HomeMy WebLinkAboutPRE22-000129_Meeting SummaryPREAPPLICATION MEETING FOR
Gasoline Service Station – Renton Sunset
PRE 22-000129
CITY OF RENTON
Department of Community & Economic Development
Planning Division
April 28, 2022
Contact Information:
Planner: Jill Ding, 425.430.6598, jding@rentonwa.gov
Public Works Plan Reviewer: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org
Building Department Reviewer: Rob Shuey, 425.430.7235
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).
M E M O R A N D U M
DATE: April 21, 2022
TO: Jill Ding, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Aamir Station
1. The preliminary fire flow is 2,500 gpm. A minimum of three fire hydrants are required.
One within 150-feet and two others within 300-feet of the building. Hydrants are required
within 50-feet of all fire department connections for standpipes and sprinkler systems. A
looped water main is required for all buildings with fire flows exceeding 2,500 gpm . Only one
existing hydrant meets these requirements. Existing 6-inch water main is too small to support
additional fire hydrants. New water main extensions may be required.
2. Approved fire sprinkler and fire alarm systems are required throughout the building.
Direct outside access is required to the fire sprinkler riser rooms. Fire alarm systems are
required to be fully addressable and full detection is required. Separate plans and permits
required by the fire department.
3. Fire impact fees are applicable at the rate of $ 1.25 per square foot for retail store and
$5.92 per square foot for restaurant spaces. Credit is given for the demolished buildings. This
fee is paid at time of building permit issuance.
4. Fire department apparatus access roadways are adequate from the existing city streets.
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: April 21, 2022
TO: Jill Ding, Senior Planner
FROM: Jonathan Chavez, Plan Reviewer
SUBJECT: Convenience Store and Restaurant
151 Sunset Blvd. N
PRE22-000129
I have reviewed the Pre-Application submittal for the above referenced project at parcel(s) 1723059074.
The scope of the project includes the construction of a 2,918-square-foot convenience store (30 feet in
height) and an attached 2,595-square-foot quick-serve restaurant (30 feet in height).
EXISTING CONDITIONS
The site is approximately .56 acres in size. The site includes an existing restaurant and parking lot.
Water Water service is provided by City of Renton. The site is in the Aquifer Protection Area, Zone 1. The
project is within the City of Renton’s water service area in the Valley 196-hydraulic zone. There is
an existing 16-inch water main located on Bronson Way N that can deliver a maximum flow
capacity of 5,500 GPM (see Water Plan W-112101). There is an existing 6-inch water main located
in Sunset Blvd. N that can deliver a maximum flow capacity of 1,000 gpm (see Water Plan W-
198203). The static pressure is about 60 psi at ground elevation of 44 feet. There are existing
water service(s) to the subject property:
o One (1) 1-inch domestic water meter(s)
Sewer Wastewater service is provided by the City of Renton. There is a 15-inch gravity wastewater main
located in the alley, west of the project site (see Sewer Plan S-006001).
Storm There is an existing 12-inch storm water main located along the property frontage (see Storm
Plan R-25570A).
Streets The proposed development fronts Bronson Way N along the south property line and is classified
as a Principal Arterial with 7 lanes. The existing right-of-way (ROW) width varies. The proposed
development fronts Sunset Blvd. N along the east property line and is classified as a Principal
Arterial with 7 lanes. The existing right-of-way (ROW) width varies. The proposed development
fronts a public alley along the west property line. Existing right-of-way (ROW) width is 16 feet.
PRE22-000129
April 21, 2022
Page 2 of 6
CODE REQUIREMENTS
WATER
Aquifer Protection Area Closure Permit is required
The existing facilities on the subject properties are located within Zone1 of the City’s Aquifer Protection
Area (APA). Per RMC chapter 4-9-015B2, a Closure Permit is required for facilities located in Zone 1 of
the City’s Aquifer Protection Area. The Closure Permit is required when a facility owner subject to Zone
1 Aquifer Protection Regulations will no longer store more than 20 gallons of hazardous materials on the
premises and/or before the facility is sold or otherwise transferred to a new owner.
