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BEGINNING
OF FILE :
The City of Renton depends upon the Cedar Potential contaminants include the following: >•....-1
River aquifer for up to 85%of its water supply. • Poisons • Antifreeze
This aquifer lies in the Cedar River canyon near • Pesticides,herbicides • Household cleaners �� //�
1-405 and the Maple Valley highway(shown on PROTECT YOUR
• Paints, solvents • Detergents
map as most sensitive area). • Gasoline, fuel oils • Acids, salts
As much as 14 million gallons per day is • Lubricating • Sewage, manure WATER SUPPLY
pumped into the City's water system from five oils, grease • Other hazardous
wells located near 1-405.Water in the aquifer is wastes
replenished by precipitation above the aquifer, Good ecological housekeeping dictates proper
by underground flow from the Cedar River,and disposal of these and other contaminants regard-
by overland and underground flow of precipi- less of where you live.However,ifyou are in the
tation from adjacent drainage areas(shown on sensitive areas indicated on the map,it is panic- 4s7,
the map as more sensitive and sensitive areas). ularly important to the City of Renton's water - 1 ,;"'w
Contaminants can enter the aquifer by any of supply that you:
these replenishment routes.After contaminants DO NOT .1-3
have entered the soil, groundwater,or stream • Dump or spill these materials on the ground �\
flows, they are extremely difficult to remove. or into sumps. _�
They do not'Just disappear";most do not break • Dump or spill these materials into gutters, ti '
down into harmless constituents, and small storm sewers, open drainage courses, or Z
amounts of contaminants can render large ponds. / '..; ,
amounts of water undrinkable. • Dispose of these materials in your septic tank
The Citycurrentlyenjoys high qualitywaterfrom or garbage can.
the Cedar River aquifer.No treatment is required, • Allow fuel or heating oil tanks to leak onto or ����i�t��,, ��
except chlorination to ensure total disinfection. into the ground. - / / "
Please do your part to protect Cedar River water DO // v����
quality. • Dispose of these materials only at approved
collection points.
• Call King County Health Dept. (228-2620 or
587-2722) for information about collection
points.
• Call City of Renton(235-2631)to report spills City of Renton
of these materials or to request additional Water Department
information.
• Check your home heating oil or fuel tanks
and pipelines for leaks.
• Check your septic tank and drainfield for
proper operation.
AR
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QUA, ALLUVIUM '. QU, PRE VASHON ( j QVR, VASHON RECESSIONAL FIGURE
��•+•�• DRIFT ( ( OUTWASH + `+
TP, PUGET GROUP ;% it0,ia,,,, TA, ANDESITIC Source: Washington Wacer Supply Bun .•r
"'='''�'`�''+ VOLCANICS -- 9 pP v Bulletin 28 itilrhipieolo9i
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.��� • on OF RENTO
INTEROFFICE MEMO • 'IIIN
--- 61989
RECEIVED
CITY CLERK'S OFFICE
TO: 'ilsMAXINE MOTOR, CITY CLERK - DATE: JANUARY 26, ,g'.;r;,
FAA
FROM: --':`'
JERRY LIND, PLANNING DIVISION
SUBJECT: ARCO MINI-MART-3rd/4th and Jefferson Avenue N.E. Olga
FILE NO. CU-116-86
lam
Please find attached, photographs recently taken of the CD
above referenced project. This office had been notified ' gig
that a number of the trees on the site had died and we had .
notified the applicant that replacement was necessary.
C1113
- Landscaping .has been replaced on the site and these photographs mem
for the file, illustrate the restored landscaping.
orre-op RENT
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t4Cfmm I&OFFICE
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BARGHAUSEN CONSULTING ENGINEERS, INC.
"Land Planning, Survey, and Design Specialists"
1
February 3, 1987 CITY OF i EN T O 1
EA 7 D
FEB4 i 7
Mr. Don Erickson
Zoning Administrator BUILDING/ZONING DEPT.
City of Renton
Building and Zoning Department
Renton City Hall
200 Mill Avenue South
Renton, WA 98055
Re: Proposed Free-Standing Pole Sign to be Located at the
Proposed ARCO AM/PM Mini-Market Site Between N.E. Third Street and
N.E. Fourth Street at Jefferson N.E.
ARCO FAC No. 5362/Our Job No. 1964
Dear Don: ,
In response to our brief conversation regarding the sign on this site, I have
recontacted ARCO representatives and discussed with them your preference of a double-
pole sign versus a single-pole type as I had originally recommended as an option.
Enclosed for your review and comment, are four (4) copies of the standard ARCO AM/PM
Mini-Market sign which best meets the recommendations which you had put forth.
As you will note upon comparison with the previous sign submitted with our
Conditional Use Permit, the new proposed sign is 46 square feet smaller per face. You
will also note that the ARCO logo and the AM/PM logo have been combined on a single
face instead of two separate faces as had previously been submitted for your approval.
The previously submitted 150-square-foot-per-face sign was to be placed at a height of
28 to 30 feet. The new proposal would reduce the sign height to approximately 23 feet 9
inches.
Please review the enclosed drawing and advise me as to the acceptability of
this sign design and size to meet the staff's concerns and conditions as outlined in the
previously prepared staff report for this project.
6625 South 190th, #102 • Kent,Washington 98032 • (206) 872-5522
II
Mr. Don Erickson
Zoning Administrator
City of Renton
Building and Zoning Department -2- February 3, 1987
I would like you to thank you for taking time out of your very busy schedule
to meet with me last week to discuss the conclusions of the hearing examiner and his
subsequent denial of the Conditional Use Permit for the above-referenced project. I
found your thoughts and comments very enlightening, and I very much appreciate your
candidness and support of our application. At this time, we are in the process of
preparing an appeal of the hearing examiner's decision, and will submit the necessary
documentation to the city clerk prior to the Thursday, February 5 deadline.
A Preliminary Grading Plan is now being prepared for this project for your
review, a well as that of other responsible Renton officials. My discussion with Mr. Ron
Olson of your Public Works Department also was very enlightening as to the city's
position on protection of the aquifer, as well as the design elements of the future
underground tanks which will be appropriate for this site. I have been recently advised
by representatives of the ARCO Petroleum Products Company that additional containment
systems beyond that of the double-wall constructed tanks are available, and that these
plans can be made available to you and Mr. Olson in the very near future. Again, thank
'you for your time last week, and I look forward to working with you further on this
project, as well as other projects which our firm may present to the City of Renton.
Respectfully,
#7/s
Gam/ -
Will Wolfert
Director of Planning Services
WW/sm
C223.01
enc: (4) ARCO Standard Sign Drawing No. 394
cc: Mr. Walter Tubandt, ARCO (w/enc.)
Mr. John F. Lacey, Jr., ARCO (w/enc.)
•
LANDSCAPE PLAN LANDSCAPE NOTES "
N.E. 4th STREET >
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' ARCO Petroleum Products Company "
Retail Marketing • Design&Engineering "
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BARGHAUSEN CONSULTING ENGINEERS, INC.
"Land Planning, Survey, and Design Specialists"
January 4, 1989
Mr. Don Erickson
Zoning Administrator
City of Renton
200 Mill Avenue South
Renton, WA 98055
RE: Landscape Restoration at the ARCO AM/PM Mini-Market Facility Located at 2900 N.E. Third
Street, Renton, Washington
ARCO FAC No. 5394/Our Job No. 1964
Dear Don:
In response to your request, and the direction of the ARCO Products company, all dead or
dying trees and other vegetation at the above referenced ARCO site have been replaced. There has been no modification to the landscape planting scheme or schedule as was approved by the City of
Renton.
I would invite you to visit the site at your earliest convenience to inspect the restoration project
and if appropriate, advise me of your findings. If you have any questions or comments, please do not
hesitate to contact me at this office.
Respectfully,
#1,ri?"9
Will Wolfert
Director of Planning Services
WW/ab
C419.42
cc: Mr. Walter Tubandt, ARCO Products Company
Mr. John Lacey, ARCO Products Company
Mr. Ron Knutson, ARCO Products Company
Mr. Hank Sheetz, ARCO Products Company
Mr. Chuck Hutchens, ARCO Products Company
Mr. Bruce McCrory, Barghausen Consulting Engineers, Inc. PLANNING DIVISION
CITY OF RENTON
'JAN 6 1989 II
Home Office: 18215 72nd Avenue South • Kent, Washington 98032 • (206) 251-6222
Sacramento Office: 3134-A Auburn Blvd., • Sacramento, California 95821 • (916) 484-1212
CITY OF RENTON
FINANCE DEPARTMENT
Earl Clymer, Mayor Maxine E. Motor, City Clerk
November 1, 1988
Barghausen Consulting Engineers, Inc.
Attention: Will Wolfert
6625 S. 190th, Suite #102
Kent, Washington 98032
Re: Arco Conditional Use Permit CU-116-86
Dear Mr. Wolfert:
Enclosed is a copy of the Arco Declaration of Restrictive
Covenants recorded under King County Auditor's number
8809230157.
If we can be of further assistance in this matter, please
feel free to call.
Sincerely,
CITY OF RENTON
›.)
Maril J Petersen, CMC
Deputy ity Clerk
cc: Hearing Examiner
Zoning Division
Enclosure
200 Mill Avenue South - Renton, Washington 98055 - (206) 235-2501
4
October 3, 1988 Renton City Council Minutes Page 288
Police: Obstructing An ordinance was read adding a section to Chapter 1, Penal Code of Title VI
Officer (Police Regulations) to City Code relating to obstructing public officers and
by eliminating a section from Chapter 24, Criminal Code, of Title VI (Police
Regulations) relating to adoption by reference of the State law against
obstructing a police officer. MOVED BY STREDICKE, SECONDED BY
KEOLKER-WHEELER, COUNCIL REFER THIS ORDINANCE BACK TO
COMMITTEE FOR ONE WEEK. CARRIED.
LID: 329, SW 43rd Street, An ordinance was read amending Ordinance No. 3856, passed by the City
Valley Medical Request Council on 10/22/84, as amended by Ordinance No. 4074, passed by the City
Council on 6/15/87, by expanding the improvements authorized in those
ordinances and including those improvements within those permitted under
Local Improvement District No. 329. For the record, Chairman Stredicke
noted that the original LID was formed by several property owners; however,
now that the LID is represented by single ownership, he objected to the City
lending its credit to the project. MOVED BY STREDICKE, SECONDED BY
KEOLKER-WHEELER, COUNCIL REFER THIS ORDINANCE BACK TO
COMMITTEE FOR ONE WEEK. CARRIED.
Police: Jail Contracts Ways and Means Committee Chairman Stredicke presented a report
Cancelled recommending concurrence in the recommendation of the Police Department
to cancel all jail contracts with other jurisdictions except Tukwila. The
Police Department will notify each jurisdiction in writing 60 days prior to
the end of the contract. MOVED BY STREDICKE, SECONDED BY
KEOLKER-WHEELER, COUNCIL CONCUR IN THE COMMITTEE
REPORT. CARRIED.
NEW BUSINESS MOVED BY STREDICKE, SECONDED BY REED, COUNCIL REFER THE
Legal: Case Law on MATTER OF CASE LAW DEFINING GROUP HOME FACILITIES TO
Group Home THE CITY ATTORNEY. CARRIED.
Classification
ADMINISTRATIVE Mayor Clymer reported that from Police Chief Alan Wallis has responded to
REPORT citizen complaint regarding method of rescue by police personnel of a young
Police: Wildlife Removal deer in the downtown area on 9/12/88. The letter rejected suggestions by
Policy citizens that the deer should have been captured by hand or tranquilized since
such action would have jeopardized the city's liability if someone had been
kicked by the deer, would have violated the law since it is illegal for a
person to touch a deer in this situation, and due to the deer's agitated state,
would have resulted in the deer's death if a tranquilizer gun had been used.
Chief Wallis outlined departmental policy to 1) herd wild animals back into
unpopulated areas; 2) tranquilize animals only as a last resort; and 3) destroy
an animal only when necessary to protect a human life or put a severely
injured animal out of its misery.
Appeal: ARCO Mayor Clymer reported that Planning Manager Larry Springer has responded
. Conditional Use Permit, to Council complaint regarding landscaping at the ARCO AM/PM Mini Mart
CU-116-86, Landscaping on at 2900 South 3rd Street. Mr. Springer indicated that the applicant has
Violations been notified on several occasions that replacement of dead or missing
landscaping will be required; and the applicant has agreed to replace all
landscaping during the dormant planting season. The Planning Division will
continue to monitor the site and work with ARCO and Barghausen Engineers
to assure conformance to the requirements of the conditional use permit.
AUDIENCE COMMENT In response to earlier discussion regarding zoning classification for group
Citizen Comment Walker homes, Joan Walker, 1433 Monterey Avenue NE, Renton, suggested that staff
- Group Home Zoning check the zoning classification of Friends of Youth home on Talbot Hill. She
and Petition Form also advised that information provided by those circulating petitions for
retention of Fire Station No. 12 was not factual, and suggested that the City
adopt requirements and an official form for petitions. (See Correspondence.)
Executive Session MOVED BY KEOLKER-WHEELER, SECONDED BY STREDICKE,
COUNCIL CONVENE INTO EXECUTIVE SESSION TO DISCUSS
PROPERTY ACQUISITION. CARRIED. Time: 11:11 p.m.
ADJOURNMENT Council reconvened into regular session; roll was called; all members were
present. MOVED BY KEOLKER-WHEELER, SECONDED BY MATHEWS,
COUNCIL ADJOURN. CARRIED. Time: 11:28 p.m.
MAXINE E. MOTOR, CMC, City Clerk
Recorder: Marilyn Petersen
10/03/88
'i bye r
CITY "F RENTON
POLICY DEVELOPMENT DEPARTMENT
Earl Clymer, Mayor
MEMORANDUMS };=
SEP 2 6 1988
DATE: September 26, 1988
TO: Richard Stredicke, City Councilman
FROM: Larry Springer, Planning Manager
SUBJECT: ARCO AM/PM Mini-Mart - Landscaping
2900 South 3rd Street
Conditional Use permit No. CU-116-86
Building Permit No. B-13582
Pursuant to your request, the Planning Division submits the following status report
regarding landscaping for the above referenced project:
1. During the spring of 1988, landscaping for the mini-mart was installed and
completed per the approved plans submitted for the conditional use permit and
building permit.
2. Shortly thereafter, an inspection was made by the Building and Zoning
Department on April 15, 1988 which noted that some of the landscaping was
missing (due to theft and vandalism) and that some of the landscaping was in a
damaged state and in need of repair (see attached memorandum). A faulty
irrigation system contributed to these problems and this information was verbally
given to Barghausen Consulting Engineers, the developers, for compliance.
3. On May 10, 1988, a follow-up letter from the Building and Zoning Department
was written to ARCO addressing these problems which still had not been totally
resolved (see attached letter dated May 10, 1988).
4. On June 27, 1988, a letter was received from Barghausen Consulting Engineers
Inc. in response to our May 10, 1988 correction letter stating that the dead plant
material would be replaced in a timely manner and that lawn areas would be
reseeded where necessary and the irrigation system would be corrected (see
attached letter dated June 27, 1988).
CITY OF RENTON
SEP301988
RECEIVED
CITY CLERK'S OFFICE
200 Mill Avenue South - Renton, Washington 98055 - (206)235-2552
Richard Stredicke
City Councilman
September 26, 1988
Page 2
5. During the summer of 1988, the lawn areas were reseeded and new plants were
installed where needed. During the summer months as well, some of the larger
plants started to show stress (pine trees) and they are not expected to survive.
The contractor noted that a high mortality could be expected by the installation
of large plant materials.
6. Jerry Lind of the Planning Division staff has since been in contact with the
Landscape Architect of Barghausen Consulting Engineers, Inc. and has been
informed the project is still under warrantee and that the contractor, Doug
Wieks, plans on replacing all dead/dying plant materials when the weather
permits. The large pine trees are not available in the nurseries until after the
first big frost occurs (the dormant season) and the pines will be immediately
planted at that time. The Planning division will be informed when this
replacement is to occur.
The underground irrigation system is still not properly working to give adequate
coverage over the site. Apparently, a loss of 15 pounds of pressure cannot be
accounted for and this has affected the watering coverage of the site. The
contractors are working with the Rainbird Company (manufacturer of the
irrigation system) to get this corrected once and for all.
7. In respect to the size of plant materials utilized for the landscaping, the plants
installed were to the size or larger than specified by both the site plan approval
and the building permit. The landscaping does seem smaller in size than what
was illustrated by the model, but the model provided a view of what the
landscaping would appear like at maturity, and not at the actual planting time.
The plant sizes used are an acceptable size used by the landscaping industry for
what is available and are sizes that transplant to the maximum success rate.
The Planning Division, of the new Department of Community Development, will
continue to monitor the site and also work with ARCO and Barghausen Engineers to see
that this project is maintained to an acceptable level as required by the conditional use
permit and by the landscaping maintenance section of the zoning code. If the Council
has further questions/comments they wish to offer regarding this project, our staff will
be pleased to assist further with this matter.
LS:JFL
Attachments
RECORD AT REQUESTAF
CU-116-86
1 $ OF THE Gin CLERK #0157 D
RE+_�� F 6.�+,_+
ERTON N0N1GIPAl BLDG.
., �H�Nsi :+::+:*:�r:,,+1+a
08 MILL AVE. SO.
RESTRICTIVE COVENANTS f1
ETON, WA 98055
1. - ARCO will install their state-of-the-art
fiberglass, underground secondary containment fuel storage
system, which includes electronic monitoring of the spaces
between the interior and exterior walls of the tanks and the
piping. The final design shall be reviewed by the City of
Renton' s consultant, CH2M Hill, and shall include any
reasonable modifications suggested by said consultant.
2. ARCO agrees to remove the entire underground
system if the gasoline sales operation is terminated or is
discontinued for more than twelve consecutive months. ARCO
UP agrees to be legally and economically responsible for said
O removal, and failure -to do so shall entitle the City, upon
N - reasonable notice of at least thirty days, to enter on the
property and remove said underground system in any
O reasonable and necessary manner at the sole expense of ARCO.
op All costs incurred by the City, including indirect costs and
CO interest associated with such a removal, shall be reimbursed
to the City by ARCO upon demand . Reimbursement shall be
secured by a lien against the property, and the City shall
be held harmless by ARCO from any damages or liability with
respect to the removal. In addition, any incidental but
reasonably anticipated costs of removal such as the costs of
closure or interference with current on-site operations,
shall be solely the responsibility of ARCO.
3. ARCO shall complete the City approved street
improvement plan for 3rd Avenue N.E. prior to occupancy.
4 . ARCO will not permit the installation and/or use
of video games, pinball machines or other such entertainment
devices on the premises. ARCO will not use outside
loudspeakers at this facility, except as such speakers are
required for emergency and/or safety related communications.
5. ARCO has illustrated its intentions regarding
landscaping by presenting detailed site plans, as well as
displaying a scale model of the facility. Any vegetative
buffering, including trees and shrubs which provide a line
of sight buffer from current residences to the north of the
site, will be initially placed on the site in the
approximate size depicted on those plans and/or on the
model, which ever depiction involves the most extensive
buffering. The vegetation referenced above will be
maintained on the site. This covenant is for the specific
benefit of the City of Renton and is enforceable solely by
the City of. Renton.
6. ARCO agrees that no portion of this site , which
consists of three separate lots, will be sold, nor will the
physical layout of the site , as depicted upon the scale
model , be substantially altered, unless such sale or
f r_
alteration is approved by the City of Renton. Such approval
shall not be unreasonably withheld and if denied, shall be
based upon evidence presented to the Council indicating that
such a sale or alteration has specific detrimental effects
upon the site or upon the surrounding neighborhood.
7. The Covenants identified herein shall run with the
land , which is legally described as follows:
See Exhibit "A" attached hereto and incorporated
by reference as if fully set forth.
Said Covenants identified herein are for the specific
benefit of the City of Renton and are enforceable solely by
the City of Renton.
8. The parties herein agree that the Covenants
identified herein shall be binding on all grantees, heirs
and assigns.
N- 9 . In the event any paragraph herein is determined to
be unenforceable, for any reason, that shall not affect the
enforceability of the remaining provisions herein.
May 11 th.
Dated: Max,c,b _ , 1988 .
ON
CD
C
ATLANTIC RICHFIELD COMPANY
a Delaware corporation
By 4oi.. i. 11.2= -'tic 4 GfAJ
s ant Vic i r ent
By�' .1.
Assistant_Secretary —__
----
CAT. NO. NN00737 JTIT(E INSURANCE
TO 1945 CA(7-82) AND TRUST
(Corporation) A71COR COMPANY
STATE OF CALIFORNIA 1
' COUNTY OF LOS ANGELES f • ence
• On May 11, 1988 before me, the undersigned, a Notary Public in and for
said t persoll S. L. McDonald were
personaStallye, knownna toy me app or eared proved to me on the basis t as
m of satisfactory evidence to be the person who executed
a the within instrument as the Assistant Vice free
= President,and Barbara M. Hinds poses
personally known to me or OFFICIAL SF'AL
proved to me on the basis of satisfactory evidence to be BETTY JO gAI�ER
m the person who executed the within instrument as the NOTARY PUBLIC-CAt IFORNIA
Assistant Secretary of the Corporation a;:; LDS ANGELES COIIN1Y
that executed the within instrument and acknowledged � '� My comm. expires DEC 23, 1958
to me that such corporation executed the within instru-
ment pursuant to its by-laws or a resolution of its he
board of directors.
WITNESS my hand and official se .
Signature ` (This area for official notarial Beall
U i
I i
„ CITY c,A? RENTON
POLICY DEVELOPMENT DEPARTMENT
Earl Clymer, Mayor
MEMORANDUM
DATE: September 26, 1988
TO: Richard Stredicke, City Councilman
FROM: Larry Springer, Planning Manager
SUBJECT: ARCO AM/PM Mini-Mart - Landscaping
2900 South 3rd Street
Conditional Use permit No. CU-116-86
Building Permit No. B-13582
Pursuant to your request, the Planning Division submits the following status report
regarding landscaping for the above referenced project:
1. During the spring of 1988, landscaping for the mini-mart was installed and
completed per the approved plans submitted for the conditional use permit and
building permit.
2. Shortly thereafter, an inspection was made by the Building and Zoning
Department on April 15, 1988 which noted that some of the landscaping was
missing (due to theft and vandalism) and that some of the landscaping was in a
damaged state and in need of repair (see attached memorandum). A faulty
irrigation system contributed to these problems and this information was verbally
given to Barghausen Consulting Engineers, the developers, for compliance.
3. On May 10, 1988, a follow-up letter from the Building and Zoning Department
was written to ARCO addressing these problems which still had not been totally
resolved (see attached letter dated May 10, 1988).
4. On June 27, 1988, a letter was received from Barghausen Consulting Engineers
Inc. in response to our May 10, 1988 correction letter stating that the dead plant
material would be replaced in a timely manner and that lawn areas would be
reseeded where necessary and the irrigation system would be corrected (see
attached letter dated June 27, 1988).
crrV OF RENTON
SEP 2 6 1988
RECEIVED
CITY CLERK'S OFFICE
200 Mill Avenue South - Renton, Washington 98055 - (206)235-2552
Richard Stredicke
City Councilman
September 26, 1988.
Page 2
5. During the summer of 1988, the lawn areas were reseeded and new plants were
installed where needed. During the summer months as well, some of the larger
plants started to show stress (pine trees) and they are not expected to survive.
The contractor noted that a high mortality could be expected by the installation
of large plant materials.
•
6. Jerry Lind of the Planning Division staff has since been in contact with the
Landscape Architect of Barghausen Consulting Engineers, Inc. and has been
informed the project is still under warrantee and that the contractor, Doug
Wieks, plans on replacing all dead/dying plant materials when the weather
permits. The large pine trees are not available in the nurseries until after the
first big frost occurs (the dormant season) and the pines will be immediately
planted at that time. The Planning division will be informed when this
replacement is to occur.
The underground irrigation system is still not properly working to give adequate
coverage over the site. Apparently, a loss of 15 pounds of pressure cannot be
accounted for and this has affected the watering coverage of the site. The
contractors are working with the Rainbird Company (manufacturer of the
irrigation system) to get this corrected once and for all.
7. In respect to the size of plant materials utilized for the landscaping, the plants
installed were to the size or larger than specified by both the site plan approval
and the building permit. The landscaping does seem smaller in size than what
was illustrated by the model, but the model provided a view of what the
landscaping would appear like at maturity, and not at the actual planting time.
The plant sizes used are an acceptable size used by the landscaping industry for
what is available and are sizes that transplant to the maximum success rate.
The Planning Division, of the new Department of Community Development, will
continue to monitor the site and also work with ARCO and Barghausen Engineers to see
that this project is maintained to an acceptable level as required by the conditional use
permit and by the landscaping maintenance section of the zoning code. If the Council
has further questions/comments they wish to offer regarding this project, our staff will
be pleased to assist further with this matter.
LS:JFL
Attachments'
•
•
•
•
BARGHAUSEN LONSULTING ENGINEERS, INCt.
"Land Planning, Survey, and Design Specialists"
•
•
L_N TO1-.1
I ; r ; /7 : ,1
June 27, 1988
II I
j1.11 I[1
!li tii •: ii 1. ,I
Mr. Jerry Lind, Land Use Inspector •
City of Renton, City Hall
200 Mill Avenue South
Renton, WA 98055
RE: Landscape Corrections at the New ARCO AM/PM Mini-Market Facility at
Northeast 3rd Street and Northeast 4th Street at Jefferson Avenue N.E.,
Renton, Washington
ARCO FAC No. 5362/Our Job No. 1964
Dear Jerry:
,
Pursuant to your site inspection and conditional letter of approval dated May
10, 1988, regarding the landscape for the above-referenced facility, I have just received
verbal confirmation from Mr. Chuck Hutchens, Field Engineer for ARCO Petroleum
Products Company. The landscape contractor has been authorized to proceed with the
requested landscape restoration, repairs, and replacement of stolen and vandalized plant
materials.
Also, the landscape contractor has indiated that several dead plants will be
replaced in a timely manner. Please note that a high mortality can be expected from the
large plant material installed at this AM/PM store.
ARCO Petroleum Products Company has also authorized this office to make any
necessary corrections to reseeding and possible additional irrigation needs. Fluctuating
water pressure in this area of the city may have affected the performance of the
sprinklers. I-lowever, we feel that the poor response of the seed lawn was due, in most
part, to heavy rainfall immediately after the first hydroseed operation that washed out
much of the seed. Satisfactory germination should be possible with reseeding of the
entire turf area. We are presently reviewing the possible correction to the irrigation
system if pressure fluctuations pose a problem with the designed system operation.
Regarding the pedestrian barriers as installed at the east end of the site at
the City's request, this office feels they are not necessary and presently pose a hazard.
The stake materials used are not readily visible, are too low, and are hazardous enough
to pose a potential danger to the public. Therefore, we are requesting that the barriers
be removed immediately.
!II
Home Office: 18215 72nd Avenue South • Kent, Washington 98032 e (206) 251-6222
Sacrarnniiln (ltflf;n: :31:1'1 A ni,N„trn f!. r! r;.. • 0711 r .1 1 • '1
•
Mr. Jerry Lind, Land Use Inspector
City of Renton June 27, 1988
-2-
We appreciate your concern and patience regarding the landscape repairs.
ARCO Petroleum Products Company is also proud of this facility and looks to it as a
model within it's system of mini-markets. The system operators and landscape contractor
are very conscientious individuals and want this market to be a presentation to the com-
munity. It is unfortunate that a few who have defaced the site do not respect those
efforts to make this location a showplace.
If I can be of further assistance, please call.
Sincerely,
-;1Z7/7/
Bruce McCrory
Planner
BM/kf
C358.56
cc: Mr. lion Knutson„ARCO Petroleum Products Company (with 5/10/88 letter)
Mr. John Yada, ARCO Petroleum Products Company (with 5/10/88 letter)
Mr. Hank Sheetz, ARCO Petroleum Products Company (with 5/10/88 letter)
Mr. Walter Tubandt, ARCO Petroleum Products Company (with 5/10/88 letter)
Mr. Chuck Hutchens, ARCO Petroleum Products Company (with 5/10/88 letter)
Mr. Del Lovell, Joe Hall Construction
Mr. Will Wolfert, Barghausen Consulting Engineers, Inc.
Mr. Jay Grubb, Barghausen Consulting Engineers, Inc.
:.11
rat
4y al CITY OF RENTON
BUILDING & ZONING DEPARTMENT
• Earl Clymer, Mayor Ronald G. Nelson, Director
I '
May 10, 1988
ARCO Petroleum Products Company
6625 South 190th Street
Suite #102
Kent, Washington 98032
Subject: Atlantic Richfield Company-AM/PM Mini Marl
2900 South 3rd Street, Renton, IVa.shington
Conditional Use Permit No. CU-116-86
Building Permit No. B-13582
Gentlemen:
•
The Renton Building and Zoning Department has made a landscape inspection as a follow
up to the above referenced building permit. This inspection noted that landscaping in the
following areas will need to be either replaced or restored in order to comply with both the
building permit and conditional use permit granted for this project. Those areas needing
correction are as follows:
1. In the area near the residential to the West and nortliwest, there are two 5-gallon size
photinia shrubs missing, three 1-gallon size California myrtle shrubs missing, and
seventeen 1-gallon size rockrose shrubs missing. These shrubs will need to be
replaced in order to maintain the screening required of the service station.
2. The lawn areas were recently planted (by seed) and there is damage to those areas
because of pedestrians, bicycles and vehicles. The lawn areas when planted were
staked and roped off, but theft of the staking and ropes left a majority of the area
unprotected. It will be necessary for ARCO to restore these areas with some
regrading and reseeding.
We would appreciate that the landscaping be restored in these areas at your earliest
convenience in order to comply with code requirements.
If you have any questions regarding this matter, please feel free to,contact me at this office
at 235-2550.
Sincerely,
Jerry F. Lind
Land Use Inspector
arco
JFL:sr
•
�$ o CITY OF ItENTON
•�1 BUILDING & ZONING DEPARTMENT
Earl Clymer, Mayor Ronald G. Nelson, Director
MEMORANDUM
DATE: April 15, 1988
TO: - File
FROM: OrbJerry Lind, Land Use Inspector
SUBJECT: Atlantic Richfield Company-AM/Pill Mini Marl
File # d-I3582
I made an inspection today of the above referenced project to check landscaping
compliance with the approved plans. Basically, the landscaping has been installed, but
clue to problems associated with theft and vandalism, ARCO and the contractor will have
• to make arrangements to see that all landscaping is restored and maintained. Some of
the problems noted were:
In the area near the residential to the «-cst and northwest, there are two 5-gallon
size photinia shrubs missing, three 1-gallon size california myrtle shrubs missing,
and seventeen rockrose 1-gallon size shrubs missing.
2. The lawn areas were recently planted (by seed) and there is damage because of
pedestrians, bicycles and vehicles. The lawn areas when planted were staked and
roped oil, but theft of the staking and ropes have left a majority of the lawn
area unprotected. It will be necessary for ARCO to restore these areas with
some regrading and seeding.
3. An illegal portable advertising sign was located in the northern planter and I had
the assistant manager of the store remove the sign as it was also damaging to the
establishing landscaping.
4. As part of my inspection today, I took seven polaroid photographs of the project
that illustrate landscaping installed.
•
•
200 Mill Avenue South - Renton, Washington 98055 - (206) 235-2540
LANDSCAPE PLAN LANDSCAPE NOTES
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September 19. 1988 Renton City Council Minute.- Page 271
CORRESPONDENCE Letter was read from Darlene Lang, Good Shepherd of Washington, 4751 S.
Rezone: Good Shepherd 172nd Place, Seattle, requesting waiver of water and sewer connection costs
Group Home, NE 19th in the total amount of $4,030.32 to serve the Good Shepherd group home at
Street, R-010-88, NE 19th Street and Shelton Avenue NE. The letter advised that significant
Request for Waiver additional costs have been imposed on this project during the development
process not covered by HUD 202 funds. MOVED BY MATHEWS,
SECONDED BY TRIMM, COUNCIL REFER THIS MATTER TO
UTILITIES COMMITTEE FOR RECOMMENDATION. CARRIED.
Councilman Stredicke requested a report reflecting amount of funds the City
of Renton is contributing or waiving for the two Good Shepherd sites.
Latecomer Agreement: Letter was read from James and Thelma Budd, 1402 N. 36th Street, Renton,
Budd, N. 36th Street requesting latecomer agreement for adjacent properties and City of Renton to
share in cost of 8-inch water main installed to serve Tract No. 36, C.D.
Hillman's Lake Washington Garden of Eden Division #2, at N. 36th Street
between Meadow Avenue N. and Park Avenue N. MOVED BY KEOLKER-
WHEELER, SECONDED BY REED, COUNCIL REFER THIS MATTER TO
UTILITIES COMMITTEE. CARRIED.
Citizen Comment: Letter signed by 15 employees at 5th and Park was read citing incident on
Protection of Wildlife 9/12/88, in which employees tried to help young deer wandering in the area,
and felt situation was mishandled by police officers in a vehicle who chased
the deer into an adjacent building under construction where it fell to its
death. The letter requested that the City change its current policy concerning
wild deer and other animals that roam into this jurisdiction. MOVED BY
KEOLKER-WHEELER, SECONDED BY REED, COUNCIL REFER THIS
MATTER TO THE ADMINISTRATION TO DEVELOP POLICY AND
REPORT BACK TO COUNCIL. Mayor Clymer read letter.from Police
Chief Alan Wallis indicating that the officers had declined the help of
bystanders and preferred instead to let the animal mellow out since it
exhibited symptoms of stress. The deer then ran around the parking garage
where she fell from an upper story. Council members expressed concern
regarding the incident and requested that a policy be developed to return
wildlife to its natural environment without harm. CARRIED.
Appeal: Good Shepherd Correspondence was read from Clara Mayes, 1056 Olympia Avenue NE,
Group Home Rezone, R- Renton, opposing rezone to R-1 for property located on Olympia Avenue NE
015-88 proposed for development of group home. MOVED BY KEOLKER-
WHEELER, SECONDED BY HUGHES, COUNCIL REFER LETTER TO
OFFICIAL FILE, R-015-88. CARRIED.
Rezone: E & H Correspondence was read from Mr. & Mrs. Roger Paquette, 328 Garden N.,
Properties, R-016-87, Renton, commending the City for relieving traffic congestion in residential
Traffic Revisions area by implementing right turn traffic revision at Garden Avenue and 4th
North.
OLD BUSINESS Councilman Stredicke asked staff to review conditions of restrictive covenants
Appeal: ARCO requiring mature landscaping at site of Arco Mini-Mart on NE 4th and
Conditional Use Permit, Jefferson Avenue NE just west of Renton Vo-Tec, and advised that
CU-116-86, Landscaping numerous small shrubs and five of the largest trees are dead. He supported
Violations authorizing city officials to stop the business from operating on the site since
landscaping plans as presented to Council on review of the applicant's appeal
have not been carried through. Mayor Clymer indicated that a letter will be
sent to the applicant.
Transportation Transportation Committee Vice-Chairman Trimm presented a report
Committee regarding the installation of the barrier striping on N. 3rd from Factory
Citizen Committee: North Avenue N. to Houser Way N. After presentation from the Public Works
Renton Citizens Advisory Department and input from the North Renton Citizens' Committee, the
Committee, N. 3rd Transportation Committee voted to recommend concurrence in the staff
Striping recommendation that the barrier striping not be installed in the north lane on
N. 3rd from Factory Avenue N. to Houser Avenue N. MOVED BY TRIMM,
SECONDED BY STREDICKE, COUNCIL CONCUR IN THE COMMITTEE
REPORT. CARRIED.
ORDINANCES AND RESOLUTIONS
Ways and Means Ways and Means Committee Chairman Stredicke presented a report
Committee recommending the following ordinance for second and final reading:
REQUEST FOR FILING
TO: King County Department of Records and Elections
FROM: City of Renton
City Clerk' s Office
200 Mill Ave. S.
Renton, WA 98055
RECORDING NO. DOCUMENT FEE
880923 C/ 4/ 3 Easement-Southgate Office Plaza Limited Partnership-
W-882-#40-88-A-U. Eng.-Arlene * •
880923 O/ / V Easement-Gerald D. Cavenee & Patricia-S-237-#43 & 44-
B-88-U. Eng.-Arlene *
880923 O/ (S Easement-Winmar Pacific, Inc.-W-519-#57-88-B-U. Eng.-
Arlene *
880923 O f ti k Easement-The Boeing Co.-Land in Sec. 8, T 23N R 5E-
Des. Eng.-Bob Bray-Acct. #000/000/15.532.20.49.14
880923 0 / cf 7 Temp Water Service Agrmt-Michael & Carolyn Hudson-
#43-C-88-U. Eng.-Arlene *
880923 d n 4d Sewer Grade Release-Micheal Hudson-#43-D-88-U. Eng.-
Arlene *
880923 Q Ai �j Dual Side Sewer-Robert L. Undsderfer-#54-88-A-U. Eng.-
/ Arlene *
A
880923 d /c--0 Dual Side Sewer-Rovert L. Undsderfer-#54-88-B-U. Eng.-
Arlene *
880923 b/E-7 Sanitary Sewer Extension Agreement-Kenneth * LaVelle
Swanigan-#56-88-U. Eng.-Arlene *
880923 D/S a Bill of Sale-Winmar Pacific, Inc.-W0-519-#57-88-A-
U. Eng.-Arlene *
880923 D /••Sj Bill of Sale-METRO-W=749=#55-88-U. Eng.-Arlene *
880923 O /yS'-4L Bill of Sale-Southgate Office Plaza-#40-88-B-U. Eng.-
Arlene *
880923 d / 5'•5 Partial Satisfaction of Latecomer's Lien-Droker, a 0- A
Sulman & Smouse-#53-88-U. Eng.-Arlene * (�`"''_ ,
880923 d /-5-6 Covenant to Annex to the City-Calvin S. Cole dba
�y Individual Home Bldr's.-#52-88-U. Eng.-Arlene *
880923 O /5 7 Restrictive Covenants-Arco-CU-116-86-C. Clerk @ •
880923 D / 6-g Contract .Rezone-Public Hospital Dist. #1(Valley Med.
Center)-R-088-86-C. Clerk @
Charge all asterisk * documents to_U. Engineering-Arlene Haight
Account #401/000/15.538.10.49. 14
Charge all @ documents to0 City Clerk Account #
000/000/04.514.30.49. 14
Signed by: �7
Recor s and Elections Cdshier
c. 0
CITY F RENTON
"ELL POLICY DEVELOPMENT DEPARTMENT
Earl Clymer, Mayor
MEMORANDUM
DATE: September 26, 1988
TO: Richard Stredicke, City Councilman
FROM: Larry Springer, Planning Manager
SUBJECT: ARCO AM/PM Mini-Mart - Landscaping
2900 South 3rd Street
Conditional Use permit No. CU-116-86
Building Permit No. B-13582
Pursuant to your request, the Planning Division submits the following status report
regarding landscaping for the above referenced project:
1. During the spring of 1988, landscaping for the mini-mart was installed and
completed per the approved plans submitted for the conditional use permit and
building permit.
2. Shortly thereafter, an inspection was made by the Building and Zoning
Department on April 15, 1988 which noted that some of the landscaping was
missing (due to theft and vandalism) and that some of the landscaping was in a
damaged state and in need of repair (see attached memorandum). A faulty
irrigation system contributed to these problems and this information was verbally
given to Barghausen Consulting Engineers, the developers, for compliance.
3. On May 10, 1988, a follow-up letter from the Building and Zoning Department
was written to ARCO addressing these problems which still had not been totally
resolved (see attached letter dated May 10, 1988).
4. On June 27, 1988, a letter was received from Barghausen Consulting Engineers
Inc. in response to our May 10, 1988 correction letter stating that the dead plant
material would be replaced in a timely manner and that-lawn areas would be
reseeded where necessary and the irrigation system would be corrected (see
attached letter dated June 27, 1988).
200 Mill Avenue South - Renton, Washington 98055 - (206)235-2552
Richard Stredicke
City Councilman
September 26, 1988
Page 2
5. During the summer of 1988, the lawn areas were reseeded and new plants were
installed where needed. During the summer months as well, some of the larger
plants started to show stress (pine trees) and they are not expected to survive.
The contractor noted that a high mortality could be expected by the installation
of large plant materials.
6. Jerry Lind of the Planning Division staff has since been in contact with the
Landscape Architect of Barghausen Consulting Engineers, Inc. and has been
informed the project is still under warrantee and that the contractor, Doug
\Vieks, plans on replacing all dead/dying plant materials when the weather
permits. The large pine trees are not available in the nurseries until after the
first big frost occurs (the dormant season) and the pines will be immediately
planted at that time. The Planning division will be informed when this
replacement is to occur.
The underground irrigation system is still not properly working to give adequate
coverage over the site. Apparently, a loss of 15 pounds of pressure cannot be
accounted for and this has affected the watering coverage of the site. The
contractors are working with the Rainbird Company (manufacturer of the
irrigation system) to get this corrected once and for all.
7. In respect to the size of plant materials utilized for the landscaping, the plants
installed were to the size or larger than specified by both the site plan approval
and the building permit. The landscaping does seem smaller in size than what
was illustrated by the model, but the model provided a view of what the
landscaping would appear like at maturity, and not at the actual planting time.
The plant sizes used are an acceptable size used by the landscaping industry for
what is available and are sizes that transplant to the maximum success rate.
The Planning Division, of the new Department of Community Development, will
continue to monitor the site and also work with ARCO and Barghausen Engineers to see
that this project is maintained to an acceptable level as required by the conditional use
permit and by the landscaping maintenance section of the zoning code. If the Council
has further questions/comments they wish to offer regarding this project, our staff will
be pleased to assist further with this matter.
LS:JFL
Attachments
BARGHAUSEN ,ONSULTING ENGIRs, INC.
"Land Planning, Survey, and Design Specialists"
June 27, 1988 • •l1
•
1: 11 ►�I'� r r 1 11 ,i
7!'r\1r'•1" 1;r r.
Mr. Jerry Lind, Land Use Inspector •
City cf Renton, City, 11211
200 Mill Avenue South
Renton, WA 98055
RE: Landscape Corrections at the New ARCO Ai\I/PM Mini-Market Facility at
Northeast 3rd Street and Northeast 4th Street at Jefferson Avenue N.E.,
Renton, Washington
ARCO FAC No. 5362/Our Job No. 1964
Dear Jerry: •
Pursuant to your site inspection and conditional letter of approval dated May
10, 1988, regarding the landscape for the above-referenced facility, I have just received
verbal confirmation from Mr. Chuck Ilutchens, Field Engineer for ARCO Petroleum
Products Company; The landscape contractor has been authorized to proceed with the
requested landscape restoration, repairs, and replacement of stolen and vandalized plant
materials.
Also, the landscape contractor has indiated that several dead plants will be
replaced in a timely manner. Please note that a high mortality can be expected from the
large plant material installed at this AM/PM store.
ARCO Petroleum Products Company has also authorized this. office to make any
necessary corrections to reseeding and possible additional irrigation needs. Fluctuating
• water pressure in this.area of the city may have affected the performance of the
sprinklers. However, we feel that the poor response of the seed lawn was due, in most
part, to heavy rainfall immediately after the first hydroseed operation that washed out
much of the seed. Satisfactory germination should be possible with reseeding of the
entire turf area. We are presently reviewing the possible correction to the irrigation •
system if pressure fluctuations pose a problem with the designed system operation.
Regarding the pedestrian barriers as installed at the east end of the site at
the City's request, this office feels they are not necessary and presently pose a hazard.
The stake materials used are not readily visible, are too low, and are hazardous enough
to pose a potential danger to the public. Therefore, we are requesting that the barriers
be removed immediately.
•
,;rr
Home Office: 18215 72nd Avenue South • Kent, Washington 980.32 e (206) 25'-8222
arrnrnnrlli, fflfflrn• ?1 14 A At,r,iir', c^,lirnr, .. • ;".
•
Mr. Jerry Lind, Land Use Inspector
City of Renton June 27, 1988
-2-
We appreciate your concern and patience regarding the landscape repairs.
ARCO Petroleum Products Company is also proud of this facility and looks to it as a
model within it's system of mini-markets. The system operators and landscape contractor
are very conscientious individuals and want this market to be a presentation to the com-
munity. It is unfortunate that a few who have defaced the site do not respect those
efforts to make this location a showplace.
If I can be of further assistance, please call.
Sincerely,
r/
Bruce McCrory
Planner
BM/kf
C358.56
cc: Mr. Ron Knutson.,ARCO Petroleum Products Company (with 5/10/88 letter)
Mr. John Yada, ARCO Petroleum Products Company (with 5/1'0/88 letter)
Mr. flank Shcetz, ARCO Petroleum Products Company (with 5/10/88 letter)
Mr. Walter ] ubandt, ARCO Petroleum Products Company (with 5/10/88 letter)
Mr. Chuck llutchens, ARCO Petroleum Products Company (with 5/10/88 letter)
Mr. Del Lovell, Joe Hall Construction
Mr. Will Wolfert, Barghausen Consulting Engineers, Inc.
Mr. Jay Grubb, Barghausen Consulting Engineers, Inc.
•
•
•
•
�i , CITY OF RENTON
^ • BUILDING & ZONING DEPARTMENT
—' Ronald G. Nelson, Director
• Earl Clymer, Mayor
May 10, 1988 .
•
ARCO Petroleum Products Company
6625 South 190th Street
Suite #102
Kent, Washington 98032
Subject: Atlantic Richfield Company-AM/PM Mini Mart
2900 South 3rd Street, Renton, Washington
Conditional Use Permit No. CU-116-86
Building Permit No. B-13582
Gentlemen:
The Renton Building and Zoning Department has made a landscape inspection as a follow
up to the above referenced building permit. This inspection noted that landscaping in the
following areas will need to be either replaced or restored in order to comply with both the
building permit and conditional use permit granted for this project. Those areas needing
correction are as follows:
1. In the area near the residential to the west and northwest, there are two 5-gallon size
photinia shrubs missing, three 1-gallon size California myrtle shrubs missing, and
seventeen 1-gallon size rockrose shrubs missing. These shrubs will need to be
replaced in order to maintain the screening required of the service station.
2. The Iawn areas were recently planted (by seed) and there is damage to those areas
because of pedestrians, bicycles and vehicles. The lawn areas when planted were
staked and roped off, but theft of the staking and ropes left a majority of the area
unprotected. It will be necessary for ARCO to restore these areas with some
regrading and reseeding.
We would appreciate that the landscaping be restored in these areas at your earliest
convenience in order to comply with code requirements.
If you have any questions regarding this matter, please feel free to.contact me at this office
at 235-2550.
Sincerely, •
i \.)V-AAd"tT..LA/nC1------ ,
' Jerry F. Lind •
Land Use Inspector
arco
JFL:sr
-,on Lllll \ ,,I
•
•
;i CITY C _ ItENTON
BUILDING & ZONING DEPARTMENT
Earl Clymer, Mayor Ronald G. Nelson, Director '
•
•
MEMORANDUM •
•
DATE: April 15, 1988
TO: •
\\ file
FROM: 01.1,.% Jerry Lind, Land Use Inspector
SUBJECT: Atlantic Richfield Company-Ai1f/Pi f Mini Mart
File # d-I3582
I made an inspection today of the above referenced project to check landscaping
compliance with the approved glans. Basically, the landscaping has been installed, but
due to problems associated w4th theft and vandalism, ARCO and the contractor will have
to make arrangements to see that all landscaping is restored and maintained. Some of
the problems noted were:
1. In the area near the residential' to the west and northwest, there arc two 5-gallon
size photinia shrubs missing, three I-gallon size california myrtle shrubs missing,
and seventeen rockrosc I-gallon size shrubs missing.
2. The lawn areas were recently planted (by seed) and there is damage because of
pedestrians, bicycles and vehicles. The lawn areas when planted were staked and
roped off, but theft of the staking and ropes have left a majority of the lawn
area unprotected. It will be necessary for ARCO to restore these areas with
some regrading and seeding.
3. An illegal portable advertising sign was located in the northern planter and I had
the assistant manager of the store remove the sign as it was also damaging to the
establishing landscaping.
4. As part of my inspection today, I took seven polaroid photographs of the project
that illustrate landscaping installed.
•
200 Mill Avenue South - Renton, Washington 98055 - (206) 235-2540
. .
. .
LANDSCAPE PLAN LANDSCAPE NOTES
NE 4th STREET
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BARGHAUSEN CONSULTING ENGINEERS, INC.
"Land Planning, Survey, and Design Specialists"
CITY O = .RENTON
IL:, y
• June 27, 1988 ,f '�
Mr. Jerry Lind, Land Use Inspector
City of Renton, City Hall
200 Mill Avenue South
Renton, WA 98055
RE: Landscape Corrections at the New ARCO AM/PM Mini-Market Facility at
Northeast 3rd Street and Northeast 4th Street at Jefferson Avenue N.E.,
Renton, Washington
ARCO FAC No. 5362/Our Job No. 1964
Dear Jerry:
Pursuant to your site inspection and conditional letter of approval dated May
10, 1988, regarding the landscape for the above-referenced facility, I have just received
verbal confirmation from Mr. Chuck Hutchens, Field Engineer for ARCO Petroleum
Products Company. The landscape contractor has been authorized to proceed with the
requested landscape restoration, repairs, and replacement of stolen and vandalized plant
materials.
Also, the landscape contractor has indiated that several dead plants will be
replaced in a timely manner. Please note that a high mortality can be expected from the
large plant material installed at this AM/PM store.
ARCO Petroleum Products Company has also authorized this office to make any
necessary corrections to reseeding and possible additional irrigation needs. Fluctuating
water pressure in this area of the city may have affected the performance of the
sprinklers. However, we feel that the poor response of the seed lawn was due, in most
part, to heavy rainfall immediately after the first hydroseed operation that washed out
much of the seed. Satisfactory germination should be possible with reseeding of the
entire turf area. We are presently reviewing the possible correction to the irrigation
system if pressure fluctuations pose a problem with the designed system operation.
Regarding the pedestrian barriers as installed at the east end of the site at
the City's request, this office feels they are not necessary and presently pose a hazard.
The stake materials used are not readily visible, are too low, and are hazardous enough
to pose a potential danger to the public. Therefore, we are requesting that the barriers
be removed immediately.
Home Office: 18215 72nd Avenue South • Kent, Washington 98032 • (206) 251-6222
Sacramento Office: 3134-A Auburn Blvd., • Sacramento, California 95821 • (916)484-1212
t F •
• �s , CITY OF R, ENTON .
kiax "r,`; BUILDING & ZONING DEPARTMENT
— a, fit.,.
Earl Clymer, Mayor Ronald G. Nelson, Director
May 10, 1988
--1
. MAY (1(2 .988
ARCO Petroleum Products Company .
6625 South 190th Street •
Suite #102 . •
• Kent, Washington 98032 . -?"rt , A,
Subject: Atlantic Richfield Company-A110/Prli Mini Mart
2900 South 3rd Street. Renton„ if ash.n /l(...%
Conditional Use Permit No, CU-116-85 -.• .
Building Permit No. B-13582
Gentlemen:
The Renton Building and Zoning Department has made a landscape inspection as a follow
up to the above referenced building permit. This inspection noted that landscaping in the
following areas will need to be either replaced or restored in order to comply with both the
building permit and conditional use .permit granted for this pioject. Those. ,u-cas nc,!diing.
correction are as follows:
I . In the area near the residential to the west and northwest, there are two 5-gallon size
photinia shrubs missing, three 1-gallon size California myrtle shrubs missing, and
seventeen 1-gallon size rockrose shrubs missing. These shrubs will need to be
• replaced in order to maintain the screening required of the service station.
2. The lawn areas were recently planted (by seed) and there is damage to those areas
because of' pedestrians, bicycles and vehicles. The lawn areas when planted were
staked and roped off, but theft of the staking and ropes left a majority of the area
unprotected. It will be necessary for ARCO to restore these areas with some
regrading and reseeding.
we would appreciate thin the landscaping be restored in these. areas at your earliest
convenience in order to comply with code requirements.
