HomeMy WebLinkAboutD_Admin_Report_Shell_Gas_Station_Exhibits_1707176. Justification for the Modification Request
The modification request is made pursuant to the direction of the City of Renton. See attached.
City staff reviewed the planning standards.
SURFACE PARKING
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back of
buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the parking
area and associated vehicles. Large areas of surface parking shall also be designed to accommodate future
infill development.
BUILDING LOCATION AND ORIENTATION
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and pedestrian
pathways. To organize buildings for pedestrian use and so that natural light is available to other structures
and open space. To ensure an appropriate transition between buildings, parking areas, and other land uses;
and increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well as with
the roads, open space, and pedestrian amenities while working to create a pedestrian oriented environment.
Lots shall be configured to encourage variety and so that natural light is available to buildings and open
space. The privacy of individuals in residential uses shall be provided for.
The requested modifications comply with each of the following criteria:
a. Parking shall be located so that no surface parking is located between,
A building and the front property line; and/or
A building and the side property line (when on a corner lot)
The proposed implements the following goals and policies of the Land Use Element:
The onsite parking stall shall be screened with evergreens from surrounding streets as
dictated with the approval of City of Renton Planning Department.
b. Will meet the objectives and safety, function, appearance, environmental protection
and maintainability intended by the Code requirements, based upon sound
engineering and planning judgment.
The proposed improvements are consistent with the City’s planned improvements to N.E.
Sunset Blvd. and recognize the particular conditions of this property, including multiple
driveways (one a shard driveway with other businesses) and minimum required parking
for the specific use of this property.
c. Will not be injurious to other property(ies) in the vicinity;
The proposal includes evergreen planting surrounding all parking stalls between the
building and the site surrounding streets, while preserving access to adjacent properties
through existing driveways. The improvements will not be injurious to other properties.
The reduction in the south facing planter wall from 5 feet to 3 feet is requested to include
the necessary features for ADA parking and patio area requested by the City Planning
Department.
d. Conforms to the intent and purpose of the Code;
The purpose of the onsite parking standard (screening) is to:
establish design standards and development requirements for mainly street
appearance.
e. Can be shown to be justified and required for the use and situation intended; and
The proposed improvements are presented for the use and situation intended. The
proposed improvements are consistent with the City’s planned request and consider the
particular conditions of this property, including multiple driveways and required frontage
parking.
f. Will not create adverse impacts to other property(ies) in the vicinity.
As stated above, the proposal includes onsite (evergreen (emerald greens)tree screening
elements) to all parking stalls between the building and the front and side property lines
including a minor reduction in building planter depth along the building south wall,
awhile preserving access to adjacent properties through an existing driveway. The
improvements proposed will not be injurious to other properties.
g. thru k. Will adhere closely with minimum standards and guidelines nor have
detrimental impact on nearby properties in the vicinity.
The onsite proposal will further enhance the appearance of the intersection and
neighborhood while closely following the intent of the land use standard and code as a
whole.
6. Justification for the Modification Request
PEDESTRIAN CIRCULATION
Intent: To create a network of linkages for pedestrians, that is safe and convenient, enhances the pedestrian
environment, and provides a way for pedestrians to walk from one location to another without having to drive
their vehicle.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking areas.
Providing pedestrian connections to abutting properties is an important aspect of connectivity and encourages
pedestrian activity and shall be considered. Pathways shall be easily identifiable to pedestrians and drivers.
The modification request is made pursuant to the direction of the City of Renton. See attached.
City staff reviewed the street standards, the City’s planned improvements to N.E. Sunset Blvd.
and the particular conditions of this property, including multiple driveways and drive aisles.
After consideration, staff required the improvements that are proposed.
The requested modifications comply with each of the following criteria:
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and the
proposed modification is the minimum adjustment necessary to implement these
policies and objectives;
The proposed implements the following goals and policies of the Land Use Element:
Goal L-K (provide an energetic business environment), Goal L-BB (ensure new
development is functional and attractive); Policy L-57 (complement the built
environment with landscaping appropriate to the situation and circumstance). There is
currently no “Community Design Element” in the Renton Comprehensive Plan.
b. Will meet the objectives and safety, function, appearance, environmental protection
and maintainability intended by the Code requirements, based upon sound
engineering judgment.