Aquifer Protection Area Operating Permit is required for New Facility
The proposed development is within Zone 1 of the City’s Wellhead Protection Area. Per RMC- 4-9-015,
an “Operating Permit” is required for all new facilities in Zone 1 of the City’s Aquifer Protection Area
(APA) that handle and store hazardous materials. Per RMC 4-3-050C, limits and restrictions on
hazardous materials handled and stores in Zone 1 of the APA are:
• No more than 500 gallons of hazardous at the premises
• No container larger than 5 gallons in size
• No more than 150 gallons of hazardous materials in containers that are opened and handled on
the premises.
Per RMC 4-3-050-5c, Critical Areas Regulations and Prohibited Activities, new gas stations are not
allowed within Zone 1 of the City’s Wellhead Protection Area, since these facilities would handle and
store more than 500 gallons of hazardous material. In addition, underground hazardous material storage
and/or distribution facilities are also prohibited within Zone 1 of the Wellhead Protection Areas.
1. Based on the review of the information submitted for the pre-application, the Regional Renton
Fire Authority (RRFA) has determined that the preliminary fire flow for the development is 2,500
gpm including the use of a fire sprinkler system.
a. To provide the fire flow demand of 2,500 gpm as determined by RFA for this proposed
development, a 12-inch water main extension (approx. 240 feet) will be required along
the property frontage on Sunset Blvd N along with a connection to the existing 16-inch
water main in Bronson Way N. Additional hydrants will also be required along with
water meter(s) and backflow prevention assemblies.
2. Installation of additional fire hydrants around the building as required by the Fire Authority.
3. A hydrant is required within 50 feet of the building’s fire sprinkler system fire department
connection (FDC).
4. Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) for
backflow prevention to the building. The fire sprinkler stub and related piping shall be done by
a registered fire sprinkler designer/contractor. The DDCVA shall be installed on the private
property in an outside underground vault per City standard plans no. 360.1 - 360.4. The DDCVA
may be installed inside the building if it meets the conditions as shown on City’s standard plan
360.5 for the installation of a DDCVA inside a building. The location of the DDCVA inside the
building must be pre-approved by the City Plan Reviewer and Water Utility.
5. Installation of a separate water service and meter for each unit/use. The sizing of the meter
shall be in accordance with the most recent edition of the Uniform Plumbing Code.
a. All commercial domestic water meters shall have a reduced pressure backflow assembly
(RPBA) installed behind the meter on private property per City Standards. The RPBA
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April 21, 2022
Page 3 of 6
shall be installed inside an above ground heated enclosure per City Standard Plan
350.2. The RPBA may be located inside the building if a drainage outlet for the relief
valve is provided, and the location is approved by the City Plan Reviewer and City Water
Utility Department.
6. Domestic water meters size 3-inch or larger shall be installed in an exterior vault per City
Standard Plan 320.4. The meter vault shall be located within public right-of-way or within an
easement on private property.
7. Installation of a separate water meter for landscape irrigation.
a. A DCVA per City Standard Plan 340.8 is required downstream of the irrigation meter.
DCVAs size 2-inch or smaller shall be installed a meter box and DCVAs size 3-inch or
larger shall be installed in an exterior vault per City Standard Plan 320.4.
8. A pressure reducing valve is required downstream of the domestic water meter IF water
pressure exceeds 80 psi.
9. Civil plans for the water main improvements will be required and must be prepared by a
Professional Engineer registered in the State of Washington. Please refer to City of Renton
General Design and Construction Standards for Water Main Extensions as shown in Appendix J
of the City’s 2012 Water System Plan.
10. A 15-foot utility easement will be required for the new water mains, hydrants, and water meters
within the property.
11. A minimum 10-foot setback is required from the building foundation to the water main.
12. Adequate separation between utilities is required. Minimum separation between water and
non-potable water utilities is 10-feet horizontal and 1.5-feet vertical.