•
If you have any questions regarding this matter, please feel free to contact roe at this office
at 235-2550. ,
Sincerely,
.terry F. Lind
Land Use Inspector
aiCO
JFL.:sr
Mr. Jerry Lind, Land Use Inspector
City of Renton June 27, 1988
-2-
We appreciate your concern and patience regarding the landscape repairs.
ARCO Petroleum Products Company is also proud of this facility and looks to it as a
model within it's system of mini-markets. The system operators and landscape contractor
are very conscientious individuals and want this market to be a presentation to the com-
munity. It is unfortunate that a few who have defaced the site do not respect those
efforts to make this location a showplace.
If I can be of further assistance, please call.
Sincerely,
Bruce McCrory
Planner
BM/kf
C358.56
cc: Mr. Ron Knutson, ARCO Petroleum Products Company (with 5/10/88 letter)
Mr. John Yada, ARCO Petroleum Products Company (with 5/10/88 letter)
Mr. Hank Sheetz, ARCO Petroleum Products Company (with 5/10/88 letter)
Mr. Walter Tubandt, ARCO Petroleum Products Company (with 5/10/88 letter)
Mr. Chuck Hutchens, ARCO Petroleum Products Company (with 5/10/88 letter)
Mr. Del Lovell, Joe Hall Construction
Mr. Will Wolfert, Barghausen Consulting Engineers, Inc.
Mr. Jay Grubb, Barghausen Consulting Engineers, Inc.
I
„ C CITY OF RENTON
..IL BUILDING & ZONING DEPARTMENT
Earl Clymer, Mayor Ronald G. Nelson, Director
May 10, 1988
ARCO Petroleum Products Company
6625 South 190th Street
Suite #102
Kent, Washington 98032
Subject: Atlantic Richfield Company-AM/PM Mini Mart
2900 South 3rd Street, Renton, Washington
Conditional Use Permit No. CU-116-85
Building Permit No. B-13582
Gentlemen:
The Renton Building and Zoning Department has made a landscape inspection as a follow
up to the above referenced building permit. This inspection noted that landscaping in the
following areas will need to be either replaced or restored in order to comply with both the
building permit and conditional use permit granted for this project. Those areas needing
correction are as follows:
1. In the area near the residential to the west and northwest, there are two 5-gallon size
photinia shrubs missing, three 1-gallon size California myrtle shrubs missing, and
seventeen 1-gallon size rockrose shrubs missing. These shrubs will need to be
replaced in order to maintain the screening required of the service station.
2. The lawn areas were recently planted (by seed) and there is damage to those areas
because of pedestrians, bicycles and vehicles. The lawn areas when planted were
staked and roped off, but theft of the staking and ropes left a majority of the area
unprotected. It will be necessary for ARCO to restore these areas with some
regrading and reseeding.
We would appreciate that the landscaping be restored in these areas at your earliest
convenience in order to comply with code requirements.
If you have any questions regarding this matter, please feel free to contact me at this office
at 235-2550.
Sincerely,
\)4eAA_AtV,
Jerry F. Lind
Land Use Inspector
arco
JFL:sr
200 Mill Avenue South - Renton, Washington 98055 - (206) 235-2540
ARCO Petroleum Pro s Company
7901 168th Avenue N.E. AiL
Suite n7
Redmond,
OrRd Washington 98052
Telephone 206 881 2113
Walter C. Tubandt
Manager
Site Acquisition
May 16, 1988
City of Renton
Finance Department
200 Mill Ave. South
Renton, WA 98055
Attn: Maxine E. Motor, CMC
City Clerk
Re: Appeal of ARCO Conditional Use Permit CU-116-86
N.E. 3rd Street and Jefferson Ave. N.E.
Dear Ms. Motor:
Enclosed are the Restrictive Covenants for the above
subject Conditional Use Permit which have been executed
by Atlantic Richfield Company. You requested these
documents from Mr. Larry J. Smith, attorney for ARCO, in
your letter of March 16, 1988.
Thank you for your assistance in this matter. If there
are any questions, please call.
Your truly,
Oc://f-24A
W ter C. Tubandt
Manager, Site Acquisition
WCT/tm
Enclosure
cc: Larry J. Smith CITYOFFMITON,
NAY !e1 .
kr UITY CLEWS OFFIC-E1 [
e.,lt M(� t:- ►_ 1 . P,
76-v y e_ epeept
Az6-
ARCO Petroleum Products Company is a Division of AtlanticRichfieldCompany
RESTRICTIVE COVENANTS
1. ARCO will install their state-of-the-art
fiberglass, underground secondary containment fuel storage
system, which includes electronic monitoring of the spaces
between the interior and exterior walls of the tanks and the
piping . The final design shall be reviewed by the City of
Renton' s consultant, CH2M Hill , and shall include any
reasonable modifications suggested by said consultant.
2. ARCO agrees to remove the entire underground
system if the gasoline sales operation is terminated or is
discontinued for more than twelve consecutive months. ARCO
agrees to be legally and economically responsible for said
removal, and failure to do so shall entitle the City, upon
reasonable notice of at least thirty days, to enter on the
property and remove said underground system in any
reasonable and necessary manner at the sole expense of ARCO.
All costs incurred by the City, including indirect costs and
interest associated with such a removal , shall be reimbursed
to the City by ARCO upon demand . Reimbursement shall be
secured by a lien against the property , and the City shall
be held harmless by ARCO from any damages or liability with
respect to the removal. In addition, any incidental but
reasonably anticipated costs of removal such as the costs of
closure or interference 'with current on-site operations,
shall be solely the responsibility of ARCO.
3 . ARCO shall complete the City approved street
improvement plan for 3rd Avenue N.E. prior to occupancy.
4 . ARCO will not permit the installation and/or use
of video games, pinball machines or other such entertainment
devices on the premises. ARCO will not use outside
loudspeakers at this facility, except as such speakers are
required for emergency and/or safety related communications.
5 . ARCO has illustrated its intentions regarding
landscaping by presenting detailed site plans, as well as
displaying a scale model of the facility. Any vegetative
buffering , including trees and shrubs which provide a line
of sight buffer from current residences to the north of the
site, will be initially placed on the site in the
approximate size depicted on those plans and/or on the
model , which ever depiction involves the most extensive
buffering. The vegetation referenced above will be
maintained on the site . This covenant is for the specific
benefit of the City of Renton and is enforceable solely by
the City of Renton.
6 . ARCO agrees that no portion of this site, which
consists of three separate lots, will be sold, nor will the
physical : layout of the site , as depicted upon the scale
model , be substantially altered, unless such sale or
alteration is approved by the City of Renton. Such approval
shall not be unreasonably withheld and if denied , shall be
based upon evidence presented to the Council indicating that.
such a sale or alteration has specific detrimental effects
upon the site or upon _the surrounding neighborhood.
7 . The Covenants identified herein shall run with the
land, which is legally described as follows:
See Exhibit "A" attached hereto and incorporated
by reference as if fully set forth.
Said Covenants identified herein are for the specific
benefit of the City of Renton and are enforceable solely by
the City of Renton.
8. The parties herein agree that the Covenants
identified herein shall be binding on all grantees , heirs
and assigns.
9. In the event any paragraph herein is determined to
be unenforceable, for any reason, that shall not affect the
enforceability of the remaining provisions herein.
May 11th.
Dated: MarAh , 1988 .
ATLANTIC RICHFIELD COMPANY
a Delaware corporation�
By '•J-• ., ' )',,``_ a9[ 3,-a.,,, 9_(k. �ZJ
Byes ant V7 Ti VentY
Assistant Secretary
�TATR n.P GWAQP_TNG!PC)RT 1 — -
CAT. NO. NN00737
TO 1945 CA(7-82) TITLE INSURANCE
(Corporation) AND TRUST
ATCOR COMPANY
STATE OF CALIFORNIA fence
COUNTY OF LOS ANGELES } SS'
• On May 11, 1988 before me, the undersigned, a Notary Public in and for were
said State, personally appeared S. L. McDonald .t a s
personally known to me or proved to me on the basis ,
hi of satisfactory evidence to be the person who executed free
il the within instrument as the Assistant Vice
x President,and Barbara M. Hinds _ Doses
Wi personally known to me or - " " OFFICIAL SR•nL
< proved to me on the basis of satisfactory evidence to be I ��.
a the person who executed the within instrument as the ( � BETTY JO BAKER
�:
Assistant Secretar of the Corporation { NOTARY PUBLIC-CALIFORNIA
''"`. LOS ANGELES COUNTY
that executed the within instrument and acknowledged �Pl My comm. expires DEC 23, 19s8
_ to me that such corporation executed the within instru- _ __ _ -- __—
ment pursuant to its by-laws or a resolution of its V :he
board of directors.
WITNESS my hand and official se 1.
Signature 4 /'� W'�"" (This area for official notarial seal)
0
-. 4(.61(b
• i J
Received
Larry J. Sm
%0 CITY OF RENTON
FINANCE DEPARTMENT
Earl 'Clymer, Mayor Maxine E. Motor, City Clerk
I
March 16, 1988
Mr. Larry J. Smith
1301 5th Avenue, Suite 3400
Seattle, Washington 98101
Subject: Appeal of ARCO Conditional Use Permit CU-116-86
NE 3rd Street and Jefferson Avenue NE
Dear Mr. Smith:
Please obtain signatures of the Atlantic Richfield Company
officials on the enclosed Restrictive Covenants for ARCO
Conditional Use Permit CU-116-86 and return the covenants to
this office for recording with the King County Records
office.
Also enclosed is excerpt of Renton City Council minutes of
August 10, 1987 at which time you appeared before the City
Council requesting approval of the restrictive covenants.
If you have further questions please feel free to contact
this office.
Yours truly, •
CITY OF RENTON
Maxine E. Motor , CMC
City Clerk
Enclosures (2)
cc: Lawrence Warren, City Attorney
cc: Atlantic Richfield Company
7901 168th Avenue NE, Suite 107
Redmond, WA 98052
I `
• 200 Mill Avenue South - Renton, Washington 98055 - (206) 235-2501
. _
RENTON CITY COUNCIL
Regular Meeting
August 10, 1987 Municipal Building
Monday, 8:00 p.m. Council Chambers
MINUTES
CALL TO ORDER Mayor Barbara Y. Shinpoch led the Pledge of Allegiance to the flag and
t called the meeting of the Renton City Council to order.
ROLL CALL OF THOMAS W. TRIMM, Council President; NANCY L. MATHEWS, JOHN W.
COUNCIL MEMBERS REED, RICHARD M. STREDICKE, KATHY A. KEOLKER, ROBERT J.
HUGHES, EARL CLYMER.
CITY STAFF IN BARBARA Y. SHINPOCH, Mayor; LAWRENCE J. WARREN, City
ATTENDANCE Attorney; MICHAEL W. PARNESS, Administrative Assistant; MAXINE E.
MOTOR, City Clerk; LT. MICHAEL MAGULA, Police Department.
PRESS Phil Emanuel, Valley Daily News
APPROVAL OF MOVED BY TRIMM, SECONDED BY MATHEWS, COUNCIL APPROVE
COUNCIL MINUTES THE COUNCIL MINUTES OF AUGUST 3, 1987, WITH THE
CORRECTION ON PAGE 245 THAT THE SITE INSPECTION OF
VICTORIA HILLS PHASE II, FPUD 042-85, TOOK PLACE ON FRIDAY,
AUGUST 7, 1987, RATHER THAN THURSDAY, AUGUST 6, 1987.,
CARRIED.
AUDIENCE COMMENT Larry Smith, 1301 5th Avenue, Seattle, requested Council approval of
Appeal: Atlantic restrictive covenants required by the City Council at the June 15, 1987
Richfield Company Council Meeting for the Appeal of Hearing Examiner's decision on Atlantic
Conditional Use Permit, Richfield Company Conditional Use Permit CU-116-86. Mr. Smith reported
CU-116-86 working with City Attorney Lawrence Warren to draft covenants binding
Atlantic Richfield Company to all requirements outlined in the Conditional
Use Permit and the Environmental Review Committee's (ERC)
recommendations.
After reviewing the covenants that have been provided by the City Attorney,
Councilwoman Mathews reported the covenants meet the intent of the
Council action, and requested that the requirements of the Environmental
Review Committee (ERC) and of the Hearing Examiner at the April 14, 1987
Hearing, be included as part of the record. City Attorney Warren responded
to Mayor Shinpoch's inquiry that covenants meet all requirements set forth by
Council.
In response to Councilman Stredicke's inquiry, City Attorney Warren
responded that the covenants are in effect in perpetuity, unless there is a
stated length of time in the covenants, or if Council should request a specific
change. MOVED BY STREDICKE, SECONDED BY CLYMER, THAT
COUNCIL ACCEPT THE RESTRICTIVE COVENANTS TO THE
ATLANTIC RICHFIELD COMPANY CONDITIONAL USE PERMIT,CU-
116-86, AS APPROVED BY THE CITY ATTORNEY. CARRIED
In response to Councilwoman Keolker's request for explanation of Item #6 of
the covenants, City Attorney Warren, explained that none of the separate lots
could be sold without Council approval.
In response to Councilwoman Keolker's inquiry, City Attorney Warren
advised that this proposal does meet both the current containment ordinance
and secondary containment ordinance requirements. MOTION BY
MATHEWS, SECONDED BY CLYMER, THAT ATLANTIC RICHFIELD
COMPANY CONDITIONAL USE PERMIT FILE CU-116-86, AND SITE
PLAN BE APPROVED.SUBJECT TO CONDITIONS STIPULATED AT THE
COUNCIL MEETING OF 6/15/87, THE HEARING EXAMINER'S
DECISION OF 4/14/87, THE ENVIRONMENTAL REVIEW COMMITTEE
REQUIREMENTS AND FILING OF SIGNED COVENANTS WITH THE
CITY OF RENTON. CARRIED.
•
�; 0. CITY OF RENTON
waLL BUILDING & ZONING DEPARTMENT
Earl Clymer, Mayor Ronald G. Nelson, Director
•
MEMORANDUM
•
DATE: April 15, 1988
TO: File
FROM: Jill Jerry Lind, Land Use Inspector
SUBJECT: Atlantic Richfield Company-AM/PM Mini Mart
File # B-13582
I made an inspection today of the above referenced project to check landscaping
compliance with the approved plans. Basically, the landscaping has been installed, but
due to problems associated with theft and vandalism, ARCO and the contractor will have
to make arrangements to see that all landscaping is restored and maintained. Some of
the problems noted were:
1. In the area near the residential to the west and northwest, there are two 5-gallon
size photinia shrubs missing, three 1-gallon size california myrtle shrubs missing,
and seventeen rockrose 1-gallon size shrubs missing.
2. The lawn areas were recently planted (by seed) and there is damage because of
pedestrians, bicycles and vehicles. The lawn areas when planted were staked and
roped off, but theft of the staking and ropes have left a majority of the lawn
area unprotected. It will be necessary for ARCO to restore these areas with
some regrading and seeding.
3. An illegal portable advertising sign was located in the northern planter and I had
the assistant manager of the store remove the sign as it was also damaging to the
establishing landscaping.
4. As part of my inspection today, I took seven polaroid photographs of the project
that illustrate landscaping installed.
200 Mill Avenue South - Renton, Washington 98055 - (206) 235-2540
0 1,0
CITY OF RENTON
salY'. ., FINANCE DEPARTMENT
Earl Clymer, Mayor Maxine E. Motor, City Clerk
March 16 , 1988
Mr . Larry J . Smith
1301 5th Avenue, Suite 3400
Seattle, Washington 98101
Subject : Appeal of ARCO Conditional Use Permit CU-116-86
NE 3rd Street and Jefferson Avenue NE
Dear Mr . Smith:
Please obtain signatures of the Atlantic Richfield Company
officials on the enclosed Restrictive Covenants for ARCO
Conditional Use Permit CU-116-86 and return the covenants to
this office for recording with the King County Records
office.
Also enclosed is excerpt of Renton City Council minutes of
August 10 , 1987 at which time you appeared before the City
Council requesting approval of the restrictive covenants .
If you have further questions please feel free to contact
this office.
Yours truly,
CITY OF RENTON
Maxine E . Motor , CMC
City Clerk
Enclosures (2)
cc: Lawrence Warren, City Attorney
cc : Atlantic Richfield Company
7901 168th Avenue NE, Suite 107
Redmond, WA 98052
200 Mill Avenue South - Renton, Washington 98055 - (206) 235-2501
•� CITY OF RENTON
o. 4)`� Lawrence J. Warren, City Attorney
Daniel Kellogg - David M. Dean-Mark E. Barber - Zanetta L. Fontes -Theodore R. Parry
Assistant City Attorneys
March 11, 1988
TO: Maxine E. Motor , City Clerk
FROM : Lawrence J. Warren, City Attorney
RE: Restrictive Covenants - Atlantic Richfield Company
Dear Maxine:
Enclosed please find the original of the Restrictive Covenats for
signature by ARCO.
Lawrence J. arren
LJW:nd
Encl.
cc: Mayor
N8. 20: 09
CITY 411: u orti
SIAR I T [
_ f C!EM om F. Til
Post Office Box 626 - 100 S 2nd Street - Renton, Washington 98057 - (206) 255-8678
RESTRICTIVE COVENANTS
1. ARCO will install their state-of-the-art
fiberglass, underground secondary containment fuel storage
system, which includes electronic monitoring of the spaces
between the interior and exterior walls of the tanks and the
piping. The final design shall be reviewed by the City of
Renton' s consultant, CH2M Hill , and shall include any
reasonable modifications suggested by said consultant.
2. ARCO agrees to remove the entire underground
system if the gasoline sales operation is terminated or is
discontinued for more than twelve consecutive months. ARCO
agrees to be legally and economically responsible for said
removal , and failure to do so shall entitle the City, upon
reasonable notice of at least thirty days, to enter on the
property and remove said underground system in any
rea.sonable and necessary manner at the sole expense of ARCO.
All costs incurred by the City, including indirect costs and
interest associated with such a removal , shall be reimbursed
to the City by ARCO upon demand. Reimbursement shall be
secured by a lien against the property , and the City shall
be held harmless by ARCO from any damages or liability: with
respect to the removal. In addition, any incidental but
reasonably anticipated costs of removal such as the costs of
closure or interference with current on-site operations,
shall be solely the responsibility of ARCO.
3. ARCO shall complete the City approved street
improvement plan for 3rd Avenue N.E. prior to occupancy.
4 . ARCO will not permit the installation and/or use
of video games, pinball machines or other such entertainment
devices on the premises. ARCO will not use outside
loudspeakers at this facility, except as such speakers are
required for emergency and/or safety related communications.
5 . ARCO has illustrated its intentions regarding
landscaping by presenting detailed site plans, as well as
displaying a scale model of the facility. Any vegetative
buffering , including trees and shrubs which provide a line .
of sight buffer from current residences to the north of the
site , will be initially placed on the site in the
approximate size depicted on those plans and/or on the
model, which ever depiction involves the most extensive
buffering. The vegetation referenced above will be
maintained on the site. This covenant is for the specific
benefit of the City of Renton and is enforceable solely by
the City of Renton.
6 . ARCO agrees that no portion of this site, which
consists of three separate lots, will be sold, nor will the
physical layout of the . site , as depicted upon the scale
model , be substantially altered, unless such sale or
-a
alteration is approved by the City of Renton. Such approval
shall not be unreasonably withheld and if denied , shall be
based upon evidence presented to the Council indicating that
such a sale or alteration has specific detrimental effects
upon the site or upon the surrounding neighborhood .
7 . The Covenants identified herein shall run with the
land , which is legally described as follows :
See Exhibit "A" attached hereto and incorporated
by reference as if fully set forth.
Said Covenants identified herein are for the specific
benefit of the City of Renton and are enforceable solely by
the City of Renton.
8 . The parties herein agree that the Covenants
identified herein shall be binding on all grantees, heirs
and assigns.
9 . In the event any paragraph herein is determined to
be unenforceable, for any reason, that shall not affect the
enforceability of the remaining provisions herein.
Dated: March , 1988 .
ATLANTIC RICHFIELD COMPANY
By
By
STATE OF WASHINGTON )
ss
COUNTY OF KING
I certify that I know or have satisfactory evidence
that and
signed this instrument, on oath stated that they were
authorized to execute the instrument and acknowledged it as
the and
respectively of Atlantic Richfield Company to be the free
and voluntary act of such party for the uses and purposes
mentioned in the instrument.
Dated: March , 1988 .
Notary Public in and for the
State of Washington
My appointment expires:
CITY: 5:10/3/11/88
April 11. 1988 Renton City Council Minutes Page 116
Vouchers Ways and Means Committee Chairman Stredicke presented a report
recommending approval of Vouchers 39719 through 40072 in the amount of
$1,366,163.72, having received departmental certification that
merchandise/services have been received or rendered; Vouchers 39726-39735
machine voided. MOVED BY STREDICKE, SECONDED BY HUGHES,
COUNCIL APPROVE THE VOUCHERS AS PRESENTED. CARRIED.
NEW BUSINESS Transportation Committee Vice-Chair Trimm presented a report indicating
Transportation that the Committee had met to hear a progress report on the North Renton
Committee Neighborhood Protection Program from staff and the North Renton Citizens
Citizen Committee: North Advisory Committee. The Transportation Committee recommended that
Renton Neighborhood North Renton Citizen's Advisory Committee and staff be directed to work on
Protection Program their proposal for an additional 30 days in order to work out differences
between the citizen and staff recommendations, and to provide Council with
sample designs of proposed diverters. MOVED BY TRIMM, SECONDED BY
STREDICKE, COUNCIL CONCUR IN THE COMMITTEE REPORT.
CARRIED.
treets: ARCO AMJPM Councilman Stredicke requested a staff report on the ARCO AM/PM Mini
Roadway Channel, NE Mart at NE 4th Street and Jefferson Avenue NE to determine if installed
4th Street landscaping complies with requirements stipulated by Council during appeal
hearing.
Executive Session MOVED BY MATHEWS, SECONDED BY HUGHES, COUNCIL CONVENE
INTO EXECUTIVE SESSION TO DISCUSS PROPERTY ACQUISITION.
CARRIED. Time: 7:45 p.m.
' ADJOURNMENT Council reconvened into regular session; roll was called; all members were
present. MOVED BY HUGHES, SECONDED BY STREDICKE, COUNCIL
ADJOURN. CARRIED. Time: 8:00 p.m.
MAXINE E. MOTOR, CMC, City Clerk
04/11/88 J
March 28. 1988 Renton City Council Minutes Pane 97
Rezone: Dalpay, $ An ordinance was read changing the zoning classification of property located
R-072-87 at 715 Sunset Boulevard NE from single family residential district (R-1) to
medium density multifamily district (R-3) for James Dalpay, R-072-87.
MOVED BY STREDICKE, SECONDED BY HUGHES, COUNCIL REFER
THIS ORDINANCE BACK TO COMMITTEE FOR ONE WEEK.
CARRIED.
Vouchers Ways and Means Committee Chairman Stredicke presented a report
recommending approval of Vouchers 39380 through 39718 in the amount of
$935,779.22, having received departmental certification that
merchandise/services have been received or rendered; Vouchers 39383,
39386-39393 machine voided. MOVED BY STREDICKE, SECONDED BY
HUGHES, COUNCIL APPROVE THE VOUCHERS AS PRESENTED.
CARRIED.
NEW BUSINESS Council President Keolker Wheeler announced that a joint meeting with City
Joint Meeting with of Tukwila has been set on Thursday, 4/28/88 at 7:30 p.m. at Tukwila City
Tukwila Hall to discuss joint transportation issues, Black River quarry, and Fire
District No. 1.
Streets: ARCO AM/PM Councilman Stredicke noted receipt of complaints from residents regarding
Roadway—Channel, NE roadway channeling on NE 4rd Street and Jefferson Avenue NE adjacent to
4th Street recently constructed ARCO AM/PM Mini Mart, west of Renton Vocational
Technical Institute.
Police: Animal Control Councilman Stredicke requested report from the Administration concerning
Staffing staffing for animal control by the Police Department, particularly on
weekends.
Executive Session MOVED BY MATHEWS, SECONDED BY KEOLKER WHEELER,
COUNCIL CONVENE INTO EXECUTIVE SESSION TO DISCUSS
PENDING LITIGATION. CARRIED. Time: 7:46 p.m.
ADJOURNMENT Council reconvened into regular session; roll was called; all members were
present. MOVED BY REED, SECONDED BY TRIMM, COUNCIL
ADJOURN. CARRIED. Time: 8:14 p.m.
MAXINE E. MOTOR, CMC, City Clerk
03/28/88
I .
RENTON CITY COUNCIL
Regular Meeting
August 10, 1987 Municipal Building
Monday,, 8:00 p.m. Council Chambers
- MINUTES
CALL TO ORDER Mayor Barbara Y. Shinpoch led the Pledge of Allegiance to the flag and
called the meeting of the Renton City Council to order.
ROLL CALL OF THOMAS W. TRIMM, Council President; NANCY L. MATHEWS, JOHN W.
COUNCIL MEMBERS REED, RICHARD M. STREDICKE, KATHY A. KEOLKER, ROBERT J.
HUGHES, EARL CLYMER.
CITY STAFF IN BARBARA Y. SHINPOCH, Mayor; LAWRENCE J. WARREN, City
ATTENDANCE Attorney; MICHAEL W. PARNESS, Administrative Assistant; MAXINE E.
MOTOR, City Clerk; LT. MICHAEL MAGULA, Police Department.
PRESS Phil Emanuel, Valley Daily News
I '
APPROVAL OF MOVED BY TRIMM, SECONDED BY MATHEWS, COUNCIL APPROVE
COUNCIL MINUTES THE COUNCIL MINUTES OF AUGUST 3, 1987, WITH THE
CORRECTION ON PAGE 245 THAT THE SITE INSPECTION OF
VICTORIA HILLS PHASE II, FPUD 042-85, TOOK PLACE ON FRIDAY,
AUGUST 7, 1987, RATHER THAN THURSDAY, AUGUST 6, 1987.
CARRIED.
' AUDIENCE COMMENT Larry Smith, 1301 5th Avenue, Seattle, requested Council approval of '
Appeal: Atlantic restrictive covenants required by the City Council at the June 15, 1987
Richfield Company Council Meeting for the Appeal of Hearing Examiner's decision on Atlantic
Conditional Use Permit, Richfield Company Conditional Use Permit CU-116-86. Mr. Smith reported
CU-116-86 working with City Attorney Lawrence Warren to draft covenants binding
Atlantic Richfield Company to all requirements outlined in the Conditional
Use Permit and the Environmental Review Committee's (ERC)
recommendations.
After reviewing the covenants that have been provided by the City Attorney,
(Councilwoman Mathews reported the covenants meet the intent of the
1 Council action, and requested that the requirements of the Environmental
Review Committee (ERC) and of the Hearing Examiner at the April 14, 1987
Hearing, be included as part of the record. City Attorney Warren responded
to Mayor Shinpoch's inquiry that covenants meet all requirements set forth by
Council.
l In response to Councilman Stredicke's inquiry, City Attorney Warren
responded that the covenants are in effect in•perpetuity, unless there is a
stated length of time in the covenants, or if Council should request a specific
(change. MOVED BY STREDICKE, SECONDED BY CLYMER, THAT
(COUNCIL ACCEPT THE RESTRICTIVE COVENANTS TO THE
1 ATLANTIC RICHFIELD COMPANY CONDITIONAL USE PERMIT, CU-
i 116-86, AS APPROVED BY THE CITY ATTORNEY. CARRIED
I �
'In response to Councilwoman Keolker's request for explanation of Item #6 of
the covenants, City Attorney Warren, explained that none of the separate lots
could be sold without Council approval.
In response to Councilwoman Keolker's inquiry, City Attorney Warren
advised that this proposal does meet both the current containment ordinance
and secondary containment ordinance requirements. MOTION BY
MATHEWS, SECONDED BY CLYMER, THAT ATLANTIC RICHFIELD
COMPANY CONDITIONAL USE PERMIT FILE CU-116-86, AND SITE
PLAN BE APPROVED SUBJECT TO CONDITIONS STIPULATED AT THE
COUNCIL MEETING OF 6/15/87, THE HEARING EXAMINER'S
DECISION OF 4/14/87, THE ENVIRONMENTAL REVIEW COMMITTEE
REQUIREMENTS AND FILING OF SIGNED COVENANTS WITH THE
CITY OF RENTON. CARRIED.
C� r CITY OF RENTON
"l _ FINANCE DEPARTMENT
Barbara Y. Shinpoch, Mayor Maxine E. Motor, City Clerk
June 19, 1987
Mr. Larry J. Smith
Attorney at Law
1301 5th Avenue, Suite 3400
Seattle, WA 98101
Re: Appeal filed by Atlantic Richfield Company (ARCO), File No. CU-116-86
Dear Mr. Smith:
At its regular meeting of June 15, 1987, the Renton City Council adopted the attached
minority report of the Planning and Development Committee, and directed the
Administration to work with the applicant to review and report to Council all mitigation
measures proposed for site development, including preparation of restrictive covenants to
assure retention of the eastern lot as a landscape buffer.
Please feel free to contact this office if further information is desired.
Sincerely,
CITY OF RENTON
i Ci�G���uJ
Maxine E. Motor, CMC
City Clerk
cc: Mayor Shinpoch
Council President Trimm
200 Mill Avenue South - Renton, Washington 98055 - (206) 235-2501
PLANNING AND DEVELOPMENT COMMITTEE
MINORITY COMMITTEE REPORT
JUNE 15, 1987
ARCO APPEAL - CU-116-86 (Referred 5/4/87)
The Planning and Development Committee met on May 21 , 1987 to consider the
appeal of Atlantic Richfield Company from the decision of the Land Use Hearing
Examiner dated April 14, 1987.
Applicant is seeking a conditional use permit and site plan approval . ARCO is
requesting a conditional use permit to allow gasoline pumps in a B-1 zone, as
well as a site plan approval to allow a 2400 square foot building consisting
of a 24-hour convenience store space. This site is to be located at the west
of the intersection of N.E 3rd Street and Jefferson Avenue.
Upon review of the materials submitted on appeal , and the decision of the
Hearing Examiner, the following minority report is submitted for Council
consideration.
Errors of fact or law, observed by this writer, follow:
FINDINGS
Finding No. 6: Site' s Northern Exit
At issue is nighttime headlight glare which would scan one single family home
when northbound traffic makes a right turn out of the site. Was there
testimony of Mr. Barghausen re impact on single family homes due to
headlights? The appellant suggests such testimony was disregarded by the
Hearing Examiner.
Finding No. 9: Landscape Buffer
At° issue is a lot which could be subdivided in the future and result in loss
of the curved driveway to the north and landscaping acting as a buffer. The
applicant proposed to covenant to replace lost landscaping so that buffering
would not be diminished.
Finding No. 10: Secondary Containment
The applicant has stipulated to comply with any containment requirements
recommended by CH2M Hill or City staff in order to protect the aquifer.
Finding No. 12: Illumination of the Store Front and Pump Island
At issue is the impact of light from the site on surrounding areas. The
Hearing Examiner considered testimony regarding light illumination at other
sites, not the subject site.
CONCLUSIONS
Conclusion No. 3: Landscape Buffering
See finding #9.
Conclusions No. 4 & 5: Community Need
There are sufficient arguments to demonstrate convenience. There was
testimony regarding marketing studies. Existing and future development as
recommended by the Comprehensive Plan (particularly to the south) may offer a
brisk business at this location. The risk should be the applicants' . By
itself, this is not reason enough to deny the request.
v 7 .
-2-
I 4
Conclusion No. 6: Site Access
To the North: See Finding No. 6.
To NE 3rd: The proposed traffic revisions agreed to by the applicant appear
to satisfy the city traffic department for design improvement to NE 3rd,
widening along frontage of property, installation of curbing for
de-acceleration lane and left-hand turns, with total cost borne by applicant.
Conclusion No. 7: Signage
The proposed site plan is oriented to the southeast, and away from residential
uses to the west and north. A 23' high sign placed along NE 3rd would replace
an existing billboard.
Conclusion No. 9: Impact on Adjacent Residential Uses
The orientation of the building, landscape buffering, setbacks on this and
adjoining apartment complex to the west, appear to provide protection required
of any potential development of this B-1: site. The undeveloped property to
the south and west of the subject site and south. of the apartment complex is
zoned L-1 , a more intensive use.
Conclusion No. 11 : Well Stream Protection
See Finding #10.
Conclusion No. 16: Other Uses of Site - Hearing Examiner Authority
If the Hearing Examiner does not have clear policy direction from the Council ,
it is his right and responsibility to make a decision based on all evidence
and his own personal judgment.
Conclusion No. 17: Landscape Buffer
(See Finding #9)
Conclusion No. 20: Overall Project Impact and Mitigation
1 ) The applicant has sufficiently mitigated potential impact of the Well
Field Protection Area.
2) The single family home to the north is adversely impacted.
3) The apartment complex is not adversely impacted.
4) There is not an over-abundance of gas stations in this area.
5) A 24-hour operation is not the best use of the site.
6) Impact can be mitigated.
There is wide judgmental discretion in this application for Site Plan approval
and Conditional Use Permit. While I don't totally agree with the Hearing
Examiner, I am not convinced a 24-hour ARCO AM/PM Mini Mart would be the best
use of this property. In my opinion, there are errors in findings of fact
which could allow the Council to overturn the Hearing Examiner decision. Of
themse v�es, they may not be sufficient to convince the majority of Council
that the decision to deny the request should be overturned. I do, however,
feel sufficient safeguards could be applied to permit the request.
`Y Lo
Nancy Mathew% pro tem for John Reed
0472L
RENTON CITY COUNCIL
Regular Meeting
June 15, 1987 Municipal Building
Monday, 8:00 p.m. Council Chambers
MINUTES
CALL TO ORDER Mayor Barbara Y. Shinpoch led the Pledge of Allegiance to the flag and
called the meeting of the Renton City Council to order.
ROLL CALL OF THOMAS W. TRIMM, Council President; NANCY L. MATHEWS, JOHN W.
COUNCIL MEMBERS REED, RICHARD M. STREDICKE, KATHY A. KEOLKER, ROBERT J.
HUGHES, EARL CLYMER.
CITY STAFF IN BARBARA Y. SHINPOCH, Mayor; LAWRENCE J. WARREN, City
ATTENDANCE Attorney; MICHAEL J. PARNESS, Administrative Assistant; MAXINE E.
MOTOR, City Clerk; DAN CLEMENTS, Finance Director; JOHN M.
McFARLAND, Personnel Director; CHIEF A. LEE WHEELER, Fire
Department; CAPTAIN JAMES BOURASA, Police Department.
APPROVAL OF MOVED BY TRIMM, SECONDED BY STREDICKE , COUNCIL APPROVE
COUNCIL MINUTES THE COUNCIL MINUTES OF JUNE 8, 1987, AS PRESENTED.
CARRIED.
PRESENTATION On behalf of the Municipal Arts Commission, member Ron Ringwood and
Municipal Arts Chairman Greg Parsons presented the art selection for the newly remodeled
Commission Selection of Library, funded by 1% for Arts. Kent fiber artist Kerstin Schweizer was
Art for Library chosen by a subcommittee of the Commission from a field of 50 artists to
illustrate the life cycle of the salmon in six weavings to be displayed on a
new wall on the downstream side of the library. Ms. Schweizer's credentials
include both BA and MBA degrees from the University of Washington, and
her exhibits are displayed at the Tacoma Arts Museum, Washington State
University, Henry Art Gallery, and the Smithsonian Institute. Mr. Ringwood
indicated that because of the unique location of the Library over the Cedar
River, the art theme was chosen in response to public interest in salmon
activity in that waterway. MOVED BY HUGHES, SECONDED BY
STREDICKE, COUNCIL CONCUR IN THE RECOMMENDATION OF THE
MUNICIPAL ARTS COMMISSION ON THE CHOICE OF THIS WEAVING
FOR THE LIBRARY. CARRIED.
AUDIENCE COMMENT Joan Walker, 1433 Monterey Avenue NE, Renton, commended the selection,
Citizen Comment: Walker noting that Ms. Schweizer is an accomplished master weaver who dyes and
- Library Art Selection spins her own yarn as well.
Advancement Requested Larry Smith, attorney, 1301 5th Avenue, #3400, Seattle, requested
advancement to Planning and Development Committee report regarding the
ARCO appeal. MOVED BY STREDICKE, SECONDED BY KEOLKER,
COUNCIL SUSPEND THE REGULAR ORDER OF BUSINESS AND
ADVANCE TO OLD BUSINESS, PLANNING AND DEVELOPMENT
COMMITTEE REPORT. CARRIED.
Planning and Planning and Development Committee Chairman Stredicke presented a
Development Committee majority report addressing the Atlantic Richfield Company (ARCO) appeal of
Majority Report the Hearing Examiner's decision to deny conditional use permit to allow
Appeal• Atlantic gasoline pumps in a B-1, Business, zone, associated with a 24-hour
,RichfildaCompan r convenience store proposed west of NE 3rd and Jefferson Avenue NE, File
�oniianal=LJse�@r�nit, No. CU-116-86. Upon review of materials submitted on appeal and the
CU-116-86 decision of the Hearing Examiner, it was the Committee's opinion that:there
was no substantial error of fact or law in the decision of the Hearing
Examiner. Therefore, the Committee concurred in the decision of the
Hearing Examiner and recommended that it be affirmed.
Planning and Planning and Development Committee member pro tempore Mathews
Development Committee (replacing member John Reed who could not attend committee meeting)
Minority Report presented a minority report outlining the following errors of fact or law in
Appeal: Atlantic the Hearing Examiner's report on the referenced matter:
Richfield Company
Conditional Use Permit,
CU-116-86
'•• .
June 15. 1987 Renton City Council Minutes Pane 194
Finding No. 6: Site's Northern Exit - At issue is nighttime headlight glare
which would scan one single family home when northbound traffic makes a
right turn out of the site. Was there testimony of Mr. Barghausen regarding
impact on single family homes due to headlights? The appellant suggests
such testimony was disregarded by the Hearing Examiner.
Finding No. 9: Landscape Buffer - At issue is a lot which could be
subdivided in the future and result in loss of the curved driveway to the
north and landscaping acting as a buffer. The applicant proposed to covenant
to replace lost landscaping so that buffering would not be diminished.
Finding No. 10: Secondary Containment - The applicant has stipulated to
comply with any containment requirements recommended by CH2M Hill or
City staff in order to protect the aquifer.
Finding No. 12: Illumination of the Store Front and Pump Station - At issue
is the impact of light from the site on surrounding areas. The Hearing
Examiner considered testimony regarding light illumination at other sites, not
the subject site.
Conclusion No. 3: Landscape Buffering - See Finding No. 9.
Conclusions No. 4 and 5: Community Need - There are sufficient arguments
{ to demonstrate convenience. There was testimony regarding marketing
studies. Existing and future development as recommended by the
Comprehensive Plan (particularly to the south) may offer a brisk business at
this location. The risk should be the applicants'. By itself, this is not reason
°'enough to deny the request.
Conclusion No. 6: Site Access - To the north: See Finding No. 6. To NE
1 3rd: The proposed traffic revisions agreed to by the applicant appear to
satisfy the City Traffic Engineering Department for design improvement to
NE 3rd, widening along frontage of property, installation of curbing for
de-acceleration lane and left-hand turns, with total cost borne by applicant.
Conclusion No. 7: Signage - The proposed site plan is oriented to the
southeast, and away from residential uses to the west and north. A 23-foot
high sign placed along NE 3rd would replace an existing billboard.
Conclusion No. 9: Impact on Adjacent Residential Uses - The orientation of
the building, landscape buffering, setbacks on this and adjoining apartment
complex to the west, appear to provide protection required of any potential
development of this B-1 site. The undeveloped property to the south and
west of the subject site and south of the apartment complex is zoned L-1, a
more intensive use.
Conclusion No. 11: Well Stream Protection - See Finding No. 10.
Conclusion No. 16: Other Uses of Site, Hearing Examiner Authority - If the
Hearing Examiner does not have clear policy direction from the Council, it is
his right and responsibility to make a decision based on all evidence and his
own personal judgment.
Conclusion No. 17: Landscape Buffer - See Finding No. 9.
Conclusion No. 20: Overall Project Impact and Mitigation - Thz, applicant
has sufficiently mitigated potential impact of the well field protection area;
single family home to the north is adversely impacted; there is not an
overabundance of gas stations in this area; a 24-hour operation is not the best
use of the site; impact can be mitigated.
The report stated that in Councilwoman Mathews' opinion, there is wide
judgmental discretion in this application. While she does not totally agree
with the Hearing Examiner, she is not convinced a 24-hour ARCO AM/PM
Mini-Mart would be the best use of this property. In her opinion, there are
errors in findings of fact which could allow the Council to overturn the
Hearing Examiner decision. Of themselves, they may not be sufficient to
convince the majority of Council that the decision to deny the request should
be overturned. She does, however, feel sufficient safeguards could be
applied to permit the request.
Representing the appellant was Tom Barghausen, Barghausen Engineers, 6625
S. 190th Street, #102, Kent, who presented a scale model of the subject site
/ June 15, 1987 Renton City Council Minutes Page 195
to illustrate the proposed development. Upon Council inquiry regarding
whether the model should be allowed since it had not been previously
presented to the Hearing Examiner or Council committee, City Attorney
Warren felt the exhibit was acceptable to illustrate information already set
forth in site plans and the Hearing Examiner report. Mr. Barghausen
reviewed background of the application, and described mitigation measures to
reduce impact to adjacent residential uses: orientation of site towards NE 3rd
Street, away from residential development; reduced sign size; restrictive
covenants which prohibit loudspeakers, video games, and adult magazines;
and landscape buffering. He noted that the subject site is outside the well
field protection area, and the Engineering Department has reviewed and
approved the plan to install double containment underground gasoline tanks
installed with a liner underneath tanks. Although the proposed use is not
considered noisy, fencing and landscaping over 50% of the site will provide a
visual and noise buffer between residential uses. The only remaining
unmitigated impact to one single family residence is headlight glare from
vehicles making right turns onto NE 4th Street; however, nighttime traffic
generated onto that collector street is anticipated to be minimal. Noting that
there are no other gas stations on the three other corners of the intersection,
Mr. Barghausen expressed his opinion that the proposal meets the conditional
use criteria for community need since location of a gas station on the site
shall not result in the detrimental overconcentration of that use within the
City or within the immediate area. Citing City Code Section 4-748.C.2.b.,
City Attorney Warren clarified that the second criteria for a showing of
community need is that the proposed location is suited for the proposed use.
Audience comment was invited. Norman Peterson, 3402 Park Avenue N.,
questioned why the site cannot be left as is. •
Larry Smith, address above, urged Council to overturn the Hearing Examiner
due to alleged errors of fact in findings and conclusions concerning secondary
containment of tanks, impacts to residential development to the north and
west, and community need. He pointed out that the subject site is outside
the well field area, and proposed plans for double containment of gasoline
tanks satisfy concerns of City Engineering Department for protection of the
aquifer. Regarding impacts to surrounding uses from the proposed use, Mr.
Smith reiterated previous comments relating to landscape buffer, orientation
of site, relocation of NE 3rd access to minimize glare from headlights, etc.
He felt impacts from noise would be limited to car doors slamming, which
would be no greater than noise generated from adjacent apartment parking
lot. Referring to the last item, whether location of a gas station meets the
criteria for community need, Mr. Smith discussed proposed and existing
development in the area which would be served by the mini-market and gas
station. He felt the Examiner had committed an error in law when, using
broad discretionary authority, he denied the conditional use permit despite
the fact that there was no evidence or testimony to contradict the applicant's
assurances regarding impacts.
Council discussion was held regarding definition of environmental Declaration
of Non-Significance, options available to Council in deciding this matter,
whether residents to the north of the site had objected to potential impact
from headlight glare, and whether impacts from the gas station would be any
greater than from the mini-market which is allowed outright in the B-1 zone
on the site.
It was recalled that Council had recently upheld the Examiner's decision to
deny a similar conditional use permit for approval of a gas station associated
with mini-market for Plaid Pantry Markets at a prime business-developed
intersection a few blocks to the east because it did not meet community need
criteria and created a potential impact to the well field. It was also pointed
out that the Hearing Examiner has denied the subject project twice,
originally and upon remand by the Council; the Hearing Examiner found that
other uses could be located on the site which would not generate 24-hour per
day cumulative impact; the proposed landscape buffer is located on a separate
lot, and there is no assurance that the lot would not be sold and converted to
a different use later; the burden is on the applicant to prove that the gas
station should be allowed; the intent of the Well Field Protection Study was to
eliminate as many uses that would impact the aquifer as possible.
Following discussion, it was moved by Stredicke, seconded by Keolker,
Council adopt the Majority Report. Roll Call: 3 Ayes - Reed, Stredicke,
Keolker. 4 Nays - Trimm, Mathews, Hughes, Clymer. Motion failed.
MOVED BY MATHEWS, SECONDED BY CLYMER, COUNCIL ACCEPT
c.
/ June 15, 1987 Renton City Council Minutes Page 196
THE MINORITY REPORT AND DIRECT THE ADMINISTRATION TO
WORK WITH THE APPLICANT TO BRING APPROPRIATE MITIGATION
r MEASURES BACK TO THE COUNCIL.* City Attorney Warren indicated
fthat in addition to those items alluded to in the Minority Report, the
'applicant must satisfy conditional use criteria and other conditions not
appealed as well. Responding to Council concern regarding assurances that
the separate lot would be retained as a buffer, Mr. Smith reassured Council
that the applicant would covenant to satisfy that concern. The intent of the
l motion was restated as sending the matter to the Administration to bring back
Ito Council complete covenants and conditions for this project to allow it to
go ahead, and the Council would have discretion to approve or disapprove at
t that time. *MOTION CARRIED.
RECESS _ • ED BY STREDICKE, SECONDED BY MATHEWS, COUNCIL RECESS
FOR FIVE MINUTES. CARRIED. Time: 9:34 p.m. Council reconvened at
9:43 p.m.; roll was called; all members were present.
AUDIENCE COMMENT Thomas Rakus, attorney, 1001 4th Avenue Plaza, Suite 3200, Seattle,
(continued) representing Encore, thanked City Attorney Warren and Ways and Means
Police: Dance Hall Committee for opportunity to provide input in revising proposed Dance Hall
Ordinance Ordinance. He indicated that only one issue remains in dispute, Section 5-
3615, public dance readmission fee, which requires payment of the original
price of admission if a patron leaves the establishment for any reason. He
felt that no other entertainment activity is so regulated and the ordinance
levies an unreasonable penalty against dance hall patrons. He suggested that
one-half of the original admission charge be imposed the first time a patron
leaves and payment of full pay for any subsquent re-entry.
MOVED BY KEOLKER, SECONDED BY CLYMER, COUNCIL SUSPEND
THE REGULAR ORDER OF BUSINESS AND ADVANCE TO WAYS AND
MEANS COMMITTEE REPORT. CARRIED.
Ways and Means Ways and Means Committee Chairman Keolker presented the revised Dance
Committee Hall Ordinance for first reading. (Ordinance was on first reading on 6/1/87
but revised substantially in response to correspondence from Mr. Rakus.)
Police: Dance Hall An ordinance was read providing for the licensing and regulation of public
Ordinance dances and dance halls, adding a new Chapter 36 to Title V (Business
Regulation) of City Code establishing penalties, establishing grounds for
revocation of licenses and establishing an effective date. MOVED BY
KEOLKER, SECONDED BY HUGHES, COUNCIL REFER THIS
ORDINANCE BACK TO COMMITTEE FOR ONE WEEK. Public Safety
Committee Chairman Hughes advised that the Committee had indicated
strong support for imposing the original fee for readmission to prevent young
people from going out to cars for alcohol or drugs. MOTION CARRIED.
CONSENT AGENDA Items on the Consent Agenda are adopted by one motion which follows the
listing.
Appeal: Watson Short Plat Appeal of Hearing Examiner's decision filed by Roland Watson for denial of
and Waiver, Sh. P1. 023- waiver on Olga and R. J. Watson request for short plat of 3.44 acres and
87, W-024-87 waiver of off-site improvements, Sh. Pl. 023-87, W-024-87, property located
at 460 Raymond Avenue NE. Refer to Planning and Development
Committee.
Appeal: Leitzke Appeal of Hearing Examiner's recommendation filed by The Leitzke
Architects Rezone, Architects for rezone from G-1 to R-3, site approval and conditional use
R-119-86, SA-120-86, permit for multifamily development and daycare facility on 2.9 acres located
CU-121-86 in the 4300 block of NE 4th Street, R-119-86, SA-120-86, and CU-121-86.
Refer to Planning and Development Committee.
Parks: 1987 H&CD Block Parks/Housing and Community Development Department requested
Grant Program appropriation of 1987 Housing and Community Development Block Grants in
the amount of $280,933. Refer to Ways and Means Committee. (See later
action.)
CAG: 87-032, 1987 Street Added Item: City Clerk reported bid opening 6/9/87 for 1987 Street Overlay
Overlay and Library and Library Parking Lot Improvements; 3 bids; Engineer's estimate:
Parking Lot $368,105.23. Refer to Transportation Committee. (See later action.)
Improvements
MOVED BY TRIMM, SECONDED BY CLYMER, COUNCIL ADOPT THE
CONSENT AGENDA AS AMENDED. CARRIED.
PLANNING AND DEVELOPMENT COMMITTEE
MINORITY COMMITTEE REPORT
JUNE 15, 1987
ARCO APPEAL - CU-116-86 (Referred 5/4/87)
The Planning and Development Committee met on May 21 , 1987 to consider the
appeal of Atlantic Richfield Company from the decision of the Land Use Hearing
Examiner dated April 14, 1987.
Applicant is seeking a conditional use permit and site plan approval . ARCO is
requesting a conditional use permit to allow gasoline pumps in a B-1 zone, as
well as a site plan approval to allow a 2400 square foot building consisting
of a 24-hour convenience store space. This site is to be located at the west
of the intersection of N.E 3rd Street and Jefferson Avenue.
Upon review of the materials submitted on appeal , and the decision of the
Hearing Examiner, the following minority report is submitted for Council
consideration.
Errors of fact or law, observed by this writer, follow:
FINDINGS
Finding No. 6: Site's Northern Exit
At issue is nighttime headlight glare which would scan one single family home
when northbound traffic makes a right turn out of the site. Was there
testimony of Mr. Barghausen re impact on single family homes due to
headlights? The appellant suggests such testimony was disregarded by the
Hearing Examiner.
Finding No. 9: Landscape Buffer
At issue is a lot which could be subdivided in the future and result in loss
of the curved driveway to the north and landscaping acting as a buffer. The
applicant proposed to covenant to replace lost landscaping so that buffering
would not be diminished.
Finding No. 10: Secondary Containment
The applicant has stipulated to comply with any containment requirements
recommended by CH2M Hill or City staff in order to protect the aquifer.
Finding No. 12: Illumination of the Store Front and Pump Island
At issue is the impact of light from the site on surrounding areas. The
Hearing Examiner considered testimony regarding light illumination at other
sites, not the subject site.
CONCLUSIONS
Conclusion No. 3: Landscape Buffering
See finding #9.
Conclusions No. 4 & 5: Community Need
There are sufficient arguments to demonstrate convenience. There was
testimony regarding marketing studies. Existing and future development as
recommended by the Comprehensive Plan (particularly to the south) may offer a
brisk business at this location. The risk should be the applicants' . By
itself, this is not reason enough to deny the request.
I - ,
-2-
Conclusion No. 6: Site Access
To the North: See Finding No. 6.
To NE 3rd: The proposed traffic revisions agreed to by the applicant appear
to satisfy the city traffic department for design improvement to NE 3rd,
widening along frontage of property, installation of curbing for
de-acceleration lane and left-hand turns, with total cost borne by applicant.
Conclusion No. 7: Signage
The proposed site plan is oriented to the southeast, and away from residential
uses to the west and north. A 23' high sign placed along NE 3rd would replace
an existing billboard.
