HomeMy WebLinkAboutSummary_Preapp_Mtg_PRE12-000017DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:March 13, 2012
TO:Vanessa Dolbee, Planner
FROM:Arneta Henninger, Plan Review
SUBJECT:QFC Fueling Station at NE 4TH St & Duvall Ave
4615 NE 4TH St
PRE 12-017 Parcel 1523059124
(see PRE 10-046 and PRE 09-027)
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 for the QFC gas station,
located at the southwest corner of NE 4th St and Duvall Ave NE, all in Section 15, Township 23N, Range
5E, which proposes a to construct a cashier’s kiosk covering nine multi-product dispensers and creating
10 vehicle fueling positions (project includes restrooms). The following comments are based on the pre-
application submittal made to the City of Renton by the applicant for a refueling station.
Water
1. There is an existing 8” CI water main located in NE 4th St (see City of Renton water drawing W-
0240 for detailed engineering plans) and an existing 8” water main in Duvall Ave NE (see City of
Renton water drawing W-0943 for detailed engineering plans).
2. This project is located in the Aquifer Protection Zone 2.
3. Construction of a commercial building will trigger a separate review.
4. Per the City of Renton Fire Marshal, the preliminary fire flow calculated for this site is 1,500
GPM. A minimum of two fire hydrants is required.
5. Any new construction must have one fire hydrant capable of delivering a minimum of 1,000
GPM and shall be located within 150 feet of the front of the structure, and additional hydrants
(also capable of delivering a minimum of 1,000 GPM) within 300 feet of the front of the
structure. This distance is measured along the travel route. The number of additional hydrants
required is dependent on the calculated fire flow of the new commercial building. Existing fire
hydrants shall be retrofitted with a quick disconnect Stortz fitting.
6. Per City records there is an existing ¾” water meter on the site. The proposed gas station would
need to install a minimum 1” water meter with a Reduced Pressure Backflow Prevention Device
in a “Hot Box”.
QFC Fueling Station – PRE 12-017
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March 13, 2012
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7. The existing ¾”meter might be considered for use as the irrigation meter, in which case a DCVA
is required at the meter.
8. The Water System Development Charge is based on the size of any and all water meters. They
are triggered if there is a new water meter or if an existing water meter is upsized. Credit is
granted for the existing service. These fees are collected at the time a construction permit is
issued.
Sanitary Sewer
1. There is an existing 24” sanitary sewer main located in NE 4th St.
2. This project will need to connect to the existing MH in the intersection of NE 4
th St and Duvall
Ave NE by installing an inside drop connection.
3. A commercial building permit will trigger a separate review. The applicant needs to show how
this site will be served with a commercial side sewer with a minimum 6” diameter pipe.
4. Separate drains for the concrete islands are required to be connected to an oil water separator
downstream in a vault in a positive direction. A shut off valve is required to be installed.
5. There may be an abandoned septic tank and/or a drain field on this site which will need to be
abandoned in accordance with the King County Health Dept.
6. This site is located in the East Renton Special Assessment District (SAD 0002). This fee is $.0973
per square foot of the parcel of land and is required to be paid prior to issuance of a
construction permit.
7. The Sanitary Sewer System Development Charge is based on the size of the domestic water
meter. These fees are collected at the time a construction permit is issued.
Storm Drainage
1. There are storm drainage facilities in NE 4th St and in Duvall Ave NE.
2. A conceptual drainage plan and report is required to be submitted with the formal application
for a commercial project. The project shall comply with the City of Renton Amendments to the
2009 King County Surface Water Design.
3. Your civil engineer will look in the Manual under Section 1.2.3.1 Area-Specific Flow Control
Facility Requirement. This site is located, per the Flow Control Application Map, in the Flow
Control Duration Standard (Forested Conditions).
4. The Surface Water SDC fees are $0.405 per square foot of new impervious area. These fees are
collected at the time a construction permit is issued.
Street Improvements
1. Per the NE 3rd/NE 4th St Corridor Plan, the proposal needs to construct the typical street
section matching existing curb on NE 4th St. This will include two 11-foot travel lanes, a two-
way left hand turn lane, and a 5’ bike lane adjacent to the new curb. The typical street section
needs to show a 5-foot sidewalk separated from the roadway curb and adjacent to the new
property line, with a planting strip including street trees on NE 4th St. Additional right-of-way
will be required to achieve the above.