13. The development is subject to applicable water system development charges (SDC’s) and meter
installation fees based on the number and size of the meters for domestic uses and for fire
sprinkler use. The development is also subject to fees for water connections, cut and caps, and
purity tests. Current fees can be found in the 2022 Development Fees Document on the City’s
website.
a. The SDC fee for water is based on the size of the new domestic water to serve the
project. The 2022 water fees are $4,500.00 per 1-inch meter, $22,500 per 1-1/2-inch
meter, $36,000 per 2-inch meter, and $72,000 per 3-inch meter.
b. Water service installation charges for each proposed domestic water service is
applicable. Water Service installation fee is $2,875.00* per 1-inch service line, $4,605.00
per 1-1/2-inch service line, and $4,735.00 per 2-inch service line. Fee is payable at
permit issuance. For service lines larger than 2”, the contractor is responsible for
materials and installation.
c. Drop-in meter fee is $460.00 per 1-inch meter, $750.00 per 1-1/2-inch meter, and
$950.00 per 2-inch meter. Meters larger than 2-inches are provided and installed by the
contractor and a processing fee of $220 is required. Fee is payable at permit issuance.
d. A credit will be issued for any existing water services to be abandoned.
e. Final determination of applicable fees will be made after the water meter size has been
determined. SDC fees are assessed and payable at permit issuance.
SEWER
1. Existing side sewer(s) shall be cut and capped prior to building demolition.
2. Drainage from all parking under cover shall be routed to the sanitary sewer system after passing
through a City approved oil/water separator.
3. A new side sewer will be required for each commercial use. All new side sewers shall be a
minimum of 6”. All side sewers shall flow by gravity to the main at a minimum slope of 2%.
PRE22-000129
April 21, 2022
Page 4 of 6
4. A grease trap/interceptor is required for any commercial kitchen.
5. The development is subject to a wastewater system development charge (SDC) fee. The 2021 SDC
fee for sewer is based on the size and number of new domestic water services to serve the project.
The current sewer fee for a 1-inch meter install is $3,500, per meter.
SURFACE WATER
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
Peak Rate Flow Control Standard (Matching Existing Site Conditions). The site falls within the
East Lake Washington - Renton Drainage Basin. This project is located within the City of Renton
Aquifer Protection Area zone 1. Within this zone, open facilities (such as bioretention), open
conveyance systems, and on-site BMPs that rely on infiltration are prohibited. Refer to Figure
1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM.
2. Detailed plans for any proposed cut and fill operations shall be submitted. These plans shall
include the angle of slope, contours, compaction and retaining walls.
3. Maintenance access is required for any proposed stormwater tract and shall be designed and
installed in accordance with the City adopted SWDM.
4. Storm drainage improvements along all public street frontages are required to conform to the
City’s street and stormwater conveyance standards. Any new storm drain installed on or off-site
shall be designed and sized in accordance with standards found in Chapter 4 of the 2017 RSWDM
and shall account for the total upstream tributary area, assuming developed conditions for onsite
tributary areas and existing conditions for any offsite tributary areas.
5. If the new plus replaced pollution generating impervious surface (PGIS) 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.
6. 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.
A preliminary drainage plan, including the application of on-site BMPs, shall be included with the
land use application, as applicable to the project. The final drainage plan and drainage report must
be submitted with the utility construction permit application.
7. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design
Manual Section C.1.3. The report should also include information concerning the soils, geology,
drainage patterns and vegetation present shall be presented 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.
8. Erosion control measures to meet the City requirements shall be provided.
9. 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.
10. Effective July 1, 2022, the City of Renton will be adopting a new stormwater manual which will
be based on the 2021 King County Surface Water Design Manual. All projects vested on or after
July 1, 2022 will be subject to these new stormwater requirements. Please refer to RMC 4-1-045
for information regarding project vesting.
PRE22-000129
April 21, 2022
Page 5 of 6
11. The 2022 Surface water system development fee is $0.84 per square foot of new impervious
surface, but no less than $2,100.00. 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
1. Bronson Way N is a Principal Arterial with 7 lanes, the existing right-of-way (ROW) width varies.
To meet the City’s complete street standards for Principal Arterial streets, minimum ROW is 125
feet. Per City code 4-6-060, half street improvements shall include a pavement width of 88 feet,
a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, 2-foot clear space at back of walk,
street lighting, street trees and storm drainage improvements.
a. The Transportation Division has no plans to widen Bronson Way N at this time.
Applicant shall retain the existing pavement width, install a 0.5-foot curb, an 8-foot
planting strip, an 8-foot sidewalk, 2-foot clear space at back of walk, street lighting,
street trees and storm drainage improvements. Provide dedication as necessary,
pending field survey. These requirements may change depending on the Traffic Impact
Analysis that will be provided by the Applicant when submitting for a Land Use
Application.
2. Sunset Blvd. N is a Principal Arterial with 7 lanes, the existing right-of-way (ROW) width varies.
To meet the City’s complete street standards for Principal Arterial streets, minimum ROW is 125
feet. Per City code 4-6-060, half street improvements shall include a pavement width of 88 feet,
a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, 2-foot clear space at back of walk,
street lighting, street trees and storm drainage improvements.
a. The Transportation Division has no plans to widen Sunset Blvd. N at this time.
Development Engineering would support a modification request by the Applicant to
provide the following modified street improvements on Sunset Blvd. N: Retain the
existing pavement width, install a 0.5-foot curb, an 8-foot planting strip, an 8-foot
sidewalk, 2-foot clear space at back of walk, street lighting, street trees and storm
drainage improvements. Provide dedication as necessary, pending field survey. These
requirements may change depending on the Traffic Impact Analysis that will be
provided by the Applicant when submitting for a Land Use Application.
3. The proposed development fronts a public alley along the west property line. Existing right-of-
way (ROW) width is 16 feet. Commercial Alley standards per RMC 4-6-060 require a 16-foot
paved width.
4. Refer to City code 4-4-080 regarding driveway regulations.
a. A minimum separation of 5 feet is required between driveway and the property line.
b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide
slotted drains.
5. Street grades shall not exceed 15 percent.
6. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each
intersection. Ramps shall be oriented to provide direct pedestrian crossings.
7. Street lighting and street trees are required to meet current city standards. Lighting plans are
required to be submitted with the land use application and will be reviewed during the
construction utility permit review.
8. A traffic impact analysis is required when the estimated vehicular traffic generated from a
proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00
– 6:00) peak periods. The analysis must include a discussion on traffic circulation to and from
PRE22-000129
April 21, 2022
Page 6 of 6
the site and onsite traffic circulation. The study shall include trip generation and trip distribution
for the project for both AM and PM peak hours.
9. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
10. The transportation impact fee is based on the type of land use. For a convenience store and
restaurant use, the 2022 transportation impact fee is $221.81 per square foot and $60.95 per
square foot, respectively. Transportation impact fees are subject to change based on the year the
building permit is applied for.
GENERAL COMMENTS
1. 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. 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 except for 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.
3. 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.gov/business/default.aspx?id=42473
4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan
shall be on separate sheets.
5. Additional Building Permit Applications will be required for the following, but not limited to:
a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040.
b. Detention vaults for storm water flow control.
c. Demo of any existing structures on the project site(s).
6. Fees quoted in this document reflect the fees applicable in the year 2022 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.
EXISTING 6-INCH WATER
MAXIMUM CAPACITY 1,000 GPM
STATIC PRESSURE APPROX.
60 PSI AT ELEVATION 44 FEET
EXISTING 16-INCH WATER
MAXIMUM CAPACITY 5,500 GPM
STATIC PRESSURE APPROX.