Conclusion No. 9: Impact on Adjacent Residential Uses
The orientation of the building, landscape buffering, setbacks on this and
adjoining apartment complex to the west, appear to provide protection required
of any potential development of this B-1 site. The undeveloped property to
the south and west of the subject site and south of the apartment complex is
zoned L-1 , a more intensive use.
Conclusion No. 11 : Well Stream Protection
See Finding #10.
Conclusion No. 16: Other Uses of Site - Hearing Examiner Authority
If the Hearing Examiner does not have clear policy direction from the Council,
it is his right and responsibility to make a decision based on all evidence
and his own personal judgment.
Conclusion No. 17: Landscape Buffer
(See Finding #9)
Conclusion No. 20: Overall Project Impact and Mitigation
1 ) The applicant has sufficiently mitigated potential impact of the Well
Field Protection Area.
2) The single family home to the north is adversely impacted.
3) The apartment complex is not adversely impacted.
4) There is not an over-abundance of gas stations in this area.
5) A 24-hour operation is not the best use of the site.
6) Impact can be mitigated.
There is wide judgmental discretion in this application for Site Plan approval
and Conditional Use Permit. While I don't totally agree with the Hearing
Examiner, I am not convinced a 24-hour ARCO AM/PM Mini Mart would be the best
use of this property. In my opinion, there are errors in findings of fact
which could allow the Council to overturn the Hearing Examiner decision. Of
themselves, ThiTmay not be sufficient to convince the majority of Council
that the decision to deny the request should be overturned. I do, however,
feel sufficient safeguards could be applied to permit the request.
\It! -1/Ltsa-LA,C16.,
Nancy Mathew% pro tem for John Reed
0472L
•
1 ,
PLANNING AND DEVELOPMENT COMMITTEE
COMMITTEE REPORT
JUNE 15, 1987
ARCO APPEAL - CU-116-86 (Referred 5/4/87)
The Planning and Development Committee met on May 21 , 1987, to consider the
appeal of Atlantic Richfield Company from the decision of the Land Use Hearing
,Examiner dated April 14, 1987.
Applicant is seeking a conditional use permit. ARCO is requesting a
conditional use permit to allow gasoline pumps in a B-1 Zone, as well as a
site plan approval to allow a 2400 square foot building consisting of a
24-hour convenience store space. This site is to be located at the west of
the intersection of N.E. 3rd Street and Jefferson Avenue.
Upon review of the materials submitted on appeal and the decision of the
Hearing Examiner, it was the Committee's opinion that there was no substantial
error of fact or law in the decision of the Hearing Examiner.
The Committee concurs in the decision of the Land Use Hearing Examiner. The
Committee recommends that the decision of the Hearing Examiner be affirmed.
Richard Stredicke, Chair
Kathy Keo er
June 15. 1987 Renton City Council Minutes Page 197
OLD BUSINESS Community Services Committee Chairman Mathews presented a report
Community Services recommending that the Mayor and City Clerk be authorized to sign the 1988-
Committee 1990 Interlocal Cooperative Agreement for sharing of Community
Parks: .1988-1990 H&CD Development Block Grant funds between King County and the City of
Interlocal Cooperative Renton.
Agreement
Parks: HUD Grant for . The Committee also recommended the Mayor and City Clerk be authorized to
Emergency Shelter execute the contract for the Emergency Shelter Grant received from HUD in
the amount of $16,533. MOVED BY MATHEWS, SECONDED BY TRIMM,
COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED.
Transportation Transportation Committee Chairman Reed presented a report recommending
Committee the offer of settlement on the Cessna Aircraft claim in the amount of $650 be
Claim: Cessna Aircraft accepted by Council. MOVED BY REED, SECONDED BY KEOLKER,
COUNCIL CONCUR IN THE COMMITTEE REPORT. Chairman Reed
clarified that the claim arose from fence damage from a near fatal crash over
a year ago, and it was determined that the cost to pursue the matter would
exceed the total $1200 in damages. CARRIED.
CAG: 87-032, 1987 Street Transportation Committee Chairman Reed presented a report concurring in
Overlay and Library the recommendation of the Public Works Department to award the 1987 One-
Parking Lot Half Cent Gas Tax Asphalt Overlay Project to Watson Asphalt Paving
Improvements Company in the amount of $298,221.48. The project consists of the
following elements: Schedule A - asphalt overlay of Talbot Crest Drive,
Shattuck Avenue South (Mance Addition), Plat of Rolling Hills Village No. 3,
S. 23rd Street from Talbot Road S. to SR-515, S. 18th Street from Eagle
Ridge Drive to Grant Avenue S., S. 19th Street from Lake Street to Talbot
Road S., Edmonds Avenue SE from Puget Drive to S. 160th, Duvall Avenue
NE from NE 12th to SR-900. Schedule B - N. Park and Garden Avenue N.,
N. 6th and Logan Avenue N., Airport Way and Shattuck Avenue S., S. 3rd
Place and Rainier Avenue S. MOVED BY REED, SECONDED BY
KEOLKER, COUNCIL CONCUR IN THE COMMITTEE REPORT.
CARRIED.
Plannine and Planning and Development Committee Chairman Stredicke presented a report
Development Committee regarding the KLSW Associates request for revision to the Central Area
Comprehensive Plan: Comprehensive Land Use Plan. The Committee determined that 1) the
Central Area, KLSW central area plan was revised and updated in 1982-83 and is not yet out of
Associates Request for date; 2) the KLSW proposal for a higher than single family density plan
Amendment designation was considered at the time of the last update and was rejected; 3)
there has been no significant change in the area which would warrant
reconsideration of the plan; and 4) there are other areas of the city which
have greater need for comprehensive plan review and revision. For these
reasons, the Committee recommended that an amendment to the Central
Renton Plan in the vicinity of the KLSW property not be authorized at this
time. MOVED BY STREDICKE, SECONDED BY REED, COUNCIL
CONCUR IN THE COMMITTEE REPORT. CARRIED.
Appeal: Lomas Rezone Letter was referenced by Councilman Stredicke from Hearing Examiner, Fred
(One Valley Place), R- Kaufman indicating that since he was not part of the lengthy appeal process
088-86 regarding the Lomas rezone, R-088-86, he was not in a position to draft
restrictive covenants required by the City Council. MOVED BY
STREDICKE, SECONDED BY KEOLKER, COUNCIL REFER THIS
' MATTER TO POLICY DEVELOPMENT DEPARTMENT TO PREPARE
COVENANTS AND RESTRICTIONS AS OUTLINED IN COMMITTEE
MEETINGS ATTENDED BY REPRESENTATIVES OF THE
DEPARTMENT. CARRIED.
Anneal: Atlantic Referencing the ARCO appeal discussed previously, Councilman Clymer
Richfield Company questioned whether eastbound traffic would be able to make left turns into
Conditional Use Permit, the property off of NE 3rd Street, and suggested that the matter be reviewed
CU-116-86 by the Traffic Engineering Department to assure safety measures are taken at
existing dangerous intersection at NE 3rd Street and Jefferson Avenue NE.
ORDINANCES AND RESOLUTIONS
Ways and Means Ways and Means Committee Chairman Keolker presented a report
Committee recommending the following ordinances for second and final reading:
A I
l pF
0 THE CITY OF RENTON
♦� 0. z
MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON,WASH. 98055
n o
BARBARA Y. SHINPOCH, MAYOR • LAND USE HEARING EXAMINER
9,0 `O FRED J. KAUFMAN. 235-2593
0•7-
.o SEPIel#
May 18, 1987
Members of the Renton City Council
CITY OF RENTON
200 Mill Avenue South
Renton, Washington 98055
Re: Arco Appeal
CU-116-86
Dear Council Members:
On occasion I have taken the opportunity to comment on the positions presented by an appellant when
I believe it would assist the City Council in its deliberations. Please find my comments regarding the
above entitled matter below.
The applicant confuses testimonial assertions with fact finding. Just because the applicant stated less
traffic would occur at certain hours on certain streets does not justify finding facts in support of that
assertion. Similarly, the entire line of testimony regarding the community's need for a convenience
store ignored the fact that it is the gasoline station which is subject to the "community needs" standard.
Testimony not only has to be credible, but it must be relevant. The applicant's expert was off target.
The applicant also confuses the ERC's role in the process. The ERC's determination is directed at
whether or not an EIS is required. The ERC's decision to issue a Declaration (Determination) of Non-
Significance merely means that the project proponent will not have to prepare an EIS, it does not mean,
nor has it ever meant, that the proposed project or any project should be approved based upon the
separate criteria contained in the Zoning Code. The applicant should review the separate roles of the
"responsible official" and the "decision-maker."
The applicant's summary paragraph quoted below misstates the Examiner's decision:
"In summary, ARCO contends that, for some unknown reason, the
Hearing Examiner seems to have reversed the normal land use approval
process. After apparently concluding early on that a convenience store
should not be built on this sight (sic), he has then seized upon the
slightest potential impact and maintained that those impacts cannot be
sufficiently mitigated '...with all the protection in the world.'"
Analogizing to SEPA, the courts have found that even while each individual impact of a proposal may
not rise to a reason for requiring an EIS, the cumulative impacts of a proposal might require an EIS.
In the instant case it is the cumulative impacts and potential impacts which gave rise to the denial.
Namely, along this corridor there are other gasoline stations within one to one and a half miles of the
site, there is an apartment complex immediately next door, single family housing is located north, and a
portion of the City's aquifer is located within an area subject to potential harm if an accidental leak
r ..,..
•, , , ,
were to occur. Other impacts: the use will be open 24 hours per day; the canopy and building will be
washed in light (contrary to the appeal = the applicant did not deny the use would be similar to that
cited by the Zoning Administrator); and gasoline, a hazardous material, will be stored on the site and
delivered to and dispensed from the site.
The applicant did not propose replacing the vegetative buffer nor retaining portions of the site. What
was submitted was a proposed condition to replace landscaping on remaining portions of the site, so
that a buffer is maintained. The report accurately reflects that this might not be possible given the
location of the proposed building, pump islands and existing property lines. Since the northern half of
the site is now proposed to serve as a landscape buffer, if that property were to be sold, substantially
all the landscaping would be lost. Replacing it with a row of trees or similar arrangement is not quite
the same.
And finally, the applicant misstates the examiner's position on why the permit was• rejected. The
applicant indicates that it was rejected because other uses of the site would be preferable. The reasons
for rejection appear in the preceding paragraphs, the cited language from Conclusion 14 merely
indicates that reasonable uses exist, and that the City has not attempted to deny the applicant
reasonable use of the subject site - only that the proposed use is unreasonable.
In closing, I hope this information will assist you in your deliberations of the matters presented in this
appeal. If this office can be of any further assistance, please feel free to call.
Sincerely, Q —
FRED J. KAUFMAN
HEARING EXAMINER
FJK/dk
cc: gity i/City Clerk
May 4, 1987 Renton City Council Minutes Page 150
Citizen Comment Webb - Sanford Webb, 430 Mill Avenue South, Renton, expressed appreciation to the
Stop Sign at Sunnydale Administration for timely response to his suggestion that a stop sign be
Avenue installed at Sunnydale Avenue. (See Administrative Report, Council Minutes
of 4/27/87.)
Appeal: Plaid Pantry Council action on 4/27/87 was questioned by Mr. Webb in which the Hearing
Markets, Inc. Conditional Examiner's decision was upheld to deny the Plaid Pantry Markets, Inc.
Use Permit, CU-117-86 request to install gas pumps as an associated use for a convenience center
proposed on the northwest corner of NE 4th Street and Union Avenue NE.
Mr. Webb disagreed with the decision since a gas station was successful on
that site for many years, and by denying the request, he felt Council is
interfering with private enterprise.
CONSENT AGENDA Items on the Consent Agenda are adopted by one motion which follows the
listing.
Vacation: VAC-87-002, City Clerk submitted vacation request for portion of Rainier Avenue North,
Rainier Avenue South, W. south of NW 2nd Place, petitioned by W. Stewart Pope, File No. VAC-002-
Stewart Pope _ 87. Refer to Ways and Means Committee for resolution setting public
hearing 6/8/87, and to the Board of Public Works.
Vacation: VAC-001-87, City Clerk submitted vacation request for portion of Maplewood Place, south
Maplewood Place, John of SE 6th Street, petitioned by John Dennis, File No. VAC-001-87. Refer to
Dennis Ways and Means Committee for resolution setting public hearing 6/8/87, and
to the Board of Public Works.
Appeal: Atlantic Appeal filed of Hearing Examiner's decision to deny Atlantic Richfield
Richfield Company Company conditional use permit to allow gasoline pumps in a B-1 zone along'=,
Conditional Use Permit, with a 24-hour convenience store west of NE 3rd Street and Jefferson
CU-116-86 Avenue; File No. CU-116-86. Refer to Planning and Development
Committee.
Appeal: Gibralter Homes Appeal filed of Hearing Examiner's decision to deny Gibralter Homes (Mark
(Mark Goldberg) Rezone, Goldberg) request to rezone 3.17 acres from B-1 to R-4 for construction of
R-012-86 70 multifamily units at the northwest corner of Lincoln Avenue NE and NE
40th Street, if extended; File No. R-012-86. Refer to Planning and
Development Committee.
CAG: 86-067, Highlands Parks/Housing and Community Development Department submitted CAG-
Park Site Improvement 067-86, Highlands Park Site Improvement Project; and requested approval of
Project the project, authorization for final pay estimate in the amount of $22,688.24,
commencement of 30-day lien period, and release of retained amount of
$5,330.19 to contractor, Fuji Hydromulch, Ltd., if all required releases have
been received. Council concur.
Personnel: 1988 Labor Personnel Department requested review of team appointments and bargaining
Contract Negotiations parameters for 1988 labor contract negotiations. Refer to Ways and Means
Committee for ongoing review.
Annexation: Sierra Policy Development Department requested second public hearing be set on
Heights, Rezone 6/1/87, to consider imposition of R-1, single family residential, zoning on
Sierra Heights Annexation approved by King County Boundary Review Board
on 4/21/87, for 33 acres located on the west side of Union Avenue NE
westerly to 128th Avenue SE and from SE 102nd Street southerly to south of
SE 106th Street; and refer Sierra Heights Annexation to Ways and Means
Committee for ordinance. Council concur.
CAG: 87-021, Removal City Clerk reported bid opening 4/29/87 for Removal of Asbestos from
of Asbestos from Renton Renton Municipal Building; 5 bids; Engineer's estimate: $18,000.00. Refer to
Municipal Building Community Services Committee.
CAG: 86-059, 1986 Small Public Works Department submitted CAG-059-86, 1986 Small Bridge Repair
Bridge Repair and Guard and Guard Rails; and requested approval of the project, authorization for
Rails final pay estimate in the amount of $6,008.60, commencement of 30-day lien
period, and release of retained amount of $5,295.21 to contractor, Coral
Construction Co., if all required releases have been received. Council concur.
MOVED BY CLYMER, SECONDED BY HUGHES, COUNCIL ADOPT THE
CONSENT AGENDA AS PRESENTED. CARRIED.
F r -
For.Use Byr City Clerk's Office Only
A. I . # (/ ` •
AGENDA ITEM
RENTON CITY COUNCIL MEETING
•
SUBMITTING •
Dept./Div./Bd./Comm. City Clerk For Agenda Of 5/4/87
(Meeting Date)
Staff Contact M. Motor
(Name) Agenda Status:
•
' SUBJECT: Appeal of Hearing Examiner's Consent XX
' Decision; Atlantic Richfield Company Public Hearing
• • Correspondence
Conditional Use .Permit; CU-116-86
Ordinance/Resolution
Old Business
Exhibits: (Legal Descr. , Maps, Etc.)Attach• New Business
Study Session
A. City Clerk' s Letter . Other
B• Letter of Appeal
C. Hearing Examiner' s Report, 4/14/87
Approval :
Legal Dept. Yes No N/A
COUNCIL ACTION RECOMMENDED: Refer to Finance Dept. Yes_ No. N/A
, Planning and .Development Committee Other Clearance
•
FISCAL IMPACT:
Expenditure Required $ Amount $ Appropriation- $
Budgeted Transfer Required
, SUMMARY (Background information, prior action and effect of. implementation)
(Attach additional pages if necessary.)
This application .was .remanded..back to the..Hear.ing Examiner ,on 3/9/87 to
review .new. infor.mation. The.:second appeal filed by Larry J. Smith,
• attorney for ARCO, •was .received .on 4/27/87, accompanied by the..required
fee.
•
PARTIES OF RECORD/INTERESTED CITIZENS TO BE CONTACTED:
•
SUBMIT THIS COPY TO CITY CLERK BY NOON ON THURSDAY WITH DOCUMENTATION.
® CITY OF RENTON
FINANCE DEPARTMENT
Barbara Y. Shinpoch, Mayor Maxine E. Motor, City Clerk
April 28, 1987
APPEAL FILED BY LARRY J. SMITH REPRESENTING ATLANTIC RICHFIELD
COMPANY
RE: Appeal of Hearing Examiner's Recommendation, dated April 14, 1987, Atlantic Richfield
Company Conditional Use Permit, File No. CU-116-86
To Parties of Record:
Pursuant to Title IV, Chapter 30, City Code, written appeal of Hearing Examiner's decision has
been filed with the City Clerk, along with the proper fee of $75.00.
NOTICE IS HEREBY GIVEN that the written appeal and other pertinent documents will be
reviewed by the Council's Planning and Development Committee and will be considered by the
City Council when the matter is reported out of Committee.
The Council Secretary will notify all parties of record of the date and time of the Planning and
Development Committee meeting. If you are not listed in local telephone directories and wish
to attend the meeting, please call the Council Secretary at 235-2586 any weekday after 1:00 p.m.
for information.
Sincerely,
CITY OF RENTON
Maxine E. Motor, CMC
City Clerk
200 Mill Avenue South - Renton, Washington -98055 (206) 235-2501
a CITY OF RENTON
"'LL FINANCE DEPARTMENT
Barbara Y. Shinpoch, Mayor Maxine E. Motor, City Clerk
April 28, 1987
APPEAL FILED BY LARRY J. SMITH REPRESENTING ATLANTIC RICHFIELD
COMPANY
RE: Appeal of Hearing Examiner's Recommendation, dated April 14, 1987, Atlantic Richfield
Company Conditional Use Permit, File No. CU-116-86
To Parties of Record:
Pursuant to Title IV, Chapter 30, City Code, written appeal of Hearing Examiner's decision has
been filed with the City Clerk, along with the proper fee of $75.00.
NOTICE IS HEREBY GIVEN that the written appeal and other pertinent documents will be
reviewed by the Council's Planning and Development Committee and will be considered by the
City Council when the matter is reported out of Committee.
The Council Secretary will notify all parties of record of the date and time of the Planning and
Development Committee meeting. If you are not listed in local telephone directories and wish
to attend the meeting, please call the Council Secretary at 235-2586 any weekday after 1:00 p.m.
for information.
Sincerely,
CITY OF RENTON
Maxine E. Motor, CMC
City Clerk
200 Mill Avenue South - Renton, Washington 98055 - (206) 235-2501
I/
/
WRITTEN APPEAL OF HEARING EXAMINER'S DECISION/RECOMMENDATION TO RENTON CITY COUNCIL.
APPLICATION NAME: FILE NO. CU-116-86
The ATLANTIC RICHFIELD COMPANY (ARCO)
The undersigned interested party hereby files its Notice of Appeal from the Decision
or Recommendation of the Land Use Hearing Examiner, dated April 14 1987 .
1 . IDENTIFICATION OF PARTY
APPELLANT: REPRESENTATIVE (IF ANY) :
Name:ATLANTIC RICHFIELD COMPANY Name:Larry J. Smith
Address: Suite 107, 7901 168th Ave. N.E. Address: 1301 5th Avenue, Suite 3400
Redmond, Washington 98052 Seattle, Washington 98101
Telephone No. (206) 881-2113 Telephone No. (206) 624-8300
2. SPECIFICATION OF ERRORS (Attach additional sheets if necessary)
Set forth below are the specific errors or law or fact upon which this appeal
is based: See attached sheets.
FINDINGS OF FACT: (Please designate number as denoted in the Examiner's Report)
- No. Error:
_5
ern,or twit
Correction: 14PR It 1981
( .1=0MaCT;;,;7)r '
CONCLUSIONS: METr P "
No. Error:
Correction:
OTHER:
No. ` Error:
Correction:
3. SUMMARY OF ACTION REQUESTED: The City Council is requested to grant the following
relief: (Attach explanation, if desired)
X Reverse the Decision or Recommendation and grant the following relief:
See attached sheets.
Modify the Decision or Recommendation as follows:
Remand to the Examiner for further consideration as follows :
Other:
April 22. 1987
App la t Repre ent tiv ignature Date
NOTE: Please ref r to Title IV, Chapter 30 of the Renton Municipal Code, and Sections
4-3016 and 4- 017, specifically (see reverse side of page) for specific appeal procedures.
/ !
SPECIFICATION OF ERRORS
The following paragraphs address each of the errors
from which ARCO appeals. The paragraphs herein are
numbered to match the paragraphs in the Hearing
Examiner' s Findings and Conclusions.
I ,
ERRORS IN FINDINGS
Finding No. 6: The Hearing Examiner Erred by Refusing
to Acknowledge Evidence Presented Regarding Use of the
Site' s Northern Exit During Late Night Hours.
The Hearing Examiner acknowledges that ARCO
contends that the number of cars using the northerly
driveway will be minimal during hours when headlight
glare might impact houses to the north. The Hearing '
Examiner incorrectly observes, however, that there was
no support for that contention in the record. In fact,
ARCO' s contention was supported at the hearing by expert
testimony from Tom Barghausen, consulting engineer, who
has studied the traffic and use projections for this
site, as well as the use patterns for many other AM/PM
Mini-Markets. Obviously, the expert testimony of a
consulting engineer is part of the record and properly
considered by the Hearing Examiner. Mr. Barghausen' s
testimony _may or may not have seemed credible to the
Hearing Examiner, but his testimony was the only
evidence presented on this issue and, accordingly,
should not have been rejected.
Finding No. 9 The Hearing Examiner Erred
by Ignoring the Language and Intent of the
Proposed Covenant Regarding the Landscape Buffer.
The HearingExaminer was concerned
that landscaping
designed to buffer the market' s operation was located, ,
in part, on separate legal lots. He continued his
opposition, despite ARCO' s assurance that it currently
had no intention of using other portions of these
properties for separate purposes. It is true that ARCO
was reluctant to covenant never to sell a portion of the
parcel. Instead, ARCO suggested that it would be happy
to agree to a covenant which foreclosed the possibility
that buffering might be lost. In fact, ARCO proposed a
covenant containing the following language:
required by the city' s consultant as a "discrepancy" is
improper, is inconsistent with his other findings and is
an error in fact.
Finding No. 12 The Hearing Examiner Erred by
Considering Statements Regarding a Differently Situated
ARCO Mini-Mart and, In Consequence, the Factual Findings
Based Thereon are In Error.
Many ARCO Mini-Marts are located in highly
developed commercial areas and the light patterns,
signage and site orientation are therefore quite
different than that proposed for this site. The
statements in Finding No. 12 regarding lighting at
another site ignore substantial testimony regarding site
orientation at this location. The proposal for this
site presents the illuminated face of the store to 3rd
Avenue, where it will not significantly impact any
residential property. Furthermore, the positive effects
of substantial vegetative buffering, not usually present
at ARCO Mini-Marts, will also significantly buffer from
surrounding residential uses any impacts from on-site
light.
ERRORS IN CONCLUSIONS
Conclusion No. 3 The Hearing Examiner Erred by Ignoring
the Nature and Effect of ARCO' s Proposed Covenant
Guaranteeing that Any Future Division of the Parcel in
Question Will Not Be Allowed to Diminish the Screening
Effects of Buffering Vegetation.
The potential eventualities about which the Hearing
Examiner appears to be concerned are entirely foreclosed
by ARCO' s willingness to covenant that no sale or '
division of the parcel will be allowed unless the
effects of the buffer can be maintained. The Hearing
Examiner' s conclusion that the screening effects of the
buffer could be jeopardized if a portion of the parcel
is sold ignores the plain language and intent of the
offered covenant and therefore is error.
Conclusions No. 4 & No. 5 The Hearing Examiner Erred By
Ignoring the Testimony Presented Regarding the Community
Need for an Additional Retail Gasoline Outlet Along the
Third Avenue Corridor.
3
•t
Despite the fact that the conditional use permit
application only applies to retail gasoline sales, the
Hearing Examiner arbitrarily and capriciously ignored
the evidence presented by Mr. Roger Blaylock of Blaylock
and Associates regarding the need for an additional
retail gasoline outlet along Third Avenue. Mr. Blaylock
testified that traffic studies. show 30,000 vehicle trips '
along Third Avenue daily. [ See Hearing Examiner' s '
Narrative, p. 1, ¶ 1. ] He further testified that, given
that traffic volume, the corridor was under-served with
facilities for the purchase of gasoline. The City
determined in 1982 that conditional use permits would be
required for future retail gasoline outlets. That
requirement was imposed in order to insure that new
outlets were opened only where there was sufficient
traffic flow to create a need for an additional outlet.
ARCO has presented specific evidence indicating that
such a need exists and that the proposed site would
satisfy that need. No other evidence on the question of
community need was presented. Nevertheless, the Hearing
Examiner concluded that the community need did not
exist. By reaching a conclusion that conflicts with the
only evidence before him, the Hearing Examiner acted
arbitrarily and capriciously, thereby committing an
error in law.
It is also noteworthy that, despite the fact that
the conditional use permit only relates to gasoline
sales, the Hearing Examiner continues to focus on
whether or not the community "needs" convenience stores.
The Hearing Examiner' s perception of "community
need" is so narrow that it has become an abuse of
discretion. The requirement that an applicant
demonstrate "community need" is designed to eliminate
over-concentrations of particular types of activities,
rather than to pronounce judgement on the social utility
of a particular activity. Although the Hearing Examiner
may feel that convenience stores are superfluous and
that shoppers should only frequent full-service markets,
the consumer' s preference for the option of 24-hour
convenience stores which also dispense gasoline cannot
seriously be questioned. As the Hearing Examiner states
in his narrative of the hearing, (first paragraph on
page 3 of the Hearing Examiner' s Report & Decision, )
Mr. Blaylock testified that his study of the service
areas of local convenience stores and 24-hour markets
indicates that the subject site is a logical location
for both a convenience store and a retail gasoline
outlet. ARCO has demonstrated through Mr. Blaylock' s
testimony that the mini-market would serve a portion of
the city that is currently underserved by operations of
this type. It is error for the Hearing Examiner to
4
insist that such an uncontroverted showing is
insufficient to demonstrate need.
Conclusion No. 6 The Hearing Examiner Erred and Abused
His Discretion By Ignoring .the Conclusions of the
Traffic Engineering Department and The Environmental
Review Committee.
The Examiner has set up his own impossibly
difficult standards regarding access to the site. He
objects to the proposed store because it will impact
houses to the north and will require certain minor
limitations on turning lanes to and from Third Avenue.
As indicated in ARCO' s objection to Finding No. 6, ARCO
expects that very few cars would utilize the northern
exit during hours when light glare could create problems
for the residents to the north. Moreover, the right
in/right out limitation and the prohibition on left '
turns are standard devices used by traffic engineers to
control the flow of traffic and in no way indicate that
access to and from the site is a problem. If that were ,
not the case, it is clear that the city' s Traffic '
Department would not have endorsed ARCO' s proposal. It
is an abuse of discretion and therefore error for the
Hearing Examiner to ignore the inputs of the Traffic
Department and object to ARCO' s proposal for access on
the grounds that it is not "terrific. "
Conclusion No. 7 The Hearing Examiner Erred by Stating
That Arco' s Plans Calling for a Sign of a Particular
Height Demonstrates That The Site " . . .Must Be Made
Highly Visible to Attract Patronage. "
The evidence is uncontroverted that the AM/PM
Mini-Market will be "highly visible" only to those
travelling on NE 3rd Avenue and, in fact, will have very '
minimal visibility from the residential areas to the
west and to the north of the site. Despite
uncontroverted evidence that the site will be so heavily
buffered from the residential uses that it will be
barely visible at all, the Hearing Examiner states that
the market would be an unacceptable neighbor to
residential uses because it is "highly visible" . As
indicated in ARCO' s objections to Finding No. 12,
Conclusion No. 10 ignores the fact that the AM/PM Mini-
Market on this particular site has been designed to
minimize the effect of light on the areas to the west
and the north. The entire operation is oriented to the
• southeast where the major thoroughfare runs and is
5
heavily buffered by landscaping to the north and west.
Furthermore, the site plan, as presented to the Hearing
Examiner, includes landscaping that would be
sufficiently mature at the outset to accomplish the
screening and buffering for which it was designed.
There will, of course, be no lights on the rear
(western) side of the building.
Conclusion No. 9 The Hearing Examiner Erred by Failing
to Acknowledge the Westward Orientation of the
Neighboring Apartment Complex and the Eastward
Orientation of the Proposed Market.
The Hearing Examiner appears to suggest in
Conclusion No. 9 that the presence of an apartment
complex west of the site creates a problem because of
noise from the market operation. This conclusion fails
to note that the apartment complex was designed to face
away from the subject site in recognition of the site' s
potential commercial use. Furthermore, the market
itself is designed to face away from the apartment
complex to the west. The conclusion that there will be
a significant noise impact on the apartment complex from
the mini-market operation is contrary to the evidence
and is therefore erroneous.
Conclusion No. 11 The Hearing Examiner Erred By
Ignoring and Mischaracterizing ARCO' s Proposal Regarding
the Secondary Containment System.
Conclusion No. 11 badly misstates the facts
regarding the details of the proposed double containment !
system, and therefore is erroneous. The original site
plan indicated, in general terms, that the storage tanks
and piping would be state-of-the-art double containment
systems. At the time that the original plans were
submitted for approval, the actual design drawings for
the system had not been finalized. ARCO felt that it
would have been premature to submit extremely detailed
plans for the containment system, since the city' s
system for approval of such technologies requires
participation by CH2M Hill, the city' s consultant on
such matters. Because the Hearing Examiner had
reservations about the issue, ARCO submitted detailed
drawings after the first hearing. Those drawings have
been referred to CH2M Hill for comment. ARCO has
consistently maintained that it will provide a
containment system that satisfies the reasonable
requirements that are indicated by CH2M Hill. To
6
•
characterize ARCO' s actions regarding the containment
system as uncertain or inadequate is unfair,
inappropriate and erroneous.
Finally, ARCO submits that the final sentence in
Conclusion No. 11 is quite telling , insofar as it
reveals the attitude of the Hearing Examiner regarding
this proposed project. The Hearing Examiner indicates
that he would not be satisfied that the containment
system was safe "with all the protection in the world" .
That comment explains why the Hearing Examiner ignores
the testimony by Ron Olson, Superintendent of the Renton
Water Department, that the position of his department
was that the ARCO double containment proposal should be
accepted as secondary containment for the area in which
this site is located. It would appear that the Hearing
Examiner has prejudged the situation such that no
possible assurance from experts from the Public Works
Department and from CH2M Hill could convince him that '
the storage system is sufficiently safe for use on this
site. The Hearing Examiner is not a qualified expert in
this field and therefore such a position is unjustified
in light of the evidence, is an abuse of discretion and
is therefore error.
Conclusion No. 14 The Hearing Examiner Erred by Stating
That Site Plan Approval Was Required Because of the
Proximity to Single Family Housing.
The Hearing Examiner incorrectly states in this
paragraph that site plan approval was required for this
site because of its proximity to single family uses. In
fact, site plan approval was required because of the
small size of the three lots which make up the parcel
upon which the facility is to be located. ARCO' s
proposal, of course, combines all three lots into a
single parcel such that the concern which originally
required site plan approval has been substantially
eliminated.
Additional error exists in the final sentence of
Conclusion No. 14. The function of the Hearing Examiner
in evaluating the appropriateness of a particular use
and site plan is limited to whether or not the use and
the plan is sufficiently advantageous, given any '
associated drawbacks of the plan, to warrant approval.
It is beyond the Hearing Examiner' s discretion, and
therefore error, to reject a particular use on the
grounds that the Hearing Examiner believes that there
are more preferable uses to which the owner might put
his or her property.
Conclusion No. 16 The Hearing Examiner Erred by
Concluding That the Presence of Subsidized Housing
Somehow Motivates ARCO' s Request For a 24-Hour
Convenience Market.
The Hearing Examiner again raises the question of
"subsidized housing" , as if its presence somehow
encourages ARCO to apply for a 24-hour operation. ARCO
is unclear as to the connection that the Hearing
Examiner perceives between the proximity of subsidized
housing and a 24-hour operation, but nevertheless states
for the record, as it did to the Hearing Examiner, that
all ARCO AM/PM Mini-Markets are operated on a 24-hour
basis. ARCO further notes that, although the Hearing
Examiner has indeed denied this application twice, the
denials were not necessarily because the requests have
been unjustified. As a matter of fact, the city' s
Environmental Review Committee, Public Works Department,
Traffic Engineering Department, and Department of
Building and Zoning have recommended approval of this
project. The Hearing Examiner acknowledges, for
example, that the proposed buffers are substantial, but
nevertheless still "wonders" if buffering will be
enough. The Hearing Examiner consistently rejects
ARCO' s mitigation efforts, either by claiming that "all
the protection in the world" is insufficient, or by
questioning whether mitigation efforts recommended and
approved by City departments will do what they are
designed to do. In view of the fact that the City
departments which have reviewed the project found that
there would be no significant impacts from this
operation, the Hearing Examiner' s insistence on the
opposite conclusion is an abuse of discretion and
therefore error.
Conclusion No. 17 The Hearing Examiner Erred by
Refusing to Acknowledge ARCO' s Willingness to Covenant
to Maintain a Satisfactory Landscape Buffer.
This conclusion contains the third erroneous
reference to the potential division of this parcel into
three separate lots. ARCO indicated that it does not
expect that this site will be used for any use other
than the proposed mini-market. ARCO did refuse to
accept a covenant that forever prohibited any future
additional development, not because any such development
was contemplated, but because such a covenant is
inappropriate in principle. If, for example, the
residential area to the north someday became a regional
shopping center, ARCO would not wish to be foreclosed
from responding to the new circumstance. A second
factual error, repeated for the third time, is that the
8
buffering which is critical to the acceptance of this
project is somehow threatened by the existence of the
legally separate lots. ARCO has proposed to covenant
that it would do nothing with this property that would '
eliminate ARCO' s ability to continue the buffering of
the market operation. The Hearing Examiner' s continued
refusal to recognize the importance of the proposed
covenant regarding the landscaping buffer is an abuse of
discretion and therefore error.
Conclusion No. 20 The Hearing Examiner Erred by
Concluding That the Cumulative Effect of Several
Adequately Mitigated Impacts is an Overall Impact That
is Not Sufficiently Mitigated.
The Hearing Examiner' s logic in Conclusion No. 20
is apparently that the proposed use is only slightly
objectionable in several of the specific areas examined,
but becomes wholly objectionable when the "negative"
impacts are added together. Although such logic looks
persuasive at first glance, the Hearing Examiner' s
conclusion ignores the fundamental premises of the land
use approval process. If, in fact, the proposed
operation has impacts in each of the areas identified by
the Hearing Examiner, and if those impacts are within
acceptable limits, it simply does not follow that the
cumulative effect of those impacts is to put the overall
project beyond acceptable limits. Just the opposite is ,
true. In each of the areas in which the Hearing
Examiner raises issues about the operation' s impact, the
impact has been mitigated to the point that it becomes
insignificant. The basic notion behind our land use
regulatory system is that impacts of a project will be
identified and, if possible, mitigated to such an extent
that the impacts become minor and acceptable in view of
the utility of the overall project. The land use
approval process should seldom be used to completely bar
a development, but instead should be used to review,
modify and condition the development so that its
negative impacts are minimized to such an extent that
they are outweighed by the development' s advantages.
ARCO has followed that procedure, resulting in a
Declaration of Non-significance from the city' s
Environmental Review Committee. That process should not
be subverted or discarded simply because the Hearing
Examiner has a "gut" feeling which is contrary to the
testimony presented and the conclusions reached by the
City' s experts.
9
ti
SUMMARY
In summary, ARCO contends that, for some unknown
reason, the Hearing Examiner seems to have reversed the
normal land use approval process. After apparently
concluding very early on that a convenience store should
not be built on this sight, he has then seized upon the
slightest potential impact and maintained that those
impacts cannot be sufficiently mitigated " . . .with all
the protection in the world. "
As a result, the Hearing Examiner' s Report and
Decision is replete with errors of fact and errors of
law. He has ignored the uncontroverted testimony of
both ARCO' s and the City of Renton' s experts. He has
mischaracterized the facts regarding ARCO' s willingness
to eliminate concerns about landscaping, tank design and
lighting. Furthermore, he has set impossible standards
that have the effect of foreclosing approval of this
project, no matter how completely ARCO and the City
manage to minimize any of the projects' potentially
negative impacts. By doing so, he has reached erroneous
conclusions and abused his discretion. In consequence,
ARCO respectfully requests that the City Council reverse
the decision and approve the site plan and conditional
use permit.
ljs/a
10
® CITY OF RENTON
"LL FINANCE DEPARTMENT
Barbara Y. Shinpoch, Mayor Maxine E. Motor, City.Clerk
April 28, 1987
CERTIFICATE OF MAILING
STATE OF WASHINGTON)
ss
COUNTY OF KING )
MARILYN J. PETERSEN, Deputy City Clerk for the City of Renton, being first duly sworn on
oath, deposes and says that she is a citizen of the United States and a resident of the State of
Washington, over the age of 21 and not a party to nor interested in this matter.
That on the 28th day of April, 1987, at the hour of 5:00 p.m., your affiant duly mailed and
placed in the United States Post Office at Renton, King County, Washington, by first class mail
to all parties of record, a true and correct NOTICE OF APPEAL OF THE HEARING
EXAMINER'S DECISION FOR ATLANTIC RICHFIELD COMPANY CONDITIONAL USE
PERMIT, FILE NO. CU-116-86.
Marilyn J. to s , Deputy City Clerk
SUBSCRIBED AND SWORN TO BEFORE me this 28th day of April, 1987.
Notary Public in and for the tate of
Washington, residing in
200 Mill Avenue South - Renton, Washington 98055 - (206) 235-2501
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WRITTEN APPEAL OF HEARING EXAMINER' S DECISION/RECOMMENDATION TO RENTON CITY COUNCIL.
APPLICATION NAME: FILE NO. CU-116-86
The ATLANTIC RICHFIELD COMPANY (ARCO) -
The undersigned interested party hereby files its Notice of Appeal from the Decision
or Recommendation of the Land Use Hearing Examiner, dated April 14 1987 .
1 . IDENTIFICATION OF PARTY
APPELLANT: REPRESENTATIVE (IF ANY) :.
Name:ATLANTIC RICHFIELD COMPANY Name: Larry J. Smith
Address: Suite 107, 7901 168th Ave: N.E. Address: 1301 5th Avenue, Suite 3400
Redmond, Washington 98052 Seattle, Washington 98101 .
Telephone No. (206) 881-2113 Telephone No. (206) 624-8300
j .
2. SPECIFICATION OF ERRORS (Attach additional sheets if necessary).
Set forth below are the specific errors or law or fact,upon which this appeal
is based: See attached sheets.
FINDINGS OF .,FACT: (Please designate number as denoted in the Examiner' s Report)
- No. Error: .
art OF ftZtiTON
Correction: , p .. y' 4 31
. suers r E.
CONCLUSIONS: E [rea
No. Error:
Correction:
I ,
OTHER:
No. ' Error:
Correction:
3. SUMMARY OF ACTION REQUESTED: The City Council is requested to gipnt the following
relief: (Attach explanation, if desired)
X Reverse the Decision or Recommendation and grant the following relief:
See attached sheets.
Modify the Decision or Recommendation as follows:
I ,
Remand to the Examiner for further consideration as follows:
Other:
I �
April 22. 1987
App la t Repre ent tiv ignature Date
NOTE: Please ref r to Title IV, Chapter 30 of the Renton Municipal Code, and Sections
4-3016 and 4- 017, specifically (see reverse side of page) for specific appeal procedures.
4-3016: AP"AL: Unless an ordinance providing for =!9w of decision of the
Ex ter requires review thereof by the Supe Court, any interested
party aggrieved by me Examiner's written decision:or recomi11dildation may submit a
notice of appeal to the City Clerk upon a form furnished by the City Clerk, within
fourteen (14) calendar days from the date of the Examiner's written report. The notice
of appeal shall be accompanied by a fee in accordance with the Fee Schedule of the
City.
(A) The written notice of appeal shall fully, clearly and thoroughly specify the
substantial errors) in fact or law which exist in the record of the proceedings
from Which the appellant seeks relief.
(B) Within five(5)days of receipt of the notice of appeal, the City Clerk shall notify
all parties of record of the receipt of the appeal. Other parties of record may
submit letters in support of their positions within ten (10) days of the dates of
mailing of the notification of the filing of the notice of appeal.
(C) Thereupon the Clerk shall forward to the!members of the City Council all of the
pertinent- documents, including the written decision or recommendation,
findings and conclusions contained in the Examiner's report, the notice of
appeal, and additional letters submitted by the parties. •
(D1. No public hearing .shall be held by the City Council. No new or additional
evidence or testimony shall be accepted;by the City Council unless a showing is
made by the party offering the evidence that the evidence could not reasonably
have been available at the time of "the'hearing before the Examiner. If the
Council determines that additional evidence is required, the Council may
remand the 'matter' to the Examiner for reconsideration. The cost of
transcription of the hearing record,shill be borne by the appellant. In the
• absence of an entry upon the record of an order by the City Council authorizing
new or additional evidence or testimony, it shall be presumed that no new or
additional evidence or testimony has been accepted by the City Council, and
that the record before the City Council is identical to the hearing record before
the Hearing Examiner.
(E) The consideration by the City Council shall be based solely upon the record,
the Hearing Examiner's report, the notice of appeal and additional submissions
Eby.parties.
' ISpeal ,of a decision of the Hearing Examiner on an application
--.,-- .. submitted pursuant to Section 4-3010(A) and after examination of the record,
fi theCouncil+determines that a substantial error in fact or law exists in the
record; it'nay remand the proceeding.to Examiner for reconsideration,, or
•modify,'.orreverse the decision Of the Examiner accordingly.
(G) If, upon appeal from a recommendation of the Hearing Examiner upon an
application submitted pursuant to Section .4-3010(B) or (C), and after
examination:.of the record, the Council determines that a substantial error in
fact.or'law exists,in the record, or that a recommendation of the Hearing
Examiner should be disregarded or modified, the City Council may remand the
proceeding.to the Examiner for reconsideration, or enter its own decision upon
the application pursuant to Section 4-3010(B) or (C).
(H) In any event, the decision of the City Council shall be in writing and shall
specify any modified or amended findings and conclusions other than those set
forth in the repast of the Hearing Examiner. Each material finding shall be
supported by substantial evidence in the record. The burden,of proof shall rest
with the appellant. (Ord. 3658, 9-13-82)
4-3017: COUNCIL ACTION: Any application requiring action by the City
Council shall be evidenced by minute entry unless otherwise required
by law. When taking any such final action, the Council shall make and enter findings of
fact from tha` record and conclusions therefrom which support its action. Unless
otherwise specified, the City Council shall be presumed to have adopted the
Examiner's findings and conclusions.
(A) In the case of a change of the zone classification of property (rezone), the City
Clerk shall place the ordinance on the Council's agenda for first reading. Final
reading of the ordinance shall not occur until all conditions, restrictions or
modifications which may have been required by the Council have been
accomplished or provisions for compliance made to the satisfaction of the
Legal Department.
'B) All other applications requiring Council action shall be placed on the Council's
agenda for consideration. (Ord. 3454, 7-28-80)
(C) The action of the Council approving, modifying-or rejecting a decision of the
Examiner, shall befinal and conclusive,-unless within thirty (30) calendar days
from the date of the action an aggrieved party or person obtains a writ of
review from the Superior Court of Washington for King County, for purposes
of review of the action taken. (Ord. 3725, 5-9-83)
SPECIFICATION OF ERRORS
The following paragraphs address each of the errors
from which ARCO appeals. The paragraphs herein are
numbered to match the paragraphs in the Hearing
Examiner' s Findings and Conclusions.
ERRORS IN FINDINGS
Finding No. 6: The Hearing Examiner Erred by Refusing
to Acknowledge Evidence Presented Regarding Use of the
Site' s Northern Exit During Late Night Hours.
The Hearing Examiner acknowledges that ARCO
contends that the number of cars using the northerly
driveway will be minimal during hours when headlight
glare might impact houses to the north. The Hearing
Examiner incorrectly observes, however, that there was
no support for that contention in the record. In fact,
ARCO' s contention was supported at the hearing by expert
testimony from Tom Barghausen, consulting engineer, who
has studied the traffic and use projections for this
site, as well as the use patterns for many other AM/PM
Mini-Markets. Obviously, the expert testimony of a
consulting engineer is part of the record and properly
considered by the Hearing Examiner. Mr. Barghausen' s
testimony may or may not have seemed credible to the
Hearing Examiner, but his testimony was the only
evidence presented on this issue and, accordingly,
should not have been rejected.
Finding No. 9 The Hearing Examiner Erred
by Ignoring the Language and Intent of the
Proposed Covenant Regarding the Landscape Buffer.
The Hearing Examiner was concerned that landscaping
designed to buffer the market' s operation was located,
in part, on separate legal lots. He continued his
opposition, despite ARCO' s assurance that it currently
had no intention of using other portions of these
properties for separate purposes. It is true that ARCO
was reluctant to covenant never to sell a portion of the
parcel. Instead, ARCO suggested that it would be happy
to agree to a covenant which foreclosed the possibility
that buffering might be lost. In fact, ARCO proposed a
covenant containing the following language:
" ( . . . . )Any vegetative buffering which is lost
as a result of [a] conveyance will be replaced
on remaining portion of the site, so that a
buffer is maintained. " [ see Proposed Condition
9, Exhibit 15, attached to the Hearing
Examiner' s Report and Decision. ]
In view of ARCO' s offer to impose the foregoing
condition upon any sale of a portion of the parcel, it
is clearly erroneous for the Hearing Examiner to
speculate that "replacement might not offer a similar
affect [sic ] . " The whole point of the discussion was
that ARCO would promise to maintain landscaping such
that the effect of the buffering would not be
diminished. Moreover, it is inappropriate for the
Hearing Examiner to characterize ARCO' s proposed
covenant as "reluctantly offered" . That is just simply
not true. The covenant was willingly offered and the
spirit of the covenant as well as its language indicates
that the standard for replacement of a vegetative buffer
will be precisely that it offer a similar effect.
Confirmation of the foregoing can be found in the final
paragraph on page 2 of the Hearing Examiner' s own
narrative of the testimony, wherein the Hearing Examiner
acknowledges that Mr. Barghausen "suggested restrictive
covenants to cover landscape buffering should any
portion of the property be sold in the future. "
Finding No. 10 The Hearing Examiner Erred by Ignoring or
Mischaracterizing ARCO' s Offer to Install a Secondary
Containment System Acceptable to the City' s Expert
Consultant.
The Hearing Examiner' s Finding No. 10 mis-
characterizes the testimony offered at the hearing. In
the fourth paragraph on page 2 of the Hearing Examiner' s
narrative of the testimony, the Hearing Examiner
acknowledges that ARCO proposed "to submit the
doublewall containment proposal to CH2M Hill for
professional approval . . . . " In fact, the city' s
procedures in this situation call for a review by CH2M
Hill of high-technology containment systems such as the
one proposed by ARCO. ARCO indicated at the hearing, as
stated in the Hearing Examiner' s narrative thereof, that
it would make any reasonable modifications to its
proposed double protection tanks and piping system that
CH2M Hill felt were necessary and appropriate.
Naturally, one of the features which CH2M Hill may or
may not require is an impermeable liner around the tank
area. For the Hearing Examiner to characterize ARCO' s
offer to provide whatever technological wrinkles were
2
required by the city' s consultant as a "discrepancy" is
improper, is inconsistent with his other findings and is
an error in fact.
Finding No. 12 The Hearing Examiner Erred by
Considering Statements Regarding a Differently Situated
ARCO Mini-Mart and, In Consequence, the Factual Findings
Based Thereon are In Error.
Many ARCO Mini-Marts are located in highly
developed commercial areas and the light patterns,
signage and site orientation are therefore quite
different than that proposed for this site. The
statements in Finding 'No. 12 regarding lighting at
another site ignore substantial testimony regarding site
orientation at this location. The proposal for this
site presents the illuminated face of the store to 3rd
Avenue, where it will not significantly impact any
residential property. Furthermore, the positive effects
of substantial vegetative buffering, not usually present
at ARCO Mini-Marts, will also significantly buffer from
surrounding residential uses any impacts from on-site
light.
ERRORS IN CONCLUSIONS
Conclusion No. 3 The Hearing Examiner Erred by Ignoring
the Nature and Effect of ARCO' s Proposed Covenant
Guaranteeing that Any Future Division of the Parcel in
Question Will Not Be Allowed to Diminish the Screening
Effects of Buffering Vegetation.
The potential eventualities about which the Hearing
Examiner appears to be concerned are entirely foreclosed
by ARCO' s willingness to covenant that no sale or
division of the parcel will be allowed unless the
effects of the buffer can be maintained. The Hearing
Examiner' s conclusion that the screening effects of the
buffer could be jeopardized if a portion of the parcel
is sold ignores the plain language and intent of the
offered covenant and therefore is error.
Conclusions No. 4 & No. 5 The Hearing Examiner Erred By
Ignoring the Testimony Presented Regarding the Community
Need for an Additional Retail Gasoline Outlet Along the
Third Avenue Corridor.
3
Despite the fact that the conditional use permit
application only applies to retail gasoline sales, the
Hearing Examiner arbitrarily and capriciously ignored '
the evidence presented by Mr. Roger Blaylock of Blaylock '
and Associates regarding the need for an additional
retail gasoline outlet along Third Avenue. Mr. Blaylock
testified that traffic studies show 30, 000 vehicle trips
along Third Avenue daily. [ See Hearing Examiner' s
Narrative, p. 1, ¶ 1. ] He further testified that, given
that traffic volume, the corridor was under-served with
facilities for the purchase of gasoline. The City
determined in 1982 that conditional use permits would be
required for future retail gasoline outlets. That
requirement was imposed in order to insure that new '
outlets were opened only where there was sufficient
traffic flow to create a need for an additional outlet.
ARCO has presented specific evidence indicating that
such a need exists and that the proposed site would
satisfy that need. No other evidence on the question of
community need was presented. Nevertheless, the Hearing
Examiner concluded that the community need did not
exist. By reaching a conclusion that conflicts with the
only evidence before him, the Hearing Examiner acted
arbitrarily and capriciously, thereby committing an
error in law.
It is also noteworthy that, despite the fact that
the conditional use permit only relates to gasoline
sales, the Hearing Examiner continues to focus on ;
whether or not the community "needs"convenience stores .
The Hearing Examiner' s perception of "community
need" is so narrow that it has become an abuse of
discretion. The requirement that an applicant
demonstrate "community need" is designed to eliminate
over-concentrations of particular types of activities,
rather than to pronounce judgement on the social utility
of a particular activity. Although the Hearing Examiner
may feel that convenience stores are superfluous and
that shoppers should only frequent full-service markets,
the consumer' s preference for the option of 24-hour
convenience stores which also dispense gasoline cannot
seriously be questioned. As the Hearing Examiner states
in his narrative of the hearing, (first paragraph on
page 3 of the Hearing Examiner' s Report & Decision, )
Mr. Blaylock testified that his study of the service
areas of local convenience stores and 24-hour markets
indicates that the subject site is a logical location
for both a convenience store and a retail gasoline
outlet. ARCO has demonstrated through Mr. Blaylock' s
testimony that the mini-market would serve a portion of
the city that is currently underserved by operations of
this type. It is error for the Hearing Examiner to
4
insist that such an uncontroverted showing is
insufficient to demonstrate need.
Conclusion No. 6 The Hearing Examiner Erred and Abused
His Discretion By Ignoring the Conclusions of the
Traffic Engineering Department and The Environmental
Review Committee.
