HomeMy WebLinkAboutSR_TA_Benson_Petro_HEX_FINALDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_TA_Benson_Petro_HEX_FINAL
A. REPORT TO THE HEARING EXAMINER
Hearing Date: February 28, 2023
Project File Number: PR22-000345
Project Name: TA Benson Petro, LLC
Land Use File Number: LUA22-000424, SA-H, ECF, MOD, MOD
Project Manager: Jill Ding, Senior Planner
Owner/Applicant: TA Benson Petro, LLC, 2600 Dallas Parkway, Suite, 370, Frisco, TX 75034
Contact: Alicia Baker, Tekin & Associates, LLC, 2600 Dallas Parkway, Suite 370, Frisco, TX
75034
Project Location: 17426 Benson Dr SE, 10828 & 10810 SE Petrovitsky Rd
Project Summary: The applicant is requesting Hearing Examiner Site Plan Review, Environmental
(SEPA) Review, a Parking Modification, and a Street Standards Modification for the
construction of a new 4,088 sq. ft. convenience store, a 2,900 sq. ft. gas station
canopy, and a 2,850 sq. ft. bank. The project site is comprised of three (3) parcels
totaling approximately 72,980 sq. ft. (1.68 acres) in area and is located within the
Commercial Arterial (CA) zone and Urban Design District D. Access to the site is
proposed via one curb cut off of Benson Dr. SE/108th Ave SE and one curb cut off of
SE Petrovitsky Rd. Surface parking is proposed for 44 parking spaces. A parking
modification was requested to exceed the maximum number of parking spaces
permitted. A street standards modification was requested to vary from the cod e
required frontage improvements and instead comply with alternative plans that
have been adopted by the Transportation Division for the Benson/108th and
Petrovitsky frontages. Slopes with grades less than 25% are mapped on the
northeast corner of the project site. No other critical areas are mapped onsite.
Site Area: 1.68 acres
City of Renton Department of Community & Economic Development
TA Benson Petro, LLC
Staff Report to the Hearing Examiner
LUA22-000424, SA-H, ECF, MOD, MOD
Report of February 28, 2023 Page 2 of 46
SR_TA_Benson_Petro_HEX_FINAL
B. EXHIBITS:
Exhibits 1-15: As shown in the Environmental Review Committee (ERC) Report
Exhibit 16: Staff Report to the Hearing Examiner
Exhibit 17: SEPA Determination of Non-Significance-Mitigated
Exhibit 18: Conceptual Lot Line Adjustment Layout
Exhibit 19: Street Modification Justification
Exhibit 20: Tree Retention and Tree Credit Worksheet
Exhibit 21: Arborist Report
Exhibit 22: Parking Analysis
Exhibit 23: Parking Modification Justification
Exhibit 24: Water Availability
Exhibit 25: Sewer Availability
Exhibit 26: Transportation Concurrency
C. GENERAL INFORMATION:
1. Owner(s) of Record: TA Benson Petro, LLC
2600 Dallas Parkway, Suite, 370
Frisco, TX 75034
2. Zoning Classification: Commercial Arterial (CA)
Urban Design District D
3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU)
4. Existing Site Use: The project site is developed with a former King County
Fire Station.
5. Critical Areas: Slopes with grades less than 25% are mapped on the
northeast corner of the project site, which are not
regulated as critical areas.
6. Neighborhood Characteristics:
a. North: Church Use, R-14 zone
b. East: Medical Office Use, CA zone
c. South: Office and Retail Uses, CA zone
d. West: Retail Use, CA zone
7. Site Area: 1.68 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
City of Renton Department of Community & Economic Development
TA Benson Petro, LLC
Staff Report to the Hearing Examiner
LUA22-000424, SA-H, ECF, MOD, MOD
Report of February 28, 2023 Page 3 of 46
SR_TA_Benson_Petro_HEX_FINAL
Zoning N/A 5758 06/22/2015
Annexation N/A 5327 03/01/2008
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: The project site is located within the water service area of the Soos Creek Water and Sewer
District.
b. Sewer: The project site is located within the sewer service area of the Soos Creek Water and Sewer
District.
c. Surface/Storm Water: The site is located within the Black River – Panther Creek Drainage Basin. There
is an existing unmapped conveyance system located on the 3 parcels that connect to the City’s
conveyance system in SE Petrovitsky Rd and 108th Ave SE. There is an existing 12-inch stormwater
main in SE Petrovitsky Rd south of the subject property frontage located along the north flowline of
the existing roadway that flows from east to west into the intersection and continues north along
108th Ave SE.
2. Streets: The project site fronts SE Petrovitsky Road (176th St SE) along the southern property line. SE
Petrovitsky Road is a five lane Principal Arterial. Per the King County Assessor map, the existing half -street
ROW width on the site frontage is approximately 30 feet and contains flush 8’ sidewalks on both sides.
The project site fronts 108th Ave SE (Benson Road/ SR 515) along the western property line. 108th Ave SE
is a six-lane Principal Arterial. Per the King County Assessor map, the existing half -street ROW width on
the site frontage is approximately 45 feet and contains flush 8’-sidewalks on both sides.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in the Zoning Designations
c. Section 4-2-120: Commercial Development Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-100: Urban Design Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 9 Permits – Specific
a. Section 4-9-200: Master Plan and Site Plan Review
b. Section 4-9-070: Environmental Review Procedures
c. Section 4-9-250: Variances, Waivers, Modifications, and Alternates
6. Chapter 11 Definitions
City of Renton Department of Community & Economic Development
TA Benson Petro, LLC
Staff Report to the Hearing Examiner
LUA22-000424, SA-H, ECF, MOD, MOD
Report of February 28, 2023 Page 4 of 46
SR_TA_Benson_Petro_HEX_FINAL
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on December
21, 2022 and determined the application complete on December 22, 2022. The project complies with the
120-day review period.
2. The project site is located at 17426 Benson Dr SE, 10828 & 10810 SE Petrovitsky Rd.
3. The project site is developed with a former King County Fire Station.
4. Access to the site would be provided via one curb cut off of SE Petrovitsky Rd and one curb cut off of
Benson Dr SE.
5. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use
designation.
6. The site is located within the Commercial Arterial (CA) zoning classification and within Design District D.
7. There are approximately eight (8) trees located on-site, all trees are proposed for removal.
8. Slopes with grades less than 25% are mapped on the northeast corner of the project site, which are not
regulated as critical areas.
9. Approximately 5,000 cubic yards of material would be cut on-site and approximately 2,500 cubic yards of
fill is proposed to be brought into the site.
10. The applicant is proposing to begin construction in fall of 2023 and end in winter of 2024.
11. Staff received three agency comment letter(s) (Exhibit 14) during the 14 day public comment period. To
address agency comments, SEPA mitigation measures regarding soil contaimination and archeological
resources were adopted by the Environmental Review Committee (ERC) and staff has requested that the
applicant complete an Intersection Control Evaluation (ICE) per comments received from WSDOT.
12. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
January 23, 2023 the Environmental Review Committee issued a Determination of Non-Significance -
Mitigated (DNS-M) for the TA Benson Petro project (Exhibit 17). The DNS-M included two (2) mitigation
measures. A 14-day appeal period commenced on January 23, 2023 and ended on February 6, 2023. No
appeals of the threshold determination have been filed.
13. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC)
issued the following mitigation measures with the Determination of Non-Significance – Mitigated:
1. The applicant shall implement a contingency mitigation plan to address potential contaminated
soil or groundwater handling and disposal, hazardous waste operations, worker training, health
and safety, and potential contamination remediation.
2. An Inadvertent Discovery Plan (IDP) shall be implemented during project construction for any
archeological resources encountered on the project site.
14. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
City of Renton Department of Community & Economic Development
TA Benson Petro, LLC
Staff Report to the Hearing Examiner
LUA22-000424, SA-H, ECF, MOD, MOD
Report of February 28, 2023 Page 5 of 46
SR_TA_Benson_Petro_HEX_FINAL
15. Comprehensive Plan Compliance: The site is designated Commercial & Mixed Use (CMU) on the City’s
Comprehensive Plan Map. The purpose of the CMU designation is to transform strip commerci al
development into business districts through the intensification of uses and with cohesive site planning,
landscaping, signage, circulation, parking, and the provision of public amenity features. The proposal is
compliant with the following development standards if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
✓ Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
✓ Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
✓ Policy L-47: Accommodate change in a way that maintains Renton’s livability and
natural beauty.
✓
Policy L-51: Include human-scale features such as pedestrian pathways, quality
landscaping, and public spaces that have discernible edges, entries, and borders to
create a distinctive sense of place in neighborhoods, commercial areas, and centers.
✓
Policy L-56: Complement the built environment with landscaping using native,
naturalized, and ornamental plantings that are appropriate for the situation and
circumstance and provide for respite, recreation, and sun/shade.
✓ Policy L-60: Improve the appearance of parking lots through landscaping and
screening.
16. Zoning Development Standard Compliance: The purpose of the Commercial Arterial Zone (CA) is to
evolve from “strip commercial” linear business districts to business areas characterized by enhanced site
planning and pedestrian orientation, incorporating efficient parking lot design, coordinated ac cess,
amenities and boulevard treatment with greater densities. The CA Zone provides for a wide variety of
retail sales, services, and other commercial activities along high-volume traffic corridors. Residential uses
may be integrated into the zone through mixed-use buildings. The zone includes the designated Automall
District. The proposal is compliant with the following development standards, as outlined in RMC 4 -2-
120.A, if all conditions of approval are met:
Compliance CA Zone Develop Standards and Analysis
✓
Use: Retail sales, vehicle fueling stations, and on-site services are outright permitted
use within the CA zone.
Staff Comment: The proposal is for a new 4,088-sq. ft. convenience store, a 2,900-sq. ft.
gas station canopy, and a 2,850-sq. ft. bank. The convenience store would be considered
a retail use and the bank would be considered an on -site service. The proposed retail
sales, vehicle fueling station, and on-site service uses are permitted uses within the CA
zone.
N/A
Density: The minimum density required in the CA zone is 10.0 dwelling units per net
acre. The maximum density permitted is 60 dwelling units per net acre in the City
Center and Highlands Community Planning Areas and 30 dwelling units per net acre in
the East Plateau and Kennydale Community Planning Areas. Net density is calculated
after the deduction of sensitive areas, areas intended for public right-of-way, and
private access easements.
City of Renton Department of Community & Economic Development
TA Benson Petro, LLC
Staff Report to the Hearing Examiner
LUA22-000424, SA-H, ECF, MOD, MOD
Report of February 28, 2023 Page 6 of 46
SR_TA_Benson_Petro_HEX_FINAL
Staff Comment: Not applicable, no residential development is proposed.
✓
Lot Dimensions: The minimum lot size required in the CA zone is 5,000 sq. ft. There are
no minimum lot width or depth requirements.
Staff Comment: The project site is comprised of three (3) parcels totaling approximately
72,980 sq. ft. (1.68 acres) in area, which exceeds the minimum lot size of 5,000 sq. ft.
The applicant included a conceptual lot line adjustment layout (Exhibit 18) that
consolidates the three (3) lots into two (2) lots and reconfigures the lot lines that would
be created at a later date via a separate lot line adjustment application process for
future development. The future configuration would create a Parcel A, which would
include the convenience store and gas station canopy and would total 40,285 sq. ft.
(0.92 acres) and a Parcel B would include the bank and would total 32,724 sq. ft. (0.75
acres). The existing and future lot configurations would exceed the 5,000 sq. ft.
minimum lot size required in the CA zone.
Compliant if
condition of
approval is
met
Setbacks: The minimum front yard and secondary front yard setback is 15 ft. The
minimum setback may be modified through the site plan review process if it can be
demonstrated to the Administrator’s satisfaction that the following criteria are met:
i. The perceived scale of the proposed structure that is created by the reduced
setback is compatible with the abutting structures and the surrounding
neighborhood; and
ii. The required street frontage landscaping identified in RMC 4-4-070F1 is
increased to 15 feet along all public street frontages with the exception of
walkways, driveways, programmed pedestrian plazas, and the area of reduced
setback; and
iii. Enhanced landscaping, such as increased caliper size of trees, increased
container size of shrubs, and/or increased quantity or diversity of planti ngs, is
provided within the public right-of-way on the street frontage abutting the
reduced setback; and
iv. The project includes a public art installation, subject to review and approval,
with a minimum monetary value of one percent (1%) of the assessed value of
the proposed structure, or when the Administrator determines that it is
impractical to install public art on site, payment of a fee-in-lieu may be
approved in an amount of money approximating one percent (1%) of the
assessed value of the proposed structure; and
v. The design of the proposed structure complies with all of the following
requirements:
a) Back of house facilities such as walk-in freezers, bathrooms, breakrooms,
storage rooms, or other rooms that do not contain windows, are not
located along any building facade that fronts a public street; and
b) Floor to ceiling transparent windows are provided for at least fifty percent
(50%) of the ground floor building facade that fronts a reduced setback;
and
c) The proposed structure includes design features such as step-backs of
upper levels, changes in roof plane, and changes in roof form/slope in a
manner that serves to reduce the apparent bulk of the proposed structure;
and
City of Renton Department of Community & Economic Development
TA Benson Petro, LLC
Staff Report to the Hearing Examiner
LUA22-000424, SA-H, ECF, MOD, MOD
Report of February 28, 2023 Page 7 of 46
SR_TA_Benson_Petro_HEX_FINAL
d) Canopies or similar design features are provided along any building facade
that fronts a public street, with emphasis provided to the primary entry;
and
e) Structured parking is not located along any building facade that fronts a
reduced setback.
Alternatively, the minimum setback may be modified through the site plan review
process if it can be demonstrated to the Administrator’s satisfaction that the reduced
setback would result in the protection and preservation of Priority One trees, as
identified in RMC 4-4-130H1b, that would otherwise not practicably be retained
without reduction of the minimum setback.
