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HomeMy WebLinkAboutPRE20-000231_Meeting SummaryPREAPPLICATION MEETING FOR 76 Gas Station Shed Addition 4715 NE Sunset Blvd PRE 20-000231 CITY OF RENTON Department of Community & Economic Development Planning Division November 5, 2020 Contact Information: Planner: Brittany Gillia, 425.430.7246, bgillia@rentonwa.gov Public Works Plan Reviewer: Scott Warlick, 425-430-7216, swarlick@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 425.430.7235, rshuey@rentonwa.gov 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 and/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 time 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). DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 5, 2020 TO: Brittany Gillia, Planner FROM: Scott Warlick, Engineering Specialist III, Plan Review SUBJECT: Shed 4715 NE Sunset Blvd PRE20-000231 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) 5169700085. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER COMMENTS 1. The proposed project is within the City of Renton’s water service area and in the Highlands 565 pressure zone. 2. There are existing water main(s) in the vicinity of the site:  12-inch water main in NE Sunset Blvd – refer to City water project plan no. W-03150F  16-inch water main in Duvall Avenue NE – refer to City water project plan no. W-322401  The static water pressure is approximately 68 psi at ground elevation of 408 feet. 3. There is existing water service to property that is served by a 1” lateral domestic water meter. 4. There are 2 existing fire hydrants in the vicinity of the project:  North of the property and across NE Sunset Blvd– Hydrant ID No. HYD-NE-00359  West of the property and across Duvall Ave NE - Hydrant ID No. HYD-NE-00384 5. Based on the review of project information submitted for the pre-application meeting, the applicant is not planning on adding any additional water service to the property. Chevron Fuel System Replacement – PRE20-000236 Page 2 of 4 October 19, 2020 SEWER COMMENTS 1. Sewer service is provided by the City of Renton. 2. There is an existing 6” side sewer with an oil water separator that serves the existing facility (Record Dwg: S-219201) STORM DRAINAGE COMMENTS 1. A drainage report complying with the current version of the City adopted Surface Water Design Manual (SWDM) will be required. Based on the City’s flow control map, the site falls within the Flow Control Duration Standard matching forested Conditions and is within the May Creek drainage basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. 2. There is an 18-inch stormwater main in NE Sunset Blvd north of the subject property (Record DWG: R-322410) 3. Erosion control measures to meet the City requirements shall be provided. 4. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals are available online at the City of Renton website. 5. The 2020 Surface water system development fee is $0.76 per square foot of new impervious surface, but no less than $1,900.00 for each dwelling unit. This is payable prior to issuance of the construction permit. This fee is subject to change based on the calendar year the construction permit is issued. TRANSPORTATION/STREET COMMENTS 1. The project currently does not propose to construct more than $150,000 worth of improvements based on the RMC 4-6-060, therefore frontage improvements are not required. If, however, the proposal was to change, frontage improvements may be required. 2. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 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 Chevron Fuel System Replacement – PRE20-000236 Page 3 of 4 October 19, 2020 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. 5. Fees quoted in this document reflect the fees applicable in the year 2020 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2020\PRE20-000231 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 5, 2020 TO: Pre-application File No. 20-000231 FROM: Brittany Gillia, Assistant Planner SUBJECT: 76 Gas Station Shed Addition – 4715 NE Sunset Blvd General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision- makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton/. Project Proposal: The subject property is located at 4715 NE Sunset Blvd (APN 5169700085). The project site totals 35,480 square feet (0.81 acres) in area and is zoned Commercial Arterial (CA). The applicant is proposing a 96 square foot addition (8 ft. by 12 ft.) to the southern face of the existing commercial structure on site. This expansion would enlarge the building’s footprint from 1,736 square feet to 1,832 square feet. There are no proposed changes to the site aside from this addition. According to City of Renton (COR) Maps, Honey Creek and an unidentified wetland are located through the southern end of the parcel. The site is also mapped with sensitive and protected slopes (>15% & <=90%) that sit between the commercial structure and the potential wetland area. Current Use: Currently the site is developed with a gas station and a convenience store. Comprehensive Plan/Zoning Requirements: The property is located within the Commercial & Mixed Use (CMU) land use designation and the Commercial Arterial (CA) zoning classification. The property is also located within Urban Design District ‘D’, and therefore subject to additional design elements. Commercial & Mixed Use designations are place areas with established commercial and office areas near principle arterials. The intention of this designation is to transform strip commercial development into business districts through the intensification of uses and with cohesive site planning, landscaping, signage, circulation, parking, and the provision of public 4715 NE Sunset Blvd Page 2 of 7 November 5, 2020 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2020\PRE20-000231 amenity features. The CA Zone provides for a wide variety of retail sales, services, and other commercial activities along high-volume traffic corridors. Vehicle fueling stations and retail sales are both allowed uses in the CA zone. Development Standards: The project would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” and the above-referenced overlay regulations effective at the time of complete application. Density – The minimum density permitted in the CA zoning designation is 20 units per net acre and the maximum density in Highland Community Planning Areas is 60 units per net acre for buildings with mixed commercial and residential use in the same building. Density is not applicable for the project, as there are no dwelling units proposed. 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 requirements. The existing lot exceeds the minimum lot size requirement and there are no proposed changes to lot dimensions. Lot Coverage – The maximum building coverage permitted in the CA zone is 65% of the lot area of 75% if parking is provided within the building. Based on the applicant’s submitted materials, the City of Renton’s mapping software (COR Maps), and King County Assessors Records, the existing building coverage of the parcel is approximately 4,028 sq. ft. or 11%, and the proposed 96 square foot addition would raise the building coverage to approximately 4,124 sq. ft. or 12% of the 35,480 square feet site which would comply with the minimum lot coverage standard for the zone. 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/secondary front setback, which may be reduced to 0 feet through the site plan review process; a 20-foot maximum front/secondary front yard setback; and there are no rear or side yard setbacks, except 15 feet is required when abutting a lot zoned residential. The proposed site abuts a commercially zoned property to the south and east and City of Renton right-of-way to the north and west. The final proposal would be subject to all applicable critical area buffers and associated setbacks under RMC 4-3-050. For example, a Type Ns stream requires a minimum 50 foot critical area buffer width with an additional 15 foot structure setback beyond the buffer. Depending on the wetland category and habitat score, a wetland may require a critical area buffer width ranging from 50 feet to 200 feet with an additional 15 foot structure setback beyond the buffer. A protected slope has no buffer width and an additional 15 foot structure setback from the edge of the slope. Furthermore, according to COR Maps, the closest point of the existing building is approximately 14 feet from the onsite wetland. The maximum allowed buffer width reduction is only allowed up to twenty five percent (25%). As proposed, the addition would encroach further into the critical areas and does not comply with critical area buffers and structure setbacks from buffers as proposed. Building Height: The maximum building height permitted in the CA zone is 50 feet, except 70 feet for mixed use in the same building. The project proposal does not provide data on building 4715 NE Sunset Blvd Page 3 of 7 November 5, 2020 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2020\PRE20-000231 height. Compliance with the maximum building height requirements would be reviewed at the time of formal building permit application review. Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The project proposal does not provide data on utility or mechanical equipment. Compliance with the screening requirements would be reviewed at the time of formal building permit application review (see RMC 4-4-095 for specific requirements). Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of RMC 4- 4-090, “Refuse and Recyclables Standards.” For retail developments a minimum of 5 square feet per every 1,000 square feet of building gross floor area shall be provided for recyclable deposit areas and a minimum of 10 square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas with a total minimum area of 100 square feet. The submitted materials propose an additional 96 square feet of building gross floor area but do not provide information on the refuse or recycling areas on site. Compliance with the refuse and recycling requirements would be reviewed at the time of formal building permit application review. Landscaping – Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. Please refer to landscape regulations (RMC 4-4-070 and RMC 4-4-080.F.7) for further general and specific landscape requirements. Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. The existing landscaping appears to comply with the minimum 10 feet of onsite landscaping. A landscape plan is required at the time of formal land use application. Tree Preservation: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least 10 percent (10%) of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. If the trees cannot be retained, they may be replaced with minimum 2-inch caliper trees at a rate of six to one. The Administrator may require an independent review of any land use application that involves tree removal and land clearing at the City's discretion. 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. 4715 NE Sunset Blvd Page 4 of 7 November 5, 2020 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2020\PRE20-000231 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. According to COR Maps, it appears that there are several trees located on the site within the stream buffer area. Because there are trees, a formal tree retention worksheet would be required with the land use application. An inventory, retention plan, and arborist report would be required with the application if significant trees or trees located with a critical area are proposed to be removed. Fences/Retaining Walls: If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A wall taller than four feet (4') requires a building permit. Fences up to six feet (8’) in height are permitted in the rear yard or side yard; fences up to four feet (4’) are allowed in the front yard. A fence taller than six feet (6') requires a building permit. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. New or existing fencing would need to comply with the fence requirements of the code (RMC 4-4-040). 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 4-4-040) for additional information about fences and retaining walls. No fences or retaining walls were shown or proposed on the submitted materials. Parking: Parking for vehicles, loading areas, and driveways shall be provided in accordance with the provisions of the current parking regulations of RMC 4-4-080, “Parking, Loading, and Driveway Regulations.” Retail sales use require a minimum and maximum of 2.5 spaces per 1,000 square feet of net floor area. Insufficient information was provided by the applicant to determine compliance with parking standards. Compliance with this standard would be verified at the time of formal building permit application review. A twenty five percent (25%) reduction or increase from the minimum or maximum number of parking spaces may be granted for nonresidential uses through site plan review if the applicant can justify the modification to the satisfaction of the Administrator. Justification might include, but is not limited to, quantitative information such as sales receipts, documentation of customer frequency, and parking standards of nearby cities. An increase greater than 25 percent would also require a formal modification pursuant to RMC 4-9-250D. Refer to RMC 4-4-080F for standard stall and aisle dimensions. Compact structured stalls are a minimum of seven feet, six inches (7'6") in width and a minimum of twelve feet (12') in length. Compact parking spaces shall not account for more than fifty percent (50%) of the total spaces. The minimum aisle width for two way traffic with 90 degree parking spaces is 24 feet wide. The applicant would be required to provide a detailed parking plan with measurements at the time of land use application. 4715 NE Sunset Blvd Page 5 of 7 November 5, 2020 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2020\PRE20-000231 Access: Driveway widths and quantity are limited by the driveway standards, in RMC 4-4080I. Driveways shall not be closer than 5 feet to any property line and not exceed 40 percent of the street frontage. The width of any driveway shall not exceed 30 feet. No changes to the existing driveway locations are proposed. The submitted materials do not include a site-to-site vehicle access way to the east or south; however, the connecting parcel is restricted by critical areas (wetlands and Honey Creek). Pedestrian Access: A pedestrian connection shall be provided from all public entrances to the street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building entries and internally from buildings to abutting properties. A clear and separate pedestrian walkway was previously provided onsite from the public access to the building entrance. Signage: Signs are required to meet the minimum standards of RMC 4-4-100 “Sign Regulations” and require sign permit review. No signage was shown or proposed on the submitted materials. Lighting: A detailed lighting plan and analysis is required as part of the building permit submittal. The lighting plan shall meet the lighting standards of the code (RMC 4-4-075). Urban Design Regulations: Compliance with Urban Design Regulations, District ‘D’, is required for the new portion of the structure. See RMC 4-3-100 for a list of options and requirements. The land use application shall include a written narrative of how the project meets each of the applicable urban design regulations. The following are a few of the standards outlined in the regulations.  On any facade visible to the public, transparent windows and/or doors are required to comprise at least 50% of the portion of the ground floor facade that is between 4 feet and 8 feet above ground.  Parking shall be located so that no surface parking is located between the building and the front property line or the building and side property line, on the street side of a corner lot.  At least one of the following elements shall be used to create varied and interesting roof profiles: extended parapets; feature elements projecting above parapets; projected cornices; or pitched or sloped roofs. See illustration in RMC 4-3-100.E.5 Building Roof Lines for examples.  All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. 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.  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. Design review would be completed during the formal land use review process. 4715 NE Sunset Blvd Page 6 of 7 November 5, 2020 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2020\PRE20-000231 Critical Areas: Based on the City of Renton’s online mapping software COR Maps, the site contains regulated and protected slopes, Honey Creek Type Ns Stream, and possible wetlands. A stream study and wetland study for the site would be required at the time of formal land use application. The proposed addition will need to comply with the applicable critical area buffers and associated setbacks related to the results of these studies as found in RMC 4-3-050.G 2. The submitted materials did not provide enough information regarding the proposed addition in relation to the protected slope. A geotechnical analysis for the site may be required. The analysis would need to assess soil conditions and detail construction measures to assure building stability. It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental concerns are present on the site during site development or building construction. Environmental Review: The proposed project would be subject to Washington State Environmental Policy Act (SEPA) due to the presence of critical areas onsite. Therefore, an environmental checklist will be a submittal requirement upon land use application. An environmental determination will be made by the Renton Environmental Review Committee. This determination is subject to appeal by either the project proponent, by a citizen of the community, or another entity having standing for an appeal. Permit Requirements: The proposal would require Administrative Site Plan Approval and Environmental (SEPA) Review. There may be other approvals (modifications, variances, etc.) required depending on the final scope of the proposal. All applications can be reviewed concurrently in an estimated time frame of 6-8 weeks once a complete application is accepted. The 2020 Administrative Site Plan Review fee is $2,640 and the Environmental (SEPA) Review fee is $1,580. There is an additional 5% technology fee that is applied to the subtotal at the time of land use application. All listed fees are subject to change. Fees are expected to increase as part of the 2021-22 Fee Schedule. Detailed information regarding the land use application submittal can be found on the City’s new website by clicking “Land Use Applications” on the Community & Economic Development page, then “All Forms (A to Z).” The City now requires electronic plan submittal for all applications. The City’s Electronic File Standards can also be found on the City’s website at https://edocs.rentonwa.gov/Documents/Browse.aspx?startid=867190&dbid=0. In addition to the required land use permits, separate building permits would be required. Public Information Sign: Public Information Signs are required for all Type II Land Use Permits, (Administrative Site Plan Approval, Environmental (SEPA) Review), as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout (see land use forms on City website). The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Impact Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees apply to all projects and would be calculated at the time of building permit application and payable prior to building permit issuance. The 2020 fees are as follows: 4715 NE Sunset Blvd Page 7 of 7 November 5, 2020 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2020\PRE20-000231  Fire Mitigation Fee currently assessed at $1.25 per square foot for retail.  Transportation Mitigation Fee assessed at $159.71 per square foot for convenience market – 24 hour. Next Steps: When the formal application materials are complete, the applicant is strongly encouraged to have the application materials pre-screened at the 6th floor front counter prior to submitting the complete application package. Please call Brittany Gillia, Assistant Planner at 425-430-7246 or bgillia@rentonwa.gov to schedule an appointment. Expiration: Once the Administrative Site Plan and Environmental (SEPA) Review has 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. The approval body that approved the original application may grant a single two-year extension. The approval body may require a public hearing for such extension.