2. Per City of Renton code, property corners in commercial blocks at intersections of public rights-
of-way shall have a dedicated minimum radius of 25 feet.
3. The curb return for the arterial is required to be dedicated at the minimum radius of 35 feet for
the intersection of NE 4th St and Duvall Ave NE.
4. The plans must include the relocation of the traffic signal pole and controller, located at NE 4
th
St & Duvall, as part of this development design.
QFC Fueling Station – PRE 12-017
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March 13, 2012
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5. The driveway access on NE
4th St shall be right turn in and right turn out only due to the close
proximity to the Duvall Ave NE intersection.
6. A channelization plan (striping, buttons, arrows) for Duvall Ave NE will be required.
7. The typical road section for Duvall Ave NE is 20’ paving from centerline to face of curb, and 5’
sidewalk adjacent to property line.
8. A Traffic Study is required addressing queuing and driveway/access safety evaluations.
General Comments
1. All required utility, drainage, and street improvements will require separate plan submittals
prepared according to City of Renton drafting standards by a licensed Civil Engineer.
2. All plans shall be tied to a minimum of two of the City of Renton Horizontal and Vertical Control
Network.
3. Permit application must include an itemized cost estimate for these improvements. Half of the
fee must be paid upon application for building and construction permits, and the remainder
when the permits are issued. There will be additional fees for water service related expenses.
See Drafting Standards.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:March 15, 2012
TO:Pre-application File No. 12-017
FROM:Vanessa Dolbee, Senior Planner
SUBJECT:QFC Fuel Center
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 for purchase
for $50.00 plus tax, from the Finance Division on the first floor of City Hall or online at
www.rentonwa.gov
Project Proposal: The subject site consists of one lot located at the southwest corner of
the intersection of NE 4th Street and Duvall Avenue NE. Currently, the lot is vacant with
two curb cuts (one on NE 4th and the other on Duvall). There are currently no curbs and
sidewalks, except a small portion at the corner intersection. The site is 22,092 square
feet/0.51 acres in area. The applicant proposes to construct a QFC Fuel Center with a
43- by 92-foot canopy, a 160 square foot cashier’s kiosk, and space for 10 vehicle fueling
positions. The development would include the installation of two underground storage
tanks, one 20,000-gallon for regular unleaded fuel and one 18,999-gallon split or dual
tank divided between diesel and supreme unleaded fuel. Vehicular access would be
provided on both NE 4th Street and Duvall Avenue NE, in addition to an internal
vehicular connection to the property to the south. The site is currently zoned
Commercial Arterial (CA) and is located within Urban Design District ‘D’. The abutting
and adjacent properties are all zoned CA. The City’s Critical Areas Maps indicate an
onsite wetland, Maplewood Creek (Class 4 stream) and that the property is within an
Aquifer Protection Area (Zone 2).
QFC Fuel Center, PRE12-017
Page 2 of 7
March 15, 2012
Current Use: The subject site is currently vacant.
Zoning: The property is located within the Commercial Corridor (CC) land use
designation and the Commercial Arterial (CA) zoning designation. Vehicle fueling
stations are outright permitted within the CA zone. The property is also located within
Urban Design District ‘D’, and therefore subject to additional design elements.
Proposals should have unique, identifiable design treatment in terms of landscaping,
building design, signage and street furniture.
Development Standards: The project would be subject to RMC 4-2-120A, “Development
Standards for Commercial Zoning Designations” effective at the time of complete
application (noted as “CA standards” herein). A copy of these standards is included.
Minimum Lot Size, Width and Depth – There are no minimum requirements for lot size,
lot width or depth within the CA zone at this location.
Lot Coverage – The CA zone allows a maximum building coverage of 65 percent, or 75
percent if parking is provided within a building or within an on-site parking garage.
There appears to be a 4,116 square foot footprint on the 22,092 square foot site;
resulting in a building lot coverage of approximately 18.63 percent. The project proposal
appears to comply with lot coverage requirements. At the time of formal land use
application the applicant will required to provide a lot coverage analysis and
calculations for the subject site.
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: 10 feet
minimum for the front yard and side yard along a street but may be reduced to zero feet
through the site plan review process provided blank walls are not located within the
reduced setback. The maximum front yard setback is 15 feet. It appears that the
fueling station exceeds the maximum front yard setback allowed by code. The
maximum setback may be modified by the Reviewing Official through the site
development plan review process if the applicant can demonstrate that the site
development plan meets the following criteria:
a. Orients development to the pedestrian through such measures 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
b. Creates a low scale streetscape through such measures as fostering
distinctive architecture and mitigating the visual dominance of extensive and
unbroken parking along the street front; and
c. Promotes safety and visibility through such measures as discouraging the
creation of hidden spaces, minimizing conflict between pedestrian and traffic
and ensuring adequate setbacks to accommodate required parking and/or
access that could not be provided otherwise.
QFC Fuel Center, PRE12-017
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March 15, 2012
Detailed elevations are required in order to provide an estimation of support for the
proposed front yard setback in excess of the maximum 15-feet.
There is no minimum rear or side yard setbacks unless the project site is adjacent to
residential zoned property. The project site does not abut a residentially zoned
property. Therefore, the buildings/structures on this site are not subject to an increased
setback.
Gross Floor Area – There are no minimum requirements for gross floor area within the
CA zone.
Building Height – The maximum building height allowed in the CA zone is 50 feet.
Building elevations and detailed descriptions of elements and building materials are
required with a formal land use submittal and/or building permit application. Elevation
drawings were submitted with the pre-application materials however the drawings
were not to scale, therefore, compliance with height limits would be verified at the
time of formal application.
Screening – Screening must be provided for all surface-mounted and roof top utility and
mechanical equipment. The application will need to include elevations and details for
the proposed methods of screening.
Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements
of RMC 4-4-090, “Refuse and Recyclables Standards”. In manufacturing and other
nonresidential developments, a minimum of three (3) 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 six (6) 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. Refuse and recycling information was not provided with the pre-
application materials. Compliance with this standard will be verified at time of formal
land use 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. The development standards require
that all pervious areas within the property boundaries be landscaped. The minimum
onsite landscape width required along street frontages is 10 feet, except where reduced
through the site plan development review process. Right-of-way dedications along NE
4th Street and Duvall Avenue NE are required; onsite landscaping would be calculated
after such right-of-way dedications. The submitted site plan does not indicate any
landscaping.
Please refer to landscape regulations (RMC 4-4-070) for further general and specific
landscape requirements (enclosed). Please also note that RMC 4-4-070F.6 specifies
landscape standards for parking lots. Since the site is located within Design District D,
there are further landscape requirements within the Design District Guidelines (RMC 4-
3-100). A conceptual landscape plan and landscape analysis meeting the
QFC Fuel Center, PRE12-017
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March 15, 2012
requirements in RMC 4-8-120D.12 must be submitted at the time of formal land use
application and/or building permit.
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. The tree
retention plan must show preservation of at least 5 percent of significant trees, and
indicate how proposed development 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
Fences – If the applicant intends to install any fences as part of this project, the location
must be designated on the landscape plan. A fence detail should also be included on
the plan as well.
Parking – Drive-through facilities 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 stacking spaces per window are required unless
otherwise determined by the Planning Director. Stacking spaces cannot obstruct
required parking spaces or ingress/egress within the site or extend into the public right-
of-way.
One parking space would be required for the cashier’s kiosk.
Vehicle stacking and parking were not indentified on the provided application materials;
therefore staff could not determine compliance with these standards. Information shall
be provided with the formal land use application to determine compliance with
parking and vehicle standing requirements.
Access – Driveway widths are limited by the driveway standards, in RMC 4-4-080I.
There are sections of the street frontages on both NE 4th Street and Duvall Avenue NE
that are paved in a fashion that suggests previous driveways were once located there.
The Urban Design District ‘D’ guidelines state that parking lots should be accessed from
alleys or side streets.
Pedestrian Access – A pedestrian connection must be provided from a public entrance
to the street, in order to provide direct, clear and separate pedestrian walks from
sidewalks to building entries and internally from buildings to abutting retail properties.
It appears that the proposal does not provide adequate pedestrian connections to NE
4th Street or Duvall Avenue NE. The applicant would be required to revise the site plan
to include pedestrian connections through the development to both streets.