A maximum front yard and secondary front yard setback of 20 ft. is required. The
maximum setback may be modified through the site plan review process if the
applicant can demonstrate that the proposed development meets the following
criteria:
i. Orients development to the pedestrian through measures such 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
ii. Creates a low-scale streetscape through measures such as fostering distinctive
architecture and mitigating the visual dominance of extensive and unbroken
parking along the street front; and
iii. Promotes safety and visibility through measures such as discouraging the
creation of hidden spaces, minimizing conflict between pedestrian and vehicle
traffic, and ensuring adequate setbacks to accommodate required parking
and/or access that could not be provided otherwise.
Alternatively, the maximum setback requirement may be modified if the applicant can
demonstrate that the above criteria cannot be met by addressing the following criteria.
However, all the above criteria that can be met shall be addressed in the site
development plan.
i. Due to factors including but not limited to the unique site design requirements
or physical site constraints such as critical areas or utility easements, the
maximum setback cannot be met; or
ii. One (1) or more of the above criteria would not be furthered or would be
impaired by compliance with the maximum setback; or
iii. Any function of the use which serves the public health, safety, or welfare would
be materially-impaired by the required setback.
There are no minimum side or rear yard setbacks, except 15 feet. if the l ot abuts or is
adjacent to a lot zoned residential.
Staff Comment: The existing project site has three (3) underlying parcels. The proposed
layout of the new buildings and site improvements would result in encroachments over
the existing lot lines, which would not comply with the required setbacks. The applicant
has submitted a proposed lot line adjustment plan (Exhibit 18) that includes the
consolidation and reconfiguration of the proposed lot lines to reduce the number of
existing lots from three (3) to two (2) and would remove the proposed encroachments
and would ensure associated parking and landscaping improvements are located on the
City of Renton Department of Community & Economic Development
TA Benson Petro, LLC
Staff Report to the Hearing Examiner
LUA22-000424, SA-H, ECF, MOD, MOD
Report of February 28, 2023 Page 8 of 46
SR_TA_Benson_Petro_HEX_FINAL
same parcel as the associated building. S taff recommends, as a condition of approval,
that a lot line adjustment or lot consolidation be submitted for review and approval to
the Current Planning Project manager at the time of Building Permit review and
recorded prior to the issuance of a Temporary or Final Certificate of Occupancy for the
first building constructed on the project site.
The two (2) existing easternmost parcels abut a residential zone to the north; therefore
a 15-foot setback would be required along the north property line of these parcels. The
parcel located at the northeast corner of the intersection of Benson Dr S and SE
Petrovitsky does not abut a residential zone; therefore no side or rear setbacks would
apply to this parcel. The primary entrance of the proposed bank building would have a
minimum front setback of approximately 12 feet at the intersection of Benson Dr S and
SE Petrovitsky Rd, which is less than the minimum 15-foot setback required. A rear
setback of approximately 24 feet would be provided to the north property line and an
approximate 83-foot side yard setback would be provided from the reconfigured east
property line. The applicant did not include a request to modify the front yard setback
as part of the master application and an analysis to determine compliance with
modification criteria was not performed nor was there an informal discussion to
preceding the application submittal to determine whether a modification to the
minimum setback would be supported. Therefore, staff recommends as a condition of
approval that the site plan be revised to provide the minimum required 15-foot front
and secondary front yard setback between the proposed bank building and the
intersection of Benson Dr S and SE Petrovitsky Rd . The revised site plan shall be
submitted to the Current Planning Project Manager for review and approval at the time
of Construction Permit review.
The proposed convenience store would maintain the required 15-foot setback from SE
Petrovitsky Rd, with a rear setback of approximately 181 feet from the north property
line, a 15-foot side yard setback from the east property line, and an approximately 29-
foot side yard setback from the west property line. The proposed convenience store
location would comply with the setback requirements of the CA zone.
The proposed gas station canopy would maintain an approximately 154-foot front
setback from SE Petrovitsky Rd, an 80-foot rear setback from the north property line, a
54-foot side yard setback from the east property line, and a 35-foot side yard setback
from the reconfigured west property line. The proposed gas station canopy would be
located behind the convenience store and would therefore not be subject to the
maximum 20-foot front yard setback requirements of the CA zone. The proposed gas
station canopy would comply with the setback requirements of the CA zone.
✓
Building Standards: The CA zone has a maximum building coverage 65% of total lot
area or 75% if parking is provided within the building or within an on-site parking
garage. The maximum building height permitted is 50 ft., except 70 ft. if the building is
mixed use.
Staff Comment: The proposed buildings do not include parking within the building,
therefore the project site would be limited to a maximum building coverage of 65% of
the total lot area. The proposed bank building would have a footprint of 2,850 sq. ft.,
the convenience store would have a footprint of 4,188sq. ft., and the gas station canopy
would have a footprint of 2,900 sq. ft. resulting in a total building footprint of 9,838 sq.
ft. which would result in a building coverage of thirteen percent (13%) on the 72,980 sq.
ft. project site, which is less than the 65% building coverage permitted in the CA zone.
City of Renton Department of Community & Economic Development
TA Benson Petro, LLC
Staff Report to the Hearing Examiner
LUA22-000424, SA-H, ECF, MOD, MOD
Report of February 28, 2023 Page 9 of 46
SR_TA_Benson_Petro_HEX_FINAL
The proposed bank and convenience store buildings would be one story with a height
of just under 22 feet and the gas station canopy would have a maximum height of
approximately 20 feet. All proposed buildings would have heights less than the 50-foot
height limit required for buildings that are not part of a mixed -use development
proposal.
Compliant if
conditions of
approval are
met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Minimum planting strip widths
between the curb and sidewalk are established according to the street development
standards of RMC 4-6-060. Street trees and, at a minimum, groundcover shall be
planted within planting strips pursuant to the following standards, provided there shall
be a minimum of one street tree planted per lot.
a. Trees shall be selected from the City’s Approved Street Tree List based on the
width of the planting strip and the presence or lack of overhead power lines;
provided, the Administrator and City arborist shall each retain the right to
reject any proposed cultivar regardless of whether or not the cultivar is on the
City’s Approved Street Tree List.
b. Street trees shall have a minimum caliper of two inches (2"), and be planted
pursuant to the standards promulgated by the City, which may require root
barriers, structured soils, or other measures to help prevent tree roots from
damaging infrastructure.
c. Street trees shall be planted in the center of the planting strip between the
curb and the sidewalk at the following intervals; provided, that, where right-
of-way is constrained, irregular intervals and slight increases or decreases may
be permitted or required. Additionally, trees shall be planted in locations that
meet required spacing distances from facilities located in the right-of-way
including, but not limited to, underground utilities, street lights, utility poles,
traffic signs, fire hydrants, and driveways; such spacing standards are identified
in the City’s Approved Tree List. Generally, the following spacing is required:
i. Small-sized maturing trees: thirty feet (30') on center;
ii. Medium-sized maturing trees: forty feet (40') on center; and
iii. Large-sized maturing trees: fifty feet (50') on center.
All parking lots shall have perimeter landscaping as follows:
Such landscaping shall be at least ten feet (10') in width as measured from the street
right-of-way. Standards for planting shall be as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-
family, commercial, and industrial uses at an average minimum rate of one
tree per thirty (30) lineal feet of street frontage.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped
area. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover in sufficient quantities to provide at least ninety percent (90%)
coverage of the landscaped area within three (3) years of installation.
Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows:
Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping
per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking
City of Renton Department of Community & Economic Development
TA Benson Petro, LLC
Staff Report to the Hearing Examiner
LUA22-000424, SA-H, ECF, MOD, MOD
Report of February 28, 2023 Page 10 of 46
SR_TA_Benson_Petro_HEX_FINAL
space, and 100 or more spaces shall provide 35 sf of landscaping per parking space.
Any interior parking lot landscaping area shall be sized to dimensions of at least eight
feet (8') by twelve feet (12'). Landscaping shall be dispersed throughout the parking
area and shall include a mixture of trees, shrubs, and groundcover as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi -
family, commercial, and industrial uses. At least one tree for every six (6)
parking spaces within the lot interior shall be planted.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped
area shall be planted. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover shall be planted in sufficient quantities to provide at least ninety
percent (90%) coverage of the landscaped area within three (3) years of
installation.
d. There shall be no more than fifty feet (50') between parking stal ls and an
interior parking lot landscape area.
All of the landscaped area that is not planted with trees and shrubs or covered with a
tree grate must be planted in ground cover plants, which may include grasses. Mulch
must be confined to areas underneath plants and is not a substitute for ground cover
plants.
Ground cover plants, other than grasses, must be at least the four-inch (4") pot size,
provided such plants have well-developed roots and are not root bound or J-rooted;
alternative standards may be applied pursuant to RMC 4-4-070C. Area planted in
ground cover plants, other than grass seed or sod, must be planted in triangular
spacing. Ground cover plants must be planted at a density that will cover the entire
area within three (3) years.
All shrubs must be of sufficient size and number to meet the required standards within
three (3) years of planting. Shrubs must be at least a two (2) gallon container size at
planting. Shrubs shall be in beds that include a layer of mulch at least two inches (2")
in depth.
Broadleaf trees must be a minimum of two-inch (2") caliper. Conifer trees at the time
of planting must be fully branched and a minimum of six feet (6') in height.
Except for trees with a tree grate, trees shall include a mulch ring that has a depth of
at least three inches (3") and is at least three feet (3') in radius around the tree.
When a Commercial Zoned Lot or Use Is Abutting a Residential Zone, a fifteen-foot (15')
wide partially sight-obscuring landscaped visual barrier, or ten-foot (10') wide fully
sight-obscuring landscaped visual barrier, is required along the common property line.
A permanent built-in irrigation system with an automatic controller shall be installed,
used, and maintained in working order in all landscaped areas.
Staff Comment: A Conceptual Landscape and Tree Retention Plan (Exhibit 3) was
submitted with the land use application materials. The submitted landscape plan
includes an eight foot-(8’)wide street tree planting strip along the site’s Benson Dr S and
SE Petrovitsky Rd frontages. The proposed landscape strip would be planted with pink
chimes Japanese Snowbell trees and lawn.
The submitted landscape plan includes a ten-foot (10’) onsite landscape strip along the
site’s Benson Dr S and SE Petrovitsky Rd street frontages. The ten-foot (10’) onsite
landscape strip is proposed to be vegetated with primarily lawn along the public
City of Renton Department of Community & Economic Development
TA Benson Petro, LLC
Staff Report to the Hearing Examiner
LUA22-000424, SA-H, ECF, MOD, MOD
Report of February 28, 2023 Page 11 of 46
SR_TA_Benson_Petro_HEX_FINAL
sidewalk, which does not meet the requirements of the landscaping regulations to
include a mix of trees, shrubs, and ground cover. In addition, it appears that the
landscape plan does not reflect the most up to date floor plan for the convenience store
and the landscape proposed along the convenience store frontage would obscure the
primary building entrance as shown on the submitted architectural elevations (Exhibit
4).
The submitted landscape plan includes landscaping within the proposed surface parking
lot. Based the proposal for a total of 44 parking spaces on the project site, a total of 660
sq. ft. of interior parking lot landscaping would be required. The applicant indicates that
the proposal would include a total of 2,920 sq. ft. of interior parking lot landscaping,
which would exceed the minimum 660 sq. ft. required . However, it appears that the
applicant is counting areas towards the interior parking lot landscaping which do not
meet the minimum eight feet by twelve feet (8’ x 12') dimensional requirements and
that not all parking spaces are within 50 feet of an interior parking lot landscaped area
that complies with these requirements.
A fifteen-foot (15’) wide landscape strip is proposed along the north end of the eastern
two parcels, abutting the Residential-14 (R-14) zone. However, it does not appear that
the entire fifteen feet (15’) is fully- landscaped.
Staff recommends, as a condition of approval, that a detailed landscape plan be
submitted at the time of Construction Permit review for review and app roval by the
Current Planning Project Manager, the detailed landscape plan shall include, but not be
limited to:
a. A 10-foot onsite landscape strip along all street frontages incorporating a mix
of trees, shrubs, and ground cover, the portion of the street frontage
landscaping abutting the surface parking lot should be planted with primarily
evergreen trees and shrubs to provide a year round screen;
b. A revised layout of the street frontage landscaping to accommodate the correct
floor plan and main entrance for the convenience store;
c. Interior parking lot landscaping (i.e. tree islands with a minimum dimension of
eight feet by twelve feet (8’ x 12') at a rate of 15 sq. ft. per parking space
throughout the entire project site, interior lot landscaping that does not meet
this standards will not be credited toward the minimum required;
d. No parking space shall be more than 50 feet from an interior parking lot
landscaped tree island;
e. Trees shall be two inches (2") in diameter at breast height (dbh). At least one (1)
tree for every six (6) parking spaces within the parking lot interior shall be
planted and around the parking lot perimeter trees shall be planted at the
average minimum rate of one tree per 30 lineal feet of street frontage;
f. Shrubs at the minimum rate of one per 20 square feet of landscaped area shall
be planted. Up to fifty percent (50%) of shrubs may be deciduous;
g. Ground cover shall be planted in sufficient quantities to provide at least ninety
percent (90%) coverage of the landscaped area within three (3) years of
installation;
h. The entire fifteen-foot (15’) wide landscape strip along the Residential-14 (R-14)
zone shall be landscaped;
City of Renton Department of Community & Economic Development
TA Benson Petro, LLC
Staff Report to the Hearing Examiner
LUA22-000424, SA-H, ECF, MOD, MOD
Report of February 28, 2023 Page 12 of 46
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i. The proposed plant palate shall be revised to replace Leyland cypress and
juniper species with native evergreen trees and shrubs (i.e. western red cedar,
Douglas fir, western hemlock, and/or Oregon grape).
Compliant if
condition of
approval is
met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-
130) require the retention of 30 percent of trees in a commercial development. Tree
credit requirements shall apply at a minimum rate of thirty (30) credits per net acre.
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.
Staff Comment: A Conceptual Landscaping and Tree Retention Plan (Exhibit 3), Tree
Retention and Tree Credit Worksheet (Exhibit 20), and an Arborist report prepared by
Washington Forestry Consultants, dated December 13, 2022 (Exhibit 21) were
submitted with the project application materials. There are eight (8) significant trees
identified on the project site, none of the existing trees were proposed for retention.
