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HomeMy WebLinkAboutPRE_Pre App Meeting Summary 711 Renton_190829_v1t PREAPPLICATION MEETING FOR 7 Eleven UST PRE 19-000174 CIW OF RENTON Department of Community & Economic Development Planning Division August 29,z0tg Contact lnformation: Pla n ner: J i I I Ding, 425.430.6598, jd i ng@ rentonwa.gov Public Works Plan Reviewer: Nathan Janders,425-430-7382, njanders@rentonwa.gov Fire Prevention Reviewer: Cory Cappelletti,425.430.7057, ccappelletti@RentonRFA.org Building Department Reviewer: Craig Burnell, 425.430.7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use andl or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before formal submittal. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the t¡me of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). Él II MEMORANDUM DATE: TO: FROM: SUBJECT: August 22,20L9 Jill Ding, Senior Planner Cory Cappelletti, Plans Review Inspector 7-Eleven UST Replacement 1. 2. Permits are required for the removal of the existing underground tanks. Permits are required for the installation of the new underground tanks per IFC Chapter 23. DEPARTMENT OF COMMUN¡TY AND ECONOMIC DEVEIOPMENT enton @ CITY OF MEMORANDUM DATE: TO: FROM: SUBJECT: August 26,zOLg Jill Ding, Planner Nathan Janders, Civil Engineer ll, Plan Review 7 Eleven UST 11505 5E 168th Ave PRE19-000174 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official City decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal located at parcel(s) 289260005L. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. The project is within Soos Creek Water and Sewer District. 2. The applicant shall provide a water availability certificate from Soos Creek Water and Sewer District.Acopyoftheapproved@UtilityDistrictshallbeprovidedto the City prior to approval of the Utility ConstructidlFàimit SEWER SURFACE WATER 1. There is an existing type-l catchbasin to the southeast ofthe parcel on 116th Ave SE attached to an 8" cónveyance pipe (see record drawing 23781. 2. There is an existing type-l catchbasin to the east of the parcel on L16th AVE SE attached to a L2" conveyance pipe (see record drawing 2366). 1. The project is within Soos Creek Water and Sewer Distr¡ct. 2. The applicant shall provide a sewer availability certificate from Soos Creek Water and Sewer District.Acopyoftheapproved@UtilityDistrictshallbeprovidedto the City prior to approval of the Utility ConstructioñF??ñ¡t Renton Mun¡c¡pal Airport Control Tower Se¡sm¡c Upgrade And Adm¡n¡strat¡ve Office Remodel - PRE16-000483 July 21, 2016 Page 2 of 4 3 Drainage plans and a drainage report comply¡ng with the adopted 2017 Renton Surface Water Design Manual will be required. Refer to Figure L.L.Z.A- Flow Chart of the 2017 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls within the Flow Control Duration Standard (Forested Duration). The site falls within the Soos Creek drainage basin. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manualwill be required. lf the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated in order of preference by feasibility as described in Section C.1.3 of the 2017 RSWDM. 4. 5 A limi drainage plan, including the application of on-site BMPs, shall be i ncluded with the n use as e to the ect. The final drainage an an rainage report su mitted with t util constructio n permit application. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design ffiformationonthewatertableandsoilpermeability(measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. Since the project res a comme din or {bmmercial site development perm adh erence to Specia rement #4: Source Co ntro on e DM 6. ,l - wilt De requrreo. 8. Since the project redevelops aligh-use sitg, adherence per section 1.3.5 of the 2017 RSWDM will be required. 9. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current Citv of Renton Standard Details is available online in the City of Renton website. 10. Erosion control measures to meet the City requirements shall be provided. to Speci fu. \, ffcce(1' al Requireñrent #5: Oil Control 11. The development is subject to a be charged based on the rate at surface water deve ment (SDC) fees. Fees will time construction permit issuance o The current SDC fee is SO.ZZ per square foot of new impervious surface but not to exceed S1,800 per lot. o The full fee schedule can be found at: https://edocs.rentonwa.eov/Documents/Uedoc/1059222/20L7-2018%20Fee%20Schedule.pdf oS\.""Vn*TRANSPORTATION Frontageimprovementsarerequiredfogg@.jnexcessofS150,000.