60 PSI AT ELEVATION 44 FEET
W
W WEXTEND APPROX. 240 FEET OF
12-INCH WATER MAIN TO PROVIDE
FIRE FLOW DEMAND OF 2,500 GPM
CONNECT TO EXISTING
16-INCH WATER
PRE-22-000129 151 SUNSET BLVD N
CONCEPTUAL WATER EXTENSION LAYOUT
By: Abdoul Gafour - Water Utility - 04/21/22
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: April 28, 2022
TO: Pre-Application File No. PRE22-000129
FROM: Jill Ding, Senior Planner
SUBJECT: Gas Station and Convenience Store – Renton Sunset
151 Sunset Blvd N
(Parcel No. 1723059074)
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, 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
www.rentonwa.gov
Project Proposal: The project site is located at the northwest corner of Bronson Way N and
Sunset Blvd N (parcel no. 1723059074) addressed as 151 Sunset Blvd N. An existing restaurant
building is located on the site and is proposed for removal. The project proposal includes the
construction of a 2,918-square-foot convenience store and attached 2,595-square-foot quick-
serve restaurant, a gas station and fuel canopy, and two (2) underground storage tanks
exceeding 20,000 gallons each. The proposed site improvements include surface parking for 15
vehicles. The project site totals approximately 24,250 sq. ft. in area and is located within the
Commercial Arterial (CA) zone and Urban Design District D. The proposal includes the utilization
of one existing curb cut (off of Bronson Way N) and the addition of a new curb cut (off of Sunset
Blvd N) for vehicular access. The project site is mapped within a seismic hazard area and zone 1
wellhead protection area (WPA).
Current Use: Currently the site is occupied with a restaurant, proposed for removal.
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).
Zoning: The property is located within the Commercial Mixed Use (CMU) land use designation,
the Commercial Arterial (CA) zoning designation, and Urban Design District D. Retail sales,
eating and drinking establishments, and fast food restaurants are an outright permitted uses
within the CA zone.
Gas Station and Convenience Store – Renton Sunset
Preapplication Meeting
April 25, 2022
Per the City’s Critical Areas Regulations, new gas stations are not permitted within zone 1 of
the City’s WPA (per RMC 4-3-050C.5.c.ii), as these facilities handle and store more than 500
gallons of hazardous material, and are considered underground hazardous material storage
and/or distribution facilities. There is no variance or administrative application process
available for uses that are prohibited within zone 1 of the City’s WPA, therefore the comments
in this pre-application memo are limited to the proposed convenience store and restaurant
uses.
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 site totals
approximately 24,250 sq. ft., which exceeds the minimum lot size requirement of 5,000 sq. ft.
within the CA zone.
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. The proposed convenience store and
restaurant uses would total 5,513 sq. ft., which would result in a building coverage of 23%,
which is less than the 65% maximum building coverage permitted.
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; a 20-foot maximum front/side yard along a street
setback; and no rear or side yard setbacks, except 15 feet when the site abuts a residential zone.
There are no side or rear yard setbacks as the project site does not abut a residential zone. The
proposed building would have a minimum front yard setback of 8 feet, which is less than the
minimum 15-foot setback required within the CA zone. The proposal shall be revised to comply
with the minimum 15-foot front yard setback requirement.
Building Height – The maximum building height permitted in the CA zone is 50 feet, except 70 ft.
for vertically mixed use buildings. Heights may exceed the zone’s maximum height with a
Conditional Use Permit. Building elevations were not included with the submitted pre-
application materials, therefore staff was unable to verify compliance with this requirement.
Compliance with building height would be reviewed at the time of formal land use application.
Landscaping – 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.
Surface parking lots with 15-50 parking spaces are required to provide 15 square feet of interior
parking lot landscaping per parking space, as specified below:
Interior Parking Lot Landscaping: Landscaping is required in parking lots in the amounts
stipulated in RMC 4-4-070F Any interior parking lot landscaping area shall be sized to
dimensions of at least eight feet (8') by twelve feet (12'). Landscaping shall be dispersed
throughout the parking area and shall include a mixture of trees, shrubs, and groundcover as
follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial,
and industrial uses. At least one tree for every six (6) parking spaces within the lot interior shall
be planted.
Gas Station and Convenience Store – Renton Sunset
Preapplication Meeting
April 25, 2022
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area shall be
planted. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover shall be planted in sufficient quantities to provide at least ninety percent (90%)
coverage of the landscaped area within three (3) years of installation.
d. There shall be no more than fifty feet (50') between parking stalls and an interior parking lot
landscape area.
Perimeter Parking Lot Landscaping: Such landscaping shall be at least ten feet (10') in width as
measured from the street right-of-way. Standards for planting shall be as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial,
and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street
frontage.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty
percent (50%) of shrubs may be deciduous.
c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the
landscaped area within three (3) years of installation.
Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape
requirements. A conceptual landscape plan is required at the time for formal land use
application.
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 (10 %) 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 (20%); Significant trees adjacent to critical areas and their
associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen
inches (18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other
significant native evergreen or deciduous trees; and other significant non-native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods
are used as part of an approved enhancement project within a critical area or its buffer.
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 retention plan is required at the
time of formal land use application if any trees are proposed for removal. PLEASE NOTE: The
City is currently in the process of updating its tree retention regulations, as drafted the
proposed regulations would increase the minimum tree retention rate to thirty percent (30%)
of all existing onsite significant trees.
Gas Station and Convenience Store – Renton Sunset
Preapplication Meeting
April 25, 2022
Screening - All surface mounted or rooftop-operating equipment shall be enclosed so as to be
screened from public view in accordance with the requirements outline under RMC 4-4-095.
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 fence taller than six feet (6') requires a
building permit. New or existing fencing would need to comply with 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.
Parking – The following ratios would be applicable to the site:
Use Square Footage of Use Ratio Required
Spaces
Retail 2,918 Min/Max: 2.5 spaces / 1,000 sf
of net floor area
7
Eating and
Drinking
Establishments
and Taverns
2,595 Min/Max: 10 spaces / 1,000 sf of
dining area.
26
Based on the areas provided, a total of 33 parking spaces would be required, which is less than
the 15 spaces that are currently proposed. 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.
The applicant will be required at the time of formal land use application to provide detailed
parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site. It
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 8½ feet x 16 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 8 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 shall be provided at a rate of 10 percent of the number of required parking
spaces.
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.
Refuse and Recycling 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
Gas Station and Convenience Store – Renton Sunset
Preapplication Meeting
April 25, 2022
location, signage, screening, and setbacks for collection areas and specific requirements. In
retail developments, a minimum of five (5) square feet per every one thousand (1,000) square
feet of building gross floor area shall be provided for recyclables deposit areas and a minimum
of ten (10) square feet per one thousand (1,000) square feet of building gross floor area shall be
provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall
be provided for recycling and refuse deposit areas. Compliance with this requirement would be
verified at the time of land use application.
Access – The site currently has two access points, one off of Sunset Blvd N and the other off of
Bronson Way N. The proposal would include the relocation of the existing curb cut on Sunset
further to the south to accommodate the construction of the new convenience store/restaurant
on the north portion of the project site as well as the maintenance of the existing curb cut off of
Bronson Way N. Driveway widths are limited by the driveway standards, in RMC 4-4080I. There
shall be no more than two (2) driveways for each three hundred thirty feet (330') of street
frontage serving any one property or among abutting properties under unified ownership or
control. For each additional one hundred sixty five feet (165') of street frontage an additional
driveway may be allowed. The project site has a property frontage of approximately 310 feet
and would be permitted one driveway access point.
Urban Design Standards – Compliance with Urban Design Regulations, District ‘D’, is required..
See Renton Municipal Code section 4-3-100. The following bullets are a few of the standards
outlined in the regulations.
• 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.
• 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.
• The number of driveways and curb cuts shall be minimized, so that pedestrian
circulation along the sidewalk is minimally impeded.
• Amenities such as outdoor group seating, benches, transit shelters, fountains, and
public art shall be provided.
• All building facades shall include modulation or articulation at intervals of no more than
forty feet (40').
• Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and
eight feet (8') in width.
• 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.
• Upper portions of building facades shall have clear windows with visibility into and out
of the building. However, screening may be applied to provide shade and energy
efficiency. The minimum amount of light transmittance for windows shall be fifty
percent (50%).
• 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
Gas Station and Convenience Store – Renton Sunset
Preapplication Meeting
April 25, 2022
elevation). Where windows or storefronts occur, they must principally contain clear
glazing.
Buildings shall employ material variations such as colors, brick or metal banding, patterns, or
textural changes.
Critical Areas: The project site is mapped within zone 1 of a wellhead protection area and a
seismic hazard area. Per the City’s Critical Areas Regulations, new gas stations are not
permitted within zone 1 of the City’s WPA (per RMC 4-3-050C.5.c.ii), as these facilities handle
and store more than 500 gallons of hazardous material, and are considered underground
hazardous material storage and/or distribution facilities.