The City’s Tree Retention Regulations require the retention of thirty percent (30%) of
existing significant trees. Out of the existing eight (8) significant trees, the applicant
would be required to retain two (2) trees (8 * 0.30 = 2.4 or 2 trees). There are three (3)
trees located on the north end of the project site and two (2) of these trees appear to
be viable for retention as the parking proposed at this location would exceed the
maximum number of parking stalls permitted on the project site (see Parking discussion
below). If these trees were retained, the proposal would be compliance with the City’s
adopted Tree Retention Regulations. Staff recommends, as a condition of approval that
a Final Tree Retention Plan be submitted at the time of Construction Permit review for
review and approval by the Current Planning Project Manager. The Final Tree Retention
Plan shall include the retention of the two existing healthy trees identified on the north
end of the project site, unless it is determined infeasible by the Current Planning Project
Manager.
The City’s Tree Retention Regulations also require that a minimum tree density of 30
credits per net acre. The submitted Tree Retention and Credit Worksheet (Exhibit 20)
concluded that 50 tree credits would be required on the project site. Tree Credit
requirements are proposed to be satisfied through the planting of 38 small species
trees, 42 medium species trees, and 7 large species trees. It appears that the 9 street
trees proposed to be planted within the public right-of-way were included in the small
species trees tree credit calculation, these trees would not count towards the sites tree
density requirements as these trees would be located off-site within the public right-of-
way. After the deduction of the street trees, the trees to be planted onsite would result
in a tree density of 63.25 credits (29 small species trees at 0.25 credits per tree + 42
medium species trees at 1 credit per tree + 7 large species trees at 2 credits per tree =
City of Renton Department of Community & Economic Development
TA Benson Petro, LLC
Staff Report to the Hearing Examiner
LUA22-000424, SA-H, ECF, MOD, MOD
Report of February 28, 2023 Page 13 of 46
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63.25 credits), which exceeds the 50 tree credits required on the project site and would
satisfy the minimum tree density requirements.
Tree protection measures would be required during project construction in accordance
with RMC 4-4-130H.10, these measures would include the installation of a 6-foot high
chain link fence as well as signage identifying the trees as protected. The Conceptual
Grading Plan (Exhibit 8) shows some grading along the east property line abutting some
existing Douglas fir trees. To ensure that these trees are not damaged during project
construction, staff recommends, as a condition of approval that an arborist be pre sent
onsite during any grading around the root zone of on or offsite protected trees.
Compliant if
condition of
approval is
met
Refuse and Recycling: 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.
In office, educational and institutional developments, a minimum of two (2) 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 four (4) 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.
Outdoor refuse and recyclables deposit areas and collection points shall not be located
within fifty feet (50') of a lot zoned residential , except by approval through the site
development plan review process, or through the modification process if exempt from
site development plan review..
Staff Comment: The proposed bank building would have an area of 2,850 sq. ft. and the
convenience store would have an area of 4,188 sq. ft. The proposed bank building would
be required to provide 6 sq. ft. of recyclable deposit areas and 12 sq. ft. of refuse deposit
area or a total minimum of 100 sq. ft. of refuse and recycling deposit areas. The
proposed site plan (Exhibit 2) includes an approximately 160 sq. ft. service area for the
proposed bank building, which would exceed the 100 sq. ft. minimum requirement.
The proposed convenience store would be required to provide 21 sq. ft. of recyclable
deposit areas and 42 sq. ft. of refuse deposit areas or a total minimum area of 100 sq.
ft. of refuse and recycling deposit areas. The proposed site plan includes an
approximately 330 sq. ft. service area for the proposed convenience store, which would
exceed the minimum 100 sq. ft. requirement.
The location of the service areas is at the north end of the project site, approximately
15 feet from a residentially-zoned property and appears to be over the future proposed
property line. The proposed location would be acceptable, as the proposed nearby
residential zone is developed with a church and is not developed with a residential use.
However, the service area would not be permitted to be built over the future property
line. Staff recommends, as a condition of approval that the refuse and recyclable
deposit areas be amended such that they would not be located over the proposed future
property line. A revised site plan showing the amended refuse and recyclable deposit
areas shall be submitted at the time of Construction Permit review for review and
approval by the Current Planning Project Manager.
City of Renton Department of Community & Economic Development
TA Benson Petro, LLC
Staff Report to the Hearing Examiner
LUA22-000424, SA-H, ECF, MOD, MOD
Report of February 28, 2023 Page 14 of 46
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✓
Vehicular Access: A connection shall be provided for site-to-site vehicle access ways,
where topographically feasible, to allow a smooth flow of traffic across abutting CA lots
without the need to use a street. Access may comprise the aisle between rows of
parking stalls but is not allowed between a building and a public street.
Staff Comment: The proposal would include a lot line adjustment and lot consolidation
at a future date. The future lot lines noted on the submitted site plan (Exhibit 2) would
allow for site to site vehicular access between the bank building and convenien ce store
sites. There are existing landscaped barriers between the existing project site and the
abutting properties to the west and north that would preclude vehicular access to these
sites.
Compliant if
modification
is approved
Parking: Parking regulations require that retail sales provide a minimum and maximum
of 2.5 spaces per 1,000 square feet of net floor area. Bank uses require a minimum of
2.5 spaces per 1,000 square feet of net floor area and are permitted a maximum of 5.0
spaces per 1,000 square feet of net floor area. For uses with a drive-through (drive-
through ATM), the drive-through facility 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 5.0 stacking spaces per window are required
unless otherwise determined by the Administrator. Stacking spaces cannot obstruct
required parking spaces or ingress/egress within the site or extend into the public right-
of-way.
Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8
½ feet by 16 feet. Compact spaces shall not account for more than thirty percent (30%)
of all onsite parking spaces. For parking lots with 300 -400 parking spaces, a total of
eight (8) of those spaces shall be designated as Accessible per the Americans with
Disabilities Act (ADA).
Staff Comment: According to the submitted site plan (Exhibit 2), the proposed bank
building would have an area of 2,850 sq. ft. and the convenience store would have an
area of 4,188 sq. ft. Based on a total floor area of 2,850 sq. ft. for the bank use, the
proposal would be required to provide a minimum of seven (7) spaces and would be
permitted a maximum of fourteen (14) spaces. Based on a total floor area of 4,188 sq.
ft. for the retail use (convenience store), the proposal would be required to provide a
minimum and a maximum of 10 spaces. A total of 17 minimum parking spaces would
be required and a maximum of 24 parking spaces would be permitted for the proposed
entire project. The submitted site plan includes a total of 44 parking spaces (19 spaces
would be on the bank parcel and 25 spaces would be on the convenience store parcel),
which would exceed the maximum total of 24 spaces permitted on the project site. The
applicant submitted a Parking Analysis (Exhibit 22) and a Parking Modification request
(Exhibit 23) justifying the additional parking provided. See further parking modification
discussion below under FOF 18.
The proposed site plan (Exhibit 2) include the five (5) minimum required stacking spaces
for the drive-through ATM. In addition, the site plan (Exhibit 2) included stall dimensions
and aisle widths. The standard stalls would have a width of nine feet (9’) and a depth
of 20 feet, the compact stalls would have a width if eight feet, 6 inches (8’-6”) and a
depth of 16 feet, and the minimum proposed aisle width would be 24 feet. The proposed
parking spaces would comply with the dimensional requirements outlined in the
Parking Regulations.
City of Renton Department of Community & Economic Development
TA Benson Petro, LLC
Staff Report to the Hearing Examiner
LUA22-000424, SA-H, ECF, MOD, MOD
Report of February 28, 2023 Page 15 of 46
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Compliant if
condition of
approval is
met.
Bicycle Parking: The number of bicycle parking spaces shall be equal to ten percent
(10%) of the number of required off-street vehicle parking spaces.
Bicycle parking facilities shall include a rack that is permanently affixed to the ground
and supports the bicycle at two (2) or more points, including at least one point on the
frame. The user shall be able to lock the bicycle with a U -shaped lock or cable lock.
Bicycle racks that only support a bicycle front or rear wheel are not permitted. Bicycle
racks shall be installed to provide adequate maneuvering space and ensure that the
requisite number of bicycle parking spaces remain accessible; and
Each bicycle parking space shall be at least two feet (2') by six feet (6'), with no less
than an overhead clearance of seven feet (7'). A maneuvering area of five feet (5') shall
separate rows of bicycle parking spaces. Where the bicycle parking is abutting the
sidewalk, only the maneuvering area may extend into the right-of-way.
Areas set aside for bicycle parking shall be clearly marked and reserved for bicycle
parking only.
Bicycle parking shall not impede or create a hazard to pedestrians or vehicles. Parking
areas shall be located so as to not conflict with vehicle vision clearance standards.
Bicycle parking shall be conveniently located with respect to the street right-of-way
and must be within fifty feet (50') of at least one main building entrance, as measured
along the most direct pedestrian access route.
Whenever possible, bicycle parking shall be incorporated into the building design and
coordinate with the design of the street furniture when it is provided.
Bicycle parking shall be visible to cyclists from street sidewalks or building entrances,
so that it provides sufficient security from theft and damage.
Bicycle parking shall be at least as well lit as vehicle parking for security.
Staff Comment: Based on a minimum requirement for 17 total parking spaces noted
above, a total of two (2) bicycle parking spaces would be required for the proposed
project. An eight foot by eight foot (8’ x 8’) bicycling parking area is identified on the
submitted site plan (Exhibit 2), however a detail of the bicycle parking was not provided.
To ensure compliance with the bicycle parking requirements, staff recommends, as a
condition of approval that a bicycle parking detail be submitted at the time of Building
Permit Review for review and approval by the Current Planning Project Manager
demonstrating that the proposal would comply with the bicycle parking requirements
as required in RMC 4-4-080F.11.
N/A
Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot provided
the fence, retaining wall or hedge does not stand in or in front of any required
landscaping or pose a traffic vision hazard.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: No fences or retaining walls were shown on the submitted site plan
application materials. Any proposed fences or retaining walls would be required to
comply with the above standards.
Compliant if
conditions of
Screening and Storage: All on-site surface mounted utility equipment shall be screened
from public view. Screening shall consist of equipment cabinets enclosing the utility
equipment, solid fencing or a wall of a height at least as high as the equipment it
City of Renton Department of Community & Economic Development
TA Benson Petro, LLC
Staff Report to the Hearing Examiner
LUA22-000424, SA-H, ECF, MOD, MOD
Report of February 28, 2023 Page 16 of 46
SR_TA_Benson_Petro_HEX_FINAL
approval are
met
screens, or a landscaped visual barrier allowing for reasonable access to equipment.
Equipment cabinets, fencing, and walls shall be made of materials and/or colors
compatible with building materials.
All operating equipment located on the roof of any building shall be enclosed so a s to
be screened from public view.
Outdoor storage must be screened from adjacent or abutting properties and public
rights-of-way. Outdoor storage uses shall provide sight-obscuring fences or solid walls
a minimum of six feet (6') in height, berming, and/or landscaping as determined by the
Administrator to achieve adequate visual or acoustical screening.
Staff Comment: Any proposed surface mounted or rooftop mounted utility equipment
shall be screened from public view. Staff was unable to determine if new surface or roof
mounted utility equipment is proposed. Staff recommends, as a condition of approval
that a screening detail be provided for any proposed surface or roof mounted utility
equipment be submitted to the Current Planning Project Manager for review and
approval. The screening detail for surface mounted utility equipment that includes cross
sections of the utility and screening shall be provided at the time of Construction Permit
review and the screening detail for any roof-mounted utility equipment shall be
provided at the time of Building Permit review.
17. Design Standards: The project site is located within Design District ‘D’. The following table contains project
elements intended to comply with the standards of the Design District ‘D’ Standards and guidelines, as
outlined in RMC 4-3-100.E:
Compliance Design District Guideline and Standard Analysis
1. SITE DESIGN AND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision
of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy
visibility from public rights-of-way; and to encourage pedestrian activity.
a. 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.
✓
Standard: The availability of natural light (both direct and reflected) and direct sun
exposure to nearby buildings and open space (except parking areas) shall be
considered when siting structures.
Staff Comment: The proposed structures would be one story with heights of 22 feet
and 20 feet and are not anticipated to adversely impact sun exposure to open spaces
or nearby buildings.
✓
Standard: Buildings shall be oriented to the street with clear connections to the
sidewalk.
City of Renton Department of Community & Economic Development
TA Benson Petro, LLC
Staff Report to the Hearing Examiner
LUA22-000424, SA-H, ECF, MOD, MOD
Report of February 28, 2023 Page 17 of 46
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Staff Comment: As shown on the submitted architectural elevations (Exhibits 4 & 5),
the primary façade of the bank building and convenience store would be oriented
towards the public street. As shown on the submitted site plan (Exhibit 2) clear
connections would be provided between the primary building entries and the public
sidewalk.
✓
Standard: The front entry of a building shall be oriented to the street or a landscaped
pedestrian-only courtyard.
Staff Comment: The primary façade of the convenience store would be oriented
towards SE Petrovitsky Rd and the primary entrance of the bank would be o riented
towards the public plaza proposed at the intersection of Benson Dr S and SE Petrovitsky
Rd.
N/A
Standard: Buildings with residential uses located at the street level shall be:
a. Set back from the sidewalk a minimum of ten feet (10') and feature substantial
landscaping between the sidewalk and the building; or
b. Have the ground floor residential uses raised above street level for residents’
privacy.
Staff Comment: Not applicable, no residential uses are proposed under this application.
b. Building Entries:
Intent: To make building entrances convenient to locate and easy to access, and ensure that building
entries further the pedestrian nature of the fronting sidewalk and the urban character of the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent entry.
Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided
and shall enhance the overall quality of the pedestrian experience on the site.
✓
Standard: 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.
Staff Comment: The convenience store’s primary façade would be oriented toward SE
Petrovitsky Road with direct pedestrian sidewalk access to the building’s primary entry.
Storefront entry doors with coordinated glazing, transoms and articulations will wrap
the SW corner of the building providing visibility from both SE Petrovitsky Rd and the
intersection of SE Petrovitsky Rd and Benson Dr S. Parapet heights at the SW corner,
weather protection (canopies), area and accent lighting and signage will also help to
define the primary entry.