Signage – Only one freestanding business sign (monument/ground, projecting or roof)
is permitted per street frontage. Each sign shall not exceed an area greater than one
and one-half square feet for each lineal foot of property frontage that is occupied by
the business. In no case shall the sign exceed a total of 300 square feet (150 square
feet per face). In addition to the permitted freestanding sign, a wall sign with a copy
area not exceeding 20% of the façade to which it is applied is also permitted. No new
poles signs are permitted within the CA zone.
QFC Fuel Center, PRE12-017
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March 15, 2012
Lighting – Per RMC 4-4-075A, no use shall cause light trespass beyond the boundaries of
the property lines. A lighting plan shall be submitted at the time of formal land use
application and/or building permit for review and approval by the Planning Division
Project Manager.
Building Design Standards (District D): Compliance with Urban Design Regulations,
District ‘D’, is required along the eastern facade. See the attached checklist and
Renton Municipal Code section 4-3-100. The following bullets are a few of the
standards outlined in the regulations.
The front entry of all building shall be oriented to the street or a landscaped
pedestrian-only courtyard.
Service enclosures shall be made of masonry, ornamental metal or wood, or
some combination of the three (3).
Developments located at district gateways shall be marked with visually
prominent features. Gateway elements shall be oriented toward and scaled for
both pedestrians and vehicles.
Parking shall be located so that it is screened from surrounding streets by
buildings, landscaping, and/or gateway features as dictated by location
The number of driveways and curb cuts shall be minimized, so that pedestrian
circulation along the sidewalk is minimally impeded.
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
Architectural elements that incorporate plants, particularly at building entrances,
in publicly accessible spaces and at facades along streets, shall be provided.
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.
A Public plaza shall be provided at the intersection of NE 4th Street and Duvall
Avenue NE. 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. The public plaza must be landscaped consistent with RMC 4-4-070,
including at minimum street trees, decorative paving, pedestrian-scaled lighting,
and seating. Such pedestrian plaza has not been indicated on the site plan
submitted with the pre-application materials. The required plaza area must be
shown on the site plan and landscape plans submitted with the formal land use
action.
QFC Fuel Center, PRE12-017
Page 6 of 7
March 15, 2012
Critical Areas: Based on the City’s Critical Areas Maps, the site is located within Aquifer
Protection Area (Zone 2), identified wetland area, and in the vicinity of Maplewood
Creek (Class 4 stream).
Aquifer Protection Zone 2: The project proposes to store hazardous materials on site.
As such, the project will be subject to additional requirements under RMC 4-3-050H.2.d
(enclosed) which may include but is not limited to secondary containment, hazardous
material monitoring, emergency collection devices, inspection of containment and
emergency equipment, and employee training. Hazardous materials shall not be spilled,
leaked, emitted, discharged, disposed, or allowed to escape or leach into the air, into
groundwater, surface water, surface soils or subsurface soils. Exception: Intentional
withdrawals of hazardous materials for the purpose of legitimate sale, use, or disposal
and discharges permitted under federal, state, or local law.Additionally, if the project
involves the placement of more than one hundred (100) cubic yards of imported fill,
then a source statement would be required for each source location from which
imported fill will be obtained.
Wetland: The site is located within or near a wetlands area. A wetland reconnaissance
shall be provided, clarifying the presence of wetlands on site. If wetlands are
determined to be located on or near the subject site, a wetland assessment and
delineation would also be required.
Stream: Maplewood Creek is a Class 4 stream which requires a 35-foot stream buffer
measured from the bank (ordinary high water mark). A stream report delineating and
classifying the stream on site is required to be submitted with the formal land use
application. In addition, if there are proposed impacts to the stream, a mitigation plan
should also be submitted. City staff may require secondary review of the stream report,
at the expense of the applicant.
Environmental Review
The proposed project would be subject to Washington State Environmental Policy Act
(SEPA). Therefore, an environmental checklist is a submittal requirement. 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 and Environmental (SEPA) Review.
The purpose of the Site Plan process is the detailed arrangement of project elements so
as to be compatible with the physical characteristics of a site and with the surrounding
area. An additional purpose of Site Plan is to ensure quality development consistent
with City goals and policies. General review criteria includes the following:
a. Conformance with the Comprehensive Plan;
b. Conformance with existing land use regulations;
QFC Fuel Center, PRE12-017
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March 15, 2012
c. Mitigation of impacts to surrounding properties and uses;
d. Mitigation of impacts of the proposed site plan to the site;
e. Conservation of areawide property values;
f. Safety and efficiency of vehicle and pedestrian circulation;
g. Provision of adequate light and air;
h. Mitigation of noise, odors and other harmful or unhealthy conditions;
i. Availability of public services and facilities; and
j. Prevention of neighborhood deterioration and blight.
