcoderequirements.a.7-ftminimumhorizontaland1-ftverticalseparationbetweenstormandotherutilitiesisrequiredwiththeexceptionofwaterlineswhichrequire10-fthorizontaland1.5-ftvertical.b.Thestormwaterlineshouldbeminimum5feetawayfromanyotherstructureorwallorbuilding.c.Trenchofanyutilityshouldnotbeinthezoneofinfluenceoftheretainingwallorofthebuilding.2.Allconstructionpermitsforutilityandstreetimprovementswillrequireseparateplansubmittals.AllplansshallconfirmtotheRentonDraftingStandards.AlicensedCivilEngineershallpreparethecivilplans.PleasevisittheDevelopmentEngineeringFormspageforthemostup-to-dateplansubmittalrequirements:http://rentonwa.gov/business/defau[Laspx?id=424733.Alandscapingplanshallbeincludedwiththecivilplansubmittal.Eachplanshallbeonseparatesheets.4.Allutilitylines(i.e.electrical,phone,andcableservices,etc.)servingtheproposeddevelopmentmustbeunderground.TheconstructionofthesefranchiseutilitiesmustbeinspectedandapprovedbyaCityofRentoninspector.