The proposed bank would have its primary facade oriented towards the public plaza
proposed at the intersection of SE Petrovitsky Rd and Benson Dr S. The bank’s primary
façade would include storefront entry doors and glazing , flatwork, landscaping and
street/plaza amenities to enhance pedestrian access from the street corner plaza while
maintaining high visibility from the street, creating a safe and attractive environment
for pedestrians and users of the street corner plaza.
City of Renton Department of Community & Economic Development
TA Benson Petro, LLC
Staff Report to the Hearing Examiner
LUA22-000424, SA-H, ECF, MOD, MOD
Report of February 28, 2023 Page 18 of 46
SR_TA_Benson_Petro_HEX_FINAL
✓
Standard: A primary entrance of each building shall be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry
doors, and/or ornamental lighting.
Staff Comment: As shown on the proposed building elevations (Exhibits 4 & 5), the
proposed primary building entrance of the convenience store and bank would be made
visibly prominent through the incorporation of storefront entry doors, glazing,
overhead weather protection and an increased parapet height over the entrance.
Compliant if
condition of
approval is
met
Standard Building entries from a street shall be clearly marked with canopies,
architectural elements, ornamental lighting, or landscaping and include weather
protection at least four and one-half feet (4-1/2') wide (illustration below). Buildings
that are taller than thirty feet (30') in height shall also ensure that the weather
protection is proportional to the distance above ground level.
Staff Comment: Building entries for both the convenience store and bank would be
clearly marked with lighting, landscaping, and weather protection. The architectural
elevations (Exhibit 4) for the proposed convenience store specify that the proposed
weather protection would comply with the four and one-half feet (4-1/2') width
requirement. There were no dimensions included on the weather protection proposed
for the bank building. Staff recommends as a condition of approval, that architectural
elevations be submitted at the time of building permit review including weather
protection with a minimum width of four and one-half feet (4-1/2') or the applicant
shall demonstrate compliance with the guideline of this section. The architectural
elevations shall be submitted to the Current Planning Project Manager for review and
approval.
✓
Standard: Building entries from a parking lot shall be subordinate to those related to
the street.
Staff Comment: As shown on the submitted architectural elevations (Exhibits 4 & 5) the
building entries facing the parking lot would be subordinate to the primary entrances
facing the street.
✓
Standard: Features such as entries, lobbies, and display windows shall be oriented to
a street or pedestrian-oriented space; otherwise, screening or decorative features
should be incorporated.
Staff Comment: As discussed above, the proposed primary building entries for both the
bank and convenience store would be oriented towards Benson Dr S and SE Petrovitsky
Rd.
✓
Standard: Multiple buildings on the same site shall direct views to building entries by
providing a continuous network of pedestrian paths and open spaces that incorporate
landscaping.
Staff Comment: Both buildings would have primary entrances oriented towards the
public street and secondary entrances oriented to the onsite surface parking.
Pedestrian walkway connections are proposed around the proposed buildings to direct
pedestrians to the building entries, in addition, sidewalks would be constructed within
the public right-of-way along the Benson Dr S and SE Petrovitsky Rd frontages.
City of Renton Department of Community & Economic Development
TA Benson Petro, LLC
Staff Report to the Hearing Examiner
LUA22-000424, SA-H, ECF, MOD, MOD
Report of February 28, 2023 Page 19 of 46
SR_TA_Benson_Petro_HEX_FINAL
A conceptual landscape plan (Exhibit 3) was included with the application materials
that includes landscaping between the proposed buildings and the public right-of-way,
as well as within the surface parking lot.
N/A
Standard: Ground floor residential units that are directly accessible from the street
shall include entries from front yards to provide transition space from the street or
entries from an open space such as a courtyard or garden that is accessible from the
street.
Staff Comment: Not applicable, no residential dwelling units are proposed.
c. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton’s long-established,
existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where
new buildings differ from surrounding development in terms of building height, bulk and scale.
✓
Standard: At least one of the following design elements shall be used to promote a
transition to surrounding uses:
1. Building proportions, including step-backs on upper levels in accordance with
the surrounding planned and existing land use forms; or
2. Building articulation to divide a larger architectural element into smaller
increments; or
3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and
transition with existing development.
Additionally, the Administrator may require increased setbacks at the side or rear of a
building in order to reduce the bulk and scale of larger buildings and/or so that sunlight
reaches adjacent and/or abutting yards.
Staff Comment: The proposed convenience store and bank buildings will break up
monolithic expanses of wall using fenestration, articulation, material and color
changes, varied base treatments/ textures and related landscaping and accent lighting
fixtures/ sconces. Various parapet heights are also proposed to break up and lessen
the apparent height and mass of the convenience store and bank buildings.
d. Service Element Location and Design:
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading
docks) by locating service and loading areas away from high-volume pedestrian areas, and screening
them from view in high visibility areas.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping
and an enclosure with fencing that is made of quality materials. Service ar eas not adjacent to streets,
pathways, or pedestrian-oriented spaces are encouraged to implement vegetative screening in addition
to or as part of service enclosures.
✓
Standard: Service elements shall be located and designed to minimize the impacts on
the pedestrian environment and adjacent uses. Service elements shall be
concentrated and located where they are accessible to service vehicles and
convenient for tenant use.
City of Renton Department of Community & Economic Development
TA Benson Petro, LLC
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LUA22-000424, SA-H, ECF, MOD, MOD
Report of February 28, 2023 Page 20 of 46
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Staff Comment: See previous discussion above under FOF 16 Development Standards:
Refuse and Recycling. The proposed service area location would be far removed from
proposed pedestrian area.
Compliant if
condition of
approval is
met
Standard: In addition to standard enclosure requirements, garbage, recycling
collection, and utility areas shall be enclosed on all sides, including the roof and
screened around their perimeter by a wall or fence and have self-closing doors.
Staff Comment: A screening detail for the proposed service area was not included with
the submitted application materials. Staff recommends, as a condition of approval,
that garbage, recycling collection, and utility areas shall be enclosed on all sides,
including the roof and screened around their perimeter by a wall or fence and have
self-closing doors. A screening detail shall be submitted to the Current Planning Project
Manager at the time of Building Permit review for review and approval.
Compliant if
condition of
approval is
met
Standard: Service enclosures shall be made of masonry, ornamental metal or wood,
or some combination of the three (3).
Staff Comment: As previously discussed above, a service area screening detail was not
included with the submitted application materials. Staff recommends, as a condition
of approval that the proposed service area screening be comprised of masonry,
ornamental metal, wood, or some combination of the three (3).
✓
Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented
space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of
such facility.
Staff Comment: As previously discussed above, the proposed service area location
would be far removed from proposed pedestrian area and would be screened from the
abutting property to the north with a fifteen-foot (15’) wide landscaped strip.
e. Gateways:
Intent: To distinguish gateways as primary entrances to districts or to the City, special design features
and architectural elements at gateways should be provided. While gateways should be distinctive
within the context of the district, they should also be compatible with the district in form and scale.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping
and an enclosure with fencing that is made of quality materials.
N/A
Standard: Developments located at district gateways shall be marked with visually
prominent features.
Staff Comment: Not applicable, the project site is not located at a district gateway.
N/A
Standard: Gateway elements shall be oriented toward and scaled for both pedestrians
and vehicles.
Staff Comment: Not applicable, the project site is not located at a district gateway.
N/A
Standard: Visual prominence shall be distinguished by two (2) or more of the
following:
a. Public art;
b. Special landscape treatment;
City of Renton Department of Community & Economic Development
TA Benson Petro, LLC
Staff Report to the Hearing Examiner
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Report of February 28, 2023 Page 21 of 46
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c. Open space/plaza;
d. Landmark building form;
e. Special paving, unique pedestrian scale lighting, or bollards;
f. Prominent architectural features (trellis, arbor, pergola, or gazebo);
g. Neighborhood or district entry identification (commercial signs do not
qualify).
Staff Comment: Not applicable, the project site is not located at a district gateway.
2. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate
various modes of transportation, including public mass transit, in order to reduce traffic volumes and
other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in
reducing the impacts of parking areas; allow an active pedestrian environment by maintaining
contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize
the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the
district.
a. 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.
✓
Standard: Parking shall be located so that no surface parking is located between:
a. A building and the front property line; and/or
b. A building and the side property line (when on a corner lot).
Staff Comment: There is no parking located between the proposed convenience store
and bank buildings and the public street.
✓
Standard: Parking shall be located so that it is screened from surrounding streets by
buildings, landscaping, and/or gateway features as dictated by location.
Staff Comment: The surface parking would be screened from surrounding streets by
the proposed convenience store and bank building and a s previously discussed above
under FOF 16, Zoning and Development Standards Compliance: Landscaping, by a
minimum 10-foot wide, perimeter parking lot landscape strip would be required
around the surface parking lot.
b. Structured Parking Garages:
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of
structured parking; physically and visually integrate parking garages with other uses; and reduce the
overall impact of parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be
complementary with adjacent and abutting buildings. They shall be sited to complement, not
subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s)
should be used to enhance garages.
City of Renton Department of Community & Economic Development
TA Benson Petro, LLC
Staff Report to the Hearing Examiner
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N/A
Standard: Parking structures shall provide space for ground floor commercial uses
along street frontages at a minimum of seventy five percent (75%) of the building
frontage width.
Staff Comment: Not appliable, no structured parking is proposed.
N/A
Standard: The entire facade must feature a pedestrian-oriented facade. The
Administrator of the Department of Community and Economic Development may
approve parking structures that do not feature a pedestrian orientation in limited
circumstances. If allowed, the structure shall be set back at least six feet (6') from the
sidewalk and feature substantial landscaping. This landscaping shall include a
combination of evergreen and deciduous trees, shrubs, and ground cover. This setback
shall be increased to ten feet (10') when abutting a primary arterial and/or minor
arterial.
Staff Comment: Not appliable, no structured parking is proposed.
N/A
Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or
other architectural elements and/or materials.
Staff Comment: Not appliable, no structured parking is proposed.
N/A
Standard: The entry to the parking garage shall be located away from the primary
street, to either the side or rear of the building.
Staff Comment: Not appliable, no structured parking is proposed.
N/A
Standard: Parking garages at grade shall include screening or be enclosed from view
with treatment such as walls, decorative grilles, trellis with landscaping, or a
combination of treatments.
Staff Comment: Not appliable, no structured parking is proposed.
N/A
Standard: The Administrator of the Department of Community and Economic
Development or designee may allow a reduced setback where the applicant can
successfully demonstrate that the landscaped area and/or other design treatment
meets the intent of these standards and guidelines. Possible treatments to reduce the
setback include landscaping components plus one or more of the following integrated
with the architectural design of the building:
a. Ornamental grillwork (other than vertical bars);
b. Decorative artwork;
c. Display windows;
d. Brick, tile, or stone;
e. Pre-cast decorative panels;
f. Vine-covered trellis;
g. Raised landscaping beds with decorative materials; or
h. Other treatments that meet the intent of this standard...
Staff Comment: Not appliable, no structured parking is proposed.
c. Vehicular Access:
City of Renton Department of Community & Economic Development
TA Benson Petro, LLC
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Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt
pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized.
N/A
Standard: Access to parking lots and garages shall be from alleys, when available. If
not available, access shall occur at side streets.
Staff Comment: Not applicable, there are no alleys or side streets abutting the project
site. One driveway access off SE Petrovitsky Rd and one driveway access off of Benson
Dr S is proposed.
✓
Standard: The number of driveways and curb cuts shall be minimized for vehicular
access purposes, so that pedestrian circulation along the sidewalk is minimally
impeded.
Staff Comment: One driveway access off SE Petrovitsky Rd and one driveway access
off of Benson Dr S is proposed, which would reduce the potential conflicts between
pedestrians and vehicles on and around the project site.
3. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Village by
creating pedestrian networks and by providing strong links from streets and drives to building
entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to
walk between businesses, on sidewalks, to and from access points, and through parking lots; and
promote the use of multi-modal and public transportation systems in order to reduce other vehicular
traffic.
a. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance
the pedestrian environment.
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 easi ly identifiable to
pedestrians and drivers.
✓
Standard: 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.
a. Pathways shall be located so that there are clear sight lines, to increase safety.
b. Pathways shall be an all-weather or appropriate permeable walking surface
material, unless the applicant can demonstrate that the proposed surface is
appropriate for the anticipated number of users and complementary to the
design of the development.
Staff Comment: The proposed site plan (Exhibit 2) includes pedestrian walkways
around the convenience store and bank buildings. The proposed walkway around the
bank would range in width from four feet (4’) to 8 feet, four inches (8’4”) and the
minimum walkway width around the convenience store is eight feet (8’). The proposed
sidewalks would be paved and would compliment the design of the development.
City of Renton Department of Community & Economic Development
TA Benson Petro, LLC
Staff Report to the Hearing Examiner
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Report of February 28, 2023 Page 24 of 46
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N/A
Standard: Pathways within parking areas shall be provided and differentiated by
material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting
paving materials. Permeable materials are encouraged. The pathways shall be
perpendicular to the applicable building facade and no greater than one hundred fifty
feet (150') apart.
Staff Comment: Not applicable, the proposed surface parking areas are less than 150
feet in width; therefore pedestrian walkways through the parking lot would not be
required.
✓
Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient
width to accommodate anticipated numbers of users. Specifically:
a. Sidewalks and pathways along the facades of mixed use and retail buildings
100 or more feet in width (measured along the facade) shall provide sidewalks
at least 12 feet in width. The walkway shall include an 8-foot minimum
unobstructed walking surface.
b. Interior pathways shall be provided and shall vary in width to establish a
hierarchy. The widths shall be based on the intended number of users; to be
no smaller than five feet (5') and no greater than twelve feet (12').
c. For all other interior pathways, the proposed walkway shall be of sufficient
width to accommodate the anticipated number of users.