The Examiner has set up his own impossibly
difficult standards regarding access to the site. He
objects to the proposed store because it will impact
houses to the north and will require certain minor
limitations on turning lanes to and from Third Avenue.
As indicated in ARCO' s objection to Finding No. 6, ARCO
expects that very few cars would utilize the northern
exit during hours when light glare could create problems
for the residents to the north. Moreover, the right
in/right out limitation and the prohibition on left
turns are standard devices used by traffic engineers to
control the flow of traffic and in no way indicate that
access to and from the site is a problem. If that were
not the case, it is clear that the city' s Traffic
Department would not have endorsed ARCO' s proposal. It
is an abuse of discretion and therefore error for the
Hearing Examiner to ignore the inputs of the Traffic
Department and object to ARCO' s proposal for access on.
the grounds that it is not "terrific . "
Conclusion No. 7 The Hearing Examiner Erred by Stating
That Arco' s Plans Calling for a Sign of a Particular
Height Demonstrates That The Site " . . .Must Be Made
Highly Visible to Attract Patronage. "
The evidence is uncontroverted that the AM/PM
Mini-Market will be "highly visible" only to those
travelling on NE 3rd Avenue and, in fact, will have very
minimal visibility from the residential areas to the
west and to the north of the site. Despite
uncontroverted evidence that the site will be so heavily
buffered from the residential uses that it will be
barely visible at all, the Hearing Examiner states that
the market would be an unacceptable neighbor to
residential uses because it is "highly visible" . As
indicated in ARCO' s objections to Finding No. 12,
Conclusion No. 10 ignores the fact that the AM/PM Mini-
Market on this particular site has been designed to
minimize the effect of light on the areas to the west
and the north. The entire operation is oriented to the
southeast where the major thoroughfare runs and is
5
heavily buffered by landscaping to the north and west.
Furthermore, the site plan, as presented to the Hearing
Examiner, includes landscaping that would be
sufficiently mature at the outset to accomplish the
screening and buffering for which it was designed.
There will, of course, be no lights on the rear
(western) side of the building.
Conclusion No. 9 The Hearing Examiner Erred by Failing
to Acknowledge the Westward Orientation of the
Neighboring Apartment Complex and the Eastward
Orientation of the Proposed Market.
The Hearing Examiner appears to suggest in
Conclusion No. 9 that the presence of an apartment
complex west of the site creates a problem because of
noise from the market operation. This conclusion fails
to note that the apartment complex was designed to face
away from the subject site in recognition of the site' s
potential commercial use. Furthermore, the market
itself is designed to face away from the apartment
complex to the west. The conclusion that there will be
a significant noise impact on the apartment complex from
the mini-market operation is contrary to the evidence
and is therefore erroneous.
Conclusion No . 11 The Hearing Examiner Erred By
Ignoring and Mischaracterizing ARCO' s Proposal Regarding
the Secondary Containment System.
Conclusion No. 11 badly misstates the facts
regarding the details of the proposed double containment
system, and therefore is erroneous. The original site
plan indicated, in general terms, that the storage tanks
and piping would be state-of-the-art double containment
systems. At the time that the original plans were
submitted for approval, the actual design drawings for
the system had not been finalized. ARCO felt that it
would have been premature to submit extremely detailed
plans for the containment system, since the city' s
system for approval of such technologies requires
participation by CH2M Hill, the city' s consultant on
such matters . Because the Hearing Examiner had
reservations about the issue, ARCO submitted detailed
drawings after the first hearing. Those drawings have
been referred to CH2M Hill for comment. ARCO has
consistently maintained that it will provide a
containment system that satisfies the reasonable
requirements that are indicated by CH2M Hill . To
6
characterize ARCO' s actions regarding the containment
system as uncertain or inadequate is unfair,
inappropriate and erroneous .
Finally, ARCO submits that the final sentence in
Conclusion No. 11 is quite telling , insofar as it
reveals the attitude of the Hearing Examiner regarding
this proposed project. The Hearing Examiner indicates
that he would not be satisfied that the containment
system was safe "with all the protection in the world" .
That comment explains why the Hearing Examiner ignores
the testimony by Ron Olson, Superintendent of the Renton
Water Department, that the position of his department
was that the ARCO double containment proposal should be
accepted as secondary containment for the area in which
this site is located. It would appear that the Hearing
Examiner has prejudged the situation such that no
possible assurance from experts from the Public Works
Department and from CH2M Hill could convince him that
the storage system is sufficiently safe for use on this
site. The Hearing Examiner is not a qualified expert in
this field and therefore such a position is unjustified
in light of the evidence, is an abuse of discretion and
is therefore error.
Conclusion No. 14 The Hearing Examiner Erred by Stating
That Site Plan Approval Was Required Because of the
Proximity to Single Family Housing.
The Hearing Examiner incorrectly states in this
paragraph that site plan approval was required for this
site because of its proximity to single family uses. In
fact, site plan approval was required because of the
small size of the three lots which make up the parcel
upon which the facility is to be located. ARCO' s
proposal, of course, combines all three lots into a
single parcel such that the concern which originally
required site plan approval has been substantially
eliminated.
Additional error exists in the final sentence of
Conclusion No. 14. The function of the Hearing Examiner
in evaluating the appropriateness of a particular use
and site plan is limited to whether or not the use and
the plan is sufficiently advantageous, given any
associated drawbacks of the plan, to warrant approval .
It is beyond the Hearing Examiner' s discretion, and
therefore error, to reject a particular use on the
grounds that the Hearing Examiner believes that there
are more preferable uses to which the owner might put
his or her property.
7
Conclusion No. 16 The Hearing Examiner Erred by
Concluding That the Presence of Subsidized Housing
Somehow Motivates ARCO' s Request For a 24-Hour
Convenience Market.
The Hearing Examiner again raises the question of
"subsidized housing" , as if its presence somehow
encourages ARCO to apply for a 24-hour operation. ARCO
is unclear as to the connection that the Hearing
Examiner perceives between the proximity of subsidized
housing and a 24-hour operation, but nevertheless states
for the record, as it did to the Hearing Examiner, that
all ARCO AM/PM Mini-Markets are operated on a 24-hour
basis. ARCO further notes that, although the Hearing
Examiner has indeed denied this application twice, the
denials were not necessarily because the requests have
been unjustified. As a matter of fact, the city' s
Environmental Review Committee, Public Works Department,
Traffic Engineering Department, and Department of
Building and Zoning have recommended approval of this
project. The Hearing Examiner acknowledges, for
example, that the proposed buffers are substantial, but
nevertheless still "wonders" if buffering will be
enough. The Hearing Examiner consistently rejects
ARCO' s mitigation efforts, either by claiming that "all
the protection in the world" is insufficient, or by
questioning whether mitigation efforts recommended and
approved by City departments will do what they are
designed to do. In view of the fact that the City
departments which have reviewed the project found that
there would be no significant impacts from this
operation, the Hearing Examiner' s insistence on the
opposite conclusion is an abuse of discretion and
therefore error.
Conclusion No. 17 The Hearing Examiner Erred by
Refusing to Acknowledge ARCO' s Willingness to Covenant
to Maintain a Satisfactory Landscape Buffer.
This conclusion contains the third erroneous
reference to the potential division of this parcel into
three separate lots. ARCO indicated that it does not
expect that this site will be used for any use other
than the proposed mini-market. ARCO did refuse to
accept a covenant that forever prohibited any future
additional development, not because any such development
was contemplated, but because such a covenant is
inappropriate in principle. If, for example, the
residential area to the north someday became a regional
shopping center, ARCO would not wish to be foreclosed
from responding to the new circumstance. A second
factual error, repeated for the third time, is that the
8
buffering which is critical to the acceptance of this
project is somehow threatened by the existence of the
legally separate lots. ARCO has proposed to covenant
that it would do nothing with this property that would
eliminate ARCO' s ability to continue the buffering of
the market operation. The Hearing Examiner' s continued
refusal to recognize the importance of the proposed
covenant regarding the landscaping buffer is an abuse of
discretion and therefore error.
Conclusion No. 20 The Hearing Examiner Erred by
Concluding That the Cumulative Effect of Several
Adequately Mitigated Impacts is an Overall Impact That
is Not Sufficiently Mitigated.
The Hearing Examiner' s logic in Conclusion No. 20
is apparently that the proposed use is only slightly
objectionable in several of the specific areas examined,
but becomes wholly objectionable when the "negative"
impacts are added together. Although such logic looks
persuasive at first glance, the Hearing Examiner' s
conclusion ignores the fundamental premises of the land
use approval process. If, in fact, the proposed
operation has impacts in each of the areas identified by
the Hearing Examiner, and if those impacts are within
acceptable limits, it simply does not follow that the
cumulative effect of those impacts is to put the overall
project beyond acceptable limits. Just the opposite is
true. In each of the areas in which the Hearing
Examiner raises issues about the operation' s impact, the
impact has been mitigated to the point that it becomes
insignificant. The basic notion behind our land use
regulatory system is that impacts of a project will be
identified and, if possible, mitigated to such an extent
that the impacts become minor and acceptable in view of
the utility of the overall project. The land use
approval process should seldom be used to completely bar
a development, but instead should be used to review,
modify and condition the development so that its
negative impacts are minimized to such an extent that
they are outweighed by the development' s advantages.
ARCO has followed that procedure, resulting in a
Declaration of Non-significance from the city' s
Environmental Review Committee. That process should not
be subverted or discarded simply because the Hearing
Examiner has a "gut" feeling which is contrary to the
testimony presented and the conclusions reached by the
City' s experts.
9
SUMMARY
In summary, ARCO contends that, for some unknown
reason, the Hearing Examiner seems to have reversed the
normal land use approval process. After apparently
concluding very early on that a convenience store should
not be built on this sight, he has then seized upon the
slightest potential impact and maintained that those
impacts cannot be sufficiently mitigated " . . .with all
the protection in the world. "
As a result, the Hearing Examiner' s Report and
Decision is replete with errors of fact and errors of
law. He has ignored the uncontroverted testimony of
both ARCO' s and the City of Renton' s experts. He has
mischaracterized the facts regarding ARCO' s willingness
to eliminate concerns about landscaping, tank design and
lighting. Furthermore, he has set impossible standards
that have the effect of foreclosing approval of this
project, no matter how completely ARCO and the City
manage to minimize any of the projects ' potentially
negative impacts. By doing so, he has reached erroneous
conclusions and abused his discretion. In consequence,
ARCO respectfully requests that the City Council reverse
the decision and approve the site plan and conditional
use permit.
l j s/a
10
AFFIDAVIT OF SERVICE BY MAILING
STATE OF WASHINGTON )
)ss.
County of King )
DOTTY KLINGMAN being first duly sworn,
upon oath, deposes and states:
That on the 14th day of April , 1987 affiant
`deposited in the mails of the United States a sealed envelope containing a
decision or recommendation with postage prepaid, addressed to the parties of
record in the below entitled application or petition.
„deo, -
SUBSCRIBED AND SWORN to before me this /`% /./ day
of R'',4'� , 1987.
u
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k-4,4% walk * b-49-t-4Q 0`6-e-X
144 .'•�': 8, i9��' �o� Notary Public in and for the State of Washington,
�O,c......••• �,'���� residing at �eh/rnt..) , therein.
_ WA S w;N,,�o
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Application, Petition, or Case 4: CU-116-86 - THE ATLANTIC RICHFIELD CO. (Arco)
(remand hearing)
(The minutes contain a list of the parties of record.)
V. I 11.1 I
April 14, 1987
OFFICE OF THE HEARING EXAMINER
CITY OF RENTON
REPORT AND DECISION
APPLICANT: THE ATLANTIC RICHFIELD COMPANY (ARCO)
File No.: CU-116-86
LOCATION: West of the intersection of NE 3rd Street and Jefferson
Avenue.
SUMMARY OF REQUEST: Conditional Use Permit to allow gasoline pumps in a B-1
zone, and Site Plan approval to allow a 2400 Sq. Ft.
building consisting of a 24-hour convenience store space:
The latter use is a permitted use in the B-1 zone.
SUMMARY OF ACTION: Building and Zoning Department Recommendation:
Approval with conditions.
Hearing Examiner Decision: The Conditional Use Permit
and Site Plan requests are denied.
BUILDING & ZONING The Building & Zoning Department Report was received
DEPARTMENT REPORT: by the Examiner on March 30, 1987
PUBLIC HEARING: After reviewing the Building and Zoning Department
Report, examining available information on file with the
application, and field checking the property and
surrounding area, the Examiner conducted a public hearing
on the subject as follows:
The hearing was opened on March 31, 1987 at 9:05 A.M. in the Council Chambers of the Renton
Municipal Building. Parties wishing to testify were affirmed by the Examiner.
This application was originally presented to the Hearing Examiner on January 6, 1987. The decision of
the Hearing Examiner dated January 22, 1987 denied the requests. The matter was appealed to the
City Council on February 5, 1987 and was remanded back to the Hearing Examiner to consider
additional information presented by the applicant.
The following exhibits were entered into the record:
Exhibit #8 - New Landscape Plan.
Exhibit #9 - Series of photographs showing northern and western
boundaries of the site.
Exhibit 10 - Map showing drainage basin and aquifer areas.
Exhibit #11 - Six sheet drawing showing double wall containment
system.
Exhibit #12 - City Well Field Study.
Exhibit #13 - Traffic Improvement Plan.
Exhibit #14 - Map showing northern line of property.
Exhibit #15 - Suggested conditions by applicant.
Exhibit #16 - Map showing convenience store and its location on
the property.
The hearing opened with a presentation of the staff report by the Zoning Administrator, Don Erickson.
He gave a review of the original request stating the ERC reviewed the application in 1986 and issued a
mitigated DNS containing 6 conditions; referred to landscape buffering, access off 4th Avenue and its
effect on properties on the north side of 4th Avenue, de-acceleration lane, size of sign on the site,
setbacks, property lines, and illumination of the building at night which is in contrast to the
neighborhood atmosphere. Mr. Erickson also noted the proposal is on the edge of the City's aquifer
yi)
THE ATLANTIC RICHFIELD COMPANY (ARCO)
CU-116-86
April 14, 1987
Page 2
protection area and due to its proximity to the aquifer it was conditioned that the applicant provide
secondary containment for the underground tanks and a monitoring system for both the pipes and
tanks; signs should be provided to restrict turning movements onto NE 3rd. Since the original
presentation the applicant has revised the site plan and modified the free-standing sign. It was pointed
out the driveway has now been turned to align the driveway to protect the homes in front of the store
from car headlights leaving the mini-mart; the landscaping proposed is approximately 6 ft. in height
which should provide a screen to help lessen the effects of car lights on the residents to the north; and
Mr. Erickson noted there have been no letters of protest from neighbors to the north of the site.
Continuing the Zoning Administrator advised the setbacks comply with the B-1 zoning in terms;of lot
coverage (10%); a pedestrian walkway has now been provided; increased screening, reduced size of the
free-standing sign, the circulation and acceleration lane have been addressed, and based upon the
presentation of the changes provided by the applicant, and upon meeting the conditions of the ERC, it
is felt the revised application is moving toward compliance of the ERC conditions. The new plans have
not been circulated to other city departments for comments which will be required prior to approval of
the application.
Testifying on behalf of the Public Works Department for the City of Renton was, Ron Olson, Utility
Engineer who spoke to the secondary containment and location of the aquifer stating it was felt the
proposal should be accepted as secondary containment for that area; the tanks are at the very edge of
the aquifer and the proposed containment is sufficient protection. He stated there are several systems
that can be used, and the system the applicant has proposed has not been approved but is in the process
of going though staff review at this time. Mr. Olson stated the site is on the very edge of the aquifer
protection area, and advised the City is presently drafting a aquifer protection ordinance but it has not
as yet been accepted.
Testifying in support of the proposal, and representing the applicant was Larry Smith. Attorney. 1301
Fifth Avenue. Suite 3400, Seattle, Washington 98101. Mr. Smith addressed some of the issues raised by
city staff stating the applicant has altered the project to such a degree that it should demonstrate their
desires to work with staff so the project can move ahead. Speaking to specific items of concern he
stated it is felt after a review of the Well Field Study and city policies with regard to underground
tanks for the storage of petroleum products it is felt the concern for the Cedar River watershed should
not stop their project; referred to the 3 areas of the Well Field Study with specific emphasis on the
tertiary area, the edge of which is the location of the applicant; proposed state-of-the art construction
of double protection tanks and piping for the gasoline tanks; would propose to submit the double wall
containment proposal to CH2M Hill for professional approval; and feels the advanced design will
provide the protection necessary. Continuing, he addressed the possible impacts from a 24-hour;
operation on the single family residents to the north; they have tried to buffer to minimize impacts; the
driveway at the mini-mart has been moved to re-direct the headlights of automobiles as they leave the
premises; trees are proposed to be a minimum of 8 ft. with the building being 13 ft.; and because of the
buffering on the western side of the market and the back of the multi-family housing it is not felt the
proposal will have a negative effect on that area. In closing he stated it is believed there is a definite
need for this use in the area.
Also testifying in support of this application was Tom Barghausen, Consulting Engineer. 6625 South
190th #102. Kent, Washington 98032. Mr. Barghausen addressed five major issues raised by staff
regarding the double containment system, the Well Field Study, traffic impacts, drive-way location and
the impacts of a 24-hour operation on adjacent properties and uses. He stated the plans for the
proposed double wall containment fiberglass installation system have been submitted to CH2M Hill;
stated Arco inspects and tests its tanks every few years; any defect in the tank would be detected in the
inner liner; and reviewed the installation and monitoring procedures. Mr. Barghausen referred to the
Well Field Study and using a city map pointed out the limits of the aquifer field and the location of the
Arco site in the tertiary area. A traffic improvement plan was submitted and he advised the plan
meets the requirements of the city Traffic Department for designed improvements to Third Avenue to
include the widening proposed by .the applicant along the frontage of the property, the installation of
curbing for a de-acceleration lane and left-hand turns, and noted approval of the concept has been
received by the Engineering Department with the total cost being borne by Arco.
Mr. Barghausen referred to Exhibit #12 explaining the driveway location and its proximity to the
homes across the street noting the alignment was designed to eliminate the impact to the residences to
the north from vehicle headlights leaving the site at night. There are three legal lots which are all
owned by the applicant and to alleviate any concerns about the sale of any portion of the lots and loss
of buffering he suggested restrictive covenants to cover landscape buffering should any portion of the
property be sold in the future. Referring to the impacts on adjacent uses by a 24-hour operation he
stated the light and glare concerns have been eliminated through the design process with the orientation
of the market down next to 3rd Street away from the single family residences; their mini-markets are
not a franchise, there are no video games inside which will eliminate loitering; and lighting used will
be located away from the western and northern portions of the property using the fascia lighting for
security, with no glare from inside lighting due to the design of the windows and canopy. He stated
the only impact envisioned would be noise from cars leaving the site at night. In conclusion, Mr.
Barghausen stated the applicant has revised the sign by lowering it and reducing its size, and requested
approval of the revised request.
THE ATLANTIC RICHFIELD COMPANY (ARCO)
CU-116-86
April 14, 1987
Page 3
Also wishing to speak in support of this proposal was Roger Blaylock, Blaylock and Associates, 10717
SE Fourth, Suite #9, Bellevue, Wa. 98004. Mr. Blaylock wanted to show there is a community need for
this proposal based upon the development of land use patterns in the northern portion of the city. He
presented Exhibit 16, a zoning map for the City, which shows convenience stores and service areas
around them, focusing on the north Renton area in particular. Mr. Blaylock stated the 24-hour markets
are for public convenience with AM and PM hours producing a different type of need by the public.
It is felt the area is a fast growing, in-fill area and since 1979 when the property was short platted
there has been the addition of 800 new multi-family units and 100 new single family units. It is felt
the gasoline portion of the market is secondary for night time use and the Examiner stated the gasoline
pumps are the subject of the conditional use and must show community need, and, it is also located on
the perimeter of the Well Field Study. Mr. Blaylock feels this is a logical location for the mini-market
and gasoline pumps as the B-1 area to the north has been developed into multiple family, the L-1
property that would permit the service station has already been fully developed so is not available;
there was previously a 7-11 Store on the south side of the street but he felt due to access problems has
since gone out of business; the corridor involved handles approximately 30,000 vehicles per day; and
concluded stating the in-fill development supports the idea of the 24-hour use, does not believe this
proposal will over-crowd the commercial activity in the area; and stated the proposed berm for the
driveway is not only effective for sight blockage but is also effective for noise blockage for vehicles
entering and exiting the premises.
Wishing to comment from staff was Don Erickson. He wanted to clarify some questions raised stating
the canopy is 14'6"; referred to fiberglass and secondary containment systems stating the systems can
break and recommended they be pressure treated before being placed in operation; stated there really is
no way to prevent headlight glare to the homes on the north as the cars exit the premises; and noted
the grade of 5'- 6' said by the applicant to be along the west property line was checked by a city
survey and found to be only approximately 2 ft.
In closing, Attorney Smith stated he feels the evidence clearly proves the changes made by the
applicant to address staff concerns shows they have done all that can be done to ensure the impacts will
be minor. This may not be the least intrusive use that could be placed on the property but feels the
use is appropriate. He closed requesting the Examiner reconsider his earlier position in light of
additional evidence presented today, subject to the suggested conditions.
The Examiner called for further testimony regarding this project. There was no one else wishing to
speak, and no further comments from staff. The hearing closed at 10:45 A.M.
FINDINGS, CONCLUSIONS & DECISION:
Having reviewed the record in this matter, the Examiner now makes and enters the following:
FINDINGS:
1. The applicant, Atlantic Richfield Company (hereinafter, ARCO), filed a request for approval of
a Conditional Use Permit to allow installation of gasoline pumps in a B-1
(Business/Commercial) zone. They also requested site plan approval for the establishment of a
24-hour convenience store.
2. Upon initial review the request was denied by the Hearing Examiner. The applicant in the
course of review modified the proposal and instituted changes to the original plan based upon
the Hearing Examiner's denial. The applicant then appealed the denial to the City Council.
The Council determined that the new information should be subject to review by the Hearing
Examiner and remanded the matter to the Hearing Examiner for additional hearings and review.
3. These Findings, and the subsequent Conclusions found below should be read as supplementing
the original report. Where Findings and/or Conclusions conflict with those of the earlier report,
the new Findings and Conclusions shall prevail.
4. The proposed sign which was an issue will be 23 feet in height.
5. The northerly driveway is designed with a double curve. It has been redesigned to intersect
N.E. 4th Street opposite a sideyard of the northerly facing single family home. Staff indicates
that this will have a baffling effect on headlights but turning movements will inevitably allow
headlights to shine on homes north of the site both east and west of the driveway.
6. The applicant indicates that traffic using this northerly driveway during hours of darkness when
the headlight glare would be an issue should be minimal. No support in the record.
7. The subject site is comprised of three separate legal lots. The easternmost lot is generally
defined by a north/south line approximately halfway between the intersection of N.E.3rd and
N.E. 4th and the western boundary of the site. The western half of the site is again comprised
of two lots. The northern lot is approximately the northwestern quadrant of the site.
THE ATLANTIC RICHFIELD COMPANY (ARCO)
CU-116-86
April 14, 1987
Page 4
8. The gasoline pumps and mini-mart/convenience store are located on a separate legal lot, the lot
located in the southwest quadrant of the subject site.
9. The applicant has proposed to supplement landscaping along both sides of the driveway in order
to further baffle the northerly properties. The area of concentrated landscaping is located on
the northern lot and the eastern lot which are separate legal lots. Questions were raised
regarding the possible separate sale of the parcel, and as a consequence the potential loss of
landscaping. The applicant reluctantly offered to covenant to replace the landscaping.
Replacement might not offer a similar affect.
10. The applicant has proposed a double containment system. There is still the discrepancy noted
regarding the installation of an impermeable liner. At both the original public hearing and the
new hearing the applicant indicated that such a liner was not necessary, while the appeal
indicated one would be installed. Again, in other gasoline dispensing establishments recently
approved the impermeable liner was required, especially when ground water contamination was
possible.
11. Public Works has indicated that secondary containment with monitoring should be required on
the site, but specific plans have not been reviewed. The site is at the very edge of the aquifer
as best as it can be defined. Differences in underground geology would affect the rate,
direction and depth of any underground water flow, and similarly, any spills.
12. Staff has reviewed an actual Arco Mini-mart. Night inspection revealed a site with substantial
illumination. The Zoning Administrator indicated he would not want to live near one. The
entire front of the building is washed in light at night. The two pump islands would be
covered by a 30 by 53 foot canopy. Similarly the canopy is very well illuminated. The amount
of light utilized makes it extremely difficult to contain on site.
13. The applicant admitted that the use is "not the least intrusive use of the site but as proposed is
sufficiently unobtrusive to permit it."
14. While the record indicates delivery of gasoline by tanker, this office suspects that resupply of
the mini-mart wouldalso
a so involve repeated delivery vehicles arriving and departing from the
site.
15. The applicant at the conclusion of the hearing submitted a list of potential conditions which
they would be willing to comply with, if necessary, if the permits were approved. (See
attachment). Generally these conditions reflect the conditions which have been imposed on
other recent gasoline station approvals including covenants for ultimate removal, double wall
tanks, impermeable liners as well as some additional conditions applicable to this site. These
former conditions would prohibit outside loudspeakers, video games and assure maintenance of
landscaping and landscaping of a particular size.
16. To emphasize Findings contained within the original report the following Findings are repeated.
17. The subject site is located in the Well Field Protection Area in that portion of the area
designated "Sensitive Area." At Page 4-3 of the Well Field Protection Study (August, 1984) the
following statement is found: "To maximize protection of the aquifer, it is recommended that
commercial businesses in these areas be limited to non-polluting activities." At Page 4-2: "To
the extent possible, the City should control land use and activities within the aquifer area."
"Policies that limit land use within the aquifer recharge area offer Renton one of the most
effective means of preventing aquifer contamination." (page 4-2).
18. "Leakage of petroleum near the wells could cause serious contamination to the aquifer.,
Petroleum product would rapidly migrate vertically through the permeable soil to the water
table." "Service stations within the aquifer recharge area pose a continuous threat to the quality
of Renton's water supply." "Even small quantities of petroleum product can contaminate large
volumes of water." (3-6). "Efforts to clean up petroleum contamination can be very expensive
and their results are not always successful." (3-7). "An early detection system will not prevent a
leak from occurring, nor will it guarantee that the product will not reach a well. Such a system
will also not reduce the long-term threat of aquifer contamination associated with a service
station, or eliminate the need to clean up contamination should leakage occur."
19. The map element of the Comprehensive Plan designates the area in which the subject site is
located as suitable for the development of medium density multi-family uses, but does not
mandate such.development without consideration of other policies of the plan.
20. The subject site is part of a B-1 district which is located between the convergence of N.E. 3rd
and N.E. 4th Streets. Part of this district contains Renton Housing Authority subsidized
housing. This housing is west of the subject site and shares approximately 150 feet along the
west property line. An L-1 district is located south and west of the site.
•
THE ATLANTIC RICHFIELD COMPANY (ARCO)
CU-116-86
April 14, 1987
Page 5
21. North of the site, north of N.E. 4th Street, is a large R-1 district. Single family homes in this
district are located immediately north of the subject site. Immediately to the north of the site is
one single family home with approximately 60 feet of frontage along N.E. 4th. It is the home
itself, not the lot, which is 60 feet wide in this aspect. These property owners did not receive
special notice which had been required by the City Council when the National Car Wash
application was remanded. Since National Car Wash withdrew that application, notice was not
sent out for this separate request.
22. The facility is proposed to be available 24 hours per day, seven days per week. The Building
Division indicated that this could have an adverse affect on the single family homes north of
the site.
CONCLUSIONS
1. The conclusions which follow are generally those of the original decision. The substance of the
decision has not been changed as a result of the new information, and the conclusion reached is
the same. The Conditional Use Permit and Site Plan proposal are denied as an unwarranted
intrusion into the area.
2. The applicant for a Conditional Use Permit must demonstrate that the use is in the public
interest, will not impair the health, safety or welfare of the general public, and is in compliance
with the criteria found in Section 4-748(C) which provides in part that:
a. The proposal generally conforms with the Comprehensive Plan;
b. There is a general community need for the proposed use at the proposed locations
c. There will be no undue impacts on adjacent property;
d. The proposed use is compatible in scale with the adjacent residential uses, if any;
e. Parking, unless otherwise permitted, will not occur in the required yards;
f. Traffic and pedestrian circulation will be safe and adequate for the proposed project;
g. Noise, light and glare will not cause an adverse affect on neighboring property;
h. Landscaping shall be sufficient to buffer the use from right-of-ways and neighboring
property where appropriate; and
is Adequate public services are available to serve the proposal.
The requested Conditional Use is unjustified and is denied.
3. The new information did not significantly alter the intent or intensity of the proposed
gasoline/mini-mart to any degree. The scaled down pole sign was not a major concern in the
first hearing outside of the ERC conditions. Those factors which were stressed by the
applicant, the curved driveway and the additional landscaping, are located in such fashion that
severance of the lot the subject proposal is located on from the separate legal lot to the north
could negate the effects. Assurances that the landscaping would be replaced by comparable
landscape materials is offset by the fact that there may not be sufficient space on the proposal's
primary lot to accommodate dense landscaping. Similarly, the curved driveway which is
intended to provide a baffle could be eliminated by any development of the northern lot. If the
northern parcel were turned primarily into a parking area, it would be entirely open to the
north - an unacceptable eventuality.
4. The applicant has still not presented persuasive justification to allow a 24-hour convenience
store and gasoline station across from single family homes; adjacent to an apartment complex
and over or very near the aquifer recharge zone. Again, as originally stated: Is there a
"community need" for a 24-hour convenience store ? The term 'convenience' itself demonstrates
the contradiction. Convenience does not demonstrate need. While it might be convenient to
have such an operation along the N.E. 4th corridor, is this the right location?
5. There are six other gasoline stations along the corridor, some with mini-mart type support.
While it may be the first station or the last depending upon the direction of travel in this
immediate vicinity, we are still speaking of outright convenience and not of community need.
There is no community need to further jeopardize the aquifer, the residential amenities of the
northerly homes, or the low income apartment complex to allow the establishment of another
gasoline station. Convenience can be carried too far when these other issues remain at stake.
THE ATLANTIC RICHFIELD COMPANY (ARCO)
CU-116-86
April 14, 1987
Page 6
6. Access to and from the site is not terrific. The northern access is directly across from single
family homes which cannot be protected from headlight glare as cars exit the site. Landscaping,
staff pointed out, will not screen the headlights of turning cars once they exit the baffled,
curving northerly driveway. They will still glare into houses. The driveways along N.E: 3rd
may require right-in/right-out limitation, and one driveway is located uncomfortably close to
the signal controlled channelized intersection of N.E. 3rd and Jefferson. Because it is so close
to the intersection, left turns have been prohibited to avoid conflicts with turning movements.
7. The applicants' original arguments indicating the need for the larger sign demonstrate that the
site located near the top of a curving hill must be made highly visible to attract patronage. A
highly visible 24-hour a day operation does not appear to be an acceptable neighbor for
residential uses.
8. Staff has indicated that similar Arco establishments spill large amounts of illumination on and
off the site. This office would guess the light is a major and intended effect to attract traffic
at night. Obviously the site is intended to be a beacon and to beckon drivers to stop for both
gasoline and mini-mart items. This beacon is inappropriate. The landscaping, until quite
mature, if even then, will not be able to screen the upper floors of the apartment complex.
9. The applicant rightly noted that this office and the City Council have safeguarded this area in
the past. While a 7-11 store may have been approved, it was approved prior to the construction
of the apartment complex immediately to the west of the site. Patrons would be opening and
closing doors, starting cars, idling cars - all within earshot of an apartment complex. Noise
studies indicate landscaping has a minimal impact on noise.
10. A gasoline service station can no longer be constructed in just any location in the City. This
limitation is a relatively recent change in the City Code. Gasoline storage and sales have
generally been recognized as a hazardous activity. At first, this was primarily due to gasoline's
explosive nature. Gasoline sales and storage is now recognized as hazardous due to the
poisonous and carcinogenic chemical properties of gasoline. (Page 3-6, Well Field Study).
11. The site is located in an area designated "Sensitive Area" on the map distributed by the City of
Renton Water Department entitled "Protect Your Water Supply." And while the applicant
proposes a double wall tank containment system, as certain recent events both in the City
(Olympic Pipeline leak) and elsewhere (various service station leaks and leak at Sea-Tac Airport)
demonstrate, the best of intentions and technologies occasionally fail. Why jeopardize the City's
aquifer for a convenience/gasoline store? While Public Works has not objected to the proposal
they also have not seen any final plans for containment on the site. One would think that by
this time the applicant would have finalized those plans, but the fact that the applicant has
changed course on the impermeable barrier at least twice may be telling. With all the protection
in the world, leaks could still occur leading to potential contamination of the aquifer.
12. The reason a limit was imposed on the once unrestricted placement of gasoline stations was to
permit the City the option of saying that the proposed gasoline service station was inappropriate
in the area proposed. In this case it appears that when weighing the various factors, the
neighborhood and the neighbors, the zoning, the Comprehensive Plan, past decisions, the
underlying or adjacent sensitive aquifer, the 24-hour operation, the landscaping and setbacks,
that the proposed use should not be approved for the proposed location.
13. While it is quite apparent that the applicant has gone to great extents to provide a reasonable
backdrop for the proposed 24-hour convenience store and gasoline pumps, the combination is
inappropriate for the proposed location. The site is sensitive. Single family homes directly
north cannot help but be affected by cars leaving the site all hours of the day and night,;even
with the curved driveway, which may also not be a permanent amenity. The site also sits above
a well field protection area.
14. And while this office recognizes that the site is located at an incredible vantage point, th'e first
or last such gasoline station, depending upon direction of travel, economic considerations are not
sufficient to approve the use. Site Plan approval was also required because while the site was
zoned B-1, it was adjacent to single family, and was designated in the Comprehensive Plan for
residential uses. There are any number of business office or service uses which could be
established on the site which would not invite or generally encourage 24-hour traffic and noise.
15. While the site's amenities as a focal point for traffic on N.E. 3rd/4th is what the applicant is
attempting to exploit by placing a convenience store in this location, sensitivity to surrounding
uses would appear to militate against such an operation in this location.
16. As stated before, this office is tempted to conclude that the proximity of the subsidized housing
encourages the applicant or property ownership to apply for a series of 24-hour a day
operations which could at best be described as marginally compatible with the surrounding
residential uses. The City has been placed in the position of having to deny a series of requests
which appear unjustified. There must be other uses for the site which do not operate during
•
THE ATLANTIC RICHFIELD COMPANY (ARCO)
CU-116-86
April 14, 1987
Page 7
the evening hours, and certainly there must be reasonable uses which do not require 24-hour a
day, 7-day a week operation. While the proposed buffers, as indicated above, appear
substantial, buffering alone. may not be enough. Certain other retail uses or office uses which
would not encourage substantial evening hour patronage could also be established.
17. The applicant has further indicated that additional uses might be proposed for portions of the
site which would thereby eliminate some of the landscaped areas and the baffled/curving
driveway thereby opening up more of the site to late hour visitation. The applicant would not
agree to refrain from this potential additional development. Since both the lot to the north and
the lot to the east are legally separate lots, they could be sold off and landscaping eliminated to
permit development. The curving driveway and landscaping could easily lose out in such a
scenario.
18. In conclusion, when the proposed hours of operation are coupled with the proposed use, a
gasoline service station, a use particularly singled out as incompatible with the City's objective
of protecting and preserving the well field, it is apparent that the request should be denied.
19. The final conditions the applicant proposed still do not provide sufficient assurance, nor 'do they
mitigate the potential impacts of establishing a twenty-four (24) hour gasoline station and mini-
mart on the subject site. It is the impact of the entire proposal and each of its component
impacts which weigh against it. The whole is greater than each attempt to mitigate the
proposal.
20. The request is not inappropriate just because the site is in the Well Field Protection Area or on
the fringe of that area. It is not inappropriate just because there are single family homes north
of the site. It is also not inappropriate just because it is located immediately adjacent to'a low
income apartment complex. Nor is it inappropriate just because there are 6 other gasoline
service stations within approximately 1 to 1-1/2 miles of the subject site. And finally, it is not
inappropriate because the use is proposed to be open 24 hours each day. It is inappropriate
because all of these problems together simply make the use inappropriate for the proposal
location - it is in sum not a location appropriate for a gasoline service station and mini-mart.
DECISION
The Conditional Use Permit and proposed Site Plan are not approved. The requests are denied.
ORDERED THIS 14th day of April, 1987.
Vak,t-Fob..
FRED J. KAUFMAN
HEARING EXAMINER
TRANSMITTED THIS 14th day of April, 1987 to the parties of record:
Ron Olson
Utility Engineer
City of Renton
Larry Smith
Attorney At Law
1301 Fifth Avenue, Suite 3400
Seattle, Washington 98101
Tom Barghausen
Consulting Engineer
6625 South 190th #102
Kent, Washington 98032
Roger Blaylock
Blaylock and Associates
10717 SE Fourth, Suite #9
Bellevue, Washington 98004
TRANSMITTED THIS 14th day of April, 1987 to the following:
Mayor Barbara Y. Shinpoch
Councilman Richard M. Stredicke
Richard Houghton, Public Works Director
Larry M. Springer, Policy Development Director
•
THE ATLANTIC RICHFIELD COMPANY (ARCO)
CU-116-86
April 14, 1987
Page 8
Members, Renton Planning Commission
Ronald Nelson, Building & Zoning Director
Don Erickson, Zoning Administrator
Glen Gordon, Fire Marshal
Lawrence J. Warren, City Attorney
Renton Record-Chronicle
Pursuant to Title IV, Section 3015 of the City's Code, request for reconsideration must be filed in
writing on or before 5:00 P.M. April 28, 1987. Any aggrieved person feeling that the decision of the
Examiner is based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of
new evidence which could not be reasonably available at the prior hearing may make a written request
for a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This
request shall set forth the specific errors relied upon by such appellant, and the Examiner may, after
review of the record, take further action as he deems proper.
An appeal to the City Council is governed by Title IV, Section 3016, which requires that such appeal
be filed with the City Clerk, accompanying a filing fee of $75.00 and meeting other specified
requirements. Copies of this ordinance are available for inspection or purchase in the Finance
Department, first floor of City Hall.
The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications
may occur concerning pending land use decisions. This means that parties to a land use decision may
not communicate in private with any decision-maker concerning the proposal. Decision-makers.in the
land use process include both the Hearing Examiner and members of the City Council.
All communications concerning the proposal must be made in public. This public communication
permits all interested parties to know the contents of the communication and would allow them to
openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the
request by the Court.
The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as
well as Appeals to the City Council.
II
RECOMMENDED CONDITIONS FOR APPROVAL
OF
THE ATLANTIC RICHFIELD COMPANY (ARCO)
FILE NO. CU-116-86
1. The installation of state-of-the-art double wall gasoline storage tanks and sub-
systems which shall include monitors between the tank walls.
2. The installation impermeable barriers between the tanks, pumps and pipes, and the
underlying and surrounding soils; and the installation of monitors between the
gasoline system and the barrier.
3. For purposes of this decision "state-of-the-art equipment" shall mean and be defined
as: the most modern and technologically advanced system known for gasoline
containment purposes, and shall be of the type of equipment which is installed
where the strictest of leak detection and prevention is required.
4. The execution of Restrictive Covenants assuring the removal of the entire under-
ground system if the operation should cease or be discontinued for more that 12
consecutive months. The covenants shall require that the then property owner has
the legal and economic responsibility for removing the system, but failure to do so
shall entitle the City to accomplish that purpose by entering onto the property and
removing such equipment in any reasonable manner necessary.
5. The Covenants shall grant the City all costs associated with removal including
interest, if applicable, as well as any subsidiary or indirect costs, and shall operate
as a lien against the property, and the City shall be held harmless. In addition,
other consequences or costs of removal including any adverse by reasonably
anticipated costs such as closure of, or interference with current on-site enter-
prises, shall be solely the responsibility of the property owner.
6. Prior to the issuance of building permits, the applicant shall have submitted and
obtained approval on a channelization and street improvement plan for improvements
to Third Avenue South to the satisfaction of the City traffic engineer. As a
condition of occupancy, the improvements shall be installed and/or bonded to insure
completion.
7. Prior to the issuance of building permits, the applicant shall have submitted to the
City Public Works Department, a complete set of improvement plans for the
installation of the underground fuel storage and delivery system, utilizing double
containment facilities with monitoring equipment and other improvements as
summarized in Condition Nos. 1 through 3 above. Said plans shall be reviewed by
the Public Works Department of the City of Renton, as well as the consultant for
the City, retained to provide the well field protection study, dated August, 1984.
The plans shall be reviewed to provide reasonable assurance that the construction
methods proposed will offer adequate protection of the well field recharge area.
8. A covenant shall be recorded for the facility which shall be binding on the
operators of the facility to prohibit the use of outside loudspeakers and to prohibit
the installation and use of video games within the facility.
•
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OF R4,4,
ID ° BUILDING & ZONING DEPARTMENT
t$ ® z
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RONALD G. NELSON - DIRECTOR
c
o soil p.) MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON,WASH.98055 • 235-2540
TiV
BARBARA Y. SHINPOCH � .
MAYOR R 3 0 A90
MEMORANDUM M�
RENTON
losposNIG
DATE: March 30, 1987
TO: Fred Kaufman, Hearing Examiner
FROM: Don Erickson, Zoning Administrate
SUBJECT: Atlantic Richfield Company Conditonal Use Permit Appeal File No.
CU-116-86
This is to inform you that this office's initial recommendations for this project still
apply. We have reviewed the proposed smaller free-standing sign and find it to be more
appropriate than the previous larger sign that had been proposed by the applicants. We
also find that the revised driveway layout to N.E. 4th Street (Exhibit 1 (a), dated
02-05-87) and landscaping to be an improvement in that it will help create a better visual
landscape baffle between the brightly lit convenience market and gas pump canopy.
Since the earlier hearing, I have had the opportunity to view one of these ARCO
mini-mart facilities in my own neighborhood and have greater concerns about the overall
illumination levels of the building and gas pump canopy than of the sign itself. The new
ARCO Mini-Mart at Drefuss (Barrett?) and about 21st on the northeast side of Magnolia is
very intensely illuminated at night and becomes almost a backlit sign in its own right.
Thus, any visual screening such as that shown in the revised landscape plan is an
improvement which we would support. Likewise the new six (6') foot chain-link fence
with cedar slats and five foot high hedge are supported for the same reason. These
improvements appear consistent with the mitigation measures imposed by the
Environmental Review Committee when they issued their determination of
non-significance for this project on January 3, 1987. We will of course confirm that all
mitigation measures have been met before issuing the building permit approved for this
project.
If you have any questions before tomorrows hearing please let us know.
DKE:3618Z
4
March 9. 1987 Renton City Council Minutes - - Pane 87
CORRESPONDENCE Letter from Finance Director Dan Clements requested approval of contract
Finance: GEO Coding with Aquilla Systems, et al. for GEO Coding information system, approved in
Contract 1986 Budget. MOVED BY KEOLKER, SECONDED BY HUGHES,
COUNCIL REFER THIS MATTER TO WAYS AND MEANS COMMITTEE.
Council requested copies of the bid tabulation sheet. MOTION CARRIED.
Public Safety Facilities Letter fiom Jim Shepherd, Parks and Recreation Department, requested
Expansion Master Plan authorization to begin negotiations with Wendell Mounce, AIA, Glendale,
California, to allow the Public Safety Facilities Expansion Master Plan to
proceed. Mr. Mounce was one of three finalists from a total of ten reviewed
by the consultant selection committee, and the Master Plan will provide for
development of a new public safety building and adjacent structures and
property. MOVED BY KEOLKER, SECONDED BY STREDICKE,
COUNCIL REFER THIS MATTER TO WAYS AND MEANS COMMITTEE.
CARRIED.
OLD BUSINESS Upon Council inquiry, Mayor Shinpoch advised that the opening date for the
CAG: 041-86, Library Library, which has been closed for remodeling, has been postponed from
Renovation March 9th to the 16th due to construction delays.
Streets: Lake Washington Transportation Committee Vice-Chairman Keolker announced that the matter
Boulevard Traffic of Lake Washington Boulevard traffic will not be considered at the Council
meeting of March 16th as previously announced, but will be held until March
23rd to allow Chairman Reed the oppportunity to hold a Committee meeting
prior to that date.
Planning and Planning and Development Committee Chairman Stredicke presented a report
Development Committee recommending that the ARCO Conditional Use Permit Appeal, CU-116-86,
Appeal: ARCO be remanded to the Hearing Examiner as new information has been received.
Conditional Use Permit, , MOVED BY STREDICKE, SECONDED BY KEOLKER, COUNCIL
CU-116-86 CONCUR IN THE COMMITTEE REPORT. CARRIED.
Plat: Final, Glacier Park Planning and Development Committee Chairman Stredicke presented a report
Co., Orillia Industrial recommending concurrence in the recommendation of the Administration to
Park, FP-176-78, FP- approve the Glacier Park (Orillia Industrial Park) request for an additional
278-79 deferral of improvement requirements to January 1, 1988. MOVED BY
STREDICKE, SECONDED BY KEOLKER, COUNCIL CONCUR IN THE
COMMITTEE REPORT. CARRIED.
ORDINANCES AND RESOLUTIONS
Ways and Means Ways and Means Committee Chairman Keolker presented a report
Committee recommending the following ordinances for second and final reading:
Ordinance #4050 An ordinance was read amending a portion of Chapter 12 of Title IX (Public
Streets: Excess Right-of- Ways and Property) of City Code relating to excess right-of-way use.
Way Use Policy MOVED BY KEOLKER, SECONDED BY HUGHES, COUNCIL ADOPT
THE ORDINANCE AS READ. Councilman Stredicke felt that a public
hearing should have been held to apprise people currently using public right-
of-way of the City's policy change. It was explained that the City is
complying with State law by revising existing policy to require either
vacation or payment of a fee for use of City-owned property; and
notification to right-of-way users will be phased so that the City is not
inundated by complaints. ROLL CALL: 4 AYES: TRIMM, CLYMER,
HUGHES, KEOLKER. 1 NAY: STREDICKE. CARRIED.
Ways and Means Committee Chairman Keolker presented a report
recommending the following ordinance for first reading:
LID: 313, Talbot Road An ordinance was read relating to Local Improvement District No. 313; fixing
South the amount, form, date, interest rates, maturity and denominations of the
Local Improvement District No. 313 bonds; providing for the sale and
delivery thereof to Seattle-Northwest Securities Corporation in Seattle,
Washington; and fixing the interest rate on Local Improvement District No.
313 assessment installments; total amount of the assessment roll of $14,085.44
has been reduced by payments of $1,846.13, leaving a balance of assessments
unpaid in the sum of $12,239.31. MOVED BY KEOLKER, SECONDED BY
HUGHES, COUNCIL REFER THIS ORDINANCE BACK TO COMMITTEE
FOR ONE WEEK. CARRIED.
•
PLANNING AND DEVELOPMENT COMMITTEE
COMMITTEE REPORT
MARCH 9, 1987
ARCO CONDITIONAL USE PERMIT APPEAL (CU-116-86) (Referred 2/17/87)
The Planning and Development Committee recommends that this matter be remanded
to the Hearing Examiner as new information has been received.
GLACIER PARK (ORILLIA INDUSTRIAL PARK) - REQUEST FOR EXTENSION OF DEFERRAL
The Planning and Development Committee recommends concurrence in the
recommendation of the Administration to grant an additional deferral to
January 1 , 1988.
Richard Stredicke, Chairman
John Reed
Kathy Keol r
I '
CITY OF RENTON
%/..,1 Lawrence J. Warren, City Attorney
Daniel Kellogg - David M. Dean-Mark E. Barber -Zanetta L. Fontes -Theodore R. Parry
Assistant City Attorneys
February 26, 1987
TO: Billie, Council Secretary
FROM: Lawrence J. Warren, City Attorney
RE: ARCO Appeal
Dear Billie:
By Memo dated February 24, 1987, you inquired as to whether
the letter from Barghausen Consulting Engineers, Inc.
dated February 13, 1987 should be given to the Planning
and Development Committee. This is new information.
Technically they need to ask the Council for leave to
introduce new information. The letter should not be given , •
to the Committee.
Lawrence .Warren •
LJW:nd
•
Post Office Box 626 - 100 S 2nd Street - Renton, Washington 98057 - (206) 255-8678
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MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON,WASH.98055
o mop I "_t; BARBARA Y. SHINPOCH, MAYOR • LAND USE HEARING EXAMINER
9'O FRED J. KAUFMAN. 235-2593
OR�TFD SErre14#P
February 26, 1987
Members of the Renton City Council
CITY OF RENTON
200 Mill Avenue South
Renton, Washington 98055
Re: The Atlantic Richfield Company (ARCO)
Appeal - CU-116-86
Dear Council Members:
I have enclosed excerpts from the transcript of the Public
Hearing regarding the above entitled matter to demonstrate
certain inaccuracies in the applicant's appeal.
As you will notice, the applicant did not agree to any liner
installation on the site. The applicant more or less concluded
that such containment is superfluous and unnecessarily costly
when double tanks are utilized.
As this office has now heard a number of similar requests just
within the last 2 months, it has become apparent that such liners
are not superfluous. They are, at present, state-of-the-art for
containment. Again there is a double monitoring system - one
between the walls of the tanks and one between the tanks and the
liner. The liner is the barrier between the site and the
environment.
Similarly, the transcript shows that the site's location at the
top of a winding, hilly road was a major component of the
decision to install a larger sign.
Another error, not reflected in the transcript, concerns
misstatements regarding the approval of the downtown Texaco gas
station. This office did not approve the installation of the
gasoline storage tanks. For some reason the renovation of the
tank system was accomplished prior to the Public Hearing on the
new site plan. I believe that staff concluded that the use was a
pre-existing non-conforming use, but, again, this office was not
initially involved and did not approve the tank installation.
CITY OF RENTON
FEB 2 6 1987
11 .CITY CLERKS OFFICE.
i
On a separate but related matter, it has come to the attention of
this office that new plans for both the sign and the storage !
tanks have been submitted for review, and that City Staff has
been reviewing those plans. Somehow, I think that such actions
undermine the entire public hearing review process. Either the
plans submitted for public review are the proposed plans or they
are not. If the process is to have any meaning and decisions 'any
merit, then the plans which are presented for analysis should '
represent the applicant's proposal and not some shifting and
vague proposal. While complete flexibility is a nice concept, if
the plans are ever changing, no final decision on them is
meaningful. The decision of this office was based upon plans
submitted for the January 6, 1987 public hearing and for new
discussions to be based upon any other plans is pointless. i
The plans submitted for public review were not those now
presented for Council consideration. As the Wolfert letter of
February 13, 1987 makes clear, even "the containment plans
submitted with the appeal are not the final design plans for the
system, but instead detail the concepts of containment. " Really?
What plans did this office review, and when do they propose
submitting final plans which the City could review with a j
critical eye. Even now their plans remain conceptual.
Why the formality of a Public Hearing on the Conditional Use
Permit where the plans should have been submitted? The decision
of this office did not deal in concepts but the plan which was!
presented. Something is obviously amiss.
Finally, as the report makes obvious, the containment system
should not alter the decision. This office does not think that
just because a series of plans have been submitted and rejected,
that the City is obligated to approve plans that do not reflect a
reasonable juxtaposition of land uses. There are any number of
uses which could be located on the site which would not generate
twenty-four (24) hour per day traffic, noise, light, glare, odor,
etc.
I hope this information assists you in your deliberations.
Sincerely,
•
FRED J. KAUFMAN
HEARING EXAMINER
FJK/dk
cc: Mayor Barbara Y. Shinpoch
City Attorney
City Clerk
Larry Springer, Director, Policy Development Department '
PORTION OF JOHN LACEY'S TESTIMONY
Hearing 1-6-87 - CU-116-86- ARCO
John Lacey:
"Speaking to the tanks, this permeable layer you talked
about - to go back quickly - we used to build steel tanks,
they rotted away. We went to fiberglass tanks, they last
just about forever, we did have other problems with them.