A geotechnical report would be required at the time of formal land use application evaluating
that suitability of the onsite soils for the proposed development.
Environmental Review: The proposal would be subject to Environmental (SEPA) Review as the
proposal includes the construction of a new commercial building in excess of 4,000 square feet.
Permit Requirements: The proposed project would require Administrative Site Plan Review, and
Environmental (SEPA) Review. All land use permits would be processed within an estimated
time frame of 6-8 weeks. The application fees would total $4,515 ($2,700 Site Plan Review +
$1,600 SEPA Review + $215 technology fee = $4,515), all fees are subject to change. Any
modifications requested would require an additional $250 fee. In addition to the required land
use permits, separate construction and building permits would be required. Detailed
information regarding the land use application submittal can be found on the City’s website by
clicking “City Documents” on the home screen, then “CED Forms”. All forms are in alphabetical
order. 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.
Public Notice: The applicant will be required to install a public information sign on the property.
Public Meeting: Please note a neighborhood meeting, according to RMC 4-8-090, is required for:
a. Preliminary plat applications;
b. Planned urban development applications; and
c. Projects estimated by the City to have a monetary value equal to or greater than ten
million dollars ($10,000,000), unless waived by the Administrator.
The intent of this meeting is to facilitate an informal discussion between the project developer
and the neighbors regarding the project. The neighborhood meeting shall occur after a pre-
application meeting and before submittal of applicable permit applications. The public meeting
shall be held within Renton city limits, at a location no further than two (2) miles from the
project site.
Public Outreach Sign: Projects estimated by the City to have a monetary value equal to o r
greater than $10,000,000 requires the applicant to install a public outreach sign. Public outreach
signs are intended to supplement information provided by public information signs by allowing
an applicant to develop a personalized promotional message for the proposed development.
The sign is also intended to provide the public with a better sense of proposed development by
displaying a colored rendering of the project and other required or discretionary information
that lends greater understanding of the project. See the attached Public Outreach sign handout
for more information and specifications.
Gas Station and Convenience Store – Renton Sunset
Preapplication Meeting
April 25, 2022
Impact Mitigation Fees: In addition to the applicable building and construction fees, the
following impact fees would be required prior to the issuance of building permits. The impact
fee rates for 2022 are as follows:
• A Fire Mitigation fee based on $ 1.25 per square foot for the retail use and $5.92 per
square foot for the restaurant would be assessed at the time of building permit
issuance. Credit is given for the removal of the existing building.
• A Transportation Mitigation Fee based on a rate of $221.81 per square foot of
convenience store and $60.95 per square foot of restaurant use would be assessed at
the time of building permit issuance.
Note: When the formal application materials are complete, the applicant shall have
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.
From: Robert Shuey
Sent: Tuesday, April 19, 2022 9:41 AM
To: Jill Ding
Subject: PRE22-000129 • Building Review - Pre App/Pre Sub • Pre-Application Meeting
Submittal v1
Hi Jill,
Here are my responses to the questions for this project.
Building Department Questions:
1. We have adopted the 2018 ICC codes, Washington State Energy code, and Uniform Plumbing
Code. We have also adopted the 2020 NEC and Washington Cities Electrical Code
2. Questions regarding grease interceptor outside the building are answered by the stormwater
utility. The convenience store will need a grease trap as required pursuant to the Uniform
Plumbing Code.
3. Building permits are required for the building, fuel station canopy and trash enclosure. Plan
review is required for these. Additional permits required include but are not limited to
mechanical, electrical, and plumbing. Other permits may be required by planning, utilities,
development engineering, etc.
4. Accessibility will be required pursuant to ICC A117.1 for both the site and building.
Have a great day,
Rob Shuey, Building Official, CBO
City of Renton | CED | Building Division
1055 S Grady Way | 6th Floor | Renton, WA 98057
Virtual Permit Center | Online Applications and Inspections
D: (425) 430-7290 | M: (206) 550-8523 | rshuey@rentonwa.gov