Staff Comment: The submitted site plan (Exhibit 2) denotes the locations of pedestrian
walkways around the proposed buildings. There are not buildings facades gre ater than
100 feet in length; therefore criterion ‘a’ above would not be applicable. The proposed
walkways would vary in width from a minimum of five feet (5’) to ten feet (10’) and
would be of an appropriate width for the anticipated number of users.
N/A Standard: Mid-block connections between buildings shall be provided.
✓
Standard: Permeable pavement pedestrian circulation features shall be used where
feasible, consistent with the Surface Water Design Manual.
Staff Comment: See stormwater discussion below under FOF 20 Site Plan Review
Criteria.
b. Pedestrian Amenities:
Intent: To create attractive spaces that unify the building and street environments and are inviting and
comfortable for pedestrians; and provide publicly accessible areas that function for a variety of year -
round activities, under typical seasonal weather conditions.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included.
✓
Standard: Architectural elements that incorporate plants, particularly at building
entrances, in publicly accessible spaces and at facades along streets, shall be provided.
Staff Comment: As shown on the submitted site plan and landscape plan (Exhibits 2 &
3, respectively), there is a public plaza proposed at the intersection of Benson and
Petrovitsky that would incorporate pedestrian amenities including benches, pavement
treatment, as well as landscaping. In addition, areas adjacent to primary building
entrances would incorporate weather protection, and landscaping.
City of Renton Department of Community & Economic Development
TA Benson Petro, LLC
Staff Report to the Hearing Examiner
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Report of February 28, 2023 Page 25 of 46
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Complaint if
condition of
approval is
met
Standard: Amenities such as outdoor group seating, benches, transit shelters,
fountains, and public art shall be provided.
a. Site furniture shall be made of durable, vandal- and weather-resistant
materials that do not retain rainwater and can be reasonably maintained over
an extended period of time.
b. Site furniture and amenities shall not impede or block pedestrian access to
public spaces or building entrances.
Staff Comment: A pedestrian plaza is proposed at the intersection of Benson and
Petrovitsky. There appears to be benches shown on the submitted landscape plan
(Exhibit 3) within the plaza area, however no site furniture details were included with
the submitted materials. Staff recommends, as a condition of approval, that proposed
amenity details, including outdoor seating should be provided at the time of
Construction Permit application for review and approval by the Current Planning
Project Manager. Site furniture shall be made of durable, vandal - and weather-
resistant materials that do not retain rainwater and can be reasonably maintained
over an extended period of time.
Compliant if
condition of
approval is
met
Standard: 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.
Staff Comment: Overhead weather protection is proposed over the building entries and
along the street facing façades, however staff was unable to verify that the proposed
weather protection would comprise seventy five percent (75%) of the façade. Staff
recommends, as a condition of approval, that the applicant demonstrate that the
weather protection proposed comprise seventy five percent (75%) of the street facing
façades. A revised site plan and building elevations demonstrating compliance with
this requirement shall be submitted to the Current Planning Project Manager at the
time of Building Permit review for review and approval.
4. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreation are available to residents, workers,
and visitors and that these areas are of sufficient size for the intended activity and in convenient
locations. To create usable and inviting open space that is accessible to the publi c; and to promote
pedestrian activity on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian-oriented space at
the street corner to emphasize pedestrian activity (illustration below). Recreation and common open
space areas are integral aspects of quality development that encourage pedestrians and users. These
areas shall be provided in an amount that is adequate to be functional and usable; they shall also be
landscaped and located so that they are appealing to users and pedestrians
N/A
Standard: All mixed use residential and attached housing developments of ten (10) or
more dwelling units shall provide common opens space and/or recreation areas.
a. At minimum, fifty (50) square feet per unit shall be provided.
b. The location, layout, and proposed type of common space or recreation area
shall be subject to approval by the Administrator.
City of Renton Department of Community & Economic Development
TA Benson Petro, LLC
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c. Open space or recreation areas shall be located to provide sun and light
exposure to the area and located so that they are aggregated to provide
usable area(s) for residents.
d. For projects with more than one hundred (100) dwelling units, vegetated low
impact development facilities may be used in required or provided open space
where feasible and designed consistent with the Surface Water Design
Manual. Such facilities shall be counted towards no more than fifty percent
(50%) of the required open space.
e. At least one of the following shall be provided in each open space and/or
recreation area (the Administrator may require more than one of the
following elements for developments having more than one hundred (100)
units):
i. Courtyards, plazas, pea patches, or multi-purpose open spaces;
ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces
above the street level must feature views or amenities that are unique to
the site and are provided as an asset to the development;
iii. Pedestrian corridors dedicated to passive recreation and separate from
the public street system;
iv. Recreation facilities including, but not limited to, tennis/sports courts,
swimming pools, exercise areas, game rooms, or other similar facilities; or
v. Children’s play spaces that are centrally located near a majority of
dwelling units and visible from surrounding units. They shall also be
located away from hazardous areas such as garbage dumpsters, drainage
facilities, and parking areas.
f. The following shall not be counted toward the common open space or
recreation area requirement:
i. Required landscaping, driveways, parking, or other vehicular use areas.
ii. Required yard setback areas. Except for areas that are developed as
private or semi-private (from abutting or adjacent properties) courtyards,
plazas or passive use areas containing landscaping and fencing sufficient
to create a fully usable area accessible to all residents of the development.
iii. Private decks, balconies, and private ground floor open space.
iv. Other required landscaping and sensitive area buffers without common
access links, such as pedestrian trails.
Staff Comment: Not applicable, the proposal does not include residential development.
N/A
Standard: All buildings and developments with over thirty thousand (30,000) square
feet of nonresidential uses (excludes parking garage floorplate areas) shall provide
pedestrian-oriented space.
a. The pedestrian-oriented space shall be provided according to the following
formula: 1% of the site area + 1% of the gross building area, at minimum.
b. The pedestrian-oriented space shall include all of the following:
City of Renton Department of Community & Economic Development
TA Benson Petro, LLC
Staff Report to the Hearing Examiner
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i. Visual and pedestrian access (including barrier-free access) to the abutting
structures from the public right-of-way or a nonvehicular courtyard; and
ii. Paved walking surfaces of either concrete or approved unit paving; and
iii. On-site or building-mounted lighting providing at least four (4) foot-
candles (average) on the ground; and
iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one
individual seat per sixty (60) square feet of plaza area or open space.
c. The following areas shall not count as pedestrian-oriented space:
i. The minimum required walkway. However, where walkways are widened
or enhanced beyond minimum requirements, the area may count as
pedestrian-oriented space if the Administrator determines such space
meets the definition of pedestrian-oriented space.
ii. Areas that abut landscaped parking lots, chain link fences, blank walls,
and/or dumpsters or service areas.
d. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is
prohibited within pedestrian-oriented space.
Staff Comment: Not applicable, the proposal does not include more than 30,000 sq. ft.
of non-residential uses.
✓
Standard: Public plazas shall be provided at intersections identified in the Commercial
Arterial Zone Public Plaza Locations Map and as listed below:
a. Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
b. Bronson Area: Intersections with Bronson Way North at:
i. Factory Avenue N./Houser Way S.;
ii. Garden Avenue N.; and
iii. Park Avenue N. and N. First Street.
c. Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
d. Northeast Fourth Area: Intersections with N.E. Fourth at:
i. Duvall Avenue N.E.;
ii. Monroe Avenue N.E.; and
iii. Union Avenue N.E.
e. Grady Area: Intersections with Grady Way at:
i. Lind Avenue S.W.;
ii. Rainier Avenue S.;
iii. Shattuck Avenue S.; and
iv. Talbot Road S.
f. Puget Area: Intersection of S. Puget Drive and Benson Road S.
g. Rainier Avenue Area: Intersections with Rainier Avenue S. at:
i. Airport Way/Renton Avenue S.;
City of Renton Department of Community & Economic Development
TA Benson Petro, LLC
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ii. S. Second Street;
iii. S. Third Street/S.W. Sunset Boulevard;
iv. S. Fourth Street; and
v. S. Seventh Street.
h. North Renton Area: Intersections with Park Avenue N. at:
i. N. Fourth Street; and
ii. N. Fifth Street.
i. Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
i. Duvall Avenue N.E.; and
ii. Union Avenue N.E.
Staff Comment: The project site is located at the northeast corner of the intersection
of Benson Dr. S and SE Petrovitsky Rd and is required to provide a public plaza. The
submitted application materials include a public plaza.
✓
Standard: 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.
Staff Comment: As shown on the submitted landscape plan (Exhibit 3), the proposed
plaza would have a minimum dimension of 20 feet and a total area of approximately
1,000 sq. ft.
Compliant if
condition of
approval is
met
Standard: The public plaza must be landscaped consistent with RMC 4-4-070, including
at minimum street trees, decorative paving, pedestrian-scaled lighting, and seating.
Vegetated low impact development facilities may be used in the plaza where feasible
and designed consistent with the Surface Water Design Manual. Such facilities shall
count towards no more than fifty percent (50%) of the plaza requirement.
Staff Comment: The proposed plaza would be paved and landscaped with street trees,
however details regarding pedestrian-scaled lighting, and seating were not provided.
Staff recommends, as a condition of approval, that plaza details be provided to the
Current Planning Project Manager at the time of Construction Permit application for
review and approval. The detailed plan for the plaza shall include street trees,
decorative paving, pedestrian-scaled lighting, and seating.
5. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a human
scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To
discourage franchise retail architecture.
a. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure
that all sides of a building, that can be seen by the public, are visually interesting.
Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of
buildings, break up long blank walls, add visual interest, and enhance the character of the
neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to
residential buildings.
City of Renton Department of Community & Economic Development
TA Benson Petro, LLC
Staff Report to the Hearing Examiner
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Report of February 28, 2023 Page 29 of 46
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Compliant if
condition of
approval is met
Standard: All building facades shall include modulation or articulation at intervals of
no more than forty feet (40').
Staff Comment: As shown on the submitted site plan (Exhibit 2) and architectural
elevations (Exhibits 4 & 5), the proposed convenience store would include modulation
and articulation around all facades. The north elevation of the proposed bank building
does not include any modulation or articulation, however all other sides of the building
would. Staff recommends, as a condition of approval, that the architectural elevation
of the north façade of the proposed bank building be amended to include modulation
and articulation to break up the façade. The revised elevations shall be submitted to
the Current Planning Project Manager for review and approval at the time of Building
Permit review.
✓
Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in
height, and eight feet (8') in width.
Staff Comment: The proposed modulations would comply with the minimum two -foot
(2’) depth, sixteen-foot (16’) height, and eight-foot (8’) width requirements.
N/A
Standard: Buildings greater than one hundred sixty feet (160') in length shall provide
a variety of modulations and articulations to reduce the apparent bulk and scale of the
facade; or provide an additional special feature such as a clock tower, courtyard,
fountain, or public gathering area.
Staff Comment: No applicable, none of the proposed buildings exceed one 160 feet in
length.
b. 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.
✓
Standard: Human-scaled elements such as a lighting fixtures, trellis, or other
landscape features shall be provided along the facade’s ground floor.
Staff Comment: The proposal includes human scaled elements such as glazing, large
entry doors, weather protection, material variation and color, and landscaping.
Compliant if
conditions of
approval are
met
Standard: On any facade visible to the public, transparent windows and/or doors are
required to comprise at least 50 percent of the portion of the ground floor facade that
is between 4 feet and 8 feet above ground (as measured on the true elevation).
Staff Comment: Architectural elevations and floor plans (Exhibits 4 and 5, respectively)
were included with the submittal and show the locations of proposed glazing and it
appears the proposed glazing would largely comply with the intent of this standard.
The north elevation of the proposed bank building includes one (1) window that would
provide natural light into the staff lounge, the remainder of this façade would
encapsulate a data center and restroom that would preclude the proposal from
complying with this standard. To mitigate for the lack of glazing proposed along the
City of Renton Department of Community & Economic Development
TA Benson Petro, LLC
Staff Report to the Hearing Examiner
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Report of February 28, 2023 Page 30 of 46
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north façade of the bank building, staff recommends reducing the width of the
driveway abutting the north façade of the bank building and incorporating a four -foot
(4’) wide landscaped strip between the north building façade and the sidewalk to
provide visual interest in lieu of glazing. This landscaped area shall be planted with a
combination of trees, shrubs, and evergreen ground cover. A revised site and
landscape plan showing this landscape area shall be submitted to the Current Planning
Project Manager for review and approval at the time of Construction Permit review.
The south and west elevations of the proposed convenience store include a “faux
storefront fenestration” in lieu of the required glazing and do not appear to provide
the required fifty percent (50%) transparent windows and/or doors along 50 percent
of the portion of the ground floor facade that is between 4 feet and 8 feet above
ground. Staff recommends, as a condition of approval, that revised elevations for the
proposed convenience store be provided to the Current Planning Project Manager for
review and approval at the time of Building Permit review. The revised elevations shall
demonstrate that the south, west, and north elevatio ns provide the required fifty
percent (50%) transparent windows and/or doors along 50 percent (50%) of the
portion of the ground floor facade that is between 4 feet and 8 feet above ground . The
east elevation of the proposed convenience store would not include glazing, however
this façade would be oriented towards the fifteen -foot (15’) wide landscape strip
proposed along the east property line and would not be visible to the public, therefore
the convenience store elevations would comply with the intent of this standards.
N/A
Standard: Upper portions of building facades shall have clear windows with visibility
into and out of the building. However, screening may be applied to provide shade and
energy efficiency. The minimum amount of light transmittance for windows shall be
50 percent.
Staff Comment: The existing building is one story and does not include upper level
windows.
N/A
Standard: Display windows shall be designed for frequent change of merchandise,
rather than permanent displays.
✓
Standard: Where windows or storefronts occur, they must principally contain clear
glazing.
Staff Comment: According to the submitted architectural elevations, the glazing
proposed would be clear.
✓
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
Staff Comment: According to the submitted architectural elevations, the proposal
does not include tinted or reflective glazing.
✓
Standard: Untreated blank walls visible from public streets, sidewalks, or interior
pedestrian pathways are prohibited. A wall (including building facades and retaining
walls) is considered a blank wall if:
a. It is a ground floor wall or portion of a ground floor wall over 6 feet in height,
has a horizontal length greater than 15 feet, and does not include a window,
door, building modulation or other architectural detailing; or
City of Renton Department of Community & Economic Development
TA Benson Petro, LLC
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b. Any portion of a ground floor wall has a surface area of 400 square feet or
greater and does not include a window, door, building modulation or other
architectural detailing.