- The proposed development fronts SE 168th St along the north property line(s). SE 168th ST is classified as an Arterial Collector Street with an existing ROW width of approximately 60 feet. *f(.q Nth Renton Munic¡pal Airport ControlTower Seismíc Upgrðde And Adm¡nistrat¡ve Office Remodel - PREl6-0qr483 July 21, 2016 Page 3 of 4 Per RMC 4-5-060, the minimum ROW width for an arterial collector street is 83 feet. Per City code 4-6-060 half of street improvements shall include a minimum pavement width of 45 feet (23 feet from centerline), 8 feet wide parking lane both sides, 0.5 feet wide curbs, I feet wide planting strip, 8 feet wide sidewalk and 2 feet clear space. a. However, the transportation department has determined that the existing curb-to-curb width of approximately 44 feet is sufficient for planned use on SE 158th ST. Therefore, a dedication of approximately 10.5 feet will be required pending field survey. 3. The proposed development fronts 116th AVE SE along the east property line(s). 116th AVE SE is classified as a Minor Arterial Street with an existing ROW width of approximately 60 feet. Per City code 4-6-060 half of street improvements shall include a minimum pavement width of 91 feet (45.5 feet from centerline), 0.5 feet wide curbs, 8 feet wide planting strip, 8 feet wide sidewalk and 2 feet clear space. a. However, the transportation department has determined that the existing curb-to-curb width of approximately 42 feet is sufficient for planned use on 116th AVE SE. Therefore, a dedication up to approximately 10 feet will be required pending field survey. 4. Sites that generate 20 or more net neTþããR-h-offiTilps (either in the AM peak or PM peak) are required to do a traffic impact analysis. The trips should be calculated based on the guidelines of the current ITE Trip Generation Manual. Refer to the attached policy guidelines for traffic impact analysis for guidelines. lf the site generates 20 or more new peak hour trips in either AM peak or PM peak, then applicant should contact the City to get information of the locations where traffíc analysis is required. 5. Paving and trench restoration shall comply with the City's Trench Restoration and Overlay Requirements. 6. The transportation impact fee is based on the type of land use. For Gas Station with Convenience Store, per pump, the 2019 transportation impact fee is 547,025.42. Transportation impact fees are subject to change based on the year the building permit is applied for. a. Based on information received in the application the project would be exempt from the transportation impact fee per RMC 4-L-190.1.2.b. 7. lf new pumps are added, the 2019 transportation impact fee for Gas station per pump is 562,872.06. Transportation impact fees are subject to change based on the year the building FermjTiîãFplied for. GENERAT COMMENTS L. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as outlined in RMC 4-4-040 - Fences, Hedges and Retaining Walls. 3. 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 ut¡lities is required with the exception of water lines whích 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. Nlr Kføl Renton Municipal Airport Control Tower Seismic Upgrade And Administrative Office Remodel - PREl6-000483 July 2I,2OL6 Page 4 of 4 c. Trench of any utility should not be in the zone of influence of the reta¡ning wall or of the building. 4. All civil construction permits for utility and street improvements will require separate plan submittals. All utility 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.sov/business/defa u lt.aspx?id=42473 5. A landscaping plan and tree retent¡on shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Fees quoted in this document reflect the fees applicable in the year 2OL9 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. DEPARTMENT OF COMMUNIW AND ECONOMIC DEVETOPMENT MEMORANDUM TO: DATE:August 29,2OL9 Pre-Application File No. PRE19-000t7 4 FROM Jill Ding, Senior Planner SUBJECT:7 Eleven UST 11505 SE 168th St General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e,g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to revíew all applicable sections of the Renton Municipal Code. The Development Regulations are available online at www.rentonwa.gov Project Proposal: The project site is located at the southwest corner of the intersection of SE 168th St and 116th Ave SE, and is addressed as 11505 SE 168th St. The site's area is approximately 29,6LI square feet (0.68 acres) and is zoned CommercialArterial (CA). The property is currently occupied by a 7-Eleven Convenience Store (2,560 square feet) with a detached fuel canopy (approximately 580 square feet). The proposal includes the removal of 3 existing 12,000-gallon underground storage tanks (USTs) and the replacement with 2 new USTs; one 20,000-gallon tank, for the storage of unleaded fuel, and a 20,000-gallon dual/split tank, for the storage of premium unleaded (12,000-gallons) and diesel fuel (8,000-gallons). New turbines will also be installed for each UST. No changes are proposed to the existing onsite structures or use, the proposal would include the demolition/removal of concrete drive slabs beneath the fuel canopy and on top of the existing tank pit. ln addition, the Applicant proposes to demolish the existing fuel islands and pumps, remove the existing multi-product dispensers and replace with new dispensers. Upon completion of the tank and dispenser installation, new concrete slabs would be installed. No change in existing access is proposed. No critical areas are mapped on the project site. Current Use: Currently the site is occupied with a 7 Eleven gas station. Development Standards: The project would be subject to RMC 4-2-I2OA, "Development Standards for Commercial Zoning Designations" effective at the time of complete application (noted as "CA standards" herein). Ì't\l'- 7 Eleven UST Preapplication Meeting August 29,2Ot9 Zoning: The property is located within the Commercial Mixed-Use (MU) land use designation, the Commercial Arterial (CA) zoning designation, and Urban Design District D. Vehicle lueling stations and retoil uses are an ouÛight permitted use in the CA zone. Minimum Lot Size. Width and Depth - The minimum lot size required in the CA zone is 5,000 square feet. There are no minimum width or depth requiremênts. No changes are proposed to the existing lot size, width, or depth as a result of this proposal. Lot Coverase - The maximum building coverage permitted in the CA zone is 65% of the lot area ol75% if parking is provided within the building. Complionce with this requirement would be verified at the time ol lormal lønd use review. Setbacks - Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the CA zone are as follows: 15-foot minimum front/side yard along a street setback, which may be reduced to 0 feet through the site plan review process; a 20-foot maximum front/secondary front yard setback; and no rear or side yard setbacks, except 15 feet when the site abuts a residential zone. lf øny expansions to the existing buílding or new buildîngs dre proposed, the applicont would be required to demonstrate compliance with the requíred setbøck areds. Complionce with this requírement would be verilied during the formal land use review, Buildine Heieht - The maximum building height permitted in the CA zone is 50 feet. Iåe applÍcønt has indicøted that no changes in existíng building height øre proposed. Compliance with thís requirement would be verified durîng the lormal land use review process. Landscapine -The development standards require that all pervious areas within the property boundaries be landscaped. Therefore, all areas of the site not covered by structures, required parking, access, circulation or patios, must be landscaped with native, drought-resistant vegetative cover. Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. Projects thot include the remodel ol ø structure that requires ímprovements equol to or greater than lilty percent (50%) ol the ossessed property valuation øre subject to complionce with the londscøping regulations. Surface parking lots with fewer than 15 parking spaces are exempt from the parking lot landscaping requirements. A landscøpe plan would be required at the time ol formal land use applicøtion. Tree Preservation - A tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. According to the proposed regulations, the tree retention plan must show preservation of at least 10 percent (LO %l of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (2O%); 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. 7 Eleven UST Preapplication Meeting August 29,20t9 Priority Two: Healthy tree groupings whose assocíated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. A tree retentíon plon is required øt the time of formol land use review. Screenins - All operating equipment located on the roof of any building shall be enclosed so as to be screened from public view in accordance with the requirements outline under RMC 4-4- 095. Fences/Retainins Walls - lf the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A fence taller than six feet (6') requires a building permit. New or existing fencing would need to comply with RMC 4-4-O4O. Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-O4Ol for additional information. Parkine - Retail uses are required to provide a min/max of 2.5 parking spaces per 1,000 square feet of net floor area. lf any changes to the existing building footprint are proposed, compliance with this requirement would be required . The applicant will be required at the tíme of lormal land use øpplicøtion to provÍde detailed porking informøtion (i.e. stall and drive aìsle dlmensions) and calculotions ol the subject site. lt should be noted that the parking regulations specify standard stall dimensions. Surface parking stalls must be a minimum of 9 feet x 20 feet, compact dimensions of 8% feet x L6 feet, and parallel stall dimensions of 9 feet x 23 feet; compact surface parking spaces shall not account for more than 30 percent of the spaces in the surface parking lots. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of I feet in width for van accessible spaces. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. Bicycle parking is not required øs the proposal would include less thøn 4,000 square feet of commercíøl retøil spøce. Vehicular Connection: 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. Compliance with this requírement would be verified dt the tíme of lond use review. Refuse and Recvcling Areas - Refuse and recycling areas need to meet the requirements of RMC 4-4-090, "Refuse and Recyclables Standards". There are general requirements for all uses for location, signage, screening, and setbacks for collection areas and specific requirements. ln 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 7 Eleven UST Preapplication Meeting August 29,z0tg provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. Il ony changes in buÍlding øreø ore proposed, compliance wíth this requirement would be requlred. Access - Driveway widths are limited by the driveway standards, in RMC 4-40801. No chønge Ín dccess is proposed. Buildine Desisn Standards - Complionce wíth Urbon Design Regulations, Disuíct 'D', is required, Modifications from the standards can he applied. See Renton Munîcipal Code sectîon 4-3-700. The lollowing bullets øre ø lew ol the støndards outlined in the regulotíons. o 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. o Parking shall be located so that no surface parking is located between a building and the front property line, or the building and side property line, on the street side of a corner lot. o The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded. r Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. o All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). o Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. ¡ On any facade visible to the public, transparent windows and/or doors are required to comprise at least fifty percent (50%) of the portion of the ground floor facade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation). Where windows or storefronts occur, they must principally contain clear glazing. Buildings shall employ material variations such as colors, brick or metat banding, patterns, or textural changes. Critical Areas: No critical areas are mapped on the project site. Environmental Review: The proposal would trigger Environmental (SEPA) Review as the USTs exceed L0,000 gallons. ? .d¡ Permit Requ¡rements: The proposed project would require a Site Plan Review and , 7f F Environmental (SEPA) Review. All land use permits would be processed within an estimated r rt time frame of 6-8 weeks. The current application fees would total 54,315.50 (52,570 Site Plan \¡rUhttl Review + $t,540 sEPA Review + $zos.so technology lsg = g4,315.50), all fees are subject to ' f oJ /t change. Detailed information regarding the land use application submittal ís available online at tl,rf 14* www.rentonwa.gov. ln addition to the required land use permits, separate construction and ,.þ building permits would be required. - . ß{¡N t ,r0,,. Notice: The applicant will be required to install a public information sign on the property. flr\Wff L-r/lmpact Mitigation Fees: ln addition to the applicable building and construction fees, thetÏrOtO following impact fees would be required prior to the issuance of building permits. 7 Eleven UST Preapplication Meeting August 29,2Ot9 o A Fire Mitigation fee based on the rate established by the Renton Fire Authority would be assessed. ¡ A Transportation Mitigation Fee based on the fee established in the ITE manual would be required. Expiration and Extensions: Once the Site Plan applications have been approved, the applicant has two years to comply with all conditions of approval and to apply for any necessary permits before the approval becomes null and void. A single two-year extension may be granted. Note: When the formal application materials are complete, the applicant is strongly encouraged to have one copy of the application materials pre-screened prior to submitting the complete application package. Please contact Jill Ding, Senior Planner at 425-430-6598 or jding@rentonwa.gov for an appointment.