We went to impermeable layer material back east and did a
few of them out here in the west. What an permeable layer
is - you dig a hole out, put the permeable dirt back in (pea
stone) , you put the tank in. The problem with the permeable
layer is you don't know when you have a leak until a person
notices gasoline is missing. What we've done now is gone to
double container tanks - there's a space of roughly 4 - 6
inches around the tank that holds the product and the other
tank with a monitor device in between the two of them so if
we take on water from the ground in we are aware of it and
if we lose gasoline out we are aware of it. We are
immediately aware of any leaks in the containment vessel at
all, that's why we like it a heck of a lot better then the
impermeable layer.
Speaking to the sign - there is a billboard on the property
now, we're gonna get rid of the billboard which is I don't
know how many square feet but I would assume about 3-400 sq.
ft. and put on our sign. We are aware of the homes on 4th
Street and we took special care to make sure there is no
sign on 4th Street even though your zoning code allows it.
We moved our sign as far away as we could - as Will pointed
out, the size of the sign seems large on the drawing, but
gasoline nowadays is sold by price. We're finding out if we
try to hide the price of gasoline smaller - people look for
our price with respect to our gasoline - and we're not going
to ask for too much larger with respect to other signs - but
we do have to make our price prominent so people won't be as
Will said coming over the hill and then try to look at the
price and then cut across fast. It's a safety reason we do
ask for it and also an advertising reason.
I think the question you addressed before, the people coming
across from 4th to 3rd - I remember that situation with the
Car Wash. By the way, the car wash property and the
previous deals which the owners (Cuguni) are here, they no
longer have any connection with the property whatsoever.
All their options are expired and everything else. Coming
back to this problem with 4th and 3rd Street, the car wash
system was going to be 2 driveways on 4th Street and they
would have invited people to cut through it. As you can see
now there is basically a thin narrow strip coming off 4th
Street and we do not think it is going to invite people to
cut across any more than they would cut across any other
basically large parking lot. "
•
GRAHAM & DUNN
ATTORNEYS AT LAW
PLEASE REPLY TO SEATTLE OFFICE 34TH FLOOR TAGOMA OFFICE
RAINIER HANK TOWER SUITE13001 TACOMA FINANCIAL CIAL
1301 FIFTH AVENUE CENTER
1145 BROADWAY PLAZA
SEATTLE,WASHINGTON 98101-2 6 53 P.O.Box 1215
LARRY J. SMITH 200 624-8300 TACOMA,WASHINGTON 98401-1215
(206)572-9294
TACOMA DIRECT:272-6048 SEATTLE DIRECT:624-0289
TELECOPIER:(206)024-8701
A TELEX:15-2631
February 18, 1987
Maxine E. Motor
City Clerk, City of Renton
200 Mill Avenue South
Renton, Washington 98055
Re: Errata in Appeal Document, Appeal brought by Larry J.
Smith on behalf of Atlantic Richfield Company.
Dear Ms. Motor: 44 .
It has been brought to my attention that I have .
inadvertently erred in describing a portion of the containment 1�
plans which are part of ARCO' s design for the site in question.
Please note for the city council ' s information that the reference
on page 2, five lines from the bottom of the page, to lining "the
• entire site with an impermeable material" is slightly inaccurate.
ARCO proposes to line the entire area where underground storage
tanks are buried. Obviously, there is no value to lining
portions of the site quite distant from the tanks where no
petroleum products will be used or stored.
Similarly, line 3 on page 6 references a "site-wide seal''.
Once again, ARCO' s intention is to seal the entire tank storage
area, but not the whole site itself.
I hope that these corrections are useful to the city council
in its consideration of our request. Thank you for your
assistance.
Sincerely,
GRAHAM & DUNN
Ora:J(
67-11,/-cziWr
Larry J. S ' th
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SEATTLE,WASHINGTON 98101-2653 ,���� A � f �,� �� YI_w
Maxine E. Motor
City Clerk, City of Renton
200 Mill Avenue South
Renton, Washington 98055
A v
9 CITY OF RENTON
FINANCE DEPARTMENT
Barbara Y. Shinpoch, Mayor Maxine E. Motor, City Clerk
February 24, 1987
TO PARTIES OF RECORD:
Subject: Appeal of Hearing Examiner's Decision of January 22, 1987,
by the Atlantic Richfield Company (ARCO) Request for Conditional
Use Permit, File No. CU 116-86
The attached letter has been submitted regarding the above-captioned
appeal.
Yours truly,
CITY OF RENTON
Maxine E. Motor, CMC
City Clerk
200 Mill Avenue South - Renton, Washington 98055 - (206) 235-2501
February 16, 1987 Renton City Council Minutes• Page 60
recently adopted Site Plan Ordinance in providing an interface between
commercial/industrial and residential areas. He commended the Police
Department, Public Works Department and Public Safety Committee for an
excellent job in drafting the ordinance.
Norm Peterson, 3402 Park Avenue N., Renton, supported the ordinance and
suggested that the trucking industry purchase property for use as a loading
dock in the industrial area of the City.
Versie Vaupel, P.O. Box 755, 1402 N. 2nd Street, Renton, thanked
Administrative Assistant Michael Parness and Council for progress in
developing the ordinance, which she felt would help reduce noise and
promote safety in neighborhoods. She cited other areas of the City-
Kennydale, Highlands, and Talbot Hill--in which truck parking problems
have been experienced similar to those reported in the downtown area; and
she encouraged continuation of protective measures for residents.
Correspondence in support of the ordinance was read from Larry A. Pursley,
Assistant Vice President of Washington Trucking Association, P.O. Box
81086, Seattle; and Betty Herrigan, 1411 N. 2nd Street, Renton.
Marjorie Richter, 300 Meadow Avenue N., Renton, presented a petition
containing 50 signatures in support of the ordinance, and commended the
Public Safety Committee for a job well done.
Judy Petrushka, 1174 Shelton Avenue NE, Renton, supported the legislation
which would mitigate noise problems in her neighborhood caused by
overnight parking of trucks with running refrigeration units.
Chairman Hughes referenced comments opposing the ordinance from Bill
Bryant, owner of Bryant Motors, who could not be in attendance. Additional
letter from George Post, 1122 S. 27th Place, Renton, urged adoption of the
ordinance to protect residential areas from debris and damage caused by
heavy trucks and tractors parking on sidewalks and streets. Letters were read'
from Norman Peterson reiterating comments expressed above; David Biggar,
P.O. Box 2242, 2525 Aberdeen Avenue, Renton, complaining of noise from
large trucks and suggesting that these vehicles be prohibited from using
residential streets; Patricia Lavery, 1100 North 38th Street, Renton, indicating
that heavy duty trucks not supplying local businesses should not be allowed
on residential streets since they impair safety of pedestrians, cyclists, etc,
cause road deterioration, and impact the environment with fumes, noise and
ground shaking.
MOVED BY HUGHES, SECONDED BY REED, COUNCIL CONCUR IN
THE COMMITTEE REPORT. CARRIED. Councilman Reed commended
Administrative Assistant Parness for successful development of an ordinance
which satisfies concerns of both the trucking industry and residents.
AUDIENCE COMMENT John Hargrove, 105 Wells Avenue North, Renton, indicated that although he
(continued) had originally opposed the Wells Avenue Bridge project, he commended the
Citizen Comment: Council and design engineering firm for an aesthetically attractive bridge
Hargrove - Wells Avenue design, particularly the white handrail and the curved bridge configuration
Bridge which accommodates the park. He felt that speeders will be discouraged by
the curve and the narrowing of the intersection of First Avenue North.
However, he favored use of the bridge as a secondary roadway not used by
heavy trucks. In response to an inquiry by Councilman Reed, Mayor
Shinpoch indicated that she would investigate whether the City has a policy
for posting streets for local access only or prohibiting trucks. Councilman
Stredicke favored development of truck routes, particularly in view of
increased use of City streets by trucks hauling garbage to Cedar Hills landfill
in Maple Valley. ,,
CONSENT AGENDA Items on the Consent Agenda are adopted by one motion which follows the
listing.
Auoeal: ARCO Appeal of Hearing Examiner's decision filed by Larry J. Smith, representing
Conditional Use Permit, The Atlantic Richfield Company (ARCO), regarding request for Conditional
CU-116-86 Use Permit, CU-116-86, to allow gasoline pumps in a B-I, Business, zone,
and site plan review for a convenience store located west of the intersection
of NE 3rd Street and Jefferson Avenue. Refer to Planning and Development
Committee.
For.Use`By City Clerk's Office Only
• A. I . # .d,,
AGENDA ITEM
RENTON CITY COUNCIL MEETING
==
SUBMITTING
Dept./Div./Bd./Comm. City Clerk For Agenda Of 2/16/87
(Meeting Date)
Staff Contact Maxine E. Motor
(Name) Agenda Status:
SUBJECT: Appeal of Hearing Examiner's Consent XX
Decision on The Atlantic Public Hearing
Correspondence
Richfield Company (ARCO)
Ordinance/Resolution
Conditional Use Permit, CU-116-86 Old Business
Exhibits: (Legal Descr. , Maps, Etc.)Attach New Business
Study Session
A. City Clerk's Letter Other
B• Letter of Appeal
C. Hearing Examiner's Report, 1/22/87 Approval :
Legal Dept. Yes_ No N/A
COUNCIL ACTION RECOMMENDED: Refer to Finance Dept. Yes_ No. N/A_
Planning & Development Committee Other Clearance
FISCAL IMPACT:
Expenditure Required $ Amount $ Appropriation-
• Budgeted Transfer Required
SUMMARY (Background information, prior action and effect of implementation)
(Attach additional pages if necessary.)
Appeal filed by Larry J. Smith, representing ARCO, filed on 2/5/87
accompanied by $75.00 fee. '
Exhibits referenced in appeal letter are on file with the City. Clerk.
PARTIES OF ,RECORD/INTERESTED CITIZENS TO BE CONTACTED:
SUBMIT THIS COPY TO CITY CLERK BY NOON ON THURSDAY WITH DOCUMENTATION.
OF R `�``I
I � �
't ° BUILDING & ZONING DEPARTMENT
,
'' are "`tat', RONALD G. NELSON — DIRECTOR
O
O + ' MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 • 235-2540
04)4TeD SEP1°°
BARBARA Y. SHINPOCH
MAYOR
February 10, 1987
Mr. Will Wolfert
Director of Planning Services
Barghhausen Consulting Engineers, Inc.
6625 South 190th, #102
Kent, Washington 98032
RE: DNS - Mitigation Measures for ARCO Mini-Mart at N.E. Third Street and
Jefferson N.E. , CU-116-86
Dear Will:
Thank you for your letter of February 3, 1987, with the attached drawings of a
smaller free-standing sign. I believe the scale and size of this sign is much
closer to what the Environmental Review Committee had in mind when it
requested signage more in scale with the surrounding residential area. I will
run this by the Committee at their next meeting on February 18, 1987.
Any new information you may have on systems that provide extra containment
features would be appreciated as this topic is of general interest to members
of the Environmental Review Committee and senior staff attending these
meetings.
I have not seen your appeal yet but will check with staff to see if it has
been set for hearing.
Sincerely,
Donald K. Erickson, AICP
Zoning Administrator
DE:3461Z
cc: J. Samek-McKague
0 CITY OF RENTON
!kW. FINANCE DEPARTMENT
Barbara Y. Shinpoch, Mayor Maxine E. Motor, City Clerk
February 9, 1987
CERTIFICATE OF MAILING
STATE OF WASHINGTON)
ss
COUNTY OF KING )
MARILYN J. PETERSEN, Deputy City Clerk for the City of Renton, being first duly sworn on _
oath, deposes and says that she is a citizen of the United States and a resident of the State of
Washington, over the age of 21 and not a party to nor interested in this matter.
That on the 9th dayof February, 1987, at the hour of 5:00 Y� p.m., your affiant duly mailed and
placed in the united States Post Office at Renton, King County, Washington, by first class mail
to all parties of record, a true and correct NOTICE OF APPEAL OF THE HEARING
EXAMINER'S DECISION FOR THE ATLANTIC RICHFIELD COMPANY (ARCO), File No.
CU-116-86.
(;7A \ 1
ezeis„.
Marilyn J tee' , Deputy City Clerk
SUBSCRIBED AND SWORN TO BEFORE me this 9th day of February, 1987.
I!_'., / / • L I i
Notary ' blic in and fo the St to of
Washi , residing in i h ( r u
200 Mill Avenue South - Renton, Washington 98055 - (206) 235-2501
0 CITY OF RENTON
FINANCE DEPARTMENT
Barbara Y. Shinpoch, Mayor Maxine E. Motor, City Clerk
February 9, 1987
APPEAL FILED BY LARRY J. SMITH FOR ATLANTIC RICHFIELD COMPANY (ARCO)
RE: Appeal of Hearing Examiner's Decision, dated January 22, 1987, The Atlantic Richfield
Company (ARCO) Request for Conditional Use Permit, File No. CU-116-86.
To Parties of Record:
Pursuant to Title IV, Chapter 30, City Code, written appeal of Hearing Examiner's decision has
been filed with the City Clerk, along with the proper fee of $75.00.
NOTICE IS HEREBY GIVEN that the written appeal and other pertinent documents will be
reviewed by the Council's Planning and Development Committee and will be considered by the
City Council when the matter is reported out of Committee.
The Council Secretary will notify all parties of record of the date and time of the Planning and
Development Committee meeting. If you are not listed in local telephone directories and wish
to attend the meeting, please call the Council Secretary at 235-2586 any weekday after 1:00 p.m.
for information.
Sincerely,
CITY OF RENTON
Maxine E. Motor, CMC
City Clerk
200 Mill Avenue South - Renton, Washington 98055 - (206) 235-2501
February 6., 1987
•
To: Files
From: Maxine Motor
Subject: Appeal by ARCO on CU •
The Barghousen Engineer and Attorney filing Appeal re
ARCO Conditional Use Permit were both advised no new or
additional evidence shall be submitted to -the City Council.
They both advised this is not new evidence, but clarification. "
ARCO Rep Attorney Larry Smith, 624-8300 advises the exhibits are
submitted to more fully illustrate points, not as new or
additional information. Mr. Smith asks that Council make
their own determination if these exhibits are helpful or if
in violation to their policy.
CITY OF RENTO NT 19807
FINANCE DEPARTMENT
RENTON., WASHINGTON 9 8 0 5 5 19 2Z_
RECEIVED OF 6a)//l/1121e 7/2/0;//1..
*va/p/ Aie/z7 14.. €41.5- (458151/12,1
Received by • TOTAL7,5
:
. __..._. .
•
.•
•
•
/ _.
BARGHAUSEN CONSULTNG ENGINEERS, INC.
"Land Planning, Survey, and Design Specialists"
February 3, 1987 err' ref „F N;pN
M [til [Pi 1_"' ill W D
FEB 4 Ig87
Mr. Don Erickson
Zoning Administrator BUILDING/ZONING DEPT.
City of Renton
Building and Zoning Department
Renton City Hall
200 Mill Avenue South
Renton, WA 98055
Re: Proposed Free-Standing Pole Sign to be Located at the
Proposed ARCO AM/PM Mini-Market Site Between N.E. Third Street and
N.E. Fourth Street at Jefferson N.E.
ARCO FAC No. 5362/Our Job No. 1964
Dear Don:
In response to our brief conversation regarding the sign on this site, I have
recontacted ARCO representatives and discussed with them your preference of a double-
pole sign versus a single-pole type as I had originally recommended as an option.
Enclosed for your review and comment, are four (4) copies of the standard ARCO AM/PM
Mini-Market sign which best meets the recommendations which you had put forth.
As you will note upon comparison with the previous sign submitted with our
Conditional Use Permit, the new proposed sign is 46 square feet smaller per face. You
will also note that the ARCO logo and the AM/PM logo have been cdmbined on'a single
face instead of two separate faces as had previously been submitted for your approval.
The previously submitted 150-square-foot-per-face sign was to be placed at a height of
28 to 30 feet. The new proposal would reduce the sign height to approximately 23 feet 9
inches.
Please review the enclosed drawing and advise me as to the acceptability of
this sign design and size to meet the staff's concerns and conditions as outlined in the
previously prepared staff report for this project.
6625 South 190th, #102 o Kent, Washington 98032 • (206) 872-5522
Mr. Don Erickson
Zoning Administrator
City of Renton
Building and Zoning Department -2- February 3, 1987
I would like you to thank you for taking time out of your very busy schedule
to meet with me last week to discuss the conclusions of the hearing examiner and his
subsequent denial of the Conditional Use Permit for the above-referenced project. I
found your thoughts and comments very enlightening, and I very much appreciate your
candidness and support of our application. At this time, we are in the process of
preparing an appeal of the hearing examiner's decision, and will submit the necessary
documentation to the city clerk prior to the Thursday, February 5 deadline.
A Preliminary Grading Plan is now being prepared for this project for your
review, a well as that of other responsible Renton officials. My discussion with Mr. Ron
Olson of your Public Works Department also was very enlightening as to the city's
position on protection of the aquifer, as well as the design elements of the future
underground tanks which will be appropriate for this site. I have been recently advised
by representatives of the ARCO Petroleum Products Company that additional containment
systems beyond that of the double-wall constructed tanks are available, and that these
plans can be made available to you and Mr. Olson in the very near future. Again, thank
'you for your time last week, and I look forward to working with you further on this
project, as well as other projects which our firm may present to the City of Renton.
Respectfully,
,///‘ __
Will Wolfert
Director of Planning Services
WW/sm
C223.01
enc: (4) ARCO Standard Sign Drawing No. 394
cc: Mr. Walter Tubandt, ARCO (w/enc.)
Mr. John F. Lacey, Jr., ARCO (w/enc.)
WRITTEN;APPEAL OF HEARING EXAMINER'S DECISION/RECOMMENDATION TO RENTON CITY COUNCIL.
APPLICATION NAME: FILE NO. CU-116-86
The ATLANTIC RICHFIELD COMPANY (ARCO)
The undersigned interested partyherebyfiles its Notice of Appeal from the Decision
9 PP
or Recommendation of the Land Use Hearing Examiner, dated January 22 19 87.
1 . IDENTIFICATION OF PARTY
APPELLANT: REPRESENTATIVE (IF ANY) :
Name: ATLANTIC RICHFIELD COMPANY Name: Larry J. Smith
Address:Suite 107. 7901 168th Ave. N.E. Address: 130,1 5th Avenue, Suite 3400
Redmond, Washington 98052 Seattle, Washington 98101
Telephone No. (206 ) 881 -21 1 3 Telephone No. (206) 624-8300
2. SPECIFICATION OF ERRORS (Attach additional sheets if necessary)
Set forth below are the specific errors or law or fact upon which this appeal
is based: See attached additional sheets.
FINDINGS OF FACT: (Please designate number as denoted in the Examiner's Report)
- No. Error:
Correction:
CONCLUSIONS:
No. Error: • CYo'.R
4fE8 S 1987
avaarsomet
Correction: 11.V
' ILLUI E0
OTHER:
No. • Error:
Correction:
3. SUMMARY OF ACTION REQUESTED: The City Council is requested to grant the following
relief: (Attach explanation, if desired)
X Reverse the Decision or Recommendation and grant the following relief:
See attached additional sheets.
Modify the Decision or Recommendation as follows:
Remand to the Examiner for further consideration as follows:
Other:
February 5, 1987
ppel ant Repr sen tive Signature Date
NOTE: Please r er to Title IV, Chapter 30 of the Renton Municipal Code, and Sections
4-3016 and 4-3047, specifically (see reverse side of page) for specific appeal procedures.
4-3016: APPEAL: Unless an ordinance providing for review of decision of the ' • ' ,
Examiner requires review thereof by the Superior Court, any interested '
party aggrieved I ie Examiner's written decision or recorr idation may submit a .
notice of appeal the City Clerk upon a form furnished L, .he City Clerk, within
fourteen (14) calendar days from the date of the Examiner's written report. The notice
of appeal shall be accompanied by a fee in accordance with the Fee Schedule of the
City.
(A) The written notice of appeal shall fully, clearly and thoroughly specify the
substantial error(s) in fact or law which exist in the record of the proceedings
from which the appellant seeks relief.
(B) Within five(5)days of receipt of the notice of appeal, the City Clerk shall notify
all parties of record of the receipt of the appeal. Other parties of record may
submit letters in support of their positions within ten (10) days of the dates of
mailing of the notification of the filing of the notice of appeal. .
(C) Thereupon the Clerk shall forward to the members of the City Council all of the
pertinent documents, including the written decision or recommendation,
findings and conclusions contained in the Examiner's report, the notice of
appeal, and additional letters submitted by the parties. •
.-
(Col No public hearing shall be held by the City Council. No new or additional
evidence or testimony shall be accepted by the City Council unless a showing is
made by the party offering the evidence that the evidence could not reasonably
have been available at the time of the hearing before the Examiner. If the
Council determines that additional evidence is required, the Council may
remand the matter to the Examiner for reconsideration. The cost of
transcription of the hearing record shall be borne by the appellant. In the
• absence of an entry upon the record of an order by the City Council authorizing
new or additional evidence or testimony, it shall be presumed that no new or
additional evidence or testimony has been accepted by the City Council, and
that the record before the City Council is identical to the hearing record before
the Hearing Examiner.
IE) The consideration by the City Council shall be based solely upon the record,
the Hearing Examiner's report, the notice of appeal and additional submissions
by parties.
(F) If, upon appeal of a decision of the Hearing Examiner on an application
submitted pursuant to Section 4-3010(A) and after examination of the record,
the Council determines that a substantial error in fact or law exists in the
record, it may remand the proceeding to Examiner for reconsideration, or
modify, or reverse the decision of the Examiner accordingly.
�L ,^
,,f:, 1�G),1 �vflf,'uupon appeal from a recommendation of the Hearing Examiner upon an
app�iattion :tubmitted pursuant to Section 4-3010(B) or (C), and after
TP,P-1: Z examination f the record, the Council determines that a substantial error in
---fe—creirl la vi► exists in the record, or that a recommendation of the Hearing
ill lam. , Examirt,r�.s ould be disregarded or modified, the City Council may remand the
i ;='- 1proA eedingl.toathe Examiner for reconsideration, or enter its own decision
.,`� upon
' , .-9 the application pursuant to Section 4-3010(B) or (C).
(H) In any event, the decision of the City Council shall be in writing and shall
specify any modified or amended findings and conclusions other than those set
forth in the report of the Hearing Examiner. Each material finding shall be
supported by substantial evidence in the record. The burden of proof shall rest
with the appellant. (Ord. 3658, 9-13-82)
4-3017: COUNCIL ACTION: Any application requiring action by the City
Council shall be evidenced by minute entry unless otherwise required
by law. When taking any such final action, the Council shall make and enter findings of
fact from the record and conclusions therefrom which support its action. Unless
otherwise specified, the City Council shall be presumed to have adopted the
Examiner's findings and conclusions.
(A) In the case of a change of the zone classification of property (rezone), the City
Clerk shall place the ordinance on the Council's agenda for first reading. Final
reading of the ordinance shall not occur until all conditions, restrictions or
modifications which may have been required by the Council have been
accomplished.or provisions for compliance made to the satisfaction of the
Legal Department.
(B) All other applications requiring Council action shall be placed on the Council's
agenda for consideration. (Ord. 3454, 7-28.80)
(C) The action of the Council approving, modifying-or rejecting a decision of the
Examiner, shall be final and conclusive, unless within thirty (30) calendar days
from the date of the action an aggrieved party or person obtains a writ of
review from the Superior Court of Washington for King County, for purposes
of review of the action taken. (Ord. 3725, 5-9-83)
•
•
CITY OF REMrpN x�.•�r��;
FEB 51987
SPECIFICATION OF ERRORS ][E
( CITY CLEWS OFFICE. )
ERRORS IN FACT WW1@
Findings of Fact #14 & #15
The Hearing Examiner was concerned that the limited traffic
exiting the facility to the north onto Northeast 4th would
present a disruption to a single family dwelling located across
the street. Because of the substantial distance of the dwelling
from the actual Mini-Market facility itself, and because of the
complete buffering of the site provided by extensive landscaping,
no such disruption can be expected. A portion of finding of fact
#14 states, "the existing home is configured in such a manner (it
is 60 feet wide) , that it appears unlikely that realignment of .
the proposed drive could totally eliminate headlights from
illuminating the home at night." This conclusion is erroneous
and not based upon the evidence presented at the hearing. The
narrative summary of the evidence presented indicates testimony
by Mr. Will Wolfert to the effect that ". . .there should be no
intrusion of headlights into the residence located at the end of
the driveway." ARCO indicated that the northern driveway could
be designed to exit the site at an angle, in conjunction with
substantial vegetative buffering, such that impacts from
headlights would be non-existent or at least very minimal. [See
attachments 1,2, 3 & 4 to this application for appeal. Exhibit 1
is a diagram of the site showing a proposed layout of the
northern driveway which provides an angled exit and landscaping
which fully screens the facility parking lot from the dwellings
north of 4th Avenue. Exhibit 2 shows a view looking north from
the proposed facility parking lot, demonstrating that the single
family dwellings to the north will not be visible. Exhibit 3 is
a similar view looking from the dwellings themselves south to the
facility, showing that the facility parking lot will be wholly
screened from the dwelling. Exhibit 4 is a series of pictures
showing the area in detail. ARCO notes that, although these four
exhibits were not shown to the Hearing Examiner, they are offered
here merely to illustrate testimony which was presented.
Therefore, they do not constitute new evidence. ] Finding of fact
#15 indicates that the landscaping is designed to screen out
stray light from headlights "except when the driveways are in
use." As the exhibits illustrate, the landscaping is designed to
screen against light from the headlights even when cars are using
the northern driveway. Obviously, cars using driveways south of
the site and cars entering from the north will cause no impact
whatsoever on surrounding residences.
Finding of Fact #16
The Hearing Examiner correctly stated that ARCO had proposed
a 28 to 32 foot tall sign along the main arterial of Northeast '
3rd. Obviously, no signage would be placed where it might impact
residential uses to the north of the property. The Hearing
Examiner also correctly stated that the city planning staff
recommended that the size of the sign be scaled back. The
Hearing Examiner erred, however, in stating that ARCO indicated
that a sign of that particular size was necessary. The sign that
ARCO proposed was of a size that ARCO desired, but ARCO did not
take the position that the size could not be altered. As a matter
of fact, although ARCO has argued in favor of a sign of the size
previously indicated, ARCO has always been willing to accept the
planning department's ultimate conclusions with respect to the
size of the sign. ARCO expects that Mr. Erickson of the planning
department will confirm that fact.
Findings of Fact #20 & #21
The Hearing Examiner states that the subject site is located
"in the well field protection area in that portion of the area
designated 'sensitive area' ." The Hearing Examiner based that
factual finding upon a brochure prepared by the city excerpting
certain information from the well field protection study itself.
Careful examination of the maps on page 2-9 and particularly page
2-13 of the Well Field Study show that the subject area is just
outside the Cedar River drainage area. [See Exhibit 5, a map of
Cedar River drainage basin prepared directly from the Well Field
Study. ] The brochure used by the Hearing Examiner does not
necessarily correlate to the Well Field Study maps. Although,
still within the basin itself, the site is in the third and least
sensitive tier of the Well Field area. The Well Field Study
recommends that the city monitor land uses within the entire
basin, but it is only in the area above the acquifer, itself that
the study recommends no additional gasoline sales outlets. [See
page xii of Study. ] In the recharge area more than one half mile
from the acquifer, the appropriate action is to require that
storage tanks and site plans reflect new technological advances
which insure that petroleum products will not escape the site.
The mitigation measures proposed by ARCO are so extensive and
complete that the potential for leakage of petroleum products
beyond the confines of the site itself is remote, such that the
Hearing Examiner's concern is wholly unjustified and without any
support in the evidence presented. ARCO proposes to install
double wall tanks made of corrosion resistant materials with
electronic monitoring equipment located between the tank walls.
In the unlikely event of a leak, the monitoring equipment could
detect it immediately. Furthermore, ARCO has proposed to line
the entire site with an impermeable material so that no petroleum
products could escape the site. [See Exhibit 6 - a drawing
illustrating the proposed design. Although this particular
drawing was not presented to the Hearing Examiner, it is
illustrative of evidence which was presented. ] The state of the
- 2 -
•
art protection and containment devices proposed by ARCO are
precisely the technologies which the Well Field Study suggests
for storage of petroleum products at existing sites within the
acquifer area itself - the most sensitive protected area.
Clearly, such protective and containment technologies should be
adequate for storage of petroleum products at a new. facility on
the fringes of the least protected area. It should be remembered
that the original requirement that facilities selling gasoline be
reviewed as a conditional use stemmed from the city's concern
that traffic and access issues be adequately studied and
mitigated rather than from a concern about the protection of the
Cedar River Basin. Although concerns about the acquifer are
certainly justified, the use proposed here is well outside the
acquifer area and has adequately addressed the concern for the
recharge areas. Therefore, the project should not be denied
approval on the basis of the Well Field Study. After all, the
concept of a conditional use is that certain uses exist which are
acceptable within particular zones so long as the potential
adverse effects from those uses are studied and mitigated. ARCO
calls the council's attention to the fact that the City's
Environmental Review Committee, with the support of the
Building/Planning Department, examined the plans for ARCO's
proposed Mini-Market and found no significant environmental
impacts. ARCO further notes that the Hearing Examiner recently
granted a conditional use permit for the expansion of a Texaco
gas station whose storage tanks are within the acquifer area and
only 90 feet from one of Renton's wells. In the hearing on
Texaco's conditional use application, the Hearing Examiner
concluded that the modern technology proposed ". .guards against
any hidden leaks and contains even small spills." ARCO proposes
the same or better technology more than one half mile away from
the nearest well.
Finding of Fact #21 [sic-#23]
The Hearing Examiner incorrectly indicated that the building
division opposes a twenty four hour operation and incorrectly
indicated that the building division found that such an operation
would have an adverse effect on the single family homes north of
the site. See discussion above regarding vegetative buffering.
The Building/Planning Department shares ARCO's opinion that this
project will be an asset to the surrounding neighborhood and that
any potential adverse impacts will be sufficiently mitigated that
their effect will be minimal.
ERROR OF LAW
Conclusion #2
The code of the City of Renton requires that an applicant
for a conditional use permit demonstrate, among other things,
that "there is a general community need for the proposed use at
- 3 -
•
the proposed location." See section 4-748 (C) (b) . The only
testimony before the Hearing Examiner was that such a need did
exist. The city's building department stated as follows:
"Although inconsistent with the comprehensive
plan designation for this area, the proposed
use does appear to make sense at this
location since there currently are no
neighborhood convenience stores in the
immediate area. The proposed location,
although not at the intersection of two
arterials, is located at the elbow of a major
traffic arterial, Northeast 4th Street. It
is also within easy walking distance of the
abutting medium density multi-family area."
Similarly, ARCO presented testimony to the Hearing Examiner
that no other convenience store was located within the normal
radius of service for such stores. [See Exhibit #7, also an
illustration of testimony which was presented to the Hearing
Examiner] . The Hearing Examiner made no finding of fact which
contradicts or even conflicts with the testimony presented
regarding need. His comment in conclusion of law #2 that, by
definition, a "convenience" store can never be "needed" is not
an appropriate judgment for a hearing examiner to make under the
guise of evaluating need and is therefore an arbitrary abuse of
discretion and contrary to law.
Conclusion of Law #3
The Hearing Examiner stated that "access is not great."
Such a conclusion not only conflicts with findings of fact #11,
13 & 18, but is not an explicit conclusion upon which denial of
the conditional use nor the site plan approval can be based.
Access is not required, of course, to be "great. " Instead,
access must be acceptable within the guidelines created by the
traffic engineers and City Building/Planning Department. The
planning department recommended certain mitigating conditions,
such as the left turn lane and the pedestrian access, which
unquestionably make access to this site acceptable. Finally, the
remainder of conclusion of law #3 is not a conclusion of law at
all. Instead, the Hearing Examiner recites the mitigations made
to make traffic and access acceptable. The Hearing Examiner's
comment that one driveway is "uncomfortably close", to the signal
controlled intersection is not a proper conclusion of law. The
traffic engineers and City Building/Planning Department have
adequately considered the effect of the various driveways on
traffic and access and have concluded that, with the desired
mitigations, such access and traffic impacts are acceptable.
- 4 -
Conclusion of Law #4
The Hearing Examiner found that ARCO's request for a large
sign demonstrated that the site would not otherwise be visible to
patrons. That conclusion is wholly divergent from the evidence
presented to the Hearing Examiner. [See Error of Fact #16]
Furthermore, the Hearing Examiner concluded that the single
family homes to the north of the site ". . .can not be protected
from headlight glare as cars exit the site." That conclusion is
not based upon the facts presented at the hearing. [See Errors in
Findings of Fact #'s 14 & 15. ] Finally, the Hearing Examiner
states that a "highly visible" twenty-four a day operation does
not appear to be an acceptable neighbor for residential uses.
That conclusion, which characterizes the proposed use as "highly
visible" is directly in conflict with the evidence which was
presented to the Hearing Examiner. The site itself is a very
large piece of land which ARCO has indicated will contain
extensive vegetative buffering. The city recommends a buffer of
fifteen feet of heavily landscaped setback when a commercial use
appears along a border of a residential zone. The buffer which
ARCO has designed will be ten times the required amount. Once
again, the Hearing Examiner's conclusion appears to be based upon
his own preconceived idea of ARCO's proposal rather than upon the
evidence presented.
Conclusion #5
Conclusion #5 is based upon an error of fact and is
therefore incorrect. The Hearing Examiner appears to imply that
a 7-Eleven previously approved for this very site would not have
been approved had the apartment complex to the west been in
place. Moreover, the Hearing Examiner indicated that noise from
the ARCO Mini-Market would impact the apartment complex. The
Hearing Examiner failed to acknowledge, however, that the
apartment complex was specifically designed, at the city's
insistence, in such a fashion so as to provide its own buffer to
expected commercial uses on the subject site. Accordingly, the
complex is designed to open and face to the west away from the
site. The only likely impact on the apartment complex is the
provision of a small grocery and convenience store which could be
accessed by the apartment dwellers without having to depend upon
automobiles or public transportation. Because this complex has
many low income subsidized tenants, access to such a facility is
a great service. Similarly, any small impacts resulting from
this project on the single family dwellings to the north are
heavily outweighed by the convenience and advantages of such a
store.
Conclusion #7
A close examination of the maps contained in the well field
study indicate that the site is at the Northern border of the
sensitive area indicated by the Hearing Examiner and is not
located above the acquifer. [See error in finding of fact #20 &
- 5 -
#21. ] Furthermore, the Hearing Examiner's reference to leaks at
other locations are misleading. None of the sites mentioned used
the double wall containment system with an impermeable site-wide
seal such as those proposed by ARCO. This state of the art
technology has come into being as a result of recent awareness of
the potential impacts of petroleum which escapes offsite. The
very leaks to which the Hearing Examiner refers have been, in
part, the impetus to the development of a technology which does
not "jeopardize" the city's acquifer.
Conclusion #12
The Hearing Examiner has somehow concluded that the
proximity of subsidized housing drives ARCO's request for a
twenty-four hour operation. The evidence clearly indicated that
all AM-PM Mini-Markets are twenty-four hour operations. The
Hearing Examiner states in this and several conclusions of law
that he would prefer a business office or a retail use other than
a convenience store at the subject location. Such a conclusion
is arbitrary and beyond the discretion of the Hearing Examiner.
If the application for a conditional use is appropriately
mitigated so as to be, on the whole, a positive addition to the
neighborhood, such a use should be granted. It is not within the
scope of the Hearing Examiner's duty to deny conditional use
permits or reject thoroughly mitigated site plans which are
wholly acceptable to the county building department on the
grounds that the Hearing Examiner would like to see some other
particular type of business or use located on the site. The
question is not whether the proposed use would have the least
possible impacts on the neighborhood, but rather whether the
impacts that this proposal will have are minimized to the point
that the benefit of the project outweighs any negative impacts.
The evidence clearly demonstrates that such is the case with
ARCO's proposal.
ARCO notes, without assigning error, that conclusions #8, 9,
10, 11, 14 & 15 are also incorrect to the degree that they rely
upon incorrect statements of fact as indicated in the preceding
paragraphs.
Conclusion #13
The Hearing Examiner has incorrectly stated as a conclusion
of law testimony presented by ARCO's representatives. While it
is true that ARCO opposes the imposition of some undefined
covenant on the entire site, ARCO has no plans at this time to
develop any areas on the site other than what is shown in the
proposed plan.
SUMMARY OF ACTION REQUESTED
ARCO is of the opinion that the use which it proposed for
the subject site is not only compatible with the surrounding
neighborhoods, but will be a distinct service to those
- 6 -
neighborhoods as well as to individuals travelling through the
area on Northeast 3rd Avenue. Furthermore, ARCO, with the
support of the City's Building/Planning Department, is convinced
that the site plan submitted has virtually eliminated any
potential negative impacts of the operation of the Mini-Market.
Accordingly, ARCO requests that the City Council reverse the
decision of the Hearing Examiner, approve the conditional use
permit and approve the site plan as proposed, with the only
further condition being the resolution of the sign size and the
northern driveway location to the satisfaction of the City
Building/Planning Department.
- 7 -
VAA) 1"
41,11 ‘50
OF i
0.1
0
0
,c
EbsEP"-Is'
City of Renton Land Use Hearing Examiner
will hold a
puetic
HEAR1110
in
CITY COUNCIL CHAMBERS , CITY HALL
ON JANUARY 6, 1986 BEGINNING AT 9 :00 A.M.. __P.M.
CONCERNING: ARCO
APPLICATION FOR A CONDITIONAL USE PERMIT TO ALLOW THE CONSTRUCTION OF A
GASOLINE SERVICE STATION WITH A ONE-STORY CONVENIENCE STORE BUILDING ON
PROPERTY ZONED B-1, BUSINESS ZONE, FILE CU-116-86.
GENERAL LOCATION AND/DR ADDRESS:
NORTH OF N.E. 3RD ST, & SOUTH OF N.E. 4TH ST. & WEST OF JEFFERSON AVE. N.C.
FOR FURTHER INFORMAT ON CALL THE CITY OF RENTON
BUILDING& ZONtiN,G 'DEPARTMENT 235-2550
THIS NOTICE NOT TO OE REMOVED WITHOUTA
gnars eltritampli E Vie 0910 It silo latt21,
q-cl 1 n,d
OF R4,4/
mo , BUILDING & ZONING DEPARTMENT
RONALD G. NELSON - DIRECTOR
09 ® - �� MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 o 235-2540
0
94, SEP� .c,
BARBARA Y. SHINPOCH
MAYOR
February 10, 1987
Mr. Will Wolfert
Director of Planning Services
Barghhausen Consulting Engineers, Inc.
6625 South 190th, #102
Kent, Washington 98032
RE: DNS - Mitigation Measures for ARCO Mini-Mart at N.E. Third Street and
Jefferson N.E. , CU-116-86
Dear Will:
Thank you for your letter of February 3, 1987, with the attached drawings of a
smaller free-standing sign. I believe the scale and size of this sign is much
closer to what the Environmental Review Committee had in mind when it
requested signage more in scale with the surrounding residential area. I will
run this by the Committee at their next meeting on February 18, 1987.
Any new information you may have on systems that provide extra containment
features would be appreciated as this topic is of general interest to members
of the Environmental Review Committee and senior staff attending these
meetings.
I have not seen your appeal yet but will check with staff to see if it has
been set for hearing.
Sincerely,
1 ,/
I Ca'
Donald K. Erickson, AICP
Zoning Administrator
DE:3461Z
cc: J. Samek-McKague
d •
WRITTEN APPEAL OF HEARING EXAM R'S DECISION/RECOMMENDATION TO NTON CITY COUNCIL.
APPLICATION NAME: FILE NO. CU-116-86
The ATLANTIC RICHFIELD COMPANY (ARCO)
The undersigned interested party hereby files its Notice of Appeal from the Decision
or Recommendation of the Land Use Hearing Examiner, dated January 22 19 87.
1 . IDENTIFICATION OF PARTY
APPELLANT: REPRESENTATIVE (IF ANY) :
Name: ATLANTIC RICHFIELD COMPANY, Name: Larry J. Smith
Address:Suite 107. 7901 168th Ave, N.E. Address: 1301 5th Avenue, Suite 3400
Redmond, Washington 98052 Seattle, Washington 98101
Telephone No. (206) 881 -21 1 3 Telephone No. ( 206 ) 624-8300
2. SPECIFICATION OF ERRORS (Attach additional sheets if necessary)
Set forth below are the specific errors or law or fact upon which this appeal
is based: See attached additional sheets.
FINDINGS OF FACT: (Please designate number as denoted in the Examiner's Report)
- No. Error:
Correction:
CONCLUSIONS:
No. Error: errif OF RE1rrold
FE8 S 1987
Correction:
I .avwJI,iQmclu 111
LIU raj,
OTHER:
No. • Error:
Correction:
3. SUMMARY OF ACTION REQUESTED: The City Council is requested to grant the following
relief: (Attach explanation, if desired)
X Reverse the Decision or Recommendation and grant the following relief:
See attached additional sheets.
Modify the Decision or Recommendation as follows:
Remand to the Examiner for further consideration as follows:
Other:
42L 2 February 5, 1987
AppelFant Rep/ sen tive-Signature Date
NOTE: Please refer to Title IV, Chapter 30 of the Renton Municipal Code, and Sections
4-3016 and 4-3017, specifically (see reverse side of page) for specific appeal procedures.
CRY O F RENTON
t'
FEB 51987
SPECIFICATION OF ERRORS O,l CfiY CLERK'S OFFICE.
l D
ERRORS IN FACT LB E C WT
Findings of Fact #14 & #15
g
The Hearing Examiner was concerned that the limited traffic
exiting the facility to the north onto Northeast 4th would
present a disruption to a single family dwelling located across
the street. Because of the substantial distance of the dwelling
from the actual Mini-Market facility itself, and because of the
complete buffering of the site provided by extensive landscaping,
no such disruption can be expected. A portion of finding of fact
#14 states, "the existing home is configured in such a manner (it
is 60 feet wide) , that it appears unlikely that realignment of
the proposed drive could totally eliminate headlights from
illuminating the home at night." This conclusion is erroneous
and not based upon the evidence presented at the hearing. The
narrative summary of the evidence presented indicates testimony
by Mr. Will Wolfert to the effect that ". . .there should be no
intrusion of headlights into the residence located at the end of
the driveway." ARCO indicated that the northern driveway could
be designed to exit the site at an angle, in conjunction with
substantial vegetative buffering, such that impacts from
headlights would be non-existent or at least very minimal. [See
attachments 1,2,3 & 4 to this application for appeal. Exhibit 1
is a diagram of the site showing a proposed layout of the
northern driveway which provides an angled exit and landscaping
which fully screens the facility parking lot from the dwellings
north of 4th Avenue. Exhibit 2 shows a view looking north from
the proposed facility parking lot, demonstrating that the single
family dwellings to the north will not be visible. Exhibit 3 is
a similar view looking from the dwellings themselves south to the
facility, showing that the facility parking lot will be wholly
screened from the dwelling. Exhibit 4 is a series of pictures
showing the area in detail. ARCO notes that, although these four
exhibits were not shown to the Hearing Examiner, they are offered
here merely to illustrate testimony which was presented.
Therefore, they do not constitute new evidence. ] Finding of fact
#15 indicates that the landscaping is designed to screen out
stray light from headlights "except when the driveways are in
use." As the exhibits illustrate, the landscaping is designed to
screen against light from the headlights even when cars are using
the northern driveway. Obviously, cars using driveways south of
the site and cars entering from the north will cause no impact
whatsoever on surrounding residences.
Finding of Fact #16
The Hearing Examiner correctly stated that ARCO had proposed
a 28 to 32 foot tall sign along the main arterial of Northeast
3rd. Obviously, no signage would be placed where it might impact
residential uses to the north of the property. The Hearing
Examiner also correctly stated that the city planning staff
recommended that the size of the sign be scaled back. The
Hearing Examiner erred, however, in stating that ARCO indicated
that a sign of that particular size was necessary. The sign that
ARCO proposed was of a size that ARCO desired, but ARCO did not
take the position that the size could not be altered. As a matter
of fact, although ARCO has argued in favor of a sign of the size
previously indicated, ARCO has always been willing to accept the
planning department's ultimate conclusions with respect to the
size of the sign. ARCO expects that Mr. Erickson of the planning
department will confirm that fact.
Findings of Fact #20 & #21
The Hearing Examiner states that the subject site is located
"in the well field protection area in that portion of the area
designated 'sensitive area' ." The Hearing Examiner based that
factual finding upon a brochure prepared by the city excerpting
certain information from the well field protection study itself.
Careful examination of the maps on page 2-9 and particularly page
2-13 of the Well Field Study show that the subject area is just
outside the Cedar River drainage area. [See Exhibit 5, a map of
Cedar River drainage basin prepared directly from the Well Field
Study. ] The brochure used by the Hearing Examiner does not
necessarily correlate to the Well Field Study maps. Although,
still within the basin itself, the site is in the third and least
sensitive tier of the Well Field area. The Well Field Study
recommends that the city monitor land uses within the entire
basin, but it is only in the area above the acquifer, itself that
the study recommends no additional gasoline sales outlets. [See -
page xii of Study. ] In the recharge area more than one half mile
from the acquifer, the appropriate action is to require that
storage tanks and site plans reflect new technological advances
which insure that petroleum products will not escape the site.
The mitigation measures proposed by ARCO are so extensive and
complete that the potential for leakage of petroleum products
beyond the confines of the site itself is remote, such that the
Hearing Examiner's concern is wholly unjustified and without any
support in the evidence presented. ARCO proposes to install
double wall tanks made of corrosion resistant materials with
electronic monitoring equipment located between the tank walls.
In the unlikely event of a leak, the monitoring equipment could
detect it immediately. Furthermore, ARCO has proposed to line
the entire site with an impermeable material so that no petroleum
products could escape the site. [See Exhibit 6 - a drawing
illustrating the proposed design. Although this particular
drawing was not presented to the Hearing Examiner, it is
illustrative of evidence which was presented. ] The state of the
- 2 -
l r•
art protection and containment devices proposed by ARCO are
precisely the technologies which the Well Field Study suggests
for storage of petroleum products at existing sites within the
acquifer area itself - the most sensitive protected area.
Clearly, such protective and containment technologies should be
adequate for storage of petroleum products at a new facility on
the fringes of the least protected area. It should be remembered
that the original requirement that facilities selling gasoline be
reviewed as a conditional use stemmed from the city's concern
that traffic and access issues be adequately studied and
mitigated rather than from a concern about the protection of the
Cedar River Basin. Although concerns about the acquifer are
certainly justified, the use proposed here is well outside the
acquifer area and has adequately addressed the concern for the
recharge areas. Therefore, the project should not be denied
approval on the basis of the Well Field Study. After all, the
concept of a conditional use is that certain uses exist which are
acceptable within particular zones so long as the potential
adverse effects from those uses are studied and mitigated. ARCO
calls the council's attention to the fact that the City's
Environmental Review Committee, with the support of the
Building/Planning Department, examined the plans for ARCO's
proposed Mini-Market and found no significant environmental
impacts. ARCO further notes that the Hearing Examiner recently
granted a conditional use permit for the expansion of a Texaco
gas station whose storage tanks are within the acquifer area and
only 90 feet from one of Renton's wells. In the hearing on
Texaco's conditional use application, the Hearing Examiner
concluded that the modern technology proposed ". .guards against
any hidden leaks and contains even small spills." ARCO proposes
the same or better technology more than one half mile away from
the nearest well.
Finding of Fact #21 [sic-#23]
The Hearing Examiner incorrectly indicated that the building
division opposes a twenty four hour operation and incorrectly
indicated that the building division found that such an operation
would have an adverse effect on the single family homes north of
the site. See discussion above regarding vegetative buffering.
The Building/Planning Department shares ARCO's opinion that this
project will be an asset to the surrounding neighborhood and that
any potential adverse impacts will be sufficiently mitigated that
their effect will be minimal.
ERROR OF LAW
Conclusion #2
The code of the City of Renton requires that an applicant
for a conditional use permit demonstrate, among other things,
that "there is a general community need for the proposed use at
- 3 -
the proposed location." See section 4-748 (C) (b) . The only
testimony before the Hearing Examiner was that such a need did
exist. The city's building department stated as follows:
"Although inconsistent with the comprehensive
plan designation for this area, the proposed
use does appear to make sense at this
location since there currently are no
neighborhood convenience stores in the
immediate area. The proposed location,
although not at the intersection of two
arterials, is located at the elbow of a major
traffic arterial, Northeast 4th Street. It
is also within easy walking distance of the
abutting medium density multi-family area. "
Similarly, ARCO presented testimony to the Hearing Examiner
that no other convenience store was located within the normal
radius of service for such stores. [See Exhibit #7, also an
illustration of testimony which was presented to the Hearing
Examiner] . The Hearing Examiner made no finding of fact which
contradicts or even conflicts with the testimony presented
regarding need. His comment in conclusion of law #2 that, by
definition, a "convenience" store can never be "needed" is not
an appropriate judgment for a hearing examiner to make under the
guise of evaluating need and is therefore an arbitrary abuse of
discretion and contrary to law.
Conclusion of Law #3
The Hearing Examiner stated that "access is not great. "
Such a conclusion not only conflicts with findings of fact #11,
13 & 18, but is not an explicit conclusion upon which denial of
the conditional use nor the site plan approval can be based.
Access is not required, of course, to be "great. " Instead,
access must be acceptable within the guidelines created by the
traffic engineers and City Building/Planning Department. The
planning department recommended certain mitigating conditions,
such as the left turn lane and the pedestrian access, which
unquestionably make access to this site acceptable. Finally, the
remainder of conclusion of law #3 is not a conclusion of law at
all. Instead, the Hearing Examiner recites the mitigations made
to make traffic and access acceptable. The Hearing Examiner's
comment that one driveway is "uncomfortably close", to the signal
controlled intersection is not a proper conclusion of law. The
traffic engineers and City Building/Planning Department have
adequately considered the effect of the various driveways on
traffic and access and have concluded that, with the desired
mitigations, such access and traffic impacts are acceptable.
- 4 -
L'
Conclusion of Law #4
The Hearing Examiner found that ARCO's request for a large
sign demonstrated that the site would not otherwise be visible to
patrons. That conclusion is wholly divergent from the evidence
presented to the Hearing Examiner. [See Error of Fact #16]
Furthermore, the Hearing Examiner concluded that' the single
family homes to the north of the site ". . .can not be protected
from headlight glare as cars exit the site. " That conclusion is
not based upon the facts presented at the hearing. [See Errors in
Findings of Fact #'s 14 & 15. ] Finally, the Hearing Examiner
states that a "highly visible" twenty-four a day operation does
not appear to be an acceptable neighbor for residential uses.
That conclusion, which characterizes the proposed use as "highly
visible" is directly in conflict with the evidence which was
presented to the Hearing Examiner. The site itself is a very
large piece of land which ARCO has indicated will contain
extensive vegetative buffering. The city recommends a buffer of
fifteen feet of heavily landscaped setback when a commercial use
appears along a border of a residential zone. The buffer which
ARCO has designed will be ten times the required amount. Once
again, the Hearing Examiner's conclusion appears to be based upon
his own preconceived idea of ARCO's proposal rather than upon the
evidence presented.
Conclusion #5
Conclusion #5 is based upon an error of fact and is
therefore incorrect. The Hearing Examiner appears to imply that
a 7-Eleven previously approved for this very site would not have
been approved had the apartment complex to the west been in
place. Moreover, the Hearing Examiner indicated that noise from
the ARCO Mini-Market would impact the apartment complex. The
Hearing Examiner failed to acknowledge, however, that the
apartment complex was specifically designed, at the city's
insistence, in such a fashion so as to provide its own buffer to
expected commercial uses on the subject site. Accordingly, the
complex is designed to open and face to the west away from the
site. The only likely impact on the apartment complex is the
provision of a small grocery and convenience store which could be
accessed by the apartment dwellers without having to depend upon
automobiles or public transportation. Because this complex has
many low income subsidized tenants, access to such a facility is
a great service. Similarly, any small impacts resulting from
this project on the single family dwellings to the north are
heavily outweighed by the convenience and advantages of such a
store.