The applicant will also be subject to Design Review as part of the Site Plan Review and a
Design Checklist shall be completed and submitted as part of the application materials.
All applications can be reviewed concurrently in an estimated time frame of 12 weeks
once a complete application is accepted. The Site Plan Review application fee is $2,000.
The application fee for SEPA Review (Environmental Checklist) is $1,000. A 3%
technology fee, for land use application fees, would also be assessed at the time of
application. Detailed information regarding the land use application submittal is
provided in the attached handouts.
In addition to the required land use permits, separate construction, building and sign
permits would be required. The review of these permits may occur concurrently with
the review of the land use permits, but cannot be issued prior to the completion of
any appeal periods.
Impact Mitigation Fees: In addition to the applicable building and construction fees, the
following mitigation fees would be required prior to the issuance of building permits.
Impact fees, which would replace mitigation fees, may be adopted prior to construction.
Those fees are to be determined.
A Transportation Mitigation Fee based on $75.00 per new daily trip
attributed to the development;
A Fire Mitigation Fee based on $0.52 per square foot of new commercial
building area.
A handout listing all of the City’s Development-related fees is attached for reference.
Expiration: Upon site plan approval, the site plan approval is valid for two years with a
possible two-year extension.
cc: Jennifer Henning
FIRE & EMERGENCY SERVICES DEPARTMENT
M E M O R A N D U M
DATE:March 1, 2012
TO:Vanessa Dolbee, Senior Planner
FROM:Corey Thomas, Plans Review Inspector
SUBJECT:QFC Fueling Station
1. The preliminary fire flow requirement is 1,500 gpm. Two fire hydrants
are required. One fire hydrant is required within 150-feet of the
proposed building and one hydrant is required within 300-feet.
Existing hydrants can be counted toward the requirement as long as
they meet current code, including 5-inch storz fittings. It appears
adequate fire flow and fire hydrants exist in this area.
2. The fire mitigation impact fees are currently applicable at the rate
of $0.52 per square foot of building area. Fees are not charged for
canopy structures. Credit would be granted for the existing
building to be removed, so no new fees would apply as the old
building is bigger than the one proposed.
3. Separate plans and permits are required to be submitted to the
Renton Fire Department for review and permitting of all
underground fuel tanks and tank monitoring systems.
4. All new commercial fuel dispensing facilities shall be provided with
an approved on site standby power system to facilitate fuel
dispensing during local power outages or disaster.
5. Fire department apparatus access is adequate.
6. An electronic site plan is required to be submitted to the
Renton Fire Department for pre-fire planning purposes prior to
occupancy of the building. See attached sheet for the format in
which to submit your plans.
h:\3000 crr\3200 tech svcs\plans review-inspector\preapps\qfcgas.doc
Renton Fire Department
Pre Fire Planning
In an effort to streamline our pre-fire process, we are requesting that you submit a site
plan of your construction project in one of the following formats which we can then
convert to VISIO.vsd. This is required to be submitted prior to occupancy.
ABC Flowcharter.af3
ABC Flowcharter.af2
Adobe Illustrator File.ai
AutoCad Drawing.dwg
AutoCad Drawing.dgn
Computer Graphics Metafile.cgm
Corel Clipart Format.cmx
Corel DRAW! Drawing File Format.edr
Corel Flow.cfl
Encapsulated Postscript File.eps
Enhanced Metafile.emf
IGES Drawing File Format.igs
Graphics Interchange Format.gif
Macintosh PICT Format.pct
Micrografx Designer Ver 3.1.drw
Micrografx Designer Ver 6.0.dsf
Microstation Drawing.dgn
Portable Network Graphics Format.pnf
Postscript File.ps
Tag Image File Format.tif
Text.txt
Text.csv
VISIO.vsd
Windows Bitmap.bmp
Windows Bitmap.dib
Windows Metafile.wmf
Zsoft PC Paintbrush Bitmap.pcx