The proposed improvements are consistent with the City’s planned improvements to N.E.
Sunset Blvd. and recognize the particular conditions of this property, including multiple
driveways (one a shard driveway with other businesses) and drive aisles serving the
existing gas station pumps.
c. Will not be injurious to other property(ies) in the vicinity;
The proposal includes improvements to N.E. Sunset Blvd., preserving access to adjacent
properties through an existing driveway. The improvements will not be injurious to other
properties.
d. Conforms to the intent and purpose of the Code;
The purpose of the street standards is to:
establish design standards and development requirements for street improvements to
ensure reasonable and safe access to public and private properties. These
improvements include appropriately scaled sidewalks related to the urban context, a
range of landscape buffers, curbs, gutters, street paving, monumentation, signage, and
lighting, to be developed with complete streets principles. Complete streets principles
are to plan, design, and operate streets to enable safe and convenient access and travel
for all users including pedestrians, bicyclists, transit riders, and people of all ages and
abilities, as well as freight and motor vehicle drivers, and to foster a sense of place in
the public realm with attractive design amenities.
Renton Municipal Code §4-6-060.A. Here, the proposed improvements ensure
reasonable and safe access to private property. They are consistent with the City’s
planned improvements to N.E. Sunset Blvd. and recognize the specific characteristics of
the property.
e. Can be shown to be justified and required for the use and situation intended; and
The proposed improvements are justified and required for the use and situation intended.
The proposed improvements are consistent with the City’s planned improvements to N.E.
Sunset Blvd. and recognize the particular conditions of this property, including multiple
driveways (one a shard driveway with other businesses) and drive aisles serving the
existing gas station pumps.
f. Will not create adverse impacts to other property(ies) in the vicinity.
As stated above, the proposal includes improvements to N.E. Sunset Blvd., preserving
access to adjacent properties through an existing driveway. The improvements will not
be injurious to other properties.
1
AVALON PROJECT INC.
1603 116th Ave NE #115 Bellevue, WA 98004
Project Narrative
Proposed (New Construction) Commercial – Sunset Shell Convenience Store
City of Renton Planning Division
1055 South Grady Way
Renton, WA 98057
425-430-7200
Project Title: Sunset Shell – 2800 NE Sunset Blvd – Renton, WA 98056
Applicant Information
Name: Avalon Project Inc.
Address: 1603 116th Avenue #115 Bellevue, WA 98004
Contact: Glen Merkel
Phone: 714-336-4714
Email: glen@avalonproject.us
Avalon Project is proposing the construction of a new 2000 square foot convenience store
at 2800 NE Sunset Blvd to replace the demolished 1304 square foot convenience store.
Current Use: The current use of site is convenience/retail store (approx.1304 sf.) and
vehicle gas refilling services at the intersection of NE 10th St and NE Sunset Blvd.
Zoning designation CV, occupancy group M. The adjacent properties at all corners of the
intersection are zoned CV. The properties immediate to the north and east are also in the
CV zone.
Proposed Use: The future proposed use is for a convenience/retail store (approx. 2000 sf.)
with existing vehicle gas refilling services to remain. All zoning and use to remain the
same. The estimated construction cost shall be 400k. No trees anticipated for removal. In
addition, no fill or excavation is proposed for this project so no fill statement is required.
The proposal shall comply with the necessary improvements within the ROW along
NE10th Street (inclusive of curb radius, ada ramps, sidewalks, landscaping, and 2.5’
dedication etc) and Sunset Blvd NE
Scope of the Project and Proposed Improvements: The project footprint will replace the
demolished 1304 sf. convenience store structure with construction of a new single story
(2000 sf.) wood frame type V-B. The (new) structure will adhere to Renton Commercial
Development Codes and Standards including Urban Design Regulations, and
Landscaping Regulations.
The gas canopy structure shall be altered to remove any structure encroachment along
Sunset Blvd NE at the owner’s expense.
Sincerely,
Glen Merkel
NE SUNSET BLVD.NE 10TH ST. GAS PUMPISLAND ROOFSET 1/2" REBARW/YPC LS"50711"FND. YPC0.20'S OFCORNERSET NAIL &WASHERLS "50711"FND. MON. IN CASE1-1/2" BRASS DISK W/PUNCHDWN 0.7' @INTXNE SUNSET BLVD. AND NE 10TH ST.CORNER OFCANOPY IS2.23'SE OFLINECORNER OFCANOPY IS1.75'SE OFLINE30'BASIS OF BEARING - MONUMENTED CL NE SUNSET BLVD. N35°42'EPLAT OF RENTON HIGHLANDS #2 CORRECTED(EXISTING TO REMAINAND UNIMPROVED)OUTLINE OF EXISTINGCONVENIENCE STOREAPPROX 1304 SF. (+/-)DESCRIPTION OF USE: (NEW) CONVENIENCE STORE/RETAILTAX PARCEL NO.722780 - 1201LEGAL DESCRIPTION:LOT IS SW'RLY 125' OF THE SE'RLY 90' OF BLOCK 39. OF PLATOF RENTON HIGHLANDS #2 - CORRECTED.VOL. 57, PGS. 92-98 INC., BOOK OF PLATS,RECORD OF KING COUNTY, WANOTE:REFER TO RECORD OF SURVEY DATED 8-07-2014 FOR ALLOTHER PERTINENT INFORMATION NOT SHOWN ON THEPRELIMINARY SITE PLAN.51' - 10" (APPROX. SB)54' - 0"13' - 8 1/2"ROWNE SUNSET BLVD.NE 10TH ST.32' - 4"90' - 0"33' - 3"48' - 2 1/2" (+/-) SYSB73' - 2"6' - 10 1/2"50' - 0"5' - 0"20' - 0"9' - 0"9' - 0"9' - 0"8' - 0"5' - 0"SIDEWALKPROPOSED 2020 SQ.FT BUILDING1234SIDEWALK5' - 0"AISLE 1AISLE 25' - 0"HATCHED AREA OF GASCANOPY TO BE REMOVED(PORTION ENCROACHINGOVER CITY ROWAT OWNER DEVELOPMENTEXPENSE PRIOR TO FINALOCCUPANCYSIDEWALKEXISTING TRANSITSHELTERKC METRO TO APPROVERE-INSTALL PLAN ANDDETAILS AS SUBMITTEDBY THE GENERALCONTRACTOREXIST'G ROW FROMCENTERLINE9' - 9"SAWCUT EXIST'GASPHALT PAVING ANDPOUR NEW STAMPEDCONCRETE WALKWAYFLUSH TO EXISTINGSURFACEPATTERN PEROWNER'SSPECIFICATIONS(1) MIN. GLOBALINDUSTRIAL 46"SQUARE IN-GROUNDMOUNT PICNICTABLE, EXPANDEDMETAL, BLACK(1) GLOBALINDUSTRIAL 72"EXPANDED METALMESH BENCH WITHBACK REST BLACK10' LANDSCAPING AREA BUFFER SHALLCONFORM TO CITY OF RENTONLANDSCAPING IMPROVEMENT STANDARSDALONG PUBLIC STREET FRONTAGEREFER TO LANSCAPING NOTES ABOVE. SITETO USE DROUGHT TOLERANT PLANTING.8' LANDSCAPING AREA BUFFER SHALLCONFORM TO CITY OF RENTON LANDSCAPINGIMPROVEMENT STANDARDS ALONG PUBLICSTREET FRONTAGE - BACK OF CURBREFER TO LANSCAPING NOTES ABOVE. SITETO USE DROUGHT TOLERANT PLANTING.12' MULTI USE TRAIL SHALL CONFORM TOCITY OF RENTON LANDSCAPINGIMPROVEMENT STANDARDS ALONG PUBLICSTREET FRONTAGECONSTRUCT 25' WIDEREFER TO CIVILDRAWINGSEXISTINGJOINT USE (RMC 4-4-0817)6' - 9"3' - 0"SAWCUT EXIST'G ASPHALTPAVING AND POUR NEWSTAMPED CONCRETEWALKWAY FLUSH TOEXISTING SURFACEPATTERN PER OWNER'SSPECIFICATIONSSAWCUT EXIST'G CURB ANDPOUR NEW STAMPEDCONCRETE WALKWAY THRULANDSCAPING BUFFER ANDBUTT INTO CITY SIDEWALK5' WIDE LANDSCAPEBUFFER W/ SPACEDEMERALD GREENCEDARS ANDMILLENNIAL SHRUBSAND BEAUTY BARK.REFER TOLANDSCAPINGNOTESLANDSCAPEBUFFER W/SPACED WILLOWOAK TREES ANDMILLENNIALSHRUBS ANDBEAUTY BARK.INSTALL NEW ADA RAMPLOCATION AS SHOWN ONCIVIL SHEET C2REFER TO SHEET C1 CIVILFOR ALL REQUIREDCORNER DETAILS ANDROW DEDICATIONIMPROVEMENTSTRASHENCLOSURELOCATION8' - 0"PLANTER -REFER TO SHT.A2.0 AND A3.111MIN.6' - 0"11REFER TOLANDSCAPINGNOTE b. THIS SHEETREFER TOLANDSCAPINGNOTE C. THIS SHEETADDITIONAL (3) 6' HIGHCEDAR FOR PARKINGSTALL SCREENINGHERE1SEE DETAILS4 AND 5THIS SHEET1(4) GAS SERVICE LANES NOTIMPACTED BY CURRENTDEVELOPMENT REQUEST8' - 0"12' WCANOPY2' - 0"16' - 0"8' - 0"8' - 0"25' - 0"SIDEWALK9' - 0"20' - 0"5TYPICAL CONCRETEWHEELSTOP2' - 6" DEDICATION120' - 0"9' - 0"S35 45' 13"W 122.50'6" RYSB6' SYSBS54 38' 21"E 90.01'S35 45' 13"W 115.0'S54 38' 21"E 90.01'56' - 0" (+/-) FYSBG. MerkelMarch 29 - 20171603 116TH Ave NESheetDate:Drawn By:Scale:Client:Suite 115Bellevue, WA 980041B17001464APRIL 24/2017As indicatedA1.12800 NE SUNSET BLVD RENTON, WA 98056RENTON SUNSET SHELL C - STORESUNSET SHELLSITE PLAN AND DETAILS 1" = 20'-0"1EXISTING SITE CONDITION 1" = 100'-0"4VICINITY MAP 1" = 20'-0"2PROPOSED SITE PLANSITE DATAADDRESS:2800 NE SUNSET BOULEVARDRENTON WA 98059OWNER:YADAV & GILL LLC2800 NE SUNSET BLVDRENTON WA 98059ZONING:CV - CENTER VILLAGE WITH URBAN DESIGN DISTRICT 'D' OVERLAY - VERIFY "GATEWAY INTERSECTION"SITE AREA: 11250 SFPROPOSED BUILDING: 2000 SFMAX LOT COVERAGE:65 PERCENT OR 7312.5 SFCV SETBACKSFRONT: 10'SIDE (ALONG STREET) 10'SIDE: 0'REAR: 0'PEDESTRIAN ACCESS: YESSITE TO SITE ACCESS:YESREFUSE/RECYCLING:YES, PER RMC 4-4-090, 100 SF MIN,, 6' OPAQUE FENCESCREEN AND COVERED(UNDER SEPERATE BUILDING PERMIT)LANDSCAPING NOTES:ALL LANDSCAPING SHALL INCLUDE A MIXTURE OFTREES, SHRUBS, AND GROUNDCOVERAS APPROVEDBY THE DEPARTMENT OF COMMUNITY ANDECONOMIC DEVELOPMENTPARTIAL SIGHT OBSCURING LANDSCAPING ORLANDSCAPING PLUS FENCING SHALL BE, SIX FEET (6')HIGH AT MATURITY AND AT LEAST FIFTY PERCENT(50%) SIGHT-OBSCURINGFULL SIGHT OBSCURING LANDSCAPING ORLANDSCAPING PLUS FENCING SHALL BE, SIX FEET (6')HIGH AT MATURITY AND AT LEAST ONE HUNDREDPERCENT (100%) SIGHT-OBSCURINGPERIMETER PARKING LOT LANDSCAPING SHALL BEAT LEAST 10 FEET IN WIDTH (10') AS MEASUREDFROM THE STREET RIGHT OF WAY.STANDARDS FORPLANTING SHALL BE AS FOLLOWS:a.TREES SHALL BE (2") IN DIAMETER AT BREASTHEIGHT (dbh) FOR MULTI-FAMILY, COMMERCIAL,AND INDUSTRIAL USES AT AN AVERAGEMINIMUM RATE OF ONE TREE PER THIRTY (30)LINEAL