Conclusion #7
A close examination of the maps contained in the well field
study indicate that the site is at the Northern border of the
sensitive area indicated by the Hearing Examiner and is not
located above the acquifer. [See error in finding of fact #20 &
- 5 -
' 7
#21. ] Furthermore,. the Hearing Examiner's reference to leaks at
other locations are misleading. None of the sites mentioned used
the double wall containment system with an impermeable site-wide
seal such as those proposed by ARCO. This state of the art
technology has come into being as a result of recent awareness of
the potential impacts of petroleum which escapes offsite. The
very leaks to which the Hearing Examiner refers have been, in
part, the impetus to the development of a technology which does
not "jeopardize" the city's acquifer.
Conclusion #12
The Hearing Examiner has somehow concluded that the
proximity of subsidized housing drives ARCO's request for a
twenty-four hour operation. The evidence clearly indicated that
all AM-PM Mini-Markets are twenty-four hour operations. The
Hearing Examiner states in this and several conclusions of law
that he would prefer a business office or a retail use other than
a convenience store at the subject location. Such a conclusion
is arbitrary and beyond the discretion of the Hearing Examiner.
If the application for a conditional use is appropriately
mitigated so as to be, on the whole, a positive addition to the
neighborhood, such a use should be granted. It is not within the
scope of the Hearing Examiner's duty to deny conditional use
permits or reject thoroughly mitigated site plans which are
wholly acceptable to the county building department on the
grounds that the Hearing Examiner would like to see some other
particular type of business or use located on the site. The
question is not whether the proposed use would have the least
possible impacts on the neighborhood, but rather whether the
impacts that this proposal will have are minimized to the point
that the benefit of the project outweighs any negative impacts.
The evidence clearly demonstrates that such is the case with
ARCO's proposal.
ARCO notes, without assigning error, that conclusions #8, 9,
10, 11, 14 & . 15 are also incorrect to the degree that they rely
upon incorrect statements of fact as indicated in the preceding
paragraphs.
Conclusion #13
The Hearing Examiner has incorrectly stated as a conclusion
of law testimony presented by ARCO's representatives. While it
is true that ARCO opposes the imposition of some undefined
covenant on the entire site, ARCO has no plans at this time to
develop any areas on the site other than what is shown in the
proposed plan.
SUMMARY OF ACTION REQUESTED
ARCO is of the opinion that the use which it proposed for
the subject site is not only compatible with the surrounding
neighborhoods, but will be a distinct service to those
- 6 -
neighborhoods as well as to individuals travelling through the
area on Northeast 3rd Avenue. Furthermore, ARCO, with the
support of the City's Building/Planning Department, is convinced
that the site plan submitted has virtually eliminated any
potential negative impacts of the operation of the Mini-Market.
Accordingly, ARCO requests that the City Council reverse the
decision of the Hearing Examiner, approve the conditional use
permit and approve the site plan as proposed, with the only
further condition being the resolution of the sign size and the
northern driveway location to the satisfaction of the City
Building/Planning Department.
- 7 -
.' Oid "V
CITY OF RENTON
C C F 5an'i4arP2 , 987
OFFICE OF THE HEARING EXAMIN 1 J P 2 21987 •
CITY OF RENTON
BUILDING / ZONING DEPT.
REPORT AND DECISION
APPLICANT: THE ATLANTIC RICHFIELD COMPANY (ARCO)
File No.: CU-116-86
LOCATION: West of the intersection of N.E. 3rd Street and Jefferson
Avenue.
SUMMARY OF REQUEST: Conditional Use Permit to allow gasoline pumps in a B-1
zone, and a Site Plan to allow a 2400 sq. ft. building
consisting of a 24-hour convenience store space. The
latter use is a permitted use in the B-1 zone.
SUMMARY OF ACTION: Building and Zoning Department Recommendation:
Approval with conditions.
Hearing Examiner Decision: Conditional Use Permit and
Site Plan requests are denied.
BUILDING & ZONING The Building & Zoning Department Report was received
DEPARTMENT REPORT: by the Examiner on December 31, 1986.
PUBLIC HEARING: After reviewing the Building and Zoning Department
Report, examining available information on file with the
application, and field checking the property and
surrounding area, the Examiner conducted a public hearing
on the subject as follows:
The hearing was opened on January 6, 1987 at 9:55 A.M. in the Council Chambers of the Renton
Municipal Building. Parties wishing to testify were affirmed by the Examiner.
The following exhibits were entered into the record:
Exhibit #1 - Yellow File containing application, proof of posting
and publication and other documentation pertinent to this request.
Exhibit #2 - Site Plan. .
•
Exhibit #3 - Elevation Plans (2 pages).
Exhibit #4 - By reference, Map showing environmentally sensitive
well field areas within the City.
Exhibit #5 - By reference, File SP-382-79.
Exhibit #6 - Revised Site Plan dated 10-30-86.
Exhibit #7 - Revised Landscape Plan.
The hearing opened with a presentation of the staff report by the Zoning Administrator, Don Erickson,
covering such information as the site consisting of 1.42 acres measuring 295 ft. across the top and 350
ft. along the western property line; is designated at medium density/multifamily, with no other
convenience stores located within approximately one-half mile of the multifamily area. He clarified
this will not be a full service station with repairs, etc., but will consist of only a convenience store with
outside gasoline pump islands and a clerk to be located in the convenience store. A review was given
of the four issues to be considered which included compatibility, containment of potential gasoline
spills, ingress and egress for the site, and safe pedestrian access to the store. Continuing, he pointed to
the surrounding uses in the area and noted the site is within the City's environmentally sensitive area;
there are provisions in the Comprehensive Plan to permit gasoline pumps in the area; grocery stores are
permitted in the B -1 zone; the shape of the site as well as its location it is felt would not lend itself
to residential uses; it is felt a community need does exist for this service as there are no other
convenience stores within one-half mile of this site; and there should be no impact on surrounding
properties as B-1 zoning permits 65% lot coverage and this proposal is utilizing only 10% lot coverage.
Continuing, Mr. Erickson stated the development complies with the required setbacks; screening has
been increased to lessen any possible noise and glare; extensive landscaping is located on the site;
THE ATLANTIC RICHFIELL ..3MPANY
CU-116-86
January 22, 1987
Page 2
public right-of-way on, the site will be landscaped by the applicant; parking requirements have been
met and it was suggested:the large gasoline delivery tankers deliver at early AM or late PM to ensure
there will be no loss of traffic movements on the site. The Zoning Administrator advised further that
public improvement issues with regard to ingress and egress as well as signs were highlighted with the
recommendation that the proposal be approved subject to the mitigating conditions set out by the ERC
requiring secondary containment measures to prevent contamination of the aquifer sensitive areas;
further setbacks from the residential areas.to reduce noise and glare; pedestrian walkway; screening of
light sources; a acceleration/deceleration lane on N.E. 3rd; on-site traffic circulation signs; and on-site
signs to be on a scale compatible with the surrounding residential areas.
An opportunity was presented for testimony in support of this proposal from the applicant or their
representative. Responding on behalf of the applicant was Will Wolfert. Senior Planner for Arco
Petroleum. 6625 South. 190th, Suite 102, Kent, Washington 98032. Mr. Wolfert clarified the proposal is
only for a 24-hour convenience store with 2 gasoline pump islands located under a canopy, with the
store being 2400 sq. ft. There will be 24 parking spaces,provided although only 12 are required, and
there will be three underground storage tanks with double wall containment. He referenced previous
applications for this site that had been approved by the city; with another member of his staff they
clarified for the Examiner what they believe to be the double wall containment procedure for the tanks
and how they plan to utilize on this project; there is one'free-standing sign proposed for the project;
the proposal is located where 3 streets intersect, with N.E. 3rd being the major arterial and traffic from
this site being directed toward N.E. 3rd away from the adjoining apartment complex and single family
area located nearby. Mr. Wolfert stated the property is 1.24 acres in size, there are three separate legal
lots involved on this site; the unused lots are not anticipated to be developed or sold in the foreseeable
future but will be landscaped; access will primarily be from N.E. 3rd Street; reviewed the ingress and
egress for the property; and stated utilities are included in the vicinity of the site. He presented a
revised site plan and continued with a review of the plan stating it shows turning restrictions on both
driveways located on the,site; feels there is a community need for this proposal; feels there will be no
impact on adjoining residential development; there will be extensive landscaping to provide a buffer as
well as fencing and screening; a walkway will be located along the west property line; proposed site
coverage is.less than 10%; and there should be no intrusion of headlights into the residence located at
the end of the driveway., Mr. Wolfert advised the applicant would have no problem with any of the
conditions suggested by staff. Referring to the proposed sign for the site, he stated the sign would be
28 ft. and is within the code requirements for the B-1 zone and will be placed as far as possible from
any residential development (190 ft. from the apartment complex and 255 ft. from the residential
development to the north). The sign is to be oriented toward N.E. 3rd. The billboard currently located
on the property is to be removed. He had no further comments at this time..
Testifying further for the applicant was John Lacey. Site Acquisition Representative for Arco
Petroleum. Suite 107, 7901 168th Ave. N.E., Redmond, Wa. 98052. Mr. Lacey referred to the gasoline
storage tanks and the permeable layer material and stated)it can create a problem, because it is possible
one may not know there is a gasoline leak until the gasoline has disappeared. They have gone to
double containment tanks which contain a space 4 - 6 inches around the tank with monitoring devices
between the two tanks which will detect if water is taken in from the ground or if gasoline has leaked
out onto the ground. Speaking to the sign, he said they intend to remove the billboard on the property;
being aware of the residences on 4th has prompted them :not to place a sign on that side of the
property; and the size of the sign must serve them, for advertising, especially with regard to the price
of gasoline at their'establishment.
Further testimony was given from the applicant's representative, Tom Barghausen, 6625 So. 190th, Suite
102, Kent, Washington 98032. A further review was given of the proposal and Mr. Barghausen stated
it is felt the technical issues have been addressed on this proposal; feels the design takes into
consideration the possible impacts of a 24-hour proposal; the location of the building; landscaping and
buffering; sensitivity to surrounding properties; noise and light; feels there is a definite need for this
proposal in the neighborhood; noted they have placedthelproject and all activities associated with same
as far as they could in the southwest corner of the property to lessen any suggested protrusion into the
surrounding neighborhood; and'closed stating he. feels they,applicant has,provided a plan that will be of
benefit to the community as well as the City.. I, .
The Examiner called for further testimony regarding this project. There was no one else wishing to
speak, and no further comments from staff. The hearing closed at 11:15 A.M.
FINDINGS, CONCLUSIONS & DECISION: .
Having reviewed the record in this matter, the Examiner now makes and enters the following:
FINDINGS:
1. The applicant, Atlantic Richfield Company, filed a request 'for approval of a Conditional Use
Permit to allow installation of gasoline pumps in a' B-1 (Business/Commercial) zone, along with
an accessory 24-hour convenience store.
THE ATLANTIC RICHFIELD COMPANY
CU-116-86
January 22, 1987
Page 3
2. The yellow file containing the staff report, the State Environmental Policy Act (SEPA)
documentation and other pertinent materials was entered into the record as Exhibit #1.
3. The Environmental Review Committee (ERC), the City's responsible official, issued a
Declaration of Non-Significance (DNS) for the subject proposal.
4. The subject proposal was reviewed by all departments with an interest in the matter.
5. There was no opposition from the public regarding the subject proposal.
6. The subject site is located between N.E. 3rd Street and N.E. 4th Street, 135 ft west of Jefferson
Avenue N.E.
7. The site was annexed into the City in June 1966 by the adoption of Ordinance 2249. The site
was rezoned from the G zoning it received automatically upon annexation, to its current B-1
(Business/Commercial) classification by the adoption of Ordinance 2655 in August, 1971. There
have been a number of applications submitted for development of the subject site. A 7-11
Store was approved prior to the development of the apartment complex west of the site. It was
never constructed. Other applications have been submitted but conditioned to eliminate the 24-
hour aspect. National Car Wash has withdrawn its application.
8. The map element of the Comprehensive Plan designates the area in which the subject site is
located as suitable for the development of medium density multi-family uses, but does not
mandate such development without consideration of other policies of the plan.
9. The subject site is part of a B-1 district which is located between the convergence of N.E. 3rd
and N.E. 4th Streets. Part of this district contains Renton Housing Authority subsidized
housing. This housing is west of the subject site and shares approximately 150 feet along the
west property line. An L-1 district is located south and west of the site.
10. North of the site, north of N.E. 4th Street, is a large R-1 district. Single family homes in this
district are located immediately north of the subject site. Immediately to the north of the site is
one single family home with approximately 60 feet of frontage along N.E. 4th. It is the home
itself, not the lot, which is 60 feet wide in this aspect. These property owners did not receive
special notice which had been required by the City Council when the National Car Wash
application was remanded. Since National Car Wash withdrew that application, notice was not
sent out for this separate request.
11. N.E. 3rd Street is a major arterial. The intersection of N.E. 3rd and Jefferson is now controlled
by a new traffic signal. N.E. 4th, north of the site, is a designated collector arterial. Traffic
Engineering has recommended a minimization of curb cuts along N.E. 3rd to protect its arterial
status. In addition, the site is located just west of the Jefferson intersection on a curving
portion of N.E. 3rd which also makes access a sensitive issue.
12. The applicant proposes constructing a 24-hour convenience store and 2 pump islands. The
applicant submitted modified plans just prior to the public hearing. The modifications
concerned mainly the landscaping and sidewalk access for the site. Those plans were not
thoroughly reviewed by staff. The description of the project is based upon those modified
plans.
13. The store would be located more or less centrally along the subject site's west property line and
10 feet from that west property line. A sidewalk would connect the store to the sidewalk along
N.E. 3rd Street. Sidewalks would be provided from the N.E. 4th frontage to the vicinity of the
store. These latter sidewalks could meander through large expanses of lawn approximately 150
feet deep on either side of the proposed driveway connecting to N.E. 4th Street.
14. The northern driveway to N.E. 4th would be 30 feet wide. A single family home located on the
north side of N.E. 4th is located directly in line with this proposed driveway. The existing
home is configured in such a manner (it is 60 feet wide), that it appears unlikely that
realignment of the proposed drive could totally eliminate headlights from illuminating the home
at night.
15. The applicant has proposed denser landscaping at the junction of the driveway with the parking
lot to minimize glare when cars are maneuvering in the parking area. Denser landscaping has
also been proposed for the perimeter of the site. This double tier of landscaping is proposed to
screen out stray light from headlights except when the driveways are in use. Landscaping
would also be provided along the public right-of-way and in the relatively large triangular
portion of the right-of-way at the east end of the site where N.E. 4th and N.E. 3rd Streets meet
at an angle.
16. A billboard located at the east end of the site would be removed. The applicant proposes
placing a 28 to 32 foot tall sign along the N.E. 3rd frontage. Staff has recommended the size be
THE ATLANTIC RICHFIELD COMPANY
CU-116-86
January 22, 1987 •
Page 4
scaled back in consideration of the fact that the site is designated for residential uses on the
Comprehensive Plan and is located adjacent to.a multiple family apartment complex on the west
and single family homes on the north. The applicant contends that a sign this size is necessary
at this location to attract clientele.
17. The two pump islands would be covered by a 30 by 53 foot canopy. The gasoline service area
would be just off of the N.E. 3rd frontage, located approximately halfway between the two
driveways proposed for N.E. 3rd.
•
18. These two driveways would be 40 feet wide to allow easy entry and exit onto the arterial. The
easterly driveway closest to the Jefferson intersection would be limited to right-in/right-out
only to avoid conflicts with the center left turn lane for access to Jefferson from N.E. 3rd. The
westerly driveway would allow both left and right turns. An acceleration/deceleration lane
reservation along the frontage would be provided and would be constructed if necessary.
20. The subject site is located in the well field protection area in that portion of the area designated
"Sensitive Area." At Page 4-3 of the Well Field Protection Study (August, 1984) the following
statement is found: "To maximize protection of the aquifer, it is.recommended that commercial
businesses in these areas be limited to non-polluting activities." At Page 4-2: "To the extent
possible, the City should control land use and activities with the aquifer area." "Policies that
limit land use within the aquifer recharge area offer Renton one of the most effective means of
preventing aquifer.contamination." (page 4-2).
21. "Leakage of petroleum near the wells could cause iserious contamination to the aquifer.
Petroleum product would rapidly migrate vertically through the permeable soil to the water
table." "Service stations within the aquifer•recharge area pose a continuous threat to the quality
of Renton's water supply." Even small quantities bf petroleum product can contaminate large
volumes of water." (3-6). "Efforts to clean up
petroleum contamination can be very expensive
and their results are not always successful." (3-7)'.'1, "An early detection system will not prevent a
leak from occurring, nor will it guarantee that the product will not reach a well. Such a system
will also not reduce the long-term threat of aquifer contamination associated with a service
station or eliminate the need to clean up contamination should leakage occur."
19. The applicant proposes double wall tanks to provide a safe installation. Monitoring equipment
is located between the tank walls and would detect.leaks in either wall of the tank - measuring
infiltration'into' the interspace of either gas through the inside wall or water through the outside
wall. Additional protection/detection measures have been required by the City for newly
approved gasoline stations in the City. The additional measures have been particularly imposed
when the station is within the vicinity of a well field or natural water feature. The measures
include lining the area in which the tanks and distribution lines and pumps are located with a
gasoline impermeable material and the.addition of further monitoring equipment.
20. Parking would be provided as required by code. Twenty stalls would be located on the site.
21. The facility is proposed to be available 24 hours per day, seven days per week. The Building
Division indicated that this could have an adverse affect on the single family homes north of
the site. '
CONCLUSIONS
1. The applicant for a Conditional Use Permit must,demonstrate that the use is in the public
interest, will not impair the health, safety or'welfare of the general public and is in compliance
with the criteria found in Section 4-748(C) which provides in part that:
a. 'The proposal generally conforms with the Comprehensive Plan;
b. There is a general community need•for the proposed use at the proposed location;
c. There will be no,undue impacts on adjacent property;
d. The proposed use is compatible in scale with the adjacent residential uses, if any;
e. Parking, unless otherwise permitted, will not occur in the required yards;
f. Traffic and pedestrian circulation will be safe and adequate for the proposed project;
g. Noise, light'and glare will not cause an adverse affect'on neighboring property;
h. Landscaping shall be sufficient to buffer the use from right-of-ways and neighboring
property where appropriate; and
i. Adequate public services are available to serve the'proposal.
THE ATLANTIC RICHFIELD COMPANY
CU-116-86
January 22, 1987
Page 5
The requested Conditional Use appears unjustified and should be denied.
2. The applicant's arguments were revealing but notwithstanding that, countervailing arguments
appear to exist. One: Is there a community need for a 24-hour convenience store - the term
'convenience' itself demonstrates the contradiction. Convenience does not demonstrate
need. While it might be convenient to have such an operation along the N.E. 4th corridor, is
this the right location?
3. Access is not great. The northern access is directly across from single family homes which
cannot be protected from headlight glare as cars exit the site. The driveways along N.E. 3rd
may require right-in/right-out limitation, and one driveway is located uncomfortably close to
the signal controlled channelized intersection of N.E. 3rd and Jefferson. Because it is so close
to the intersection, left turns have been prohibited to avoid conflicts with turning movements.
4. The applicant's arguments indicating the need for the larger sign demonstrate that the site
located near the top of a curving hill must be made highly visible to attract patronage. The
north driveway cannot but direct cars directly at a single family home. A highly visible 24
hour a day operation does not appear to be an acceptable neighbor for residential uses.
5. The applicant rightly noted that this office and the City Council have safeguarded this area in
the past. While a 7-11 may have been approved, it was approved prior to the construction of
I' the apartment complex immediately to the west of the site. Patrons would be opening and
iclosing doors, starting cars, idling cars - all within earshot of an apartment complex.
6. The second countervailing factor: A line service station an no longer be constructed in just
any location in the City. This limitation is a relatively recent change in the City Code.
Gasoline storage and sales have generally been recognized as a hazardous activity. At first, this
was primarily due to gasoline's explosive nature. Gasoline sales and storage is now recognized
as hazardous due to the poisonous and carcinogenic chemical properties of gasoline. (Page 3-6,
Well Field Study).
7. The site is located in an area designated "Sensitive Area" on the map distributed by the
City of Renton Water Department entitled "Protect Your Water Sutoply." And while
the applicant proposes a double wall tank containment system, as certain recent events both in
the City (Olympic Pipeline leak) and elsewhere (various service station leaks and leak at Sea-Tac
Airport) demonstrate, the best of intentions and technologies occasionally fail. Why jeopardize
the City's aquifer for a convenience/gasoline store?
8. The reason a limit was imposed on the once unrestricted placement of gasoline stations was to
occasionally give the City the option of saying that the proposed gasoline service station was
inappropriate in the area proposed. In this case it appears that when weighing the various
factors, the neighborhood and the neighbors, the zoning, the Comprehensive Plan, past
decisions, the underlying or adjacent sensitive aquifer, the 24-hour operation, the landscaping
and setbacks, that the proposed use should not be approved for the proposed location.
9. While it is quite apparent that the applicant has gone to great extents to provide a reasonable
backdrop for the proposed 24-hour convenience store and gasoline pumps, the combination is
inappropriate for the proposed location. The site is sensitive. A single family home directly
north cannot but be affected by cars leaving the site all hours of the day and night. The site
sits above a well field protection area.
10. And while this office recognizes that the site is located at an incredible vantage point, the first
or last such gasoline station, depending upon direction of travel, economic considerations are not
sufficient to approve the use. Site Plan approval was also required since while the site was
zoned B-I, it was adjacent to single family, and was designated in the Comprehensive Plan for
residential uses. There are any number of business office or service uses which could be
established on the site which would not invite or generally encourage 24-hour traffic and noise.
11. While the site's amenities as a focal point for traffic on N.E. 3rd/4th is what the applicant is
attempting to exploit by placing a convenience store in this location, sensitivity to surrounding
uses would appear to militate against such an operation in this location.
Finall
12 encourages the officepplicant�or property ownership tto apply forya series o subsidized 4 hour aday operatio
Y. _
n-s)
which could at best be described as marginally compatible with the surrounding residential uses.
The City has been placed in the position of having to deny a series of requests which appear
unjustified. There must be other uses for the site which do not operate during the evening
hours, and certainly there must be reasonable uses which do not require 24 hour a day, 7 day a
week operation. While the proposed buffers, as indicated above, appear substantial, buffering
THE ATLANTIC RICHFIELD L UMPANY
CU-116-86
January 22, 1987
Page 6
alone may not be enough. Certain other retail uses or office uses which would not encourage
substantial evening hour patronage could also be established.
13. In addition, the applicant has indicated that additional uses might be proposed for portions of
the site which would thereby eliminate some of the landscaped areas opening up more of the
site to late hour visitation. The applicant would not agree to refrain from this potential
additional development.
14. In conclusion, when the proposed hours of operation are coupled with the proposed use, a
Igasoline service station, a use particularly singled out as incompatible with the City's objective
of protecting and preserving the well field, it is apparent that the request should be denied.
15. While this office does not generally, at this stage, provide guidance to the City Council in
anticipation of an appeal, this office has recently approved similar gasoline service uses and I
thought the Council should be apprised of the conditions which were imposed to protect ground
water quality, whether it be a well field or Honey Creek. Those conditions are attached for
your review.
DECISION
The Conditional Use Permit and proposed Site Plan are not approved. The requests are denied.
ORDERED THIS 22nd day of January, 1987.
FRED J. KAUFMAN
HEARING EXAMINER
TRANSMITTED THIS 22nd day of January, 1987 to the parties of record:
Will Wolfert
6625 South 190th, Suite 102
Kent, Washington 98032
Tom Barghausen
6625 South 190th, Suite 102
Kent, Washington 98032
John Lacey
7901 168th Ave. N.E., Suite 107
Redmond, Washington 98052
TRANSMITTED THIS 22nd day of January, 1987 to the following:
Mayor Barbara Y. Shinpoch
Councilman Richard M. Stredicke
Richard Houghton, Public Works Director
Larry M. Springer, Policy Development Director
Members, Renton Planning Commission
Ronald Nelson, Building & Zoning Director
Don Erickson, Zoning Administrator
Glen Gordon, Fire Marshal
Lawrence J. Warren, City Attorney
Renton Record-Chronicle
Pursuant to Title IV, Section 3015 of the City's Code, request for reconsideration must be filed in
writing on or before 5:00 P.M. February 5. 1987. Any aggrieved person feeling that the decision of the
Examiner is based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of
new evidence which could not be reasonably available at the prior hearing may make a written request
for a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This
request shall set forth the specific errors relied upon by such appellant, and the Examiner may, after
review of the record, take further action as he deems proper.
An appeal to the City Council is governed by Title IV, Section 3016, which requires that such appeal
be filed with the City Clerk, accompanying a filing fee of $75.00 and meeting other specified
requirements. Copies of this ordinance are available for inspection or purchase in the Finance
Department, first floor of City Hall.
i F
THE ATLANTIC RICHFIELL i:OMPANY
CU-116-86
January 22, 1987
Page 7
The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications
may occur concerning pending land use decisions. This means that parties to a land use decision may
not communicate in private with any decision-maker concerning the proposal. Decision-makers in the
land use process include both the Hearing Examiner and members of the City Council.
All communications concerning the proposal must be made in public. This public communication
permits all interested parties to know the contents of the communication and would allow them to
openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the
request by the Court.
The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as
well as Appeals to the City Council.
se,
TH_E FOLLOWING CONTAINS AN EXCERPT OF THE CONDITIONS IMPOSED ON RECENTLY
APPROVED PLAID PANTRY STORES TO PROTECT GROUND WATER.
DECISION
The Conditional Use Permit and Site Plan requests are approved subject to the following
conditions:
1. The installation of state-of-the-art double wall gasoline storage tanks and
subsystems which shall include monitors between the tank walls.
2. The installation of impermeable barriers between the tanks, pumps and pipes,
and the underlying and surrounding soils; and the installation of monitors
between the gasoline system and the barrier.
3. For purposes of this decision "state-of-the-art equipment" shall mean and be
defined as: the most modern and technologically advanced system known for
gasoline containment purposes, and shall be of the type of equipment which is
installed where the strictest of leak detection and prevention is required.
4. The execution of Restrictive Covenants assuring the removal of the entire
underground system if the operation should cease or be discontinued for more
than 12 consecutive months. The covenants shall require that the then property
owner has the legal and economic responsibility for removing the system, but
failure to do so shall entitle the City to accomplish that purpose by entering onto
the property and removing such equipment in any reasonable manner necessary.
5. The Covenants shall grant the City all costs associated with removal including
interest, if applicable, as well as any subsidiary or indirect costs, and shall
operate as a lien against the property, and the City shall be held harmless. In
addition, other consequences or costs of removal including any adverse but
reasonably anticipated costs of removal such as closure of, or interference with
current on-site enterprises, shall be solely the responsibility of the property
owner.
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PRELIMINARY SITE PLAN
ARCO Petroleum Products Company
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NEW AWPM fall MARKET MALMO
Dh011oti of Allintion1011.1000OOloy •4.CI NE ard STRL,TT. a JEFFERSt" ,va KE Retail Marketing . Moto&Engineering
Nor,
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515 South Flower St.,Los Angotos,'CA 130071
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goo NO. 064
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MITIGATED
DETERMINATION OF NON SIGNIFICANCE
Effective Determination Date: January 3, 1987
File: ECF-096-86
Proponent: The Atlantic Richfield Company
Description: Application for conditional use permit to allow the
construction of a gasoline service station in B-1 zoned
district with a one story convenience store building.
Location: Located North of N.E. 3rd Street and south of N.E. 4th Street
and west of Jefferson Avenue N.E.
The above-referenced proposal has completed a mitigation process pursuant to
WAC 197-11-350.
The following agreements made with the project applicant or conditions imposed
by the Building and Zoning Department are now a part of the proposed action.
The conditions or agreements are deemed necessary or beneficial to mitigate
environment impacts identified during the State Environmental Policy Act
(SEPA) and City of Renton Environmental Ordinance review processes.
Conditions or Agreements:
1. The convenience market be set back an additional five (5) feet from the
west property line to create a more substantial landscape buffer between
it and the apartment building to the west;
2. A clearly delineated and separate pedestrian walkway to be provided
connecting the convenience market to N.E. 4th Steet and to N.E. 3rd Street;
(Note: Such walkway system should avoid conflicts with moving as well as
other non-compatible elements. )
3. All on-site source illuminators with an intensity greater than 300 watts
be screened from view of nearby residential areas;
4. A secondary containment system be constructed for the underground tank and
piping that can be monitored by an approved means;
5. Accomplishment of the future acceleration lane at the onset of the
project; and
6. Appropriate signing be provided restricting left turn movements onto N.E.
3rd Street and marking the acceleration lane to discourage its use as a
through lane.
The Building and Zoning Department has determined that an environmental impact
statement (EIS) is not required under RCW 43. 21C030 (2) (c). This decision
was made after review of a completed environmental checklist and other
information on file at the Zoning Division's office.
Agencies, affected tribes and other interested parties may submit written
comments on this proposal for fifteen (15) days from the above determination
date. Written comments will be accepted until 5 p.m. , Tuesday, January 2,
1987.
This determination may be appealed within the fifteen (15) day comment
period. Any appeal shall state with specificity the reasons why the
determination should be reversed.
•
Mitigated Determinati 5f Non Significance
Page 2
Comments and/or appeal arguments should be addressed to:
City of Renton
Building and Zoning Department
200 Mill Avenue S.
Renton, WA 98055
CD,Ij
Signature of R ponsible
Official or Designee:
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THE ATLANTIC RICHFIELD COMPANY
CONDITIONAL USE PERMIT: CU-116-86
•
•
APPL I CANT THE ATLANTIC RICHFIELD CO. TOTAL AREA 1.42 ACRES
PRINCIPAL ACCESS N.E. 4th STREET AND N.E. 3rd STREET.
EXISTING ZONING B-1 (BUSINESS USE)
•
EXISTING USE VACANT LAND — UNDEVELOPED.
PROPOSED USE GASOLINE SERVICE STATION WITH MINI—MARKET.
• COMPREHENSIVE LAND USE PLAN MEDIUM DENSITY MULTI—FAMILY.
• COMMENTS •
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- '�'.�, DATE: /D,'.i 7 /P
SIGNATURE OF DIRECTOR OR THORIZED REPRESENTATIVE
REVISION 5/1882
Form 182
REVIEWING DEPARTMENT/DIVISION :
® APPROVED ® APPROVED WIT CONDITIONS TNOT APPROVED
c=1,1F-,,,...._ . / 2-4 VA' yi.,' y1f!R `� 1`•+ith^.+�
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DATE:
SIGNATURE OF DIRECTOR OR AUTHORIZED REPRESENTATIVE
REVISION) 6/1082
Form 182
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REVIEWING DEPARTMENT/DIVISI 1\f 0616-- 6 �LOI�MC �/� � i
0 APPROVED /� APPROV-ED-WI-T-4-_CON-D I-OT*S /N�O/�T APPROVED
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SIGNATURE OF DIRECTOR OR AUTHORIZED REPRESENTATIVE :
REVISION 8/1982
Fnrm 1A2
OF 124,
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u �� ° BUILDING & ZONING DEPARTMENT
RONALD G. NELSON - DIRECTOR
-9 � MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 • 235-2540
O —P
17. 1) SEPIE•'
BARBARA Y. SHINPOCH
MAYOR
December 23, 1986
Atlantic Richfield Company
7906 186th Ave. N.E., Suite 107
Redmond, WA 98052
Re: Application for a conditional use permit to allow the construction of a gasoline
service station with a one-story convenience store building on property zoned B-1,
Business Zone, file CU-116-86: property located north of N.E. 3rd St. and south of
N.E. 4th St. and west of Jefferson Ave. N.E.
Dear Sirs:
The City of Renton Building and Zoning Department formally accepted the above
mentioned application on November 18, 1986. A public hearing before the City of Renton
Land Use Hearing Examiner has been scheduled for January 6, 1987. The public hearing
commences at 9:00 a.m. in the Council Chambers on the second floor of City Hall.
The applicant or representative(s) of the applicant is required to be present at the public
hearing. A copy of the staff report will be mailed to you before the hearing. If you have
any questions, please call the Building and Zoning Department at 235-2550.
S'►. -
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Donald Erickson
Zoning Administrator
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cc: Thomas Barghausen
Emma Cugini
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BUILDING N& ZONING DEPARTMENT
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Fi_ce, 3 1987, L_____) Atlantic Richfield Company
7906 186th Ave. N.E. Suite 107
CUP! DING/ZONP'•-• Redmond, WA 98052 • ,
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6\1\1' PRELIMINARY REPORT TO THE HEARING EXAMINER , v
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PLICANT: The Atlantic Richfield Company 11
LOCATION: Located north of N.E. 3rd Street and south of N.E. 4th Str et
and west of Jefferson Avenue N.E. `�U �v` p . /N Q' / '
FILE NUMBER: CU-116-86 ( .1
A. SUMMARY & PURPOSE OF REQUEST:
The applicant seeks approval of a conditional use permit to allow
gasoline pumps in a B-1, Business Use Zone and a site plan to allow a
2400 square foot building consisting of a 24-hour convenience store
space. The latter use is a permitted use in the B-1 zone.
B. ISSUES FOR CONSIDERATION:
1. Whether this proposed vehicular-oriented use, as submitted, is
compatible with the surrounding residential area to the north and
west of the site?
2. Whether sufficient provision has been made to contain potential
spills and leaks of hazardous materials related to the operation
of the proposed gasoline pumps?
3. Whether vehicular ingress and egress from the site has been
developed sufficiently to minimize impacts on off-site vehicular
circulation? and
4. Whether sufficient provision has been made to facilitate safe
pedestrian access to the convenience store from surrounding
residential areas and Renton Vocational School?
C. GENERAL INFORMATION:
1. Date of Application: November 18, 1986
2. Owner of Record: Emma Cugini
353 Vuemont Place N.E.
Renton, WA 98055
3. Applicant: The Atlantic Richfield Company
4. Location:
(Vicinity Map Attached) West of the intersection of N.E. 3rd
Street and Jefferson Avenue
5. Existing Zoning: B-1, Business Use
6. Existing Zoning in the Area: L-1, Light Industry District; G-1,
General Zone; and R-1, Residential
Zone
7. Comprehensive Land Use Plan: Medium Density, Multi-Family
Residential
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PRELIMINARY REPORT TO : HEARING EXAMINER
THE ATLANTIC RICHFIELu LOMPANY
DECEMBER, 1986
PAGE 2
8. Size of Property: + 1.42 acres
9. Access: N.E. 3rd Street
10. Land Use: The site is cleared and vacant and
covered with uncut grass. No
improvements exist on the site.
10. Neighborhood Characteristics: North: Single-family residential
East: Governmental
South: Governmental
West: Multi-family
D. HISTORY/BACKGROUND:
Action File Ordinance Date
Annexation --- 2249 June 22, 1966
Rezone (G to B-1) R-676-71 2655 August 16, 1971
ric Short Plat Short Plat-382-79 --- August 17, 1979
Waiver W-383-79 ---
August 17, 1979
yp/1;411h Lot Line Adjustment LLA-025-79 --- December 26, 1979
Site Plan rU � Approval SA-008-86 --- May 14, 1986
►��' . `
�� E. PUBLIC SERVICES:
1. Utilitie
s:
a. Water: An 8-inch water line is located directly north of the
site along N.E. 4th Street and a 16-inch water line is located
directly south of the site along N.E. 3rd Street and a 12-inch
water line runs east of the site along Jefferson Avenue
N.E. .
b. Sewer: An 8-inch sanitary sewer line is located north of the
site along N.E. 4th Street.
c. Storm Water Drainage: Storm water flows into an existing
storm water system.
2. Fire Protection: Provided by the City of Renton as per ordinance
requirements.
3. Transit: METRO Transit routes ##110 operates along N.E. 3rd Street.
4. Schools:
a. Elementary Schools: N/A
b. Middle Schools: N/A
c. High Schools: N/A
5. Recreation: N/A
F. APPLICABLE SECTIONS OF THE ZONING CODE:
1. Section 4-711, Business Use (B-1)
2. Section 4-748, Conditional Use Permit
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN OR OTHER OFFICIAL CITY
DOCUMENT:
1. Objective A. , Commercial Areas, Commercial Goal, Policies Element,
City of Renton Comprehensive Plan Compendium, January 1985, p. 16.
PRELIMINARY REPORT TO : HEARING EXAMINER
THE ATLANTIC RICHFIELD COMPANY
DECEMBER, 1986
PAGE 3
2. Objective B. , Commercial Structures and Sites, Commercial Goal,
Policies Element, City of Renton Comprehensive Plan Compendium,
January 1985, p. 17.
3. Objective C. , Neighborhood Commercial Areas, Commercial Goal,
Policies Element, City of Renton Comprehensive Plan Compendium,
January, 1985, pgs. 17 and 18.
H. STAFF ANALYSIS:
1. ; The applicant, the Atlantic Richfield Company, is requesting
approval of a conditional use application to allow gas pumps in a
B-1 zone.
2. ' Because the proposed development is located in an environmentally
sensitive acquifer protection area, it is not categorically exempt
under WAC 197-11-800.
3 - Because conditional use permit developments are exempt from the
4requirements of site plan review, no such review was carried out by
the Environmental Review Committee.
A.,_
4. The ERC did issue a __preliminary mitigated Determination of
�FNon-significance on December 18, 1986. The Env-Iionmentai Review
Committee, upon review of the project, felt that secondary
containment measures were needed to prevent contamination of the
City's aquifer sensitive area. In addition, they requested
additional set back from nearby residential areas to the northwest
to reduce noise and visual impacts; a clearly delineated and
separate pedestrian walkway connecting the convenience market to
nearby residential areas; screening of bright on-site sources of
illumination; a future acceleration/deceleration lane along N.E.
3rd Avenue; on-site traffic circulation signage; and on-premise
signage more in scale with the surrounding residential areas.
Conditional Use Permit
5. The subject proposal, as required to be mitigated by the
Environmental Review Committee, will generally comply with most of
the eleven conditional use criteria listed in Section 4-748(C).
The following highlights some of the more pertinent criteria:
Comprehensive Plan: The subject site is shown as medium density
residential on the Land Use Element of the City of Renton
Comprehensive Plan, revised April 1985. The proposed use is not in
keeping with__the land use designation for this area. Neighborhood
commercial uses presumably could be provided in the L-1, Light
Industrial zone to the east of the site on N.E. 3rd across from the
Renton Vocational School and have not been done so. The nearest
shopping is located nearly a half mile to the east. This zone does
allow gasoline service stations but is silent in regard to
'convenience stores.
In regards to compliance with the City's general goals and
objectives for commercial areas it would appear that the subject
proposal does generally comply. Where it does not, the mitigation
conditions of approval imposed by the ERC in their SEPA review will
result in compliance.
(' 'Although the Comprehensive Plan designates this area for medium
3 density residential use, the site in question, at the conjunction
of three streets, would not appear to lend itself that well to
residential uses. , This and the fact that the intensity of
commercial propose is very low suggest that with appropriate
conditions these dissimilar land uses can be made compatible.
PRELIMINARY REPORT TO HEARING EXAMINER
THE ATLANTIC RICHFIELD COMPANY
DECEMBER, 1986
PAGE 4
("The provision of a convenience store adjacent to an existing
residential enclave of some magnitude should help minimize travel
and congestion and generally promote safety in the neighborhood by
lessening travel distances both by car and on foot. With an
increased setback along the west property line and screening of
0\1i\ bright light sources, the proposed commercial use is expected to be
compatible with the residential land uses.
The uses proposed, convenience food and gas pumps, appear
compatible certainly from a convenience standpoint. Circulation on
the site and its interface with abutting streets will be adequate
for emergency and service equipment.
The site plan design is expected to provide for the efficient and
functional use of the site. Any future development at a latter
date, however, will have to be carefully evaluated to ensure that
the existing level of efficiency is maintained. The mitigation
measures called for by the ERC are expected to avoid adverse
impacts on adjacent properties.
4 ( In terms of neighborhood commercial policies, the proposed uses are
-
in general compliance. Although the site is not located at the
intersection of two arterials, there are no nsuch intersections in
!the immediate area. Also, this policy appears to be intended for
\ larger neighborhood commercial areas. The proposal does comply
with the policy pertaining to utilizing only one corner of an
intersection, however, and it is sufficiently spaced (more than a
half mile) to ensure no encroachment on another commercial areas
service area.
Community Need: Although inconsistent with the Comprehensive Plan
designation for this area, the proposed use does appear to make
sense at this location since there currently are no neighborhood
convenience stores in the immediate area. The proposed location,
although not at the intersection of two arterials, is located at
the elbow of a major traffic arterial, N.E. 4th Street. It is also
within easy walking distance of the abutting medium density
multi-family area.
01 Effect on Adjacent Properties: The proposed use has a lot coverage
of less than ten (10) percent, well under the 65% allowed in the
8-1 zone. In addition, it exceeds the ten (10) foot front and
street setback requirements.* In addition, a five (5) foot
landscaped rear yard/side yard setback is provided, although none
is required under the B-1 zone.
.��� With the mitigation measures imposed for the DNS, it is unlikely
i\ that the proposed use at this location will result in substantial
or undue adverse effects on adjacent property.
0° A Compatibility: In general, staff believe that the proposed use is
compatible with the residential scale and character of the
neighborhood. The ERC did feel the free-standing sign was somewhat
out of scale and did encourage a reduction in its size so as to be
more in keeping with the adjacent residential uses.js.�
(404
*The applicant's free-standing sign will have to:5e set back ai additioRetzfPe
(5) feet from the N.E. 3rd Avenue property line in order to comply with the
front yard setback. I
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PRELIMINARY REPORT TO HEARING EXAMINER
THE ATLANTIC RICHFIELD COMPANY
DECEMBER, 1986
PAGE 5
Parking: At-grade parking is proposed and is appropriate for this
use. The proposal appears to comply with all parking and loading
req Cat ol . Some conflicts
may
with parkinguirements spaces andin tankers servicing22 fTit the storage tanks
occur. It is suggested specified thath deliveriesper be limited e IV to late evening
or early morning hours (before 7:00 a.m.).
: Enn the a '
.rg" 3 plan Traffic and requestedThe gi
the eering provisionDepartment of has an acceleration/decelerationreviewed pplicants
lane along N.E. 3rd Street. It has also requested that "no left
turn" signs be posted at the curb cut on N.E. 3rd Steet closest to
the intersection of N.E. 3rd and Jefferson Avenue N.E.
Noise, Glare: The ERC in reviewing the applicant's environmental
it(C checklist felt efforts should be made in siting the driveway on
la-N.E. 4th Street so as to minimize glare from exiting cars on the
*0 '�, single family dwellings to the north. It also thought that
tom'" consideration should be given to reducing the height of the
S • `111 \N applicant's free-standing sign. These recommendations were
4 (\ believed to be more appropriate to site plan approval and were,
a� therefore, not made a condition of the DNS-mitigated.
AveLandscaping: The applicant has submitted a landscape plan
indicating extensive landscaping of all areas not occupied by
paving or building.
Public Improvements: The ERC, as a mitigating measure in issuing
its DNS for this project, has required the applicant to provide a
future acceleration/deceleration lane at the onset of' the project.
Other utilities and public services were deemed adequate for the
proposal based upon comments received from reviewing departments.
�} ' The major issue regarding the gasoline pumps and underground
'' storage tanks is the potential for leaks from these tanks adversely
Oti 1 effecting the City's domestic water supply since the site is on the
' sedge of the Cedar River aquifer "sensitive area". The ERC, in
ro
reviewing the applicant's environmental checklist and making its
preliminary threshold determination, was concerned about this issue
and conditioned its determination of nonsignificance on the
applicant providing a secondary containment system for both
underground tanks and piping that can be monitored. In addition
Engineering is seeking an infiltration system that is to be
designed into the applicant's "retention/detention" system for
�• storm drainage. If implemented, it is believed that these systems
99.) 3
will provide a reasonable level of protection to the City's well
system.
Other conditions that the ERC imposed as a part of their
environmental review are expected to address the other major issues
identified. A ten (10) foot landscape buffer along the west
property line is expected to make the proposal more compatible with
'i the existing low/moderate income housing project that abutts a
0' portion of the site here. Screening of stationary lighting (in
excess of 300 watts) is also expected to make the project more
compatible at night with surrounding residential areas. The
provisions of a clearly delineated and separate pedestrian walkway
system connecting the convenience market to N.E. 3rd Street and
N.E. 4th Street will also make this facility more usable and,
therefore, more compatible to the surrounding residential area.
The provision appropriate on-site signage and a
acceleration/deceleratiofon lane on N.E. 3rd Street is expected
future to
minimize impacts on off-site vehicular circulation.
PRELIMINARY REPORT TO HEARING EXAMINER
. THE ATLANTIC RICHFIELD COMPANY
- DECEMBER, 1986
PAGE-6
I DEPARTMENTAL RECOMMENDATION:
.rf1
Based upon the above analysis and discussion, it is recommended that the
conditional use permit, file CU-116-86 be approved subject to:
` 1. hh The applicant complying with the mitigation conditions established
Y�by the Environmental Review Committee in its preliminary mitigated
Determination of Nonsignificance, and
2. The applicant reducing the size of the proposed free-standing
gasoline use related sign to a scale more in keeping with the
surrounding residential area (and comprehensive plan designation).
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4111)
1,
OF R,4
Is®r BUILDING & ZONING DEPARTMENT
ax, � z
RONALD G. NELSON - DIRECTOR
09 MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON,WASH. 98055 • 235-2540
0
Q
9�rED �SEPEM��
BARBARA Y. SHINPOCH
MAYOR
December 23. 1986
Atlantic Richfield Company
7906 186th Ave. N.E.. Suite 107
Redmond. WA 98052
Re: Application for a conditional use permit to allow the construction of a gasoline
service station with a one-story convenience store building on property zoned B-1.
Business Zone, file CU-116-86: property located north of N.E. 3rd St. and south of
N.E. 4th St. and west of Jefferson Ave. N.E.
Dear Sirs:
The City of Renton Building and Zoning Department formally accepted the above
mentioned application on November 18, 1986. A public hearing before the City of Renton
Land Use Hearing Examiner has been scheduled for January 6, 1987. The public hearing
commences at 9:00 a.m. in the Council Chambers on the second floor of City Hall.
The applicant or representative(s) of the applicant is required to be present at the public
hearing. A copy of the staff report will be mailed to you before the hearing. If you have
any questions, please call the Building and Zoning Department at 235-2550.
4110444tit
Donald Erickson
Zoning Administrator
DE:JMM:wr
3337Z
cc: Thomas Barghausen
Emma Cugini
411.
411110
hid
OF R4,�
4s --- ° BUILDING & ZONING DEPARTMENT
RONALD G. NELSON — DIRECTOR
0 mom p. MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 • 235-2540
co•
041
7-
S0
SEPIS°
BARBARA Y. SHINPOCH
MAYOR
December 23. 1986
Emma Cugini
353 Vuemont P1. N.E.
Renton. WA 98056
Re: Application for a conditional use permit to allow the construction of a gasoline
service station with a one-story convenience store building on property zoned B-1,
Business Zone. file CU-116-86; property located north of N.E. 3rd St. and south of
N.E. 4th St. and west of Jefferson Ave. N.E.
Dear Ms. Cugini:
The City of Renton Building and Zoning Department formally accepted the above
mentioned application on November 18, 1986. A public hearing before the City of Renton
Land Use Hearing Examiner has been scheduled for January 6. 1987. The public hearing
commences at 9:00 a.m. in the Council Chambers on the second floor of City Hall.
The applicant or representative(s) of the applicant is required to be present at the public
hearing. A copy of the staff report will be mailed to you before the hearing. If you have
any questions, please call the Building and Zoning Department at 235-2550.
(p_no
Donald Erickson
Zoning Administrator
DE:JMM:wr
3337Z
cc: Thomas Barghausen
Atlantic Richfield Company
4111
9' J
41° --'. ° BUILDING & ZONING DEPARTMENT
RONALD G. NELSON - DIRECTOR
� r o
n e. ,,
o MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH.98055 • 235-2540
co-
0
,9gT`D SEPI°4‘
BARBARA Y. SHINPOCH
MAYOR
December 23, 1986
Thomas Barghausen
Thomas Barghausen Consulting Engineers
6625 S. 190th, #102
Kent, WA 98032
Re: Application for a conditional use permit to allow the construction of a gasoline
service station with a one-story convenience store building on property zoned B-1.
Business Zone, file CU-116-86; property located north of N.E. 3rd St. and south of
N.E. 4th St. and west of Jefferson Ave. N.E.
Dear Mr. Barghausen:
The City of Renton Building and Zoning Department formally accepted the above
mentioned application on November 18, 1986. A public hearing before the City of Renton
Land Use Hearing Examiner has been scheduled for January 6, 1987. The public hearing
commences at 9:00 a.m. in the Council Chambers on the second floor of City Hall.
The applicant or representative(s) of the applicant is required to be present at the public
hearing. A copy of the staff report will be mailed to you before the hearing. If you have
any questions, please call the Building and Zoning Department at 235-2550.
(inautit
Donald Erickson Zoning Administrator
DE:JMM:wr
3337Z
cc: Atlantic Richfield
Emma Cugini
AFFIDAVIT OF SERVICE BY MAILING
STATE OF WASHINGTON )
)ss.
County, of King )
DOTTY KLINGMAN being first duly sworn,
upon oath, deposes and states:
That on, the 22nd day of January , 1987 affiant
deposited in the mails of the United States a sealed envelope containing a
decision or recommendation with postage prepaid, addressed to the parties of
record in the below entitled application or petition.
f/, 1
r
SUBSCRIBED AND SWORN to before me this Ain day
of �i\kUta , 1987.
��'"�N mM p l! �► n
off,.,,....;.,,, yo a.
ttt $ 66t 8 �,:�` Notary bl ip and or the State of Washington,
� 311e,, Q rY�` residing at �.,`+ , therein.
t
:w •N�
•
wt.. ' * e
Vp catiOff eitllion, or Case #: CU-116-86 - ATLANTIC RICHFIELD CO. ( Arco PETROLEUM)
41°
' lie minutes contain a list of the parties of record.)
S31�
's..`.io./0..../
January 22, 1987
OFFICE OF THE HEARING EXAMINER
CITY OF RENTON
REPORT AND DECISION
APPLICANT: THE ATLANTIC RICHFIELD COMPANY (ARCO)
File No.: CU-116-86
LOCATION: West of the intersection of N.E. 3rd Street and Jefferson
Avenue.
SUMMARY OF REQUEST: Conditional Use Permit to allow gasoline pumps in a B-1
zone, and a Site Plan to allow a 2400 sq. ft. building
consisting of a 24-hour convenience store space. The
latter use is a permitted use in the B-1 zone.
SUMMARY OF ACTION: Building and Zoning Department Recommendation:
Approval with conditions.
Hearing Examiner Decision: Conditional Use Permit and
Site Plan requests are denied.
BUILDING & ZONING The Building & Zoning Department Report was received
DEPARTMENT REPORT: by the Examiner on December 31, 1986.
PUBLIC HEARING: After reviewing the Building and Zoning Department
Report, examining available information on file with the
application, and field checking the property and
surrounding area, the Examiner conducted a public hearing
on the subject as follows:
The hearing was opened on January 6, 1987 at 9:55 A.M. in the Council Chambers of the Renton
Municipal Building. Parties wishing to testify were affirmed by the Examiner.
The following exhibits were entered into the record:
Exhibit #1 - Yellow File containing application, proof of posting
and publication and other documentation pertinent to this request.
Exhibit #2 - Site Plan.
Exhibit #3 - Elevation Plans (2 pages).
Exhibit #4 - By reference, Map showing environmentally sensitive
well field areas within the City.
Exhibit #5 - By reference, File SP-382-79.