Staff Comment: As shown on the submitted architectural elevations for the bank
(Exhibit 4) and convenience store (Exhibit 5), the east and north elevation of the
proposed bank include untreated blank walls. Staff has previously recommended
additional landscaping along the north elevation to provide screening, which would
comply with the intent of this standard. Additional treatment for the blank wall
proposed along the east elevation would also be required. See further discussion
below.
The south, north, and east elevations of the proposed convenience store would have
areas of untreated blank walls. As previously discussed above, the east façade would
be screened via a proposed fifteen-foot (15’) wide landscape strip, which would comply
with the intent of this standard. Additional treatment of the blank walls proposed on
the convenience store’s south and north elevations would be required, see further
discussion below.
Compliant if
condition of
approval is
met
Standard: If blank walls are required or unavoidable, blank walls shall be treated with
one or more of the following:
a. A planting bed at least five feet in width containing trees, shrubs, evergreen
ground cover, or vines adjacent to the blank wall;
b. Trellis or other vine supports with evergreen climbing vines;
c. Architectural detailing such as reveals, contrasting materials, or other special
detailing that meets the intent of this standard;
d. Artwork, such as bas-relief sculpture, mural, or similar; or
e. Seating area with special paving and seasonal planting.
Staff Comment: As previously discussed above, the east and north elevation of the
proposed bank and the south and north elevations of the proposed convenience store
would have areas of untreated blank walls. Staff recommends, as a condition of
approval, that the untreated blank walls along east and north elevation of the
proposed bank and the south and north elevations of the proposed convenience store
be treated with a planting bed at least five feet (5’) in width containing trees, shrubs,
evergreen ground cover, or vines adjacent to the blank wall; trellis or other vine
supports with evergreen climbing vines; architectural detailing such as reveals,
contrasting materials, or other special detailing that meets the intent of this standard;
artwork, such as bas-relief sculpture, mural, or similar; or seating area with special
paving and seasonal planting.
c. Building Roof Lines:
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban
project and contribute to the visual continuity of the district.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest
to the building.
✓
Standard: Buildings shall use at least one of the following elements to create varied
and interesting roof profiles:
City of Renton Department of Community & Economic Development
TA Benson Petro, LLC
Staff Report to the Hearing Examiner
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Report of February 28, 2023 Page 32 of 46
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a. Extended parapets;
b. Feature elements projecting above parapets;
c. Projected cornices;
d. Pitched or sloped roofs
e. Buildings containing predominantly residential uses shall have pitched roofs
with a minimum slope of one to four (1:4) and shall have dormers or
interesting roof forms that break up the massiveness of an uninterrupted
sloping roof.
Staff Comment: As shown on the proposed elevations (Exhibits 4 and 5), the proposed
convenience store and bank buildings will feature varying parapet and canopy heights
to break up the apparent mass of the building. In addition, as shown on the elevation
for the proposed gas station canopy (Exhibit 6), a sloped roof is proposed to add visual
interest.
d. Building Materials:
Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of
materials that reduce the visual bulk of large buildings; and encourage the use of materials that add
visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a
building that is attractive and of high quality. Material variation shall be used to create visual appeal
and eliminate monotony of facades. This shall occur on all facades in a consistent manner. High quality
materials shall be used. If materials like concrete or block walls are used they shall be enhanced to
create variation and enhance their visual appeal.
✓
Standard: All sides of buildings visible from a street, pathway, parking area, or open
space shall be finished on all sides with the same building materials, detailing, and
color scheme, or if different, with materials of the same quality.
Staff Comment: As shown on the submitted architectural elevations (Exhibits 4, 5 and
6) for the convenience store, bank, and gas station canopy, respectively, all elevations
visible from the street or parking area would be finished on the same sides with the
same building materials. The finishes proposed on the convenience store would include
faux stone, fiber cement board/batten siding, fiber cement panels, metal canopies, and
prefinished metal parapet caps. The finishes proposed on the bank building would
include stone, fiber cement panels, and metal canopies. The finishes proposed on the
gas station canopy would include stone work around the columns.
✓
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns or textural changes.
Staff Comment: As previously discussed above the material finishes on the proposed
buildings would include a variety of colors, patterns and textures.
✓
Standard: Materials, individually or in combination, shall have texture, pattern, and
be detailed on all visible facades.
Staff Comment: As previously discussed above, the architectural elevations (Exhibits 4,
5, and 6) for the bank, convenience store, and gas station canopy, respectively, include
finished that would provide a variety of texture, pattern and color variation along each
façade as well as between buildings within the proposed development.
City of Renton Department of Community & Economic Development
TA Benson Petro, LLC
Staff Report to the Hearing Examiner
LUA22-000424, SA-H, ECF, MOD, MOD
Report of February 28, 2023 Page 33 of 46
SR_TA_Benson_Petro_HEX_FINAL
Compliant if
condition of
approval is
met
Standard: Materials shall be durable, high quality, and consistent with more
traditional urban development, such as brick, integrally colored concrete masonry,
pre-finished metal, stone, steel, glass and cast-in-place concrete.
Staff Comment: To ensure that the proposed materials are of high quality, staff
recommends, as a condition of approval, that a materials board be submitted to the
Current Planning Project Manager for review and approval at the time of Building
Permit application.
N/A
Standard: If concrete is used, walls shall be enhanced by techniques such as texturing,
reveals, and/or coloring with a concrete coating or admixture.
✓
Standard: If concrete block walls are used, they shall be enhanced with integral color,
textured blocks and colored mortar, decorative band pattern and/or shall incorporate
other masonry materials.
Staff Comment: As shown on the submitted elevations (Exhibit 4 and 5) the proposed
bank would include a textured stone veneer and the convenience store would include
a faux stone finish that would add variety and texture to the proposed facades.
✓
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns, or textural changes.
Staff Comment: See previous discussion above.
6. SIGNAGE: In addition to the City’s standard sign regulations, developments within Urban Design
Districts C and D are also subject to the additional sign restrictions found in RMC 4-4-100G, urban design
sign area regulations. Modifications to the standard requirements found in RMC 4-4-100G are possible
for those proposals that can comply with the Design District criteria found in RMC 4-3-100F,
Modification of Minimum Standards. For proposals unable to meet the modification criteria, a variance
is required.
✓
Standard: Signage shall be an integral part of the design approach to the building.
Staff Comment: A sign package was not included with the submitted application
materials however the location of proposed monument signage was shown on the
submitted site plan (Exhibit 2) and conceptual wall signs were shown on the building
elevations (Exhibit 4, 5, and 6). The proposed wall signs would be integrated into the
proposed design of the buildings, with prominent wall signs over the building
entrances.
N/A
Standard: In mixed use and multi-use buildings, signage shall be coordinated with the
overall building design.
Staff Comment: Not applicable, the proposal does not include at mixed use or multi -
use building.
✓
Standard: Corporate logos and signs shall be sized appropriately for their location.
Staff Comment: The proposed wall signs appear to be proportionate to the size of the
wall on which they are located.
Compliance
not yet
demonstrated
Standard: Entry signs shall be limited to the name of the larger development.
Staff Comment: A sign package including the entry signs was not included with the
submitted application materials.
City of Renton Department of Community & Economic Development
TA Benson Petro, LLC
Staff Report to the Hearing Examiner
LUA22-000424, SA-H, ECF, MOD, MOD
Report of February 28, 2023 Page 34 of 46
SR_TA_Benson_Petro_HEX_FINAL
✓
Standard: Alteration of trademarks notwithstanding, corporate signage should not be
garish in color nor overly lit, although creative design, strong accent colors, and
interesting surface materials and lighting techniques are encouraged.
Staff Comment: The proposed signage shown on the submitted elevations (Exhibits 4,
5, and 6) does not appear to be garish in nature.
Compliance
not yet
demonstrated
Standard: Front-lit, ground-mounted monument signs are the preferred type of
freestanding sign.
Staff Comment: Sign details for the monument signs were not included with the project
application materials.
N/A
Standard: Blade type signs, proportional to the building facade on which they are
mounted, are encouraged on pedestrian-oriented streets.
Staff Comment: Not applicable, no blade signs were shown on the submitted
elevations.
Compliance
not yet
demonstrated
Standard: All of the following are prohibited:
a. Pole signs;
b. Roof signs; and
c. Back-lit signs with letters or graphics on a plastic sheet (can signs or
illuminated cabinet signs). Exceptions: Back-lit logo signs less than ten (10)
square feet are permitted as area signs with only the individual letters back-
lit (see illustration, subsection G8 of this Section).
Staff Comment: A formal sign package was not included with the submitted application
materials. Compliance with these requirements would be verified at the time of formal
sign permit review.
Compliance
not yet
demonstrated
Standard: Freestanding ground-related monument signs, with the exception of
primary entry signs, shall be limited to five feet (5') above finished grade, including
support structure.
Staff Comment: A formal sign package was not included with the submitted application
materials. Compliance with these requirements would be verified at the time of formal
sign permit review.
Compliance
not yet
demonstrated
Standard: Freestanding signs shall include decorative landscaping (ground cover
and/or shrubs) to provide seasonal interest in the area surrounding the sign.
Alternately, signage may incorporate stone, brick, or other decorative materials as
approved by the Director.
Staff Comment: A formal sign package was not included with the submitted application
materials. Compliance with these requirements would be verified at the time of formal
sign permit review.
7. LIGHTING:
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as
plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the
visual attractiveness of the area at all times of the day and night.
City of Renton Department of Community & Economic Development
TA Benson Petro, LLC
Staff Report to the Hearing Examiner
LUA22-000424, SA-H, ECF, MOD, MOD
Report of February 28, 2023 Page 35 of 46
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18. Modification Analysis: The applicant is requesting a modification from RMC 4-4-080 in order to exceed the
maximum number of 24 permitted parking spaces to 44 spaces. The proposal is compliant with the
following modification criteria, pursuant to RMC 4-9-250.D.2, if all conditions of approval are met.
Therefore, staff is recommending approval of the requested modification:
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: See FOF 15, Comprehensive Plan Analysis. The project site is located
within the Commercial and Mixed Use (CMU) land use designation, the purpose of this
designation includes supporting new commercial development that is more intensive
than what exists to create a vibrant district and increase employment opportunities.
The proposed development of the site with a bank, convenience store, and gas station
would increase the intensity of the development on the project site and would forward
the goals of the CMU land use designation and the requested p arking modification
would support the intensification of the new commercial development.
Compliant if
condition of
approval is
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: A Parking Modification Justification (Exhibit 23) and a Parking Analysis
(Exhibit 22) were included with the submitted application materials. The applicant
contends that the additional parking is necessary for the convenience store as customer
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building
and site during the evening hours shall be provided.
Compliant if
condition of
approval is
met
Standard: Pedestrian-scale lighting shall be provided at primary and secondary
building entrances. Examples include sconces on building facades, awnings with down-
lighting and decorative street lighting.
Staff Comment: A lighting plan was not included with the submitted application
materials, therefore staff was unable to verify compliance with this requirement. Staff
recommends, as a condition of approval, that a lighting plan and light fixture details
be provided to the Current Planning Project Manager for review and approval at the
time of Building Permit review.
Compliance
not yet
demonstrated
Standard: Accent lighting shall also be provided on building facades (such as sconces)
and/or to illuminate other key elements of the site such as gateways, specimen
trees, other significant landscaping, water features, and/or artwork.
Staff Comment: See discussion above.
Compliance
not yet
demonstrated
Standard: Downlighting shall be used in all cases to assure safe pedestrian and
vehicular movement, unless alternative pedestrian scale lighting has been approved
administratively or is specifically listed as exempt from provisions located in RMC 4-
4-075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday
or decorative lighting, right-of-way-lighting, etc.).
Staff Comment: See discussion above.
City of Renton Department of Community & Economic Development
TA Benson Petro, LLC
Staff Report to the Hearing Examiner
LUA22-000424, SA-H, ECF, MOD, MOD
Report of February 28, 2023 Page 36 of 46
SR_TA_Benson_Petro_HEX_FINAL
volumes peak on Fridays during the morning, noon, and afternoon times. To
accommodate the peak customer volumes, the parking analysis concludes that as many
as 18 parking spaces could be anticipated for customer use and five (5) parking spaces
would be anticipated for employee use resulting in a total parking demand of 23 spaces
and two (2) additional ADA spaces for the convenience store.
According to the submitted Parking Analysis (Exhibit 22), the bank would have peak
customer hours daily between 11:00 am and 1:30 pm where 18-19 customers visit each
half hour (not including ATM transactions which can account for an additional 8-10
customers), which equates to a peak parking demand of 20 spaces during peak times.
In addition, to serve these customers, the bank would have up to 10 employees working
at peak times, requiring a total parking demand of 30 spaces during peak times.
As noted above, the peak parking demand for each use would only potentially overlap
during mid-day on Fridays, the applicant anticipates that the total proposed shared
spaces would adequately accommodate the parking needs on the site even during most
peak times.
As previously discussed above under FOF 16 Development Standards: Tree Retention,
staff is recommending a reduction in some of the provide parking to accommodate tree
retention. Landscaping, pedestrian connections, and screening will be provided
throughout the proposed parking areas, consistent with the City development
standards and urban design regulations. In addition, the proposed surface parking
would largely be screened from the public view by the proposed convenience store and
bank buildings and landscaping. To further mitigate for the proposed additional
expanse of asphalt that would be generated by the additional parking spaces, staff
recommends, as a condition of approval, that a mix of large maturing evergreen and
deciduous trees be planted within the interior parking lot landscaped areas. A detailed
landscape plan showing the large maturing evergreen and deciduous trees shall be
submitted to the Current Planning Project Manager at the time of Construction Permit
Review for review and approval.
✓
c. Will not create substantial adverse impacts to other property(ies) in the vicinity.