FEET OF STREET FRONTAGE.b.SHRUBS AT THE MINIMUM RATE OF ONE PERTWENTY (20) SQUARE FEET OF LANDSCAPEDAREA. UP TO (50%) OF SHRUBS MAY BEDECIDUOUS.c.GROUND COVER IN SUFFICIENT QUANTITIESTO PROVIDE AT LEAST NINETY PERCENT (90%)COVERAGE OF THE LANDSCAPED AREA WITHINTHREE (3) YEARS OF INSTALLATION.INTERIOR PARKING LOT LANDSCAPING IS NOTAPPLICEABLE FOR THIS SITE.IRRIGATION REQUIREMENTS SHALL BE EXEMPT FORUSE OF DROUGHT TOLERANT FEATURING ONEHUNDRED PERCENT (100%) DROUGHT-TOLERANTPLANTS. THE OWNER SHALL PROVIDE FOR A PERIODOF NOT LESS THAN 2 YEARS OF A CITY APPROVEDTEMPORARY IRRIGATION SYSTEM. AN INSPECTIONWILL BE REQUIRED ONE (1) YEAR AFTER FINALINSPECTION TO ENSURE THAT THE LANDSCAPINGHAS BECOME ESTABLISHED. 1/4" = 1'-0"3TYPICAL HANDICAP PARKING STALL 1/2" = 1'-0"5ADA SIGN DETAILSRevision ScheduleRevisionNumberRevision Description RevisionDate1 Revision 1 Date 1EXT'GSIGN
CONSTRUCTIONFLOOR PLAN0"ROOF PLAN12' - 0"EQEQEQEQBBBBBBBACCCCDDDDDDEFFCGHHIIJJKKKLLMMMMH512512512NNNOOO7' - 6"1' - 6"9' - 0"10' - 11"5' - 3 1/2"6' - 2"5' - 3 1/2"10' - 11"TEMPTEMPTEMPTEMPMIN. 50 PERCENT (50%) TRANSPARENT WINDOWS AND/OR DOORS BETWEEN 4' AND 8' ABOVE GROUNDEXISTING ANDPROPOSED ELEVATIONOVERALL BUILDING HEIGHT22' - 9"CONSTRUCTIONFLOOR PLAN0"ROOF PLAN12' - 0"JJBBBNNO512KDDFFHHIG2' - 0"7' - 0"7' - 6"1' - 6"6' - 0"3' - 0"ALL TANSPARENT CLEAR GLAZING5' MIN. WIDTH PLANTING BEDREFER TO SHEET A2.0Level 8-1' - 6"EXISTING ANDPROPOSED ELEVATIONCONSTRUCTIONFLOOR PLAN0"ROOF PLAN12' - 0"JJNNOKDFG512Level 8-1' - 6"EXISTING ANDPROPOSED ELEVATIONCONSTRUCTIONFLOOR PLAN0"ROOF PLAN12' - 0"16' - 2"J512512512OOONEXISTING ANDPROPOSED ELEVATIONG. MerkelMarch 29 - 20171603 116TH Ave NESheetDate:Drawn By:Scale:Client:Suite 115Bellevue, WA 980041B17001464APRIL 24/2017 1/4" = 1'-0"A3.12800 NE SUNSET BLVD RENTON, WA 98056RENTON SUNSET SHELL C - STORESUNSET SHELLBUILDING ELEVATIONS 1/4" = 1'-0"1FRONT ELEVATION - SUNSET 1/4" = 1'-0"2LEFT SIDE ELEVATION NE 10TH STREET 1/4" = 1'-0"3RIGHT SIDE ELEVATION 1/4" = 1'-0"4REAR ELEVATIONKEYNOTES:ASIGNAGE BY SIGN CONTRACTOR (UNDER SEPERATE PERMIT)BALUMINUM STOREFRONT SYSTEM CLEAR TRANSPARENT GLASS TEMPEREDC6x8 P.T. COLUMNSDEXTERIOR RATED GOOSENECK LED DOWNLIGHTEOPTIONAL - AUTOMATIC BI-PARTING ENTRANCE DOORS.FP.T. TRELLIS OR METAL WRAPPED W/ 10 MIL. TEMPERED GLAZING AWNING - BEHR PPU24-1 BLACK MOCHA FLATGCONCRETE SIDEWALKHPAINTED CMU (RALF LAUREN SPECIALTY (SU62 DIEGO))IMETAL TRELLIS W/ WALL APPROVED CLIMBING GREENJNEW PAINTED 4x8 SMOOTH FIBER CEMENT HARDIE W/ VINYL REGLETON/ RAINSCREEN - PER MANUFACTURERS INSTALLATION GUIDELINES -COLOR (VALSPAR 318-3 (DRIED MOSS))KNEW HORIZNTAL CERTAINTEED MONOGRAM 5" DUTCHLAP W/RAINSCREEN - PER MANUFACTURERS INSTALLATION GUIDELINES -COLOR TERRA COTTAL3-COAT STUCCO - (DUNN EDWARDS (DE5492) SILVER FERN)MPREFABRICATED TERRA COTTA PLANT POTSNMETAL COPING - BEHR PPU24-1 BLACK MOCHA FLATOCOMPOSITION ROOFING - INSTALL PER MANUFACTURER'SRECOMMENDATIONSNOTES:DOORS SHALL BE READILY OPENABLE FROM THE EGRESSSIDRE WITHOUT THE USE OF A KEY OR ANY SPECIALKNOWLEDGE OR EFFORT.IN A3, B,F, M AND S OCCUPANCIES, KEY LOCKING HARDWAREMAY BE USED AT THE MAIN ENTRY DOORS, PROVIDE A SIGN INCONTRASTING LETTERS OF 1 INCH OR MORE IS PROVIDED ATTHE DOORS STATING: "THIS DOORTO REMAIN LOCKED WHENOCCUPIED".PROVIDE TWO LAYERS OF GRADE D PAPER OVER ALL WOODBASE SHEATHING.MAXIMUM EFFORT TO OPERATE DOORS SHALL NOT EXCEED 5POUNDS FOR EXTERIOR AND INTERIOR DOORS, SUCH PULL ORPUSH EFFORT BEING APPLIED AT RIGHT ANGLES TO HINGEDDOORS AND AT THE CENTER PLANE OF SLIDING OR FOLDINGDOORS. COMPENSATING DEVICES OR AUTOMATIC DOOROPENERS MAY BE UTILIZED TO MEET THE ABOVE STANDARDS.WHEN FIRE DOORS ARE REQUIRED, THE MAXIMUM EFFORT TOOPERATE THE DOOR MAY BE INCREASED TO THE MINIMUMALLOWABLE BY THE APPROPRIATE ADMINISTRATIVEAUTHORITY, NOT TO EXCEED 15 POUNDS.ALL BUILDING ENTRANCES THAT ARE ACCESSIBLE TO ANDUSABLE BY PERSONS WITH DISABILITIES SHALL BE IDENTIFIEDWITH AT LEAST ONE STANDARD SIGN AND WITH ADDITIONALDIRECTIONAL SIGNS, AS REQUIRED, TO BE VISIBLE TOPERSONS ALONG APPROACHING PEDESTRIAN WAYS.THE BOTTOM 10 INCHES OF ALL DOORS TO HAVE A SMOOTHUNINTERRUPTED SURFACE TO ALLOW THE DOOR TO BEOPENED BY A WHEELCHAIR FOOT REST WITHOUT CREATING ATRAP OR HAZARDOUS CONDITION.Revision ScheduleRevisionNumberRevision Description RevisionDate1 Revision 1 Date 1
CONSTRUCTIONFLOOR PLAN0"ROOF PLAN12' - 0"CCCCDDDDFFCHHIJJKKKLLH512NNNOOOMIN. 50 PERCENT (50%) TRANSPARENT WINDOWS AND/OR DOORS BETWEEN 4' AND 8' ABOVE GROUND'H' PAINTED CMU LOW WALL AND PLANTER'J' PAINTED SMOOTH HARDIE CEMENT PANEL - MAIN BODY'L' PAINTED SMOOTH HARDIE CEMENT PANEL -ACCENT SIGNAGE WALL'O' CERTAINTEED PRESIDIO METAL ROOFING - SLATE'F' AND 'N' WOOD AND METAL TRIM COLOR'K' HORIZNTAL CERTAINTEED MONOGRAM5" DUTCHLAP - TERRA COTTALevel 8-1' - 6"G. MerkelMarch 29 - 20171603 116TH Ave NESheetDate:Drawn By:Scale:Client:Suite 115Bellevue, WA 980041B17001464APRIL 24/2017 1/4" = 1'-0"A6.12800 NE SUNSET BLVD RENTON, WA 98056RENTON SUNSET SHELL C - STORESUNSET SHELLBUILDING COLOR MAP AND MATERIAL DETAILS 1/4" = 1'-0"1FRONT ELEVATION - SUNSET COLORRevision ScheduleRevisionNumberRevision Description RevisionDate
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: July 13, 2017
TO: Vanessa Dolbee, Associate Planner
FROM: Justin Johnson, Civil Plan Reviewer
SUBJECT: Utility and Transportation Comments for Shell Gas Station Remodel
LUA 17-000416
I have reviewed the application for Shell Gas Station located at 2800 NE Sunset Blvd and have the
following comments:
EXISTING CONDITIONS
The site is approximately 4.54 acres in size and is rectangular in shape. The site contains an existing
single family residence and associated landscaping and lawn areas. The site is fronted by 156th Avenue
SE to the east and unopened right of way to the west. The City of Renton limits coincide with the south
property line.
WATER: Water service is provided by the City of Renton. There is an existing 12” water main located
within NE 10th St (Record Dwg: W-317904).
SEWER: The site is in the City of Renton sewer service area. There is an existing 8 inch wastewater main
located with the north side NE Sunset Blvd.
STORM DRAINGE: There is a private storm water conveyance system located on the south end of the
project. There is also an off-site storm water conveyance system in north side of NE Sunset Blvd.
STREETS: NE 10th St is classified as a residential street. The NE 10th St existing street section consists of
a pavement width of approximately 32’ with an 11’ travel lane in each direction (north and south), with
an unmarked shoulder outside of each line.
NE Sunset Blvd shall follow the 30% design plans previously given to the applicant on 5/1/2017. The
plans submitted appear to meet this requirement.
GENERAL COMMENTS
1. Adequate separation between utilities as well as other features shall be provided in accordance
with code requirements.
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is
required with the exception of water lines which require 10-ft horizontal and 1.5-ft
vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or
building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the
building.
2. All construction permits for utility and street improvements will require separate plan submittals.
All plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare
the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan
submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
3. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate
sheets.
4. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development
must be underground. The construction of these franchise utilities must be inspected and
approved by a City of Renton inspector.