Exhibit #6 - Revised Site Plan dated 10-30-86.
Exhibit #7 - Revised Landscape Plan.
The hearing opened with a presentation of the staff report by the Zoning Administrator, Don Erickson,
covering such information as the site consisting of 1.42 acres measuring 295 ft. across the top and 350
ft. along the western property line; is designated at medium density/multifamily, with no other
convenience stores located within approximately one-half mile of the multifamily area. He clarified
this will not be a full service station with repairs, etc., but will consist of only a convenience store with
outside gasoline pump islands and a clerk to be located in the convenience store. A review was given
of the four issues to be considered which included compatibility, containment of potential gasoline
spills, ingress and egress for the site, and safe pedestrian access to the store. Continuing, he pointed to
the surrounding uses in the area and noted the site is within the City's environmentally sensitive area;
there are provisions in the Comprehensive Plan to permit gasoline pumps in the area; grocery stores are
permitted in the B -1 zone; the shape of the site as well as its location it is felt would not lend itself
to residential uses; it is felt a community need does exist for this service as there are no other
convenience stores within one-half mile of this site; and there should be no impact on surrounding
properties as B-1 zoning permits 65% lot coverage and this proposal is utilizing only 10% lot coverage.
Continuing, Mr. Erickson stated the development complies with the required setbacks; screening has
been increased to lessen any possible noise and glare; extensive landscaping is located on the site;
THE ATLANTIC RICHFIELD COMPANY
CU-116-86
January 22, 1987
Page 2
public right-of-way on the site will be landscaped by the applicant; parking requirements have been
met and it was suggested the large gasoline delivery tankers deliver at early AM or late PM to ensure
there will be no loss of traffic movements on the site. The Zoning Administrator advised further that
public improvement issues with regard to ingress and egress as well as signs were highlighted with the
recommendation that the proposal be approved subject to the mitigating conditions set out by the ERC
requiring secondary containment measures to prevent contamination of the aquifer sensitive areas;
further setbacks from the residential areas to reduce noise and glare; pedestrian walkway; screening of
light sources; a acceleration/deceleration lane on N.E. 3rd; on-site traffic circulation signs; and on-site
signs to be on a scale compatible with the surrounding residential areas.
An opportunity was presented for testimony in support of this proposal from the applicant or their
representative. Responding on behalf of the applicant was Will Wolfert, Senior Planner for Arco
Petroleum, 6625 South 190th, Suite 102, Kent, Washington 98032. Mr. Wolfert clarified the proposal is
only for a 24-hour convenience store with 2 gasoline pump islands located under a canopy, with the
store being 2400 sq. ft. There will be 24 parking spaces provided although only 12 are required, and
there will be three underground storage tanks with double wall containment. He referenced previous
applications for this site that had been approved by the city; with another member of his staff they
clarified for the Examiner what they believe to be the double wall containment procedure for the tanks
and how they plan to utilize on this project; there is one free-standing sign proposed for the project;
the proposal is located where 3 streets intersect, with N.E. 3rd being the major arterial and traffic from
this site being directed toward N.E. 3rd away from the adjoining apartment complex and single family
area located nearby. Mr. Wolfert stated the property is 1.24 acres in size, there are three separate legal
lots involved on this site; the unused lots are not anticipated to be developed or sold in the foreseeable
future but will be landscaped; access will primarily be from N.E. 3rd Street; reviewed the ingress and
egress for the property; and stated utilities are included in the vicinity of the site. He presented a
revised site plan and continued with a review of the plan stating it shows turning restrictions on both
driveways located on the site; feels there is a community need for this proposal; feels there will be no
impact on adjoining residential development; there will be extensive landscaping to provide a buffer as
well as fencing and screening; a walkway will be located along the west property line; proposed site
coverage is less than 10%; and there should be no intrusion of headlights into the residence located at
the end of the driveway. Mr. Wolfert advised the applicant would have no problem with any of the
conditions suggested by staff. Referring to the proposed sign for the site,he stated the sign would be
28 ft. and is within the code requirements for the B-1 zone and will be placed as far as possible from
any residential development (190 ft. from the apartment complex and 255 ft. from the residential
development to the north). The sign is to be oriented toward N.E. 3rd. The billboard currently located
on the property is to be removed. He had no further comments at this time.
Testifying further for the applicant was John Lacey, Site Acquisition Representative for Arco
Petroleum, Suite 107, 7901 168th Ave. N.E., Redmond, Wa. 98052. Mr. Lacey referred to the gasoline
storage tanks and the permeable layer material and stated it can create a problem because it is possible
one may not know there is a gasoline leak until the gasoline has disappeared. They have gone to
double containment tanks which contain a space 4 - 6 inches around the tank with monitoring devices
between the two tanks which will detect if water is taken in from the ground or if gasoline has leaked
out onto the ground. Speaking to the sign, he said they intend to remove the billboard on the property;
being aware of the residences on 4th has prompted them not to place a sign on that side of the
property; and the size of the sign must serve them for advertising, especially with regard to the price
of gasoline at their establishment.
Further testimony was given from the applicant's representative, Tom Barghausen, 6625 So. 190th, Suite -
102, Kent, Washington 98032. A further review was given of the proposal and Mr. Barghausen stated
it is felt the technical issues have been addressed on this proposal; feels the design takes into
consideration the possible impacts of a 24-hour proposal; the location of the building; landscaping and
buffering; sensitivity to surrounding properties; noise and light; feels there is a definite need for this
proposal in the neighborhood; noted they have placed the project and all activities associated with same
as far as they could in the southwest corner of the property to lessen any suggested protrusion into the
surrounding neighborhood; and closed stating he feels the applicant has provided a plan that will be of
benefit to the community as well as the City.
The Examiner called for further testimony regarding this project. There was no one else wishing to
speak, and no further comments from staff. The hearing closed at 11:15 A.M.
FINDINGS, CONCLUSIONS & DECISION:
Having reviewed the record in this matter, the Examiner now makes and enters the following:
FINDINGS:
1. The applicant, Atlantic Richfield Company, filed a request for approval of a Conditional Use
Permit to allow installation of gasoline pumps in a B-1 (Business/Commercial) zone, along with
an accessory 24-hour convenience store.
THE ATLANTIC RICHFIELD COMPANY
CU-116-86
January 22, 1987
Page 3
2. The yellow file containing the staff report, the State Environmental Policy Act (SEPA)
documentation and other pertinent materials was entered into the record as Exhibit #1.
3. The Environmental Review Committee (ERC), the City's responsible official, issued a
Declaration of Non-Significance (DNS) for the subject proposal.
4. The subject proposal was reviewed by all departments with an interest in the matter.
5. There was no opposition from the public regarding the subject proposal.
6. The subject site is located between N.E. 3rd Street and N.E. 4th Street, 135 ft west of Jefferson
Avenue N.E.
7. The site was annexed into the City in June 1966 by the adoption of Ordinance 2249. The site
was rezoned from the G zoning it received automatically upon annexation, to its current B-1
(Business/Commercial) classification by the adoption of Ordinance 2655 in August, 1971. There
have been a number of applications submitted for development of the subject site. A 7-11
Store was approved prior to the development of the apartment complex west of the site. It was
never constructed. Other applications have been submitted but conditioned to eliminate the 24-
hour aspect. National Car Wash has withdrawn its application.
8. The map element of the Comprehensive Plan designates the area in which the subject site is
located as suitable for the development of medium density multi-family uses, but does not
mandate such development without consideration of other policies of the plan.
9. The subject site is part of a B-1 district which is located between the convergence of N.E. 3rd
and N.E. 4th Streets. Part of this district contains Renton Housing Authority subsidized
housing. This housing is west of the subject site and shares approximately 150 feet along the
west property line. An L-1 district is located south and west of the site.
10. North of the site, north of N.E. 4th Street, is a large R-1 district. Single family homes in this
district are located immediately north of the subject site. Immediately to the north of the site is
one single family home with approximately 60 feet of frontage along N.E. 4th. It is the home
itself, not the lot, which is 60 feet wide in this aspect. These property owners did not receive
special notice which had been required by the City Council when the National Car Wash
application was remanded. Since National Car Wash withdrew that application, notice was not
sent out for this separate request.
11. N.E. 3rd Street is a major arterial. The intersection of N.E. 3rd and Jefferson is now controlled
by a new traffic signal. N.E. 4th, north of the site, is a designated collector arterial. Traffic
Engineering has recommended a minimization of curb cuts along N.E. 3rd to protect its arterial
status. In addition, the site is located just west of the Jefferson intersection on a curving
portion of N.E. 3rd which also makes access a sensitive issue.
12. The applicant proposes constructing a 24-hour convenience store and 2 pump islands. The
applicant submitted modified plans just prior to the public hearing. The modifications
concerned mainly the landscaping and sidewalk access for the site. Those plans were not
thoroughly reviewed by staff. The description of the project is based upon those modified
plans.
13. The store would be located more or less centrally along the subject site's west property line and
10 feet from that west property line. A sidewalk would connect the store to the sidewalk along
N.E. 3rd Street. Sidewalks would be provided from the N.E. 4th frontage to the vicinity of the
store. These latter sidewalks could meander through large expanses of lawn approximately 150
feet deep on either side of the proposed driveway connecting to N.E. 4th Street.
14. • The northern driveway to N.E. 4th would be 30 feet wide. A single family home located on the
north side of N.E. 4th is located directly in line with this proposed driveway. The existing
home is configured in such a manner (it is 60 feet wide), that it appears unlikely that
realignment of the proposed drive could totally eliminate headlights from illuminating the home
at night.
15. The applicant has proposed denser landscaping at the junction of the driveway with the parking
lot to minimize glare when cars are maneuvering in the parking area. Denser landscaping has
also been proposed for the perimeter of the site. This double tier of landscaping is proposed to
screen out stray light from headlights except when the driveways are in use. Landscaping
would also be provided along the public right-of-way and in the relatively large triangular
portion of the right-of-way at the east end of the site where N.E. 4th and N.E. 3rd Streets meet
at an angle.
16. A billboard located at the east end of the site would be removed. The applicant proposes
placing a 28 to 32 foot tall sign along the N.E. 3rd frontage. Staff has recommended the size be
THE ATLANTIC RICHFIELD COMPANY
CU-116-86
January 22, 1987
Page 4
scaled back in consideration of the fact that the site is designated for residential uses on the
Comprehensive Plan and is located adjacent to a multiple family apartment complex on the west
and single family homes on the north. The applicant contends that a sign this size is necessary
at this location to attract clientele.
17. The two pump islands would be covered by a 30 by 53 foot canopy. The gasoline service area
would be just off of the N.E. 3rd frontage, located approximately halfway between the two
driveways proposed for N.E. 3rd.
18. These two driveways would be 40 feet wide to allow easy entry and exit onto the arterial. The
easterly driveway closest to the Jefferson intersection would be limited to right-in/right-out
only to avoid conflicts with the center left turn lane for access to Jefferson from N.E. 3rd. The
westerly driveway would allow both left and right turns. An acceleration/deceleration lane
reservation along the frontage would be provided and would be constructed if necessary.
20. The subject site is located in the well field protection area in that portion of the area designated
"Sensitive Area." At Page 4-3 of the Well Field Protection Study (August, 1984) the following
statement is found: "To maximize protection of the aquifer, it is recommended that commercial
businesses in these areas be limited to non-polluting activities." At Page 4-2: "To the extent
possible, the City should control land use and activities with the aquifer. area." "Policies that
limit land use within the aquifer recharge area offer Renton one of the most effective means of
preventing aquifer contamination." (page 4-2).
21. "Leakage of petroleum near the wells could cause serious contamination to the aquifer.
Petroleum product would rapidly migrate vertically through the permeable soil to the water
table." "Service stations within the aquifer recharge area pose a continuous threat to the quality
of Renton's water supply." Even small quantities of petroleum product can contaminate large
volumes of water." (3-6). "Efforts to clean up petroleum contamination can be very expensive
and their results are not always successful." (3-7). "An early detection system will not prevent a
leak from occurring, nor will it guarantee that the product will not reach a well. Such a system
will also not reduce the long-term threat of aquifer contamination associated with a service
station or eliminate the need to clean up contamination should leakage occur."
19. The applicant proposes double wall tanks to provide a safe installation. Monitoring equipment
is located between the tank walls and would detect leaks in either wall of the tank - measuring
infiltration into the interspace of either gas through the inside wall or water through the outside
wall. Additional protection/detection measures have been required by the City for newly
approved gasoline stations in the City. The additional measures have been particularly imposed
when the station is within the vicinity of a well field or natural water feature. The measures
include lining the area in which the tanks and distribution lines and pumps are located with a
gasoline impermeable material and the addition of further monitoring equipment.
20. Parking would be provided as required by code. Twenty stalls would be located on the site.
21. The facility is proposed to be available 24 hours per day, seven days per week. The Building
Division indicated that this could have an adverse affect on the single family homes north of
the site.
CONCLUSIONS
1. The applicant for a Conditional Use Permit must demonstrate that the use is in the public
interest, will not impair the health, safety or welfare of the general public and is in compliance
with the criteria found in Section 4-748(C) which provides in part that
a. The proposal generally conforms with the Comprehensive Plan;
b. There is a general community need for the proposed use at the proposed location;
c. There will be no undue impacts on adjacent property;
d. The proposed use is compatible in scale with the adjacent residential uses, if any;
e. Parking, unless otherwise permitted, will not occur in the required yards;
f. Traffic and pedestrian circulation will be safe and adequate for the proposed project;
g. Noise, light and glare will not cause an adverse affect on neighboring property;
h. Landscaping shall be sufficient to buffer the use from right-of-ways and neighboring
property where appropriate; and
i. Adequate public services are available to serve the proposal.
THE ATLANTIC RICHFIELD COMPANY
CU-116-86
January 22, 1987
Page 5
The requested Conditional Use appears unjustified and should be denied.
2. The applicant's arguments were revealing but notwithstanding that, countervailing arguments
appear to exist. One: Is there a community need for a 24-hour convenience store - the term
'convenience' itself demonstrates the contradiction. Convenience does not demonstrate
need. While it might be convenient to have such an operation along the N.E. 4th corridor, is
this the right location?
3. Access is not great. The northern access is directly across from single family homes which
cannot be protected from headlight glare as cars exit the site. The driveways along N.E. 3rd
may require right-in/right-out limitation, and one driveway is located uncomfortably close to
the signal controlled channelized intersection of N.E. 3rd and Jefferson. Because it is so close
to the intersection, left turns have been prohibited to avoid conflicts with turning movements.
4. The applicant's arguments indicating the need for the larger sign demonstrate that the site
located near the top of a curving hill must be made highly visible to attract patronage. The
north driveway cannot but direct cars directly at a single family home. A highly visible 24
hour a day operation does not appear to be an acceptable neighbor for residential uses.
5. The applicant rightly noted that this office and the City Council have safeguarded this area in
the past. While a 7-11 may have been approved, it was approved prior to the construction of
the apartment complex immediately to the west of the site. Patrons would be opening and
closing doors, starting cars, idling cars - all within earshot of an apartment complex.
6. The second countervailing factor: A gasoline service station can no longer be constructed in just
any location in the City. This limitation is a relatively recent change in the City Code.
Gasoline storage and sales have generally been recognized as a hazardous activity. At first, this
was primarily due to gasoline's explosive nature. Gasoline sales and storage is now recognized
as hazardous due to the poisonous and carcinogenic chemical properties of gasoline. (Page 3-6,
Well Field Study).
7. The site is located in an area designated "Sensitive Area" on the map distributed by the
City of Renton Water Department entitled "Protect Your Water Supply." And while
the applicant proposes a double wall tank containment system, as certain recent events both in
the City (Olympic Pipeline leak) and elsewhere (various service station leaks and leak at Sea-Tac
Airport) demonstrate, the best of intentions and technologies occasionally fail. Why jeopardize
the City's aquifer for a convenience/gasoline store?
8. The reason a limit was imposed on the once unrestricted placement of gasoline stations was to
occasionally give the City the option of saying that the proposed gasoline service station was
inappropriate in the area proposed. In this case it appears that when weighing the various
factors, the neighborhood and the neighbors, the zoning, the Comprehensive Plan, past
decisions, the underlying or adjacent sensitive aquifer, the 24-hour operation, the landscaping
and setbacks, that the proposed use should not be approved for the proposed location.
9. While it is quite apparent that the applicant has gone to great extents to provide a reasonable
backdrop for the proposed 24-hour convenience store and gasoline pumps, the combination is
inappropriate for the proposed location. The site is sensitive. A single family home directly
north cannot but be affected by cars leaving the site all hours of the day and night. The site
sits above a well field protection area.
10. And while this office recognizes that the site is located at an incredible vantage point, the first
or last such gasoline station, depending upon direction of travel, economic considerations are not
sufficient to approve the use. Site Plan approval was also required since while the site was
zoned B-1, it was adjacent to single family, and was designated in the Comprehensive Plan for
residential uses. There are any number of business office or service uses which could be
established on the site which would not invite or generally encourage 24-hour traffic and noise.
11. While the site's amenities as a focal point for traffic on N.E. 3rd/4th is what the applicant is
attempting to exploit by placing a convenience store in this location, sensitivity to surrounding
uses would appear to militate against such an operation in this location.
12. Finally, this office is tempted to conclude that the proximity of the subsidized housing
encourages the applicant or property ownership to apply for a series of 24 hour a day operations
which could at best be described as marginally compatible with the surrounding residential uses.
The City has been placed in the position of having to deny a series of requests which appear
unjustified. There must be other uses for the site which do not operate during the evening
hours, and certainly there must be reasonable uses which do not require 24 hour a day, 7 day a
week operation. While the proposed buffers, as indicated above, appear substantial, buffering
THE ATLANTIC RICHFIELD COMPANY
CU-116-86
January 22, 1987
Page 6
alone may not be enough. Certain other retail uses or office uses which would not encourage
substantial evening hour patronage could also be established.
13. In addition, the applicant has indicated that additional uses might be proposed for portions of
the site which would thereby eliminate some of the landscaped areas opening up more of the
site to late hour visitation. The applicant would not agree to refrain from this potential
additional development.
14. In conclusion, when the proposed hours of operation are coupled with the proposed use, a
gasoline service station, a use particularly singled out as incompatible with the City's objective
of protecting and preserving the well field, it is apparent that the request should be denied.
15. While this office does not generally, at this stage, provide guidance to the City Council in
anticipation of an appeal, this office has recently approved similar gasoline service uses and I
thought the Council should be apprised of the conditions which were imposed to protect ground
water quality, whether it be a well field or Honey Creek. Those conditions are attached for
your review.
DECISION
The Conditional Use Permit and proposed Site Plan are not approved. The requests are denied.
ORDERED THIS 22nd day of January, 1987.
FRED J. KAUFMAN
HEARING EXAMINER
TRANSMITTED THIS 22nd day of January, 1987 to the parties of record:
Will Wolfert
6625 South 190th, Suite 102
Kent, Washington 98032
Tom Barghausen
6625 South 190th, Suite 102
Kent, Washington 98032
John Lacey
7901 168th Ave. N.E., Suite 107
Redmond, Washington 98052
TRANSMITTED THIS 22nd day of January, 1987 to the following:
Mayor Barbara Y. Shinpoch
Councilman Richard M. Stredicke
Richard Houghton, Public Works Director
Larry M. Springer, Policy Development Director
Members, Renton Planning Commission
Ronald Nelson, Building & Zoning Director
Don Erickson, Zoning Administrator
Glen Gordon, Fire Marshal
Lawrence J. Warren, City Attorney
Renton Record-Chronicle
Pursuant to Title IV, Section 3015 of the City's Code, request for reconsideration must be filed in
writing on or before 5:00 P.M. February 5, 1987. Any aggrieved person feeling that the decision of the
Examiner is based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of
new evidence which could not be reasonably available at the prior hearing may make a written request
for a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This
request shall set forth the specific errors relied upon by such appellant, and the Examiner may, after
review of the record, take further action as he deems proper.
An appeal to the City Council is governed by Title IV, Section 3016, which requires that such appeal
be filed with the City Clerk, accompanying a filing fee of $75.00 and meeting other specified
requirements. Copies of this ordinance are available for inspection or purchase in the Finance
Department, first floor of City Hall.
• THE ATLANTIC RICHFIELD COMPANY
CU-116-86
January 22, 1987
Page 7
The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications
may occur concerning pending land use decisions. This means that parties to a land use decision may
not communicate in private with any decision-maker concerning the proposal. Decision-makers in the
land use process include both the Hearing Examiner and members of the City Council.
All communications concerning the proposal must be made in public. This public communication
permits all interested parties to know the contents of the communication and would allow them to
openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the
request by the Court.
The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as
well as Appeals to the City Council.
� u I
• IRE FOLLOWING CONTAINS AN EXCERPT OF THE CONDITIONS IMPOSED ON RECENTLY
APPROVED PLAID PANTRY STORES TO PROTECT GROUND WATER.
DECISION
The Conditional Use Permit and Site Plan requests are approved subject to the following
conditions:
1. The installation of state-of-the-art double wall gasoline storage tanks and
subsystems which shall include monitors between the tank walls.
2. The installation of impermeable barriers between the tanks, pumps and pipes,
and the underlying and surrounding soils; and the installation of monitors
between the gasoline system and the barrier. •
3. • For purposes of this decision "state-of-the-art equipment" shall mean and be
defined as: the most modern and technologically advanced system known for
gasoline containment purposes, and shall be of the type of equipment which is
installed where the strictest of leak detection and prevention is required.
4. The execution of Restrictive Covenants assuring the removal of the entire
underground system if the operation should cease or be discontinued for more
than 12 consecutive months. The covenants shall require that the then property
owner has the legal and economic responsibility for removing the system, but
failure to do so shall entitle the City to accomplish that purpose by entering onto
the property and removing such equipment in any reasonable manner necessary.
5. The Covenants shall grant the City all costs associated with removal including
interest, if applicable, as well as any subsidiary or indirect costs, and shall
operate as a lien against the property, and the City shall be held harmless. In
addition, other consequences or costs of removal including any adverse but
reasonably anticipated costs of removal such as closure of, or interference with
current on-site enterprises, shall be solely the responsibility of the property
owner.
4.
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BUILDING AND ZONING DEPARTMENT
PRELIMINARY REPORT TO THE HEARING EXAMINER
PUBLIC HEARING
APPLICANT: The Atlantic Richfield Company
LOCATION: Located north of N.E. 3rd Street and south of N.E. 4th Street
and west of Jefferson Avenue N.E.
FILE NUMBER: CU-116-86
A. SUMMARY & PURPOSE OF REQUEST:
The applicant seeks approval of a conditional use permit to allow
gasoline pumps in a B-1, Business Use Zone and a site plan to allow a
2400 square foot building consisting of a 24-hour convenience store
space. The latter use is a permitted use in the B-1 zone.
B. ISSUES FOR CONSIDERATION:
1. Whether this proposed vehicular-oriented use, as submitted, is
compatible with the surrounding residential area to the north and
west of the site?
2. Whether sufficient provision has been made to contain potential
spills and leaks of hazardous materials related to the operation
of the proposed gasoline pumps?
3. Whether vehicular ingress and egress from the site has been
developed sufficiently to minimize impacts on off-site vehicular
circulation? and
4. Whether sufficient provision has been made to facilitate safe
pedestrian access to the convenience store from surrounding
residential areas and Renton Vocational School?
C. GENERAL INFORMATION:
1. Date of Application: November 18, 1986
2. Owner of Record: Emma Cugini
353 Vuemont Place N.E.
Renton, WA 98055
3. Applicant: The Atlantic Richfield Company
4. Location:
(Vicinity Map Attached) West of the intersection of N.E. 3rd
Street and Jefferson Avenue
5. Existing Zoning: B-1, Business Use
6. Existing Zoning in the Area: L-1, Light Industry District; G-1,
General Zone; and R-1, Residential .
Zone
7. Comprehensive Land Use Plan: Medium Density, Multi-Family
Residential
.
PRELIMINARY REPORT TO THE HEARING EXAMINER
THE ATLANTIC RICHFIELD COMPANY
DECEMBER, 1986
PAGE 2
1
8. Size of Property: + 1.42 acres
9. Access: N.E. 3rd Street
10. Land Use: The site is cleared and vacant and
covered with uncut grass. No
improvements exist on the site.
10. Neighborhood Characteristics: North: Single-family residential
East: Governmental
South: Governmental
West: Multi-family
D. HISTORY/BACKGROUND:
Action File Ordinance Date
Annexation --- 2249 June 22, 1966
Rezone (G to B-1) R-676-71 2655 August 16, 1971
Short Plat Short Plat-382-79 --- August 17, 1979
Waiver W-383-79 --- August 17, 1979
Lot Line Adjustment LLA-025-79 --- December 26, 1979
Site Plan Approval SA-008-86 --- May 14, 1986
E. PUBLIC SERVICES: 7"1 t --
1. Utilities:
a. Water: An 8-inch water line is located directly north of the
site along N.E. 4th Street and a 16-inch water line is located
directly south of the site along N.E. 3rd Street and a 12-inch
water line runs east of the site along Jefferson Avenue
N.E. .
b. Sewer: An 8-inch sanitary sewer line is located north of the
site along N.E. 4th Street.
c. Storm Water Drainage: Storm water flows into an existing
storm water system.
2. Fire Protection: Provided by the City of Renton as per ordinance
requirements.
3. Transit: METRO Transit routes #110 operates along N.E. 3rd Street.
4. Schools:
a. Elementary Schools: N/A
b. Middle Schools: N/A
c. High Schools: N/A
5. Recreation: N/A
F. APPLICABLE SECTIONS OF THE ZONING CODE:
1. Section 4-711, Business Use (B-1)
2. Section 4-748, Conditional Use Permit
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN OR OTHER OFFICIAL CITY
DOCUMENT:
1. Objective A. , Commercial Areas, Commercial Goal, Policies Element,
City of Renton Comprehensive Plan Compendium, January 1985, p. 16.
•
PRELIMINARY REPORT TO THE HEARING EXAMINER
THE ATLANTIC RICHFIELD COMPANY
DECEMBER, 1986
PAGE 3
2. Objective B., Commercial Structures and Sites, Commercia
l Goal,
Policies Element, City of Renton Comprehensive Plan Compendium,
January 1985, p. 17.
3. Objective C. , Neighborhood Commercial Areas, Commercial Goal,
Policies Element, City of Renton Comprehensive Plan Compendium,
January, 1985, pgs. 17 and 18.
H. STAFF ANALYSIS:
1. The applicant, the Atlantic Richfield Company, is requesting
approval of a conditional use application to allow gas pumps in a
B-i zone.
2. Because the proposed development is located in an environmentally
sensitive acquifer protection area, it is not categorically exempt
under WAC 197-11-800.
3. Because conditional use permit developments are exempt from the
requirements of site plan review, no such review was carried out by
the Environmental Review Committee.
4. The ERC did issue a preliminary mitigated Determination of
Non-significance on December 18, 1986. The Environmental Review
Committee, upon review of the project, felt that secondary
containment measures were needed to prevent contamination of the
City's aquifer sensitive area. In addition, they requested
additional set back from nearby residential areas to the northwest
to reduce noise and visual impacts; a clearly delineated and
separate pedestrian walkway connecting the convenience market to
nearby residential areas; screening of bright on-site sources of
illumination; a future acceleration/deceleration lane along N.E.
3rd Avenue; on-site traffic circulation signage; and on-premise
signage more in scale with the surrounding residential areas.
Conditional Use Permit
5. The subject proposal, as required to be mitigated by the
Environmental Review Committee, will generally comply with most of
the eleven conditional use criteria listed in Section 4-748(C).
The following highlights some of the more pertinent criteria:
Comprehensive Plan: The subject site is shown as medium density
residential on the Land Use Element of the City of Renton
Comprehensive Plan, revised April 1985. The proposed use is not in
keeping with the land use designation for this area. Neighborhood
commercial uses presumably could be provided in the L-1, Light
Industrial zone to the east of the site on N.E._ 3rd across from the
Renton Vocational School and have not been done so. The nearest
shopping is located nearly a half mile to the east. This zone does
allow gasoline service stations but is silent in regard to
convenience stores.
In regards to compliance with the City's general goals and
objectives for commercial areas it would appear that the subject
proposal does generally comply. Where it does not, the mitigation
conditions of approval imposed by the ERC in their SEPA review will
result in compliance.
Although the Comprehensive Plan designates this area for medium
density residential use, the site in question, at the conjunction
of three streets, would not appear to lend itself that well to
residential uses. This and the fact that the intensity of
commercial proposed is very low suggest that with appropriate
conditions these dissimilar land uses can be made compatible.
PRELIMINARY REPORT TO THE HEARING EXAMINER
THE ATLANTIC RICHFIELD COMPANY
DECEMBER, 1986 1
PAGE 4
The provision of a convenience store adjacent to an existing
residential enclave of some magnitude should help minimize travel
and congestion and generally promote safety in the neighborhood by
lessening travel distances both by car and on. foot. With an
increased setback along the west property line and screening of
bright light sources, the proposed commercial use is expected to be
compatible with the residential land uses.
The uses proposed, convenience food and gas pumps, appear
compatible certainly from a convenience standpoint. Circulation on
the site and its interface with abutting streets will be adequate
for emergency and service equipment.
The site plan design is expected to provide for the efficient and
functional use of the site. Any future development at a latter
date, however, will have to be carefully evaluated to ensure that
the existing level of efficiency is maintained. The mitigation
measures called for by the ERC are expected to avoid adverse
impacts on adjacent properties.
In terms of neighborhood commercial policies, the proposed uses are
in general compliance. Although the site is not located at the
intersection of two arterials, there are no such intersections in
\155 the immediate area. Also, this policy appears to be intended for
I larger neighborhood commercial areas. The proposal does comply
with the policy pertaining to utilizing only one corner of an
intersection, however, and it is sufficiently spaced (more than a
half mile) to ensure no encroachment on another commercial areas
service area.
Community Need: Although inconsistent with the Comprehensive Plan
designation for this area, the proposed use does appear to make
sense at this location since there currently are no neighborhood
convenience stores in the immediate area. The proposed location,
although not at the intersection of two arterials, is located at
the elbow of a major traffic arterial, N.E. 4th Street. It is also
within easy walking distance of the abutting medium density
multi-family area.
Effect on Adjacent Properties: The proposed use has a lot coverage
of less than ten (10) percent, well under the 65% allowed in the
B-1 zone. In addition, it exceeds the ten (10) foot front and
street setback requirements.* In addition, a five (5) foot
landscaped rear yard/side yard setback is provided, although none
is required under the B-1 zone.
With the mitigation measures imposed for the DNS, it is unlikely
that the proposed use at this location will result in substantial
or undue adverse effects on adjacent property.
Compatibility: In general, staff believe that the proposed use is
compatible with the residential scale and character of the
neighborhood. The ERC did feel the free-standing sign was somewhat
out of scale and did encourage a reduction in its size so as to be
more in keeping with the adjacent residential uses.
*The applicant's free-standing sign will have to be set back an additional etive
5 t from the N.E. 3rd Avenue property line in order to comply with the
front yard setback.
PRELIMINARY REPORT TO THE HEARING EXAMINER
THE ATLANTIC RICHFIELD COMPANY
DECEMBER, 1986
PAGE 5
Parking: At-grade parking is proposed and is appropriate for this
use. The proposal appears to comply with all parking and loading
requirements specified in Chapter 22 of Title IV. Some conflicts
with parking spaces and tankers servicing the storage tanks may
occur. It is suggested that deliveries be limited to late evening
or early morning hours (before 7:00 a.m.).
Traffic: . The Engineering Department has reviewed the applicant's
plan and requested the provision of an acceleration/deceleration
lane along N.E. 3rd Street. It has also requested that "no left
turn" signs be posted at the curb cut on N.E. 3rd Steet closest to
the intersection of N.E. 3rd and Jefferson Avenue N.E.
Noise, Glare: The ERC in reviewing the applicant's environmental
checklist felt efforts should be made in siting the driveway on
N.E. 4th Street so as to minimize glare from exiting cars on the
single family dwellings to the north. It also thought that
consideration should be given to reducing the height of the
applicant's free-standing sign. These recommendations were
believed to be more appropriate to site plan approval and were,
therefore, not made a condition of the DNS-mitigated.
Landscaping: The applicant has submitted a landscape plan
indicating extensive landscaping of all areas not occupied by
paving or building.
Public Improvements: The ERC, as a mitigating measure in issuing
its DNS for this project, has required the applicant to provide a
future acceleration/deceleration lane at the onset of the project.
Other utilities and public services were deemed adequate for the
proposal based upon comments received from reviewing departments.
The major issue regarding the gasoline pumps and underground
storage tanks is the potential for leaks from these tanks adversely
effecting the City's domestic water supply since the site is on the
edge of the Cedar River aquifer "sensitive area". The ERC, in
reviewing the applicant's environmental checklist and making its
preliminary threshold determination, was concerned about this issue
and conditioned its determination of nonsignificance on the
applicant providing a secondary containment system for both
underground tanks and piping that can be monitored. In addition
Engineering is seeking an infiltration system that is to be
designed into the applicant's "retention/detention" system for
storm drainage. If implemented, it is believed that these systems
will provide a reasonable level of protection to the City's well
system.
Other conditions that the ERC imposed as a part of their
environmental review are expected to address the other major issues
identified. A ten (10) foot landscape buffer along the west
property line is expected to make the proposal more compatible with
the existing low/moderate income housing project that abutts a
portion of the site here. Screening of stationary lighting (in
excess of 300 watts) is also expected to make the project more
compatible at night with surrounding residential areas. The
provisions of a clearly delineated and separate pedestrian walkway
system connecting the convenience market to N.E. 3rd Street and
N.E. 4th Street will also make this facility more usable and,
therefore, more compatible to the surrounding residential area.
The provision of appropriate on-site signage and a future
acceleration/deceleration lane on N.E. 3rd Street is expected to
minimize impacts on off-site vehicular circulation.
PRELIMINARY REPORT TO THE HEARING EXAMINER
THE ATLANTIC RICHFIELD COMPANY
DECEMBER, 1986
PAGE 6
I. DEPARTMENTAL RECOMMENDATION:
Based upon the above analysis and discussion, it is recommended that the
conditional use permit, file CU-116-86 be approved subject to:
1. The applicant complying with the mitigation conditions established
by the Environmental Review Committee in its preliminary mitigated
Determination of Nonsignificance, and
2. The applicant reducing the size of the proposed free-standing
gasoline use related sign to a scale more in keeping with the
surrounding residential area (and comprehensive plan designation).
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• ENvi
oNmENT,3,.
ail.
APPLICATION NO. ECF-096-86 & CU-116-86
APPLICANT ATLANTIC RICHFIELD COMPANY (ARCO AM/PM MINI MARKET)
PROPOSED ACTION APPLICATION FOR A CONDITIONAL USE PERMIT TO ALLOW
THE CONSTRUCTION OF A GAS SERVICE STATION IPJ A B-
•
WITH A 1 ST CONVENIENCE STORE BUILDING, 1 ZONED DISTRICT
ORY
GENERAL LOCATION AND/OR ADDRESS
NORTH OF N.E. 3RD STREET & SOUTH OF N.E. 4TH STREET & WEST OF.
JEFFERSON AVENUE N.E.
POSTED TO NOTIFY INTERESTED PERSONS
OF AN. ENVIRONMENTAL ACTION.
THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE
(E.R.C.) HAS DETERMINED THAT THE
PROPOSED ACTION
DOES F1,4
DOES NOT
HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT.
AN ENVIRONMENTAL IMPACT STATEMENT
WILL WILL NOT
BE REQUIRED.
THE CITY OF RENTON WILL NOT ACT ON THIS
PROPOSAL FOR 15 DAYS FROM THE DATE BELO
W.
COMMENTS MUST BE RECEIVED BY JANUARY 19, 1987 •
AN APPEAL OF THE ABOVE DETERMINATION MAY
BE FILED WITH-JANUARY 19.IITON�$7EARING EXAMINER
BY 5:00 P.M.,
I '
FOR FURTHER INFORMATION, CONTACT THE CITY OF RENTON
BUILDING & ZONING DEPARTMENT AT 235-2550.
DO NOT REMOVE THIS NOTICE
li
WITHOUT PROPER AUTHORIZATION.
2123N
CITY OF RENTON
DETERMINATION OF NON-SIGNIFICANCE
ENVIRONMENTAL CHECKLIST NO.: ECF-096-86
APPLICATION NO(s).: CU-116-86
DESCRIPTION OF PROPOSAL: Application for conditional use permit to allow
the construction of a gasoline service station in a
B-1 zoned district with a one story convenience
store building.
PROPONENT: The Atlantic Richfield Co. (Arco AM/PM
Mini-Market)
LOCATION OF PROPOSAL: Property located north of N.E. 3rd Street and
South of N.E. 4th Street and west of Jefferson
Avenue N.E.
LEAD AGENCY: City of Renton. Building and Zoning Department.
The lead agency for this proposal has determined that it does not have a probable
significant adverse impact on the environment. An environmental impact statement (EIS)
is not required under RCW 43.21C.030(2)(c). This decision was made after review of a
completed environmental checklist and other information on file with the lead agency.
This information is available to the public on request.
Additional conditions were imposed as mitigating measures by the Environmental
Review Committee under their authority of Section 4-2822(D) Renton Municipal
Code.
Responsible Official: Environmental Review Committee
City of Renton
200 Mill Avenue South, Renton, WA 98055
Phone: 235-2550
APPEAL: You may appeal this determination in writing to Renton Hearing Examiner no
later than January 19, 1987.
You should be prepared to make specific factual objections. Contact City of Renton,
Building and Zoning Department to read or ask about the procedures for SEPA appeals.
DATE OF ISSUE: January 5, 1987
PUBLICATION DATE: January 5, 1987
/ICI
�rl : ,
R ald G. Nelson Larry M. Sprin•
Building and Zoning Director Policy Develop . nt Director
� •
Richard C. H• ,ghton
Public Works a irector
- , i6-�C
AFFIDAVIT OF PUBLICATION
- Public Notice y
Audrey DeJoie , being first duly sworn on oath states that tkL • Notice of
he/she is the Chief Clerk of the Environmental ,•" . Determination a3
environmental Review
Committee, Renton
VALLEY NEWSPAPERS Washington
The Environmental Review Committee-
(ERC) has issued a declaration of NON-
Daily News Journal, Daily Record Chronicle, Daily Globe News .SIGNIFICANCE for the following project
with additional conditions imposed as
Daily newspapers published six (6) times a week.That said newspapers mitigating measures under their authority.
are legal newspapers and are now and have been for more than six of Section 4-2822(D) of 'the Renton
Municipal Code:
months prior to the date of publication referred to,printed and published t<` ECF-096-86
in the English language continually as daily newspapers in Kent, King CU-116-86: THE ATLANTIC RICHFIELD
COMPANY (ARCO AM/PM MINI-MAR-
Washington. Valley Newspapers have been approved as legal .KET)Application for conditional use permit
newspapers by order of the Superior Court of the State of Washington for to allow the construction of a gasoline
'service station in a B-1 zoned district with a-g
King County. one story convenience store building, ,
Property located north of N.E. 3rd Street,
The notice in the exact form attached, was published in the Daily News iJeffer on Avenue N.E.Street and west of
Journal , Daily Record Chronicle y , Daily Globe News , (and ;` Further information regarding this action
—
js available In the Building and Zoning
not in supplement form) which was regularly distributed to its Department, Municipal Building, Renton,
subscribers during the below stated period. The annexed notice a Washington, 235-2540. Any appeal of
eRC action must be filed with the Renton
Notice of Environmental Determination was published Hearing Examiner by January 19, 1987.
PuPiishad in the,Nal** Daily. Nees
on January 5, 1987 R2(118 'January 5, 1987. R201/8. 1
The full amount of the fee charged for said foregoing publication is the •
sumof $20' 79
���
Subscribed and sworn to before me this 15th day of Jan 19L.
Not r Public for the State of Washington,
residing at Federal Way,
King County, Washington.
vN#87 Revised 10/84
k_ 0)-6If�
y.c[I 00 ft 1-6
O R�Q
- I6- 8(c)
F
t$ , Q. ° BUILDING & ZONING DEPARTMENT
RONALD G. NELSON - DIRECTOR
09 co,g2 MUNICIPAL BUILDING 200 MILL AVE.SO. RENTON, WASH. 98055 • 235-2540
SE
BARBARA Y. SHINPOCH
MAYOR
January 2, 1987
Thomas A. Barghausen, P.E.
President
Barghausen Consulting Engineers, Inc.
6625 South 190th #102
Kent, Washington 98032
RE: Clarification of Information in Mitigated DNS for ARCO, File
No. ECF-096-86
Dear Mr. Barghausen:
Thank you for your letter of December 26, 1986 regarding clarification
of language in the Mitigated DNS. As you note in your letter the "effective
determination date" should read as January 3, 1987 rather than January
3, 1986.
Since this was a typographical error we do not expect it to have any impact
on the advertising or circulation requirements for this project.
Regarding Condition #6 of the Mitigated DNS, you are absolutely correct
in noting that the signing mentioned should have stipulated that left-hand
turn movements onto N.E. Third Avenue are to be restricted not "right-hand"
turn movements. Again, this was a typo that was subsequently caught by
us but which we appreciate your having brought it to our attention.
I spoke to Will Wolfert regarding these two items this morning and hope
everything is now clear. We expect to take your item to the Hearing
Examiner on January 6th, 1987 as now scheduled.
If you have any questions please let me know.
ce` , _
1
Do d K rickson, AICP
Zoning Administrator
. 4
BARGHAUSEN CONSULTING ENGINEERS, INC.
"Land Planning, Survey, and Design Specialists"
December 29, 1986
N1 �m;T:n
Don Erickson, AICP
Zoning Administrator fl C 3 C
City of Renton 1.➢
Building and Zoning Department
Municipal Building BUILDING/ZONING DEPT.
200 Mill Avenue South
Renton, WA 98055
Re: Response to the Conditions of the Determination of Nonsignificance
for the Proposed ARCO AM/PM Mini-Market and Gasoline Service
Station to be Located North of Northeast Third Street and South of
Northeast Fourth Street and West of Jefferson Avenue Northeast,
Renton, Washington
Our Job No. 1964
Dear Mr. Erickson:
Enclosed please find ten (10) copies of the revised site plan and
ten (10) copies of the revised landscape plan for the above-referenced
project. Both the site plan and the landscape plan have been changed to
show compliance with the conditions of the Determination of Nonsignificance
effective January 3, 1987, File No. ECF-096-86 for the Atlantic Richfield
Company.
In response to the conditions of the Determination of Nonsig-
nificance the following modifications to the site plan and landscape plan
have been made.
Condition 1. "The convenience market be setback at an additional'
five (5) feet from the west property line to create
a more substantial landscape buffer between it and
the apartment building to the west:"
Project Modification: The proposed ARCO AM/PM Mini-Market
building has been modified both on the site plan and the landscape plan to
reflect a 10 foot setback from the west property line. (Please note that the
building configuration shown on the new plan is slightly different than the
previous plan. This change was made due to architectural modifications to
the standard ARCO building which have been made since the submittal of this
application to the City of Renton. There is no change to the size or basic
configuration of this building.)
6625 South 190th,#102 • Kent,Washington 98032 • (206)872-5522
T
Don Erickson, AICP
Zoning Adminstrator -2- December 29, 1986
Condition 2. "A clearly delineated and separate pedestrian
walkway to be provided connecting the convenience
market to N.E. Fourth Street and to N.E. Third
Street:"
Project Modification: A five (5) foot walkway has been place
between N.E. Fourth Street and the building. This walkway runs west and
adjacent to the proposed driveway and parking area. Another walkway has
been placed near the west property line. This walkway runs between N.E.
Third Street and the proposed building location.
Condition 3. "All on-site source illuminators with an intensity
greater than 300 wats be screened from view of
nearby residential areas:"
Project Modification: A note has been placed in the site data
section of the site plan indicating the requirement of screening for all lost
lights on this site. The specifics of the screening will be detailed in the
building permit plan submittal.
Condition 4. "A secondary containment system be constructed for'
the underground tanks and piping that can be
monitored by an approved means:"
Project Modification: There is no modification required. A
secondary containment system is the standard mode of construction for
underground tanks and piping systems utilized by ARCO.
Condition 5. "Accomplishment of the future acceleration lane at
the on set of the project:"
Project Modification: The development of the future acceleration'
lane will be accomplished at time of construction. This lane is shown on
the site plan and on the accompanying landscape plan.
Condition 6. "Appropriate signing be provided restricting right'
turn movement onto N.E. Third Street and marking
the acceleration lane to discourage its use as a
through lane:"
Project Modification: Appropriate signing restricting left turn
movement onto N.E. Third has been shown on the site plan and the landscape I
plan. Details of the sign shall be included in the building permit submit-'
tal to the City of Renton.
Don Erickson, AICP
Zoning Adminstrator -3- December 29, 1986
Please review the attached drawings and indicate if there are any
further modifications required to meet the conditions of the Determination
of Nonsignificance.
I look forward to the receipt of the staff report for this project
and the future public hearing before the City of Renton Hearing Examiner.
Please feel free to contact me at this office if you have any
questions.
Respectfully,
/71,k
Will Wolfer
Senior P1 ner
WW/bb
C213.51
enc: (10) Site Plan
(10) Landscape Plan
cc: Mr. Walter Tubandt, ARCO (w/enc.)
Mr. John Lacey, ARCO (w/enc.)
eu - n(4.
NOTICE OF PUBLIC HEARING
RENTON HEARING EXAMINER
RENTON, WASHINGTON
AFFIDAVIT OF PUBLICATIONA HEARING LL BE HELD BY
THEPUBLIC RENTON HEARING EXAMINER Al`
HIS REGULAR MEETING IN THE COUNJ
CIL CHAMBERS ON THE SECONb
Audrey DeJoie , being first duly sworn on oath states that FLOOR OF CITY HALL, RENTON,
WASHINGTON ON JANUARY 6,1987.AT
he/she is the Chief Clerk of the 9:00 A.M.TO CONSIDER THE FOLLOW-
ING PETITIONS:
M-V PROPERTIES(VALLEY GARDEN
VALLEY NEWSPAPERS HEALTH CENTER). Applications for con-
ditional use permit and site plan approval to
allow the construction of a four-story
Daily News Journal, Daily Record Chronicle, Daily Globe News medical/dental office,file CU-083-86;prt7,
perty located at the southwest intersection
Daily newspapers published six (6) times a week.That said newspapers of S.E. Carr Road and 98th Avenue S.E.,
are legal newspapers and are now and have been for more than six ARCO.Application the for a conditionalinof use
permit to allow construction a
months prior to the date of publication referred to,printed and published gasoline service station with a one-story
in the English language continually as daily newspapers in Kent, King convenience store building on property
Count Washington. ValleyNewspapers have been approved as legal zonedproperty located
Business hZof N.E.,file 3rd St.ar)q
Y, gPP g located north of N.E. 3rd eon
newspapers by order of the Superior Court of the State of Washington for south of N.E.4th St.and west of Jefferson
County. Ave. N.E.
KingLegal descriptions of the files noted
above are on file in the Renton Building and
The notice in the exact form attached was P Y ublished in the Dail News Zoning Department.
ALL INTERESTED PERSONS TO SAID
Journal , Daily Record Chronicle X , Daily Globe News , (and PETITIONS ARE INVITED TO BE PRE-
SENT AT THE PUBLIC HEARING O,N
not in supplement form) which was regularly distributed to its JANUARY 6, 1987, AT 9:00 A.M. TO
subscribers during the below stated period. The annexed notice a EXPRESS THEIR OPINIONS.
Ronald G. Nelson
Notice of Public Hearin was published Building and Zoning Directdt
Published in the Valley Daily News;
on December 26, 1986 il2003 December 26, 1986. R2003
The full amount of the fee charged for said foregoing publication is the
sum of $ 26.73 .
Subscribed and sworn to before me this 2nd day of Jan
NotaWublic for the State of Washington, CITY o� R�:P: CI I
residing at Federal Way,
King County, Washington.
VN.®7 Revised,o,84 FEB 101987
r_ i�INC: DEFT
Btilt_plt\V1c0
(r17
cu. - 1 ►6 ;8
BARGHAUSEN CONSULTING ENGINEERS, INC.
"Land Planning, Survey, and Design Specialists"
Ci i Y Or rsznNTOON
ILI DEC 2 9ipito;
December 26, 1986
C'ULDING/ZQNINd DEPT.
Mr. Donald K. Erickson, A.I.C.P.
Zoning Administrator
Building and Zoning Department
City of Renton
200 Mill Avenue South
Renton, WA 98055
Re: Request for Clarification of Information Contained Within the
Mitigated Determination of Nonsignificance for ARCO Under
File No. ECF-096-86
ARCO FAC No. 5362/Our Job No. 1964
Dear Mr. Erickson:
We have received the Mitigated Determination of Nonsignificance
from the city, together with your letter dated December 18, 1986, in regard,
to the proposed ARCO project at N.E. Third Street near Jefferson Avenue N.E.
I have several questions that I would like to have clarified as soon as
possible with regard to the final determination.
1. There appears to be a typographical error on the Deter-
mination of Nonsignificance at the top. Please note that the
"effective determination date" appears to be January 3, 1986'.
We assume that the actual date is intended to be 1987. Would
you please let me know if this will have any impact on the
advertising and/or circulation requirement for this Deter-
mination of Nonsignificance.
2. Condition No. 6 of the Determination of Nonsignificance
refers to a restriction of right-hand turn movements onto
N.E. Third Street. This statement appears to be in error,
since right-hand turn movements would be the natural direc-
tion for traffic flowing in the westerly direction adjacent
to the property on N.E. Third Street. I assume that the
intent of the committee was to restrict left-hand turning I
6625 South 190th,#102 • Kent,Washington 98032 • (206) 872-5522
. -, ".'.
Mr. Donald K. Erickson, A.I.C.P.
Zoning Administrator
Building and Zoning Department
City of Renton -2- December 26, 1986
movements onto N.E. Third Street from the site, and I would ,
like to have this clarified as soon as possible. Would you
please review this specific restriction with your committee
and clarify to this office exactly which turning movements
are being recommended for restriction.
I appreciate your assistance and look forward to hearing from you
in the near future. Also, please be sure to advise our office as soon as a
hearing date has been scheduled for the Conditional Use Permit. Thank you.
Respectfully
Thomas A. Barghausen, P.E.
President
TAB/sm
C212.76
cc: Mr. Walter Tubandt, ARCO
Mr. John F. Lacey, Jr. , ARCO
Mr. Will Wolfert, Barghausen Consulting Engineers, Inc.
NOTICE OF PUBLIC HEARING
RENTON HEARING EXAMINER
RENTON, WASHINGTON
A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS
REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE SECOND FLOOR OF CITY
HALL, RENTON, WASHINGTON ON JANUARY 6, 1987, AT 9:00 A.M. TO CONSIDER
THE FOLLOWING PETITIONS:
M-V PROPERTIES (VALLEY GARDEN HEALTH CENTER). Applications for
conditional use permit and site plan approval to allow the construction of a
four-story medical/dental office, file CU-083-86; property located at the
southwest intersection of S.E. Carr Road and 98th Avenue S.E.
ARCO. Application for a conditional use permit to allow the construction of a
gasoline service station with a one-story convenience store building on property
zoned B-1, Business Zone, file CU-116-86; property located north of N.E. 3rd St.
and south of N.E. 4th St. and west of Jefferson Ave. N.E.
Legal descriptions of the files noted above are on file in the Renton Building and Zoning
Department.
ALL INTERESTED PERSONS TO SAID PETITIONS ARE INVITED TO BE PRESENT AT
THE PUBLIC HEARING ON JANUARY 6, 1987, AT 9:00 A.M. TO EXPRESS THEIR
OPINIONS.
PUBLISHED: December 26, 1986 Ronald G. Nelson
Building and Zoning Director
CERTIFICATION
I, JAMES C. HANSEiN, HEREBY CERTIFY THAT THREE COPIES OF THE ABOVE
DOCUMENTS WERE POSTED BY ME IN THREE CONSPICUOUS PLACES ON THE
PROPERTY DESCRIBED ABOVE AS PRESCRIBED BY LAW.