Staff Comment: There are no identified adverse impacts to other properties from the
requested modification to provide additional parking. It is anticipated that the
additional parking would accommodate parking needs onsite during peak parking
demand periods.
✓
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.
Staff Comment: See comments under criterion ‘b’.
19. Modification Analysis: The applicant is requesting a modification from RMC 4-6-060 in order to comply
with the design included in the City of Renton’s 2022-2027 Transportation Improvement Program (TIP) for
the Carr Road corridor (City TIP #31) and also identified in the preliminary (pre-30%) design plans for the
intersection improvements prepared by the City’s Transportation Division in 2014/2015. Due to the
proposed frontage design being required by the City, a street modification is required to allow a
modification to the standard frontage design along both roads. The proposal is compliant with the
City of Renton Department of Community & Economic Development
TA Benson Petro, LLC
Staff Report to the Hearing Examiner
LUA22-000424, SA-H, ECF, MOD, MOD
Report of February 28, 2023 Page 37 of 46
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following modification criteria, pursuant to RMC 4-9-250.D.2, if all conditions of approval are met.
Therefore, staff is recommending approval of the requested modification:
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: See FOF 16, Comprehensive Plan Analysis. The proposed design is
consistent with the design included in the City of Renton’s 2022-2027 Transportation
Improvement Program (TIP) for the Carr Road corridor (City TIP #31) and also the design
proposed in the preliminary (pre-30%) design plans for the intersection improvements
prepared by the City’s Transportation Division in 2014/2015.
✓
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: As noted above, the proposed modification would meet the objectives
of function and maintainability intended by the code requirements as it would comply
with alternative plans developed by the City’s Public Works Transportation Section, that
deviate from the City’s adopted street standards. The City’s Public Works
Transportation Division have reviewed the Benson Dr S and SE Petrovitsky rights-of-way
and have determined that a modified street section is more suitable along the frontage
of the project site as specified in the adopted TIP as well as the design plans for the
intersection improvements.
SE Petrovitsky Road (176th St SE) is a five lane Principal Arterial. Per RMC 4 -6-060,
minimum ROW width required on a five-lane principal arterial is 103 feet (half-street
ROW=51.5 feet) and would result in an approximate dedication ranging from 30 feet to
42 feet along the project frontage. Street frontage improvements on the north side of
SE Petrovitsky Road identified in the City’s Transportation Division preliminary plan for
TIP #31 include roadway widening to provide an additional 11-foot wide right-turn only
lane, 0.5-foot-wide curb, 8-foot-wide landscaped planter, 12-foot wide sidewalk, and a
2-foot clear area from back of sidewalk to the new ROW line. These street and frontage
improvements identified by the City Transportation Division to b e provided by the
applicant would require varying ROW dedication along the frontage of the 3 parcels
(approximate dedication would range from 19.5 feet to 31.5 feet).
Benson Drive S (108th Ave SE/ SR 515) is a Principal Arterial. Per RMC 4 -6-060, the
minimum ROW width required on a five-lane principal arterial is 103 feet (half-street
ROW = 51.5 feet). Based on existing survey, the existing half street ROW width on the
Benson Drive S site frontage is approximately 45 feet. Street frontage improvements on
the east side of Benson Drive S identified per RMC 4-6-060 and also included in the City’s
Transportation Division preliminary plan for TIP #31 include roadway widening to
provide an 11-foot-wide acceleration lane, 0.5-foot-wide curb, 8-foot-wide landscaped
planter, 8-foot-wide sidewalk, and 2-foot clear width from the back of sidewalk to the
new ROW line. The street and frontage improvements identified by the City
Transportation Division to be provided by the applicant would require a ROW dedication
of approximately 17.5-ft.
City of Renton Department of Community & Economic Development
TA Benson Petro, LLC
Staff Report to the Hearing Examiner
LUA22-000424, SA-H, ECF, MOD, MOD
Report of February 28, 2023 Page 38 of 46
SR_TA_Benson_Petro_HEX_FINAL
✓
c. Will not create substantial adverse impacts to other property(ies) in the vicinity.
Staff Comment: There are no identified adverse impacts to other properties from the
requested modification. New frontage improvements would be installed along the
subject property’s abutting ROW.
✓
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.
Staff Comment: See comments under criterion ‘b’.
20. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the CA
zoning classification when it is not exempt from Environmental (SEPA) Review. For Master Plan
applications compliance with the review criteria for Site Plans are analyzed at a general level of detail to
ensure nothing would preclude the development of the Site Plan. Given Site Plan applications are
evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3 the following table
contains project elements intended to comply with level of detail needed for Site Plan requests:
Compliance Site Plan Criteria and Analysis
Compliant if
conditions of
approval are
met
a. Comprehensive Plan Compliance and Consistency .
Staff Comment: See previous discussion under FOF 15, Comprehensive Plan Analysis.
Compliant if
conditions of
approval are
met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 16, Zoning Development Standard
Compliance.
Compliant if
conditions of
approval are
met
c. Design Regulation Compliance and Consistency .
Staff Comment: See discussion under FOF 17, Design District Review.
N/A
d. Planned action ordinance and Development agreement Compliance and
Consistency.
✓
e. Off-site Impacts.
Structures: Restricting overscale structures and overconcentration of development
on a particular portion of the site.
Staff Comment: See FOF 17, Design District Review: Building Character and Massing.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: The proposal would provide pedestrian connections between the
primary building entrance and the public sidewalk within the public right -of-way. In
addition, pedestrian walkways are proposed around the buildings with connections to
the surface parking lot, providing safe and efficient access for pedestrians. Vehicular
access to the site is proposed via one curb cut off of Benson Dr. S and one curb cut off
City of Renton Department of Community & Economic Development
TA Benson Petro, LLC
Staff Report to the Hearing Examiner
LUA22-000424, SA-H, ECF, MOD, MOD
Report of February 28, 2023 Page 39 of 46
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of SE Petrovitsky Rd, which would minimize the vehicular access to and from the site
and provide fewer interruptions to the public sidewalk.
Utilities, Loading and Storage Areas: Locating, designing and screening storage
areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to
minimize views from surrounding properties. Locate utilities underground
consistent with RMC 4-6-090.
Staff Comment: See FOF 16, Zoning Development Standard: Screening and Outdoor
Storage.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: The proposal includes the construction of single-story buildings and
would not adversely impact existing views of surrounding development.
Landscaping: Using landscaping to provide transitions between development and
surrounding properties to reduce noise and glare, maintain privacy, and generally
enhance the appearance of the project.
Staff Comment: See discussion under FOF 16, Zoning Development Standard:
Landscaping.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: A lighting plan was not provided with the application; therefore staff
recommended that a lighting plan be provided at the time of building permit review
(See Lighting discussion under FOF 17, Design Review: Lighting).
✓
f. On-site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: The proposed buildings are single-story commercial buildings, in
addition landscaping is proposed around the site perimeter reducing any potential
adverse privacy impacts on surrounding properties. The proposed bank and
convenience store would be situated close to the public right-of-way, reducing any
potential noise impact from these uses on surrounding properties.
Structure Scale: Consideration of the scale of proposed structures in relation to
natural characteristics, views and vistas, site amenities, sunlight, prevailing winds,
and pedestrian and vehicle needs.
Staff Comment: The proposal includes the construction of single-story buildings and
would not adversely impact existing views of surrounding development. As previously
discussed above, a modification was requested to exceed the maximum number of
parking spaces permitted on the project site (see Modification discussion in FOF 18),
therefore it is anticipated that the vehicular needs for the proposed development would
be met.
Natural Features: Protection of the natural landscape by retaining existing
vegetation and soils, using topography to reduce undue cutting and filling, and
limiting impervious surfaces.
City of Renton Department of Community & Economic Development
TA Benson Petro, LLC
Staff Report to the Hearing Examiner
LUA22-000424, SA-H, ECF, MOD, MOD
Report of February 28, 2023 Page 40 of 46
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Staff Comment: See previous discussion above under FOF 16, Zoning Development
Standard Compliance: Tree Retention.
Reducing Parking Impervious Areas: Design parking areas to minimize impervious
surfaces, including but not limited to: (1) breaking up parking areas and directing
stormwater flows to multiple low impact development features such as
bioretention areas; (2) locating parking near trees to provide storm water uptake;
(3) retaining or adding vegetation to parking areas; (4) placing existing parking that
exceeds maximum parking ratios in permeable pavement designed consistent with
the Surface Water Design Manual in RMC 4-6-030; and (5) using other low impact
development techniques consistent with RMC 4-6-030
Staff Comment: See FOF 16, Zoning Development Standard: Landscaping and further
discussion below regarding stormwater.
Landscaping: Use of landscaping to soften the appearance of parking areas, to
provide shade and privacy where needed, to define and enhance open spaces, and
generally to enhance the appearance of the project. Landscaping also includes the
design and protection of planting areas so that they are less susceptible to damage
from vehicles or pedestrian movements.
Staff Comment: See FOF 16, Zoning Development Standard: Landscaping.
✓
g. Access and Circulation.
Location and Consolidation: Providing access points on side streets or frontage
streets rather than directly onto arterial streets and consolidation of ingress and
egress points on the site and, when feasible, with adjacent properties.
Staff Comment: Vehicular access to the site is proposed via one curb cut off of Benson
Dr. S and one curb cut off of SE Petrovitsky Rd, which would minimize the vehicular
access to and from the site and provide fewer interruptions to the public sidewalk.
Internal Circulation: Promoting safety and efficiency of the internal circulation
system, including the location, design and dimensions of vehicular and pedestrian
access points, drives, parking, turnarounds, walkways, bikeways, and emergency
access ways.
Staff Comment: The proposal would provide pedestrian connections between the
primary building entrance and the public sidewalk within the public right -of-way. In
addition, pedestrian walkways are proposed around the buildings with connections to
the surface parking lot, providing safe and efficient access for pedestrians. Vehicular
access to the site is proposed via one curb cut off of Benson Dr. S and one curb cut off
of SE Petrovitsky Rd, which would minimize the vehicular access to and from the site
and provide fewer interruptions to the public sidewalk.
The existing and proposed vehicular and pedestrian circulation would be safe and
efficient and provide adequate access for emergency vehicles.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: The proposed buildings do not include separate locating and deliver
areas.
City of Renton Department of Community & Economic Development
TA Benson Petro, LLC
Staff Report to the Hearing Examiner
LUA22-000424, SA-H, ECF, MOD, MOD
Report of February 28, 2023 Page 41 of 46
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Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: Per RMC 4-4-080F.11.a bicycle parking spaces are required at 10% of
the number of required off-street parking spaces, see previous discussion under FOF 16,
Zoning Development Standards: Bicycle Parking. There are existing transit stops located
on SE Benson Dr. S and SE Petrovitsky Rd., in addition the Ki ng County Rapid Ride I-Line
project is proposed and Benson Dr. S and would have transit stops within the vicinity of
the project site.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: The proposal would provide pedestrian connections between the
primary building entrance and the public sidewalk within the public right -of-way. In
addition, pedestrian walkways are proposed around the buildings with connections to
the surface parking lot, providing safe and efficient access for pedestrians.
✓
h. Open Space: Incorporating open spaces to serve as distinctive project focal points
and to provide adequate areas for passive and active recreation by the
occupants/users of the site.
Staff Comment: As previously discussed above, a public plaza is proposed at the
intersection of Benson and Petrovitsky (see FOF 17, Design District Compliance:
Recreation Areas and Common Open Space), in addition landscaping is proposed within
and around the perimeter for the project site.
✓
i. Views and Public Access: When possible, providing view corridors to shorelines and
Mt. Rainier, and incorporating public access to shorelines
Staff Comment: The proposal includes the construction of single-story buildings, which
would not block view corridors to shorelines or Mt. Rainier. The public access
requirement to shorelines is not applicable to the proposal as there are not shorelines
within the vicinity of the proposal.
N/A
j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
Staff Comment: Not applicable, there are not critical areas mapped on the project site.
✓
k. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
Police and Fire.
Staff Comment: Police and Fire Prevention staff indicated that sufficient resources exist
to furnish services to the proposed development; if the applicant provides Code required
improvements and fees. A Fire Impact Fee, based on a rate of $0.26 per square foot of
commercial bank/office space and $1.25 per square foot of retail space would be
applicable to the proposal. There is no fire impact fee applicable to the gas station
canopy. This fee is assessed and paid at time of building permit issuance.
Water and Sewer.
Staff Comment: The subject development is within the water service area of Soos Creek
Water and Sewer District. A Certificate of Water Availability dated 8/8/2022 (Exhibit
24) was provided with the application materials. The Certificate of Water Availability
City of Renton Department of Community & Economic Development
TA Benson Petro, LLC
Staff Report to the Hearing Examiner
LUA22-000424, SA-H, ECF, MOD, MOD
Report of February 28, 2023 Page 42 of 46
SR_TA_Benson_Petro_HEX_FINAL
notes that the “Water service will require and improvement to the water system of:
Water main fronting south side of property along SE Petrovitsky Rd. Final water
requirements and layout will be based on the final site development plan, road, storm,
grading and fire marshal requirements.” A copy of the final approved water plans from
Soos Creek Water and Sewer District shall be provided to the City prior to the issuance
of a Civil Construction Permit.
The subject development is within the sewer service area of Soos Creek Water and
Sewer District. A Certificate of Sewer Availability dated 8/9/2022 (Exhibit 25) was
provided with the application materials. A copy of the approved sewer plans from Soos
Creek Water and Sewer District shall be provided to the City prior to approval of the Civil
Construction Permit. If any of the existing buildings on the site are served by private on-
site septic systems, the septic systems shall be abandoned in accordance with King
County Department of Health regulations and Renton Municipal Code.
Drainage.
Staff Comment: A Preliminary Technical Information Report (TIR) prepared by Contour
Engineering, LLC, dated August 2022 was submitted with the land use application
materials. The project would be subject to the 2022 City of Renton Surface Water Design
Manual (RSWDM). Based on the City’s flow control map, the site falls within the Flow
Control Duration Standard area matching Forested Site Conditions. The site falls within
the Black River Drainage Basin. Existing surface water runoff is collected and conveyed
via catch basins to an existing underground storm drainage system, that collects and
conveys stormwater runoff from the existing buildings and parking lot off -site to the
south, to the storm system in SE Petrovitsky RD. From there, it travels north along
Benson DR S, and then along SE 174th Street. There is no existing on -site detention
system.
To comply with the flow control requirements of the RSWDM, stormwater runoff would
be tightlined to or collected by onsite catch basins, which would direct the water to an
underground detention vault. Stormwater discharged from the vault would be routed
through a water quality device and pump system before being discharged off site into
the public stormwater system in Benson Dr. S.
The development is subject to a system development charge (SDC) for stormwater. The
2023 SDC for stormwater is $0.92 per square foot of new impervious surface area, but
not less than $2,300.00. The fee that is current would be assessed and charged at the
time of construction permit issuance.
Transportation.
Staff Comment: The proposed development site has frontage on SE Petrovitsky Road
(176th St SE) and on Benson Dr. S (108th Ave SE / SR 515). Frontage improvements
would be required along both street frontages, a modification to the City’s street
frontage requirements was requested, see previous Modification discussion above
under FOF 19. Access to the site will be limited to right-in right out on both SE
Petrovitsky and 108th Ave SE/Benson Dr S.
A Traffic Impact Analysis (TIA), dated October 4, 2022, prepared by Transportation
Engineering Northwest (Exhibit 12) was included with the project application materials.
According to the TIA, the proposed project is estimated to generate 1,085 net new
weekday daily trips, with 71 net new trips occurring during the weekday AM peak hour
City of Renton Department of Community & Economic Development
TA Benson Petro, LLC
Staff Report to the Hearing Examiner
LUA22-000424, SA-H, ECF, MOD, MOD
Report of February 28, 2023 Page 43 of 46
SR_TA_Benson_Petro_HEX_FINAL
(37 entering, 34 exiting), and 104 net new trips occurring during the weekday PM peak
hour (52 entering, 52 exiting).
The TIA also included level of service (LOS) analyses fo r future year 2024 weekday AM
and PM peak hour conditions at four (4) signalized off-site study intersections (106th Pl
SE and SE Carr Rd, Benson Dr S and Benson Rd S, Benson Dr S and SE Petrovitsky Rd, and
108th Ave SE and SE 180th St). All study intersections are expected to operate at a LOS
E or better, which is an acceptable level, during the weekday AM and PM peak hours in
2024 without or with the proposed project.
Transportation Concurrency (Exhibit 26) was completed for the proposed project, The
proposed project passes the City of Renton Traffic Concurrency Test per RMC 4-6-070.D.
A Transportation Impact Fee, for a combination convenience store and gas station
would be applicable to the proposal. For informational purposes, the 2023 fee is based
on a rate of $157.10 per square foot of drive-in bank and $73,411.90 per pump. This fee
will likely change in subsequent years and will be assessed and paid at time of building
permit issuance.
N/A l. Phasing: The applicant is not requesting any additional phasing.
✓
m. Stormwater: Providing optimal locations of stormwater infiltrating low impact
development facilities. Avoiding placement of buildings or impervious areas on
soils with infiltration capability to the maximum extent practicable.
Staff Comment: A Geotechnical Report, prepared by PanGeo Incorporated, dated May
2019 (Exhibit 10) was included with the submitted application materials. According to
the Geotech Report, the native soils underlying the site consist of Vashon till, a medium
dense to very dense deposit comprised of clay, silt, sand, and gravel. Till is generally
not a suitable receptor soil for infiltration due to the high fines content and density.
Therefore, the report concluded that surface water runoff on the project site should be
managed with non-infiltration alternatives.
I. CONCLUSIONS:
1. The subject site is located in the Commercial & Mixed Use (CMU) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 15.
2. The subject site is located in the Commercial Arterial (CA) zoning designation and complies with the zoning
and development standards established with this designation provided the applicant complies with City
Code and conditions of approval, see FOF 16.
3. The proposed TA Benson Petro Project complies with the Urban Design Regulation provided the applicant
complies with City Code and conditions of approval, see FOF 17.
4. The proposed TA Benson Petro Project complies with the Parking Modification criteria provided the
applicant complies with City Code and conditions of approval, see FOF 18.
5. The proposed TA Benson Petro Project complies with the Street Standards Modification criteria provided
the applicant complies with City Code and conditions of approval, see FOF 19.
6. The proposed TA Benson Petro Project complies with the site plan review criteria as established by City
Code provided all advisory notes and conditions are complied with, see FOF 20.
7. There are adequate public services and facilities to accommodate the proposed TA Benson Petro Project,
see FOF 20.
City of Renton Department of Community & Economic Development
TA Benson Petro, LLC
Staff Report to the Hearing Examiner
LUA22-000424, SA-H, ECF, MOD, MOD
Report of February 28, 2023 Page 44 of 46
SR_TA_Benson_Petro_HEX_FINAL
8. Key features, which are integral to this project include the proposed public plaza, primary building entries
fronting on the public street, the glazing proposed along the south and east facades of the bank building,
and the stone façade proposed on the convenience store and bank facades.
J. RECOMMENDATION:
Staff recommends approval of the TA Benson Petro, LLC Site Plan, Parking Modification, and Street Standards
Modification, File No. LUA22-000424, SA-H, ECF, MOD, MOD, as depicted in (Exhibit 2), subject to the following
conditions:
1. The applicant shall comply with the mitigation measures issued as part of the Determination of Non -
Significance Mitigated, dated January 23, 2023:
a. The applicant shall implement a contingency mitigation plan to address potential contaminated
soil or groundwater handling and disposal, hazardous waste operations, worker training, health
and safety, and potential contamination remediation.
b. An Inadvertent Discovery Plan (IDP) shall be implemented during project construction for any
archeological resources encountered on the project site.
2. A lot line adjustment or lot consolidation shall be submitted for review and approval to the Current
Planning Project manager at the time of Building Permit review and recorded prior to the issuance of a
Temporary or Final Certificate of Occupancy for the first building constructed on the project site.
3. The site plan shall be revised to provide the minimum required 15-foot front and secondary front yard
setback between the proposed bank building and the intersection of Benson Dr S and SE Petrovitsky Rd.
The revised site plan shall be submitted to the Current Planning Project Manager for review and approval
at the time of Construction Permit review.
4. A detailed landscape plan shall be submitted at the time of Construction Permit review for review and
approval by the Current Planning Project Manager, the detailed landscape plan shall include, but not be
limited to:
a. A 10-foot onsite landscape strip along all street frontages incorporating a mix of trees, shrubs,
and ground cover, the portion of the street frontage landscaping abutting the surface parking lot
should be planted with primarily evergreen trees and shrubs to provide a year round screen;
b. A revised layout of the street frontage landscaping to accommodate the correct floor plan and
main entrance for the convenience store;
c. Interior parking lot landscaping (i.e. tree islands with a minimum dimension of eight feet by twelve
feet (8’ x 12') at a rate of 15 sq. ft. per parking space throughout the entire project site, interior
lot landscaping that does not meet this standards will not be credited toward the minimum
required;
d. No parking space shall be more than 50 feet from an interior parking lot landscaped tree island;
e. Trees shall be two inches (2") in diameter at breast height (dbh). At least one (1) tree for every six
(6) parking spaces within the parking lot interior shall be planted and around the parking lot
perimeter trees shall be planted at the average minimum rate of one (1) tree per 30 lineal feet of
street frontage;
f. Shrubs at the minimum rate of one per 20 square feet of landscaped area shall be planted. Up to
fifty percent (50%) of shrubs may be deciduous;
g. Ground cover shall be planted in sufficient quantities to provide at least ninety percent (90%)
coverage of the landscaped area within three (3) years of installation;
City of Renton Department of Community & Economic Development
TA Benson Petro, LLC
Staff Report to the Hearing Examiner
LUA22-000424, SA-H, ECF, MOD, MOD
Report of February 28, 2023 Page 45 of 46
SR_TA_Benson_Petro_HEX_FINAL
h. The entire fifteen-foot (15’) wide landscape strip along the Residential -14 (R-14) zone shall be
landscaped;
i. The proposed plant palate shall be revised to replace Leyland cypress and juniper species w ith
native evergreen trees and shrubs (i.e. western red cedar, Douglas fir, western hemlock, and/or
Oregon grape).
5. A Final Tree Retention Plan shall be submitted at the time of Construction Permit review for review and
approval by the Current Planning Project Manager. The Final Tree Retention Plan shall include the
retention of the two (2) existing healthy trees identified on the north end of the project site, unless it is
determined infeasible by the Current Planning Project Manager.
6. An arborist shall be present onsite during any grading around the root zone of on or offsite protected
trees.
7. The refuse and recyclable deposit areas shall be amended such that they would not be located over the
proposed future property line. A revised site plan showing the amended refuse and recyclable deposit
areas shall be submitted at the time of Construction Permit review for review and approval by the Current
Planning Project Manager.
8. A bicycle parking detail shall be submitted at the time of Building Permit Review for review and approval
by the Current Planning Project Manager demonstrating that the proposal would comply with the bicycle
parking requirements as required in RMC 4-4-080F.11.
9. A screening detail shall be provided for any proposed surface or roof mounted utility equipment be
submitted to the Current Planning Project Manager for review and approval. The screening detail for
surface mounted utility equipment that includes cross sections of the utility and screening shall be
provided at the time of Construction Permit review and the screening detail for any roof -mounted utility
equipment shall be provided at the time of Building Permit review.
10. Revised architectural elevations shall be submitted at the time of building permit review including
weather protection with a minimum width of four and one-half feet (4-1/2') or the applicant shall
demonstrate compliance with the guideline of this section. The architectural elevations shall be submitted
to the Current Planning Project Manager for review and approval.
11. Garbage, recycling collection, and utility areas shall be enclosed on all sides, including the roof and
screened around their perimeter by a wall or fence and have self-closing doors. A screening detail shall be
submitted to the Current Planning Project Manager at the time of Building Permit review for review and
approval.
12. The proposed service area screening shall be comprised of masonry, ornamental metal, wood, or some
combination of the three (3).
13. Site amenity details, including outdoor seating shall be provided at the time of Construction Permit
application for review and approval by the Current Planning Project Manager. Site furniture shall be made
of durable, vandal- and weather-resistant materials that do not retain rainwater and can be reasonabl y
maintained over an extended period of time.
14. The applicant shall demonstrate that the weather protection proposed comprise seventy five percent
(75%) of the street facing façades. A revised site plan and building elevations demonstrating compliance
with this requirement shall be submitted to the Current Planning Project Manager at the time of Building
Permit review for review and approval.
15. Plaza details shall be provided to the Current Planning Project Manager at the time of Construction Permit
application for review and approval. The detailed plan for the plaza shall include street trees, decorative
paving, pedestrian-scaled lighting, and seating.
City of Renton Department of Community & Economic Development
TA Benson Petro, LLC
Staff Report to the Hearing Examiner
LUA22-000424, SA-H, ECF, MOD, MOD
Report of February 28, 2023 Page 46 of 46
SR_TA_Benson_Petro_HEX_FINAL
16. The architectural elevation of the north façade of the proposed bank building shall be amended to include
modulation and articulation to break up the façade. Revised architectural elevations shall be submitted
to the Current Planning Project Manager for review and approval at the time of Building Permit review.
17. The width of the driveway abutting the north façade of the bank building shall be reduced by four feet
(4’) and a four-foot (4’) wide landscaped strip shall be included between the north building façade and
the sidewalk. This landscaped area shall be planted with a combination of trees, shrubs, and evergreen
ground cover. A revised site and landscape plan showing this landscape area shall be submitted to the
Current Planning Project Manager for review and approval at the time of Construction Permit review.
18. Revised elevations for the proposed convenience store shall be provided to the Current Planning Project
Manager for review and approval at the time of Building Permit review. The revised elevations shall
demonstrate that the south, west, and north elevations provide the required fifty percent (50%)
transparent windows and/or doors along 50 percent of the portion of the ground floor facade that is
between 4 feet and 8 feet above ground or demonstrate compliance with the guidelines of this section.
19. The untreated blank walls along east and north elevation of the proposed bank and the south and north
elevations of the proposed convenience store shall be treated with a planting bed at least five feet (5’) in
width containing trees, shrubs, evergreen ground cover, or vines adjacent to the blank wall; trellis or other
vine supports with evergreen climbing vines; architectural detailing such as reveals, contrasting materials,
or other special detailing that meets the intent of this standard; artwork, such as bas-relief sculpture,
mural, or similar; or seating area with special paving and seasonal planting.
20. A materials board shall be submitted to the Current Planning Project Manager for review and approval at
the time of Building Permit application.
21. A lighting plan and light fixture details shall be provided to the Current Planning Project Manager for
review and approval at the time of Building Permit review.
22. A mix of large maturing evergreen and deciduous trees shall be planted within the interior parking lot
landscaped areas. A detailed landscape plan showing the large maturing evergreen and deciduous trees
shall be submitted to the Current Planning Project Manager at the time of Construction Permit Review for
review and approval.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
TA Benson Petro, LLC
Land Use File Number:
LUA22-000424, SA-H, ECF, MOD, MOD
Date of Hearing
February 28, 2023
Staff Contact
Jill Ding
Senior Planner
Project Contact/Applicant
Alicia Baker
Tekin & Associates, LLC
2600 Dallas Parkway, Suite
370, Frisco, TX 75034
Project Location
17426 Benson Dr SE,
10828 & 10810 SE
Petrovitsky Rd
The following exhibits are included with the Staff Report to the Hearing Examiner:
Exhibits 1-15: As shown in the Environmental Review Committee (ERC) Report
Exhibit 16: Staff Report to the Hearing Examiner
Exhibit 17: SEPA Determination of Non-Significance-Mitigated
Exhibit 18: Conceptual Lot Line Adjustment Layout
Exhibit 19: Street Modification Justification
Exhibit 20: Tree Retention and Tree Credit Worksheet
Exhibit 21: Arborist Report
Exhibit 22: Parking Analysis
Exhibit 23: Parking Modification Justification
Exhibit 24: Water Availability
Exhibit 25: Sewer Availability
Exhibit 26: Transportation Concurrency