ATTEST: Subscribed and sworn to before me, a
Notary Public, in and for the State of Washington
residing in Renton, Washington, on the 23rd day of
December, 1986.�
eci t.. 0. g®�so ��
ES
;, �i�:+►R G. �.� SIGNED• ;,* P G
os
3333Z o co: ti
v;.. e eLI ' 100
• e__AlSH0,;:of
��sO/A4✓fie
BEN' V BUILDING & ZONING DEP .TMENT
DEVELOPMENT APPLICATION REVIEW SHEET
ECF - 096 - 86
APPLICATION NO(S) : CONDITIONAL USE PERMIT: CU-116-86
PROPONENT: THE ATLANTIC RICHFIELD COMPANY
PROJECT TITLE : ARCO AM/PM MINI-MARKET with SERVICE FACILITIES. •
BRIEF DESCRIPTION OF PROJECT: APPLICATION FOR CONDITIONAL USE PERMIT TO ALLOW THE
CONSTRUCTION OF A GASOLINE SERVICE STATION IN A B-1 ZONED DISTRICT WITH A ONE STORY
CONVENIENCE STORE BUILDING.
LOCATION : LOCATED NORTH OF N.E. 3rd STREET AND SOUTH OF N.E. 4th STREET AND WEST
OF JEFFERSON AVENUE N.E.
TO:
PUBLIC WORKS DEPARTMENT • SCHEDULED ERC DATE.: 12-10-86
EIENGINEERING DIVISION
TRAFFIC ENG, DIVISION SCHEDULED HEARING DATE :
UTILITIES ENG , DIVISION
FIRE PREVENTION BUREAU
SPARKS & RECREATION DEPARTMENT
I . [21 BUILDING & ZONING DEPARTMENT
POLICE DEPARTMENT
El POLICY DEVELOPMENT DEPARTMENT
OTHERS
' COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED
IN WRITING, PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT
BY 5:00 P.M. ON DECEMBER 4, 1986
REVIEWING DEPARTMENT/DIVISION : 7,F*--// E/(IISI/f/
OAPPROVED J' APPROVED WITH CONDITIONS ® NOT APPROVED
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SIGNATURE OF DIRECTOR OR THORIZED REPRESENTATIVE .
REVISION 5/1982
Form 182
is
RENT I BUILDING & ZONING DER.__,,FMENT
DEVELOPMENT APPLICATION REVIEW SHEET
ECF - 096 - 86
APPLICATION NO(S) : CONDITIONAL USE PERMIT: CU-116-86
PROPONENT: THE ATLANTIC RICHFIELD COMPANY
I '
PROJECT TITLE : ARCO AM/PM MINI-MARKET with SERVICE FACILITIES. •
BRIEF DESCRIPTION OF PROJECT: APPLICATION FOR CONDITIONAL USE PERMIT TO ALLOW THE
CONSTRUCTION OF A GASOLINE SERVICE STATION IN A B-1 ZONED DISTRICT WITH A ONE STORY.
CONVENIENCE STORE BUILDING.
LOCATION : LOCATED NORTH OF N.E. 3rd STREET AND SOUTH OF N.E. 4th STREET AND WEST
OF JEFFERSON AVENUE N.E.
TO:
OPUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : 12-10-86
• OENGINEERING DIVISION
OTRAFFIC ENG. DIVISION SCHEDULED HEARING DATE :
OUTILITIES ENG . DIVISION
0 FIRE PREVENTION BUREAU
OPARKS & RECREATION DEPARTMENT
BUILDING & afiivc DEPARTMENT
OPOLICE DEPARTMENT
OPOLICY DEVELOPMENT DEPARTMENT
[' OTHERS :
COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED
IN WRITING. PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT
, BY 5:00 P.M., ON DECEMBER 4, 1986
REVIEWING DEPARTMENT/DIVISION : ?SAL
El APPROVED 1-ZiAPPROVED WITH CONDITIONS 0 NOT APPROVED
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SIGN R F ATU IRECTOR OR AUTHORIZED REPRESENTATIVE
REVISION 5/1982
Form 182
REN1 I BUILDING & ZONING DEP-. , TMENT
DEVELOPMENT APPLICATION REVIEW SHEET
ECF - 096 - 86
APPLICATION NO(S) : CONDITIONAL USE PERMIT: CU-116-86
PROPONENT: THE ATLANTIC RICHFIELD COMPANY
PROJECT TITLE : ARCO AM/PM MINI-MARKET with SERVICE FACILITIES.
BRIEF DESCRIPTION OF PROJECT: APPLICATION FOR CONDITIONAL USE PERMIT TO ALLOW THE
CONSTRUCTION OF A GASOLINE SERVICE STATION IN A B-1 ZONED DISTRICT WITH A ONE STORY
CONVENIENCE STORE BUILDING.
LOCATION : LOCATED NORTH OF N.E. 3rd STREET AND SOUTH OF N.E. 4th STREET AND WEST
' OF JEFFERSON AVENUE N.E.
TO:
OPUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : 12-10-86
ENGINEERING DIVISION
TRAFFIC ENG. DIVISION SCHEDULED HEARING DATE :
UTILITIES ENG , DIVISION
'ir)� FIRE PREVENTION BUREAU
I
PARKS & RECREATION DEPARTMENT
BUILDING & ZONING DEPARTMENT
® POLICE DEPARTMENT
POLICY DEVELOPMENT DEPARTMENT
0 OTHERS :
COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED
IN WRITING . PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT
BY 5:00 P .M. ON DECEMBER 4, 1986
REVIEWING DEPARTMENT/DIVISION :
EMPPROVED APPROVED WITH CONDITIONS 1:1NOT APPROVED
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DATE: . �y /57,4!
SIGNATURE OF DIRECTOR OR AUTHORIZED REPRESENTATIVE
REVISION 5/1982
Form 182
REN' d BUILDING & ZONING DEP TMENT
DEVELOPMENT APPLICATION REVIEW SHEET
ECF - 096 - 86
APPLICATION NO(S) : CONDITIONAL USE PERMIT: CU-116-86
PROPONENT: THE ATLANTIC RICHFIELD COMPANY
PROJECT TITLE : ARCO AM/PM MINI-MARKET with SERVICE FACILITIES.
BRIEF DESCRIPTION OF PROJECT: APPLICATION FOR CONDITIONAL USE PERMIT TO ALLOW THE
CONSTRUCTION OF' A GASOLINE SERVICE STATION IN A B-1 ZONED DISTRICT WITH A ONE STORY
CONVENIENCE STORE BUILDING.
LOCATION : LOCATED NORTH OF N.E. 3rd STREET AND SOUTH OF N.E. 4th STREET AND WEST
OF JEFFERSON AVENUE N.E.
TO:
0 PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : 12-10-86
0 ENGINEERING DIVISION
U TRAFFIC ENG. DIVISION SCHEDULED HEARING DATE :
1=1 UTILITIES ENG . DIVISION
0 FIRE PREVENTION BUREAU
El PARKS & RECREATION DEPARTMENT
El BUILDING & ZONING DEPARTMENT
(EIPOLICE DEPARTMENT
® POLICY DEVELOPMENT DEPARTMENT
OOTHERS :
COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED
' IN WRITING . PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT
BY 5:00 P .M. ON DECEMBER 4, 1986
REVIEWING DEPARTMENT/DIVISION :
OAPPROVED APPROVED WITH CONDITIONS ONOT APPROVED
DATE: Z72 7 U
SIGNATURE OF DIRECTOR OR AUTHORIZED REPRESENTATIVE
REVISION 5/1982
Form 182
REN1 I BUILDING & ZONING DEP_ rMENT
DEVELOPMENT APPLICATION REVIEW SHEET
ECF - 096 - 86
APPLICATION NO(S) :
CONDITIONAL USE PERMIT: GU-116-86
PROPONENT: THE ATLANTIC RICHFIELD COMPANY
PROJECT TITLE : ARCO AM/PM MINI-MARKET with SERVICE FACILITIES. •
BRIEF DESCRIPTION OF PROJECT: APPLICATION FOR CONDITIONAL USE PERMIT TO ALLOW THE
CONSTRUCTION OF A GASOLINE SERVICE STATION IN A B-1 ZONED DISTRICT WITH A ONE STORY
CONVENIENCE STORE BUILDING.
LOCATION : LOCATED NORTH OF N.E. 3rd STREET AND SOUTH OF N.E. 4th STREET AND WEST
OF JEFFERSON AVENUE N.E.
TO:
0 PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE: 12-10-86
lEIENGINEERING DIVISION
OTRAFFIC ENG. DIVISION SCHEDULED HEARING DATE:
UTILITIES ENG . DIVISION
0 FIRE PREVENTION BUREAU
OPARKS & RECREATION DEPARTMENT
OBUILDING & ZONING DEPARTMENT
POLICE DEPARTMENT
OPOLICY DEVELOPMENT DEPARTMENT
E] OTHERS :
COMMENTS OR .SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED
IN WRITING . PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT
BY 5:00 P.M. ON DECEMBER 4, 1986
REVIEWING DEPARTMENT/DIVISION :
OAPPROVED ❑ APPROVED WIT CONDITIONS TNOT APPROVED
DATE:
SIGNATURE OF DIRECTOR OR AUTHORIZED REPRESENTATIVE
REVISION 5/1982
Form 182
, REN. V BUILDING & ZONING DEP 'TMENT
DEVELOPMENT APPLICATION REVIEW SHEET
ECF - 096 - 86 Ci a r uF RENTON
APPLICATION NO(S) ; CONDITIONAL USE PERMIT: CU-116-86 AiLIV 21 1986
PROPONENT: THE ATLANTIC RICHFIELD COMPANY POLICY
DEYELOPME"T nrrr.
PROJECT TITLE : ARCO AM/PM MINI-MARKET with SERVICE FACILITIES.
BRIEF DESCRIPTION OF PROJECT: APPLICATION FOR CONDITIONAL USE PERMIT TO ALLOW THE
CONSTRUCTION OF A GASOLINE SERVICE STATION IN A B-1 ZONED DISTRICT WITH A ONE STORY
CONVENIENCE STORE BUILDING.
LOCATION : LOCATED NORTH OF N.E. 3rd STREET AND SOUTH OF N.E. 4th STREET AND WEST
OF JEFFERSON AVENUE N.E.
' TO:
LI PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : 12-10-86
LI ENGINEERING DIVISION
LI TRAFFIC ENG. DIVISION SCHEDULED HEARING DATE:
UTILITIES ENG . DIVISION
[7] FIRE PREVENTION BUREAU
El PARKS & RECREATION DEPARTMENT
® BUILDING & ZONING DEPARTMENT
❑ POLICE DEPARTMENT
(POLICY DEVELOPMENT DEPARTMENT
LI
OTHERS :
COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED
IN WRITING. PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT
BY 5:00 P .M. ON DECEMBER 4, 1986
1
REVIEWING DEPARTMENT/DIVISION : fO_f ( CL)6'V-6161,9enGNZ
❑ APPROVED APPROVED WITH CONDITIONS NOT APPROVED
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SIGNATURE OF DIRECTOR OR AUTHORIZED REPRESENTATIVE
REVISION 5/1982
Form 182
REN1 1 BUILDING & ZONING DEP TMENT
DEVELOPMENT APPLICATION REVIEW SHEET
EC F - 096 - 86
APPLICATION NO(S) : CONDITIONAL USE PERMIT: CU-116-86
PROPONENT: THE ATLANTIC RICHFIELD COMPANY
PROJECT TITLE : ARCO AM/PM MINI-MARKET with SERVICE FACILITIES. •
BRIEF DESCRIPTION OF PROJECT: APPLICATION FOR CONDITIONAL USE PERMIT TO ALLOW THE
CONSTRUCTION OF A GASOLINE SERVICE STATION IN A B-1 ZONED DISTRICT WITH A ONE STORY
CONVENIENCE STORE BUILDING.
LOCATION : LOCATED NORTH OF N.E. 3rd STREET.AND SOUTH OF N.E. 4th STREET AND WEST
OF JEFFERSON AVENUE N.E.
TO:
El PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE: 12-10-86
El ENGINEERING DIVISION
® TRAFFIC ENGQ DIVISION SCHEDULED HEARING DATE :
UTILITIES ENG , DIVISION
El FIRE PREVENTION BUREAU
El PARKS & RECREATION DEPARTMENT
BUILDING & ZONING DEPARTMENT •
LI POLICE DEPARTMENT
El POLICY DEVELOPMENT DEPARTMENT
OTHERS :
COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED
IN WRITING, PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT
BY 5:00 P.M. ON DECEMBER 4, 1986
REVIEWING DEPARTMENT/DIVISION : 0T/L/T4/ ,E,itl6./ . ,2/ 6,
El APPROVED ® APPROVED WITH CONDITIONS El NOT APPROVED
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DATE: /A / /13'64
SIGNATUR OF DIRECTOR OR AUTHORIZED REPRESENTATIVE
REVISION 5/1982
\ Form 182
RENT 'I BUILDING & ZONING DEPI. FMENT
DEVELOPMENT APPLICATION REVIEW SHEET
EC F — 096 — 86
APPLICATION NO(S) : CONDITIONAL USE PERMIT: CU-116-86
PROPONENT: THE ATLANTIC RICHFIELD COMPANY
PROJECT TITLE : ARCO AM/PM MINI-MARKET with SERVICE FACILITIES. •
BRIEF DESCRIPTION OF PROJECT: APPLICATION FOR CONDITIONAL USE PERMIT TO ALLOW THE
CONSTRUCTION OF A GASOLINE SERVICE STATION IN A B-1 ZONED DISTRICT WITH A ONE STORY
CONVENIENCE STORE BUILDING.
LOCATION : LOCATED NORTH OF N.E. 3rd STREET AND SOUTH OF N.E. 4th STREET AND WEST
is
OF JEFFERSON AVENUE N.E.
TO:
PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : 12-10-86
El ENGINEERING DIVISION
El TRAFFIC ENG. DIVISION SCHEDULED HEARING DATE:
UTILITIES ENG . DIVISION
FIRE PREVENTION BUREAU
El PARKS & RECREATION DEPARTMENT
12--BlITEFIEFF6 & ZONING DEPARTMENT
El POLICE DEPARTMENT
POLICY DEVELOPMENT DEPARTMENT
OTHERS :
COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED
IN WRITING . PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT
BY 5:00 P .M. ON DECEMBER 4, 1986
REVIEWING DEPARTMENT/DIVISION : ZC war'UC
El APPROVED APPROVED WITH CONDITIONS El NOT APPROVED
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' A.f . Leo. DATE: I -E3-8,0,
SIGNATURE OF DIREOR OR AUTHORIZED REPRESENTATIVE
REVISION 5/1982
1 Form 182
REN1 4 BUILDING & ZONING DEP, TMENT
DEVELOPMENT APPLICATION REVIEW SHEET
ECF - 096 - 86
APPLICATION NO(S) : CONDITIONAL USE PERMIT: CU-116-86
PROPONENT: THE ATLANTIC RICHFIELD COMPANY
PROJECT TITLE : ARCO AM/PM MINI-MARKET with SERVICE FACILITIES. •
BRIEF DESCRIPTION OF PROJECT: APPLICATION FOR CONDITIONAL USE PERMIT TO ALLOW THE
CONSTRUCTION OF A GASOLINE SERVICE STATION IN A B-1 ZONED DISTRICT WITH A ONE STORY
CONVENIENCE STORE BUILDING.
LOCATION : LOCATED NORTH OF N.E. 3rd STREET AND SOUTH OF N.E. 4th STREET AND WEST
OF JEFFERSON AVENUE N.E.
TO:
El PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE: 12-10-86
El ENGINEERING DIVISION
TRAFFIC ENG. DIVISION SCHEDULED HEARING DATE :
EIUTILITIES ENG . DIVISION
0 FIRE PREVENTION BUREAU
'PARKS & RECREATION DEPARTMENT
BUILDING & ZONING DEPARTMENT f
0 POLICE DEPARTMENT
El POLICY DEVELOPMENT DEPARTMENT
OTHERS
COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED
IN WRITING. PLEASE PROVIDE COMMENTS TO THE BUILDING . & ZONING DEPARTMENT
BY 5:00 P.M. ON DECEMBER 4, 1986
REVIEWING DEPARTMENT/DIVISION : 1?7,04-r CSC( A'toci 'r740,1
APPROVED [4 APPROVED WITH CONDITIONS El NOT APPROVED
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MITIGATED
DETERMINATION OF NON SIGNIFICANCE
Effective Determination Date: January 3, 1987
File: ECF-096-86
Proponent: The. Atlantic Richfield Company
Description: . Application for conditional use permit to allow the
construction of a gasoline service station in B-1 zoned
district with a one story convenience store building.
Location: Located North of N.E. 3rd Street and south of N.E. 4th Street
and west of Jefferson Avenue N.E.
The above-referenced proposal has completed a mitigation process pursuant to
WAC 197-11-350.
The following agreements made with the project applicant or conditions imposed
by the Building and Zoning Department are now a part of the proposed action.
The conditions or agreements are deemed necessary or beneficial to mitigate
environment impacts identified during the State Environmental Policy Act
(SEPA) and City of Renton Environmental Ordinance review processes.
Conditions or Agreements:
1. The convenience market be set back an additional five (5) feet from the
west property line to create a more substantial landscape buffer between
it and the apartment building to the west;
2. A clearly delineated and separate pedestrian walkway to be provided
connecting the convenience market to N.E. 4th Steet and to N.E. 3rd Street;
(Note: Such walkway system should avoid conflicts with moving as well as
other non-compatible elements.)
3. All on-site source illuminators with an intensity greater than 300 watts
be screened from view of nearby residential areas;
4. A secondary containment system be constructed for the underground tank and
piping that can be monitored by an approved means;
5. Accomplishment of the future acceleration lane at the onset of the
project; and
6. Appropriate signing be provided restricting turn movements onto N.E.
3rd Street and marking the acceleration lane to discourage its use as a
through lane.
The Building and Zoning Department has determined that an environmental impact
statement (EIS) is not required under RCW 43. 21C030 (2) (c). This decision
was made after review of a completed environmental checklist and other
information on file at the Zoning Division's office.
Agencies, affected tribes and other interested parties may submit written
comments on this proposal for fifteen (15) days from the above determination
date. Written comments will be accepted until 5 p.m. , Tuesday, January 2,
1987.
This determination may be appealed within the fifteen (15) day comment
period. Any appeal shall state with specificity the reasons why the
determination should be reversed.
Mitigated Determination` of Non Significance
Page 2
Comments and/or appeal arguments should be addressed to:
City of Renton
Building and Zoning Department
200 Mill Avenue S.
Renton, WA 98055
C3)
Signature of Re ponsible
Official or Designee:
ti
_ VIRONMENTAL CHECKLIST REVIEW S•__,_T
REVIEWING DEPARTMENT: c I (2-tr \-:NTV
DATE CIRCULATED: NOVEMBER 21, 1986 COMMENTS DUE: DECEMBER 4, 1986
ECF .- 096 - 86
APPLICATION NO(s). CONDITIONAL USE PERMIT: CU-116-86
PROPONENT: THE ATLANTIC RICHFIELD COMPANY
PROJECT TITLE: ARCO AM/PM MINI-MARKET with SERVICE STATION FACILITIES.
BRIEF DESCRIPTION OF PROJECT: APPITCATTON FOR CONOTTTONAI NSF PFRMTT Tn AlIOW THE
CONSTRUCTION OF A GASOLINE SERVICE STATION IN A B-1 ZONED DISTRICT WITH A
ONF STORY CONVENIENCE STORE BUILDING.
LOCATION: LOCATED NORTH OF N.E. 3rd STREET AND SOUTH OF N.E. 4th STREET AND
WEST OF JEFFERSON AVENUE N.E.
SITE AREA: 1.42 ACRES BUILDING AREA (gross): 2,400 SQUARE FEET
• IMPACT REVIEW ON ENVIRONMENTAL ELEMENTS MINOR MAJOR MORE
IMPACTT IMPACT INFORMATION
1) Earth
2) Air
3) Water
4) Plants
5) Animals
6) Energy and Natural Resources
7) Environmental Health
8) Land and Shoreline Use
9) Housing
10) Aesthetics
11) Light and Glare L--''
12) Recreation (_,/
13) Historic and Cultural Preservation
14) Transportation
15) Public Services
16) Utilities
COMMENTS:
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RECOMMENDATION: DNS QMITIGATED DNS EIS
REVIEWED BY: TITLE:
DATE: /*' /, FORM #14
REVISED 9/10/85
I
VIRONMENTAL CHECKLIST REVIEW S..-. T
REVIEWING DEPARTMENT: .D 1 Zo ) `
DATE CIRCULATED: NOVEMBER 21, 1986 COMMENTS DUE: DECEMBER 4, 1986
ECF .- 096 - 86
APPLICATION NO(s). CONDITIONAL USE PERMIT: CU-116-86
PROPONENT: THE ATLANTIC RICHFIELD COMPANY
PROJECT TITLE: ARCO AM/PM MINI-MARKET with SERVICE STATION FACILITIES.
BRIEF DESCRIPTION OF PROJECT: APPI TCATTON FOR CONOTTTONAI IISF PFRMTT Tn Al I nW THE
CONSTRUCTION OF A GASOLINE SERVICE STATION IN A B-1 ZONED DISTRICT WITH A
nNF STQRY CONVENIENCE STORE BUILDING.
LOCATION: LOCATED NORTH OF N.E. 3rd STREET AND SOUTH OF N.E. 4th STREET AND
WEST OF JEFFERSON AVENUE N.E.
SITE AREA: 1.42 ACRES BUILDING AREA (gross): 2,400 SQUARE FEET
IMPACT REVIEW ON ENVIRONMENTAL ELEMENTS MINOR MAJOR MORE
IMPACT IMPACT INFORMATION
1) Earth c�
2) Air
3) Water
4) Plants
5) Animals c/
6) Energy and Natural Resources
7) Environmental Health
8) Land and Shoreline Use
9) Housing r
10) Aesthetics C/
11) Light and Glare
12) Recreation
13) Historic and Cultural Preservation
14) Transportation
15) Public Services
16) Utilities
COMMENTS:
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DATE: /2-/1(Z7 FORM #14
REVISED 9/10/85
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F IVIRONMENTAL CHECKLIST REVIEW L.._•_T
•
REVIEWING DEPARTMENT: 'FcsLIC `fL- eV r `C I
DATE CIRCULATED: NOVEMBER 21, 1986 COMMENTS DUE: DECEMBER 4, 1986
ECF .- 096 - 86 U9 ,Y Lib= RENTON
APPLICATION NO(s). CONDITIONAL USE PFRMIT: CU-116-86 2.1 3986
PROPONENT: THE ATLANTIC RICHFIELD COMPANY ruuCY
PROJECT TITLE: ARCO AM/PM MINI-MARKET with SERVICE STATION FACILIT9FgginfMFtT nffe . .
BRIEF DESCRIPTION OF PROJECT: APPI TCATTON FOR CONfTTTfNAI 11SF PFRMIT.TO Al I OW THE
CONSTRUCTION OF A GASOLINE SERVICE STATION IN A B-1 ZONED DISTRICT WITH A •
nNF STORY CONVENIENCE STORE BUILDING.
LOCATION: LOCATED NORTH OF N.E. 3rd STREET AND SOUTH OF N.E. 4th STREET AND
WEST OF JEFFERSON AVENUE N.E. . 1
SITE AREA: 1.42 ACRES BUILDING AREA (gross): 2,400 SQUARE FEET
• IMPACT REVIEW ON ENVIRONMENTAL ELEMENTS MINOR MAJOR MORE
IMPACT IMPACT INFORMATION
1) Earth
2) Air
3) Water
4) Plants
5) Animals
6) Energy and Natural Resources r/
7) Environmental Health
8) Land and Shoreline Use
9) Housing •
10) Aesthetics
11) Light and Glare
12) Recreation
13) Historic and Cultural Preservation
14) Transportation
15) Public Services
16) Utilities _ !/
COMMENTS:
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RECOMMENDATION: [I DNS MITIGATED DNS Q . EIS
REVIEWED BY: f urls0r>•, TITLE: Assis-fct.-TVRek ier
DATE: / /6-/RC •
FORM #14
REVISED 9/10/85
__JVIRONMENTAL CHECKLIST REVIEW
REVIEWING DEPARTMENT: \�� 1 �- I T I ( Th c t V •
DATE CIRCULATED: NOVEMBER 21, 1986 COMMENTS DUE: DECEMBER 4, 1986
ECF .- 096 - 86
APPLICATION NO(s). CONDITIONAL USE PERMIT: CU-116-86
PROPONENT: THE ATLANTIC RICHFIELD COMPANY
PROJECT TITLE: ARCO AM/PM MINI-MARKET with SERVICt STATION FACILITIES.
BRIEF DESCRIPTION OF PROJECT: APPITCATTnN FnR C0NnTTTnNAI IISF PFRMTT Tn Al1nW THE
CONSTRUCTION OF A GASOLINE SERVICE STATION IN A B-1 ZONED DISTRICT WITH A
nNF STORY CONVENIENCE STORE_UILDING.
LOCATION: LOCATED NORTH OF N.E. 3rd STREET AND SOUTH OF N.E. 4th STREET AND
WEST OF JEFFERSON AVENUE N.E.
SITE AREA: 1.42 ACRES BUILDING AREA (gross): 2,400 SQUARE FEET
IMPACT REVIEW ON ENVIRONMENTAL ELEMENTS MINOR MAJOR MORE
IMPACT IMPACT INFORMATION
1) Earth
2) Air
3) Water
4) Plants
5) Animals
6) Energy and Natural Resources
7) Environmental Health
8) Land and Shoreline Use
9) Housing
10) Aesthetics
11) Light and Glare
12) Recreation
13) Historic and Cultural Preservation
14) Transportation
15) Public Services
16) Utilities
COMMENTS:
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RECOMMENDATION: DNS MITIGATED DNS EIS
REVIEWED BY: TITLE: UT/4./ ,E,Es
DATE: kV / / �c, FORM #14
REVISED 9/10/85
_.__'IRONMENTAL CHECKLIST REVIEW
REVIEWING DEPARTMENT: 7' k. KI)C),
DATE CIRCULATED: NOVEMBER 21, 1986 COMMENTS DUE: DECEMBER 4, 1986
ECF .- 096 - 86
APPLICATION NO(s). CONDITIONAL USE PERMIT: CU-116-86
PROPONENT: THE ATLANTIC RICHFIELD COMPANY
PROJECT TITLE: ARCO AM/PM MINI-MARKET with SERVICE STATION FACILITIES.
BRIEF DESCRIPTION OF PROJECT: APPITCATTON FOR CONOTTTONAI USF PFRMTT TO AIInW THE
CONSTRUCTION OF A GASOLINE SERVICE STATION IN A B-1 ZONED DISTRICT WITH A
nNF STQRV CONVENIENCE STORE BUILDING.
LOCATION: LOCATED NORTH OF N.E. 3rd STREET AND SOUTH OF N.E. 4th STREET AND
WEST OF JEFFERSON AVENUE N.E. 1
SITE AREA: 1.42 ACRES BUILDING AREA (gross): 2,400 SQUARE FEET
• IMPACT REVIEW ON ENVIRONMENTAL ELEMENTS MINOR MAJOR MORE
IMPACT IMPACT INFORMATION
1) Earth
2) Air •
3) Water
4) Plants
5) Animals
6) Energy and Natural Resources
7) Environmental Health •
8) Land and Shoreline Use '5
\ 9) Housing
10) Aesthetics
11) Light and Glare
12) Recreation ,
13) Historic and Cultural Preservation
14) Transportation
15) Public Services
16) Utilities
COMMENTS:
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RECOMMENDATION: DNS u MITIGATED DNS n EIS
REVIEWED BY: \,.)`\\�� TITLE:
n �
DATE: FORM1#14
REVISED 9/10/85
_IVIRONMENTAL CHECKLIST REVIEW S'., a
REVIEWING DEPARTMENT: T/ ) '2-- S
DATE CIRCULATED: NOVEMBER 21, 1986 COMMENTS DUE: DECEMBER 4, 1986
ECF .- 096 - 86
APPLICATION NO(s). CONDITIONAL USE PERMIT: CU-116-86
PROPONENT: THE ATLANTIC RICHFIELD COMPANY
PROJECT TITLE: ARCO. AM/PM MINI-MARKET with SERVICE. STATION FACILITIES.
BRIEF DESCRIPTION OF PROJECT: APPI TCATTON FOR CONl)TTTfNAI IISF PFRMTT in Al IOW THE
CONSTRUCTION OF A GASOLINE SERVICE STATION IN A B-1 ZONED DISTRICT WITH A
nNF STORY CONVENIENCE STORE BUILDING.
LOCATION: . LOCATED NORTH OF N.E. 3rd STREET AND SOUTH OF N.E. 4th STREET AND
WEST OF JEFFERSON AVENUE N.E.
SITE AREA: 1.42 ACRES BUILDING AREA (gross): 2,400 SQUARE FEET
IMPACT REVIEW ON ENVIRONMENTAL ELEMENTS MINOR MAJOR MORE
IMPACT IMPACT INFORMATION
1) Earth
2) Air
3) Water
4) Plants
5) Animals
6) Energy and Natural Resources
7) Environmental Health
8) Land and Shoreline Use
9) Housing
10) Aesthetics
11) Light and Glare
12) Recreation X
13) Historic and Cultural Preservation
14) Transportation
15) Public Services
16) Utilities
COMMENTS: /�c 4
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RECOMMENDATION: IN DNS Q MITIGATED DNS Q EIS
REVIEWED BY: (/r1ki1 TITLE: h1 w
I 0c�DATE: a/ FORtri #14
REVISED 9/10/85
/ .
__'iVIRONMENTAL CHECKLIST REVIEW 5j,6. T
REVIEWING DEPARTMENT: POLl Ge <� �
DATE CIRCULATED: NOVEMBER 21, 1986 COMMENTS DUE: 'DECEMBER 4, 1986
ECF .- 096 - 86
APPLICATION NO(s). CONDITIONAL USE PERMIT: CU-116-86
PROPONENT: THE ATLANTIC RICHFIELD COMPANY
PROJECT TITLE: ARCO AM/PM MINI-MARKET with SERVICE STATION FACILITIES.
BRIEF DESCRIPTION OF PROJECT: APPITCATTON FAR c1N1TTTONAI I1SF PFRMTT.TO AIIOW THE
CONSTRUCTION OF A GASOLINE SERVICE STATION IN A B-1 ZONED DISTRICT WITH A
ONF STORY CONVENIENCE STORE BUILDING.
LOCATION: LOCATED NORTH OF N.E. 3rd STREET AND SOUTH OF N.E. 4th STREET AND
WEST OF JEFFERSON AVENUE N.E.
SITE AREA: 1.42 ACRES BUILDING AREA (gross): 2,400 SQUARE FEET
• IMPACT REVIEW ON ENVIRONMENTAL ELEMENTS MINOR MAJOR MORE
IMPACT IMPACT INFORMATION
1) Earth
2) Air
3) Water
4) Plants
5) Animals
6) Energy and Natural Resources
7) Environmental Health
8) Land and Shoreline Use
9) Housing
10) Aesthetics
11) Light and Glare
12) Recreation
13) Historic and Cultural Preservation
14) Transportation
15) Public Services
16) Utilities
COMMENTS:
-£3, l r�RL . Ur.
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RECOMMENDATION: El DNS Er MITIGATED DNS Q EIS
REVIEWED Bl,:__ //� r� TITLE: (f7 �?
DATE: �o�—�—�t� FORM #14
REVISED 9/10/85
_-;VIRONMENTAL CHECKLIST REVIEW S.-._-T
REVIEWING DEPARTMENT: LA ` L 1 N
DATE CIRCULATED: NOVEMBER 21, 1986 COMMENTS DUE: DECEMBER 4, 1986
ECF .- 096 - 86
APPLICATION NO(s). CONDITIONAL USE PERMIT: CU-116-86
PROPONENT: THE ATLANTIC RICHFIELD COMPANY
PROJECT TITLE: ARCO AM/PM MINI-MARKET with SERVICE STATION FACILITIES.
BRIEF DESCRIPTION OF PROJECT: APPI TCATTON FOR CONnTTTONAI IJSF PFRMTT•TO Al I OW THE
CONSTRUCTION OF A GASOLINE SERVICE STATION IN A B-1 ZONED DISTRICT WITH A
nrvF STORY CONVENIENCE STORE BUILDING.
LOCATION: LOCATED NORTH OF N.E. 3rd STREET AND SOUTH OF N.E. 4th STREET AND
WEST OF JEFFERSON AVENUE N.E.
SITE AREA: 1.42 ACRES BUILDING AREA (gross): 2,400 SQUARE FEET
IMPACT REVIEW ON ENVIRONMENTAL ELEMENTS MINOR MAJOR MORE
IMPACT IMPACT INFORMATION
1) Earth
2) Air
3) Water
4) Plants
5) Animals
6) Energy and Natural Resources e�
7) Environmental Health
8) Land and Shoreline Use
9) Housing
10) Aesthetics
11) Light and Glare
12) Recreation
13) Historic and Cultural Preservation
14) Transportation
15) Public Services
16) Utilities
COMMENTS:
I I
RECOMMENDATION: ErDNS D MITIGATED DNS n EIS
REVIEWED BY: G TITLE:
DATE: _�l' FORM #14
i I
REVISED 9/10/85
ENVIRONMENTAL CHECKLIST REVIEW S F,c__fan aLre
REVIEWING DEPARTMENT: I K.-t, ` eiG ‹ENYT-1--(
DATE CIRCULATED: NOVEMBER 21, 1986 COMMENTS DUE;. DECEMBER 4 1986
ECF .- 096 - 86
APPLICATION NO(s). CONDITIONAL USE PERMIT: CU-116-86 r r
PROPONENT: THE ATLANTIC RICHFIELD COMPANY
PROJECT TITLE: ARCO AM/PM MINI-MARKET with SERVICt STATION FACILITIES.
BRIEF DESCRIPTION OF PROJECT: APPITCATTON FOR CONOTTTONAI HCF PFRMTT TO AIIOW TIF
CONSTRUCTION OF A GASOLINE SERVICE STATION IN A B-1 ZONED DISTRICT WITH A
nNF cTnpv CONVENIENCE STORE BUILDING.
LOCATION: LOCATED NORTH OF N.E. 3rd STREET AND SOUTH OF N.E. 4th STREET AND
WEST OF JEFFERSON AVENUE N.E.
SITE AREA: 1.42 ACRES , BUILDING AREA (gross): 2,400 SQUARE FEET
IMPACT REVIEW ON ENVIRONMENTAL ELEMENTS MINOR MAJOR MORE
IMPACT IMPACT INFORMATION
1) Earth
2) Air
3) Water
4) Plants
5) Animals
6) Energy and Natural Resources
7) Environmental Health
8) Land and Shoreline' Use
9) Housing
10) Aesthetics
11) Light and Glare
12) Recreation
13) Historic and Cultural Preservation
14) Transportation /
15) Public Services
16) Utilities
COMMENTS:
_54a�.Ec'T /a I/.CE Cop Es A.t/� D,�d/../An/CES'
II
RECOMMENDATION: El DNS Q MITIGATED DNS Q EIS
REVIEWED BY: i� i' TITLE:
DATE: a% /9,G FORM #14
REVISED 9/10/85
1 _ ,
, ' Li-)
OF R�� - "-
O �y .r. z BUILDING & ZONING DEPARTMENT
0,
RONALD G. NELSON — DIRECTOR
Z o
o O MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 • 235-2540
9,0 co.
0,9gTP0 SEPT°°P
BARBARA Y. SHINPOCH
MAYOR
December 18, 1986
Thomas A. Barghausen, P.E.
Barghausen Consulting Engineers, Inc.
6625 S. 190th #102
Kent, Wa. 98032
SUBJECT: MITIGATED DECLARATION OF NON-SIGNIFICANCE FOR ARCO
AM-PM/MINI MARKET, ECF-096-86
Dear Mr. Barghausen: "
As you know, the City of Renton Environmental Review Committee considered
your Conditional Use Permit on December 9, 1986, and recommended at that
time the issuance of a Determination of Non-Significane - Mitigated for
this project.
At its meeting of December 16, 1986, your response to the Committee's
request for voluntary compliance in regard to a restrictive covenant ,
limiting development to that shown on your current application and the
provisions of a pedestrian pathway linking the corner was discussed.
The Committee respected your views but also wanted the record to show
that no noxious uses will be allowed in the area to the east since this
was seen as a buffering area from the residential development to the
north. The Committee did agree to uphold their decision of December
9, 1986 that this project has a non-significant adverse impact on the
environment and to issue a preliminary. Determination of Non-significance
- Mitigated for this project. This decision was made after review by
the lead agency of your completed environmental checklist.
Attached is a copy of this preliminary . determination. A fifteen (15)'
day appeal and comment period is provided for under Section 4-2813(f)
of the. Building Regulations of the City of Renton. Written comments
will be accepted until 5:00 p.m. on January 2, 1987. If no appeals are
filed within this fifteen (15) day comment and appeal period, a final
Determination of Non-significance - Mitigated shall be issued by us during
the first week of Janua!ry. .
If you have any y questions please feel free to call me.
7 yours,7.tt)
0(
Don Erickson, AICP
Zoning Administrator
DKE:plp
BARGHAUSEN CONSULTING ENGINEERS, INC.
"Land Planning, Survey, and Design Specialists" t_
N piLIU DEC 15,.
December 15, 1986
BUILDING/ZONING DEPT.
City of Renton
Building and Zoning Department
City Hall
200 Mill Avenue South
Renton, WA 98055
Attn: Mr. Donald K. Erickson, A.I.C.P
Re: Response to 'Voluntary" Conditions.Requested Affecting the ARCO
Project at N.E. Third Street and Jefferson Avenue N.E.
ARCO FAC No. 5362/Our Job No. 1964
Dear Mr. Erickson:
I have received your letter, dated December 10, 198,6., in regard to
the City of Renton's Environmental Review Committee analysis of the above-
referenced project. Upon receipt of the letter, I reviewed your request for
the voluntary condition with ARCO officials, and I want to offer the
following comments forlyour review.
1. First of all, the request of the city to have ARCO
voluntarily restrict the development of the property appears
to be excessive and will generally not be agreed to by the .
applicant. As you are probably aware, the property involved
in the application includes several lots created;=through a
short plat process. ARCO originally was proposing to locate ,
at the intersection, subsequent negotiations have warranted a
more suitable location for their facility as presently shown
on the plans. ARCO, however, is purchasing the entire
property and, therefore, is concerned with the general
appearance of the overall corner. Therefore, they have
chosen to propose some general landscaping treatment on the
undeveloped portion of the property at the present time, and
to provide the required landscaping frontage improvements
around the entire property at this time.
�r {
6625 South 190th,#102 • Kent,Washington 98032 • (206)872-5522
Mr. Donald L. Erickson, A.I.C.P.
City of Renton
Building and Zoning Department -2- December 15, 1986
These considerations by ARCO do not extend to placing this
property under a voluntary restriction to limit any
possibility for future development activity. As you will
note from reviewing the plan, ARCO is developing less than
half of,the property involved, all of which is zoned commer-
cial. It would be unreasonable to expect that ARCO would not
want toy realize some benefit in the future in accordance with
applicable city codes and standards for this extra area.
ARCO may wish to expand their project in the future, or
anotherhdeveloper may apply to the city for a complimentary
proposal on this adjoining property. At this time, ARCO does '
not have any specific plans and there are no negotiations in
process with any other developers. This does not mean that
ARCO does not want to retain this flexibility.
We have located the ARCO facility as far from the residential
neighborhood as possible. A voluntary restriction on the
excess property currently not being developed would not serve
any purpose to mitigate impacts from the ARCO facility. We
also realize that any future development application for this
additional property would need to be reviewed by city
personnel and would be subject to the same rules, regulations
and environmental review as is currently being processed for
the ARCO project. This means that the city will always have
the ability to review another proposal and to analyze its
respective impact on the neighborhood and the city in
general,l.
We believe it is unreasonable to request ARCO to give up half
of its property value for a restriction which does not
actually mitigate any impacts from the ARCO facility.
2. The second issue raised by the city relates to a requirement
to connect a sidewalk from the corner to the ARCO facility.
At this time, once again ARCO does not want to bisect the
corner parcel with a pedestrian walkway which becomes a
"fixture" and encourages pedestrian traffic along that
alignment. There are existing walkways on both streets
leading to the ARCO facility from the Renton Vocational
school. We also believe that this would encourage pedestrian
traffic from the corner diagonally across the undeveloped
portion of the ARCO property to a point opposite of the
building where pedestrians would have to cross through the
middle of the ARCO parking lot in an uncontrolled manner.
' I
Mr. Donald L. Erickson, A.I.C.P.
City of Renton
Building and Zoning Department -3- December 15, 1986
We have proposed to provide an alternate solution which would
provide for better pedestrian access to the building. This
would involve extension of a concrete sidewalk or other
suitable pathway from N.E. Fourth Street along the westerly
side of the access driveway proposed from the ARCO project to
N.E. Fourth Street. This sidewalk would extend from the
existing sidewalk on N.E. Fourth Street south to a connection
point with the sidewalk around the ARCO facility. This would
accomplish the objective I believe the City of Renton
Environmental Review Committee is trying to accomplish. This
walkway would provide a safe pedestrian way to the con-
venience market itself from the closest sidewalk to the
vocational school, which is by way of N.E. Fourth Street.
This will also help eliminate pedestrian traffic randomly
through the ARCO parking lot.
Would you please take this information under advisement and
continue with your processing of the environmental review of the applica-
tion. ARCO has proposed much more landscaping than would typically be
required for a project of this type and has voluntarily agreed to landscape
those portions of the property not being developed at this time. We also
understand that any application in the future to expand the ARCO project
and/or to develop another use on the property will, of course, be subject to
full review of the city at that time. However, ARCO certainly does not want
to give up the right of developing more uses on the property, since the
current proposal provides for substantial under-utilization of the available
area and is well below limits established by the city for commercial
projects.
I look forward to the opportunity of continuing to pursue this
project with your office. Please call me with your questions or comments.
Respectfully,
Thomas A. Barghausen, P.E.
President
TAB/sm
C209.70
cc: Mr. Walter Tubandt, ARCO
Mr. John F. Lacey, ARCO
Mr. Will Wolfert, Barghausen Consulting Engineers, Inc.
C-\ T \to: .._ ..._ .....
P 1lo(..0
O g R
4$
., ° BUILDING & ZONING DEPARTMENT
0:
Z RONALD G. NELSON - DIRECTOR
09 co� MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON,WASH. 98055 • 235-2540
0
94TFD SEFA°4-�P
BARBARA Y. SHINPOCH
•
MAYOR
December 10, 1986
Thomas A. Barghausen, P.E.
Barghausen Consulting Engineers, Inc.
6625 S. 190th #102
Kent, Wa. 98032
SUBJECT: MITIGATED DECLARATION OF NON-SIGNIFICANCE FOR ARCO
MINI MARKET
Dear Mr. Barghausen:
The City of• Renton's Environmental Review Committee considered your
Conditional Use Permit on December 9, 1986 and recommended the issuance
of a mitigated DNS for this project. Because some of the mitigation
measures the Environmental Review Committee has asked for may not be
directly attributable to the identified adverse impacts of your proposal,
your voluntary compliance with these measures is sought.
Specifically, the Committee has asked that you voluntarily agree to:
restrict future development on the site by entering into a restrictive
covenant limiting development to that shown on your current application;
and provide a pedestrian pathway linking the corner of the site to the
convenience store (Note: although sidewalks will be or are provided
on N.E. 3rd and N.E. 4th Streets, the Committee felt that a walkway that
would more closely reflect pedestrian circulation patterns between the
Renton Vocational School and your project should be provided. )
Other mitigation measures directly related to identified adverse impacts
will be set forth in the Determination of Non-significance (Mitiggted).
In order to expedite your application and the Determination of
Non-significance we will need to know whether you will accept these two
mitigation measures which are classified as . "voluntary". Please let
us know as soon as possible. If we do not hear back from you by 5:00
p.m. on December 15, 1986, we will assume that you do not voluntarily
agree to these measures and will reconsider your application at the next
ERC meeting, now. scheduled for December 17, 1986.
i my yo s
Do K. Erickson, AICP
Zoning Administrator
DKE:plp
® • IT 1 OF RENT ' d FILE NO(S): GU VI (p-O .
' �C F �
LDONG :LONONG DEPART91n���T ■
'4 a° - O
MASTER APPLICATiON
NOTE TO (APPLICANT:- Since this is a comprehensive application' form, only those
' items related to your specific type of application(s) are to be completed. #1964
(Please print or type. Attach additional'sheets if necessary.)
N
APPLICA T 1TYPE OF APPLICATION
NAME - FEES
•
THE ATLANTIC RICHFIELD COMPANY ® REZONE*(FROId TO )
ADDRESS
7906-186TH AVENUE N.E., SUITE #107 _ SPECIAL PERMIT*
(
� CITY ZIP TEMPORARY PERMIT*
REDMOND, WA 98052. CONDITIONAL USE PERMIT* _ 3'/0.00
D SITE PLAN APPROVAL
TELEPHONE ' .
® GRADING AND FILLING PERMIT '
(206) 881-2113 No. of Cubic'lards:
. VARIANCE
CONTACT PERSON From Section: •
NAME * Justification Required .
THOMAS A. BARGHAUSEN, P.E. .
} BARGHAUSEN CONSULTING ENGINEERS, INC. •
ADDRESS ' SUBDIVISIONS:
' ; 6625 S. 190TH, #102
® SHORT PLAT '
CITY ZIP Q TENTATIVE PLAT
KENT, WA 98032 ® PRELIMINARY PLAT
TELEPHONE ® FINAL PLAT
; (206) 872-5 -2-- -S- f—Co 2- -a- ® WAIVER
(Justification Required)
OWNER
NO. OF LOTS;
NAME , PLAT NAME:
EMMA CUGINI M •
ADDRESS. • ' PLANNED UNIT DEVELOPMENT: . . -
-
353 VUEMONT PLACE N.E. Q PRELIMINARY
CITY ZIP FINAL
RENTON, WA ' 98055
• P.U.D. NAME: '
TELEPHONE
(206) 255-5117 ., ® Residential E] .Industrial
® Commercial c El Mixed
LOCATION J -
MOBILE HOME PARKS:
PROPERTY ADDRESS WEST OF THE INTERSECTION OF
NA,.3RD STREET-, ' AND JEFFERSON AVENUE EJ TENTATIVE
EXISTING USE PRESENT ZONING 0 PRELIMINARY - , '%. _>
FINAL 'i-
VACANT • B-1 ' .
PROPOSED USE 24-HOUR CONVENIENCE STORE PARK NAME:
AND GASOLINE STATION NUMBER OF SPACES:
El ENVIRONMENTAL REVIEW COMMITTEE 11 ®,W
1 SQ. FT. ACRES • l ,
j AREA: . 62,232 7- 1 ,42 ' :C�/;0 i . 21�,jVe• TOTAL FEES ,00
�-7
E611Y Milk AV'- : SE ONLY -- ADMINISTRATIVE PROCESSING
DATES E1 t ug V- - ' APPLICATION' RECEIVED BY:
NOV 7t,; APP ICA ION DETERMINED TO BEr"-.....:) A•nne•
Accepted ,
BUILDING/ZONING DEPT, Incomplete Notification Sent On By:
, (Initials)
DATE ROUTED ADDITIONAL MATERIAL RECEIVED BY:
APPLICATION DETERMINED TO BE:
: \ \ ._, ` ® Accepted
Incomplete Notification Sent On By:
(Initials)
• ROUTED TO:
Building 'f 1 Design Eng. 05N Fire A:20 Parks
L"Police Policy Dev...___---- ----- . _Traffic Eng. Utilities
''' -'• REVISION 8/1BS�2
r ,
•
Legal description of property (if more space is required, attach a separate sheet).
THE WEST 265 FEET OF THE WEST HALF OF THE NORTHEAST QUARTER OF THE
NORTHWEST QUARTER OF SECTION 16, TOWNSHIP 23 NORTH, RANGE 5 _EAST, W.M. , '
KING COUNTY, WASHINGTON, LYING NORTHERLY OF ;NORTHEAST THIRD STREET.
EXCEPT THE NORTH 30 FEET FOR STREET. SUBJECT-
TO EASEMENTS AND RESERVATIONS
OF RECORD.
AFFIDAVIT
I, EMMA CUGINI . ,i being S duly sworn, declare that I am
0 authorized representative to act for the property owner,Mowner of the property involved
in this application and that the foregoing statements and answers herein contained and the
information herewith submitted are in all respects true and-correct to the best of my knowledge
and belief.
SUBSCRIBED AND SWORN TO BEFORE ME THIS •
7TH • DAY OF NOVEMBER
1986 .
NOTARY PUBLIC IN AND FOR THE STATE OF
WASHINGTON,- RESIDING AT
RL TON. WASHINGTON
(Name of Notary ublic) (Signature of Owner)
RAY L. PERETTI EMMA CUGINI
17819 .110th Avenue S.E.
Renton, Washington 98055 353 VUEMONT PLACE N.E.
(Address) , (Address)
RENTON,, WASHINGTOI' 98056
(City) (State) (Zip)
(206)-255-5117
(Telephone)
Acceptance of this application and required filing I fee does not constitute a complete
application. Plans and other materials required to constitute a complete application are listed in
the "Application Procedure." .
Form #174
BARGHAUSEN. CONSULTING ENGINEERS, INC.
"Land Planning, Survey, and Design Specialists"
November 14, 1986
Ms. Jennette Samek-McKague
Acting Zoning Administrator
City of Renton
Building and Zoning Department
Municipal Building
200 MiII Avenue South
Renton, WA 98055
Re: Application for Conditional Use Permit an Site Plan Approval fart
Proposed ARCO AM/PM Mini-Market with Service Station Facilities
Located Near the Intersection of N.E. Third Street and N.E. Fourth
Street on the North Side of. Jefferson Avenue, Renton, WA
ARCO AFC #2464/Our Job No. 1964
Dear Jennette:
On behalf of the ARCO Petroleum Products Company and the owner of
the above-referenced property, I am herewith submitting the following
documentation to secure a hearing date for the project.
1 . Eight (8) copies of the original application form and
Affidavit of Ownership for this project. A single master
application has been prepared to cover both the site plan
approval process and the Conditional Use Permit for the
gasoline sales.
2. Eight (8) copies and one (1 ) original of a completed
Environmental Checklist for the. project.
3. One (1 ) check in the amount of $320.00 to cover permit fees
for the Conditional Use Permit, and one (1 ) check in the
amount of $110.00 to cover the processing fee for the
Environmental Checkl 1st.
4. Eight (8) copies of a ful ly-dimensioned site plan for the
project. Grading information has not been provided, since
the site is relatively flat and we do not anticipate any cuts
or fills adjacent to the property boundaries which would
exceed 24 inches.
CITY OT.RENTON16)- Wi
LIU NOV 181986 Li
BUIL.
6625 South 190th, #102 • Kent,Washington 98032 • (206)872-5522
Ms. Jennette Samek-McKague
Acting Zoning Administrator
City •of Renton -
Building and Zoning Department -2- November 14, 1986
5. Eight (8) copies of a landscape plan for the project.
6. Eight (8) copies of a set of construction drawings for the
project providing architectural elevations of the building,
pump island construction, and canopy, and related site
i m;:rovements, including general site details and d unpster
enclosure standards.
7. Eight (8) copies of a construction plan for the proposed
free-standing pole sign identified as the "ARCO No. 46 double
pole sign."
8. Eight (8) copies of the construction drawings for the roof-
mounted mechanical equipment screening.
9. One (1 ) 8 1/2" x 11" reduction of each of the above-
referenced plans provided in accordance with city standards.
10. Eight (8)' copies of a justification for the Conditional Use
Permit addressing the specific areas of concern which will be
reviewed by the Hearing Examiner and your office.
11. One (1 ) copy of a colored photographic rendition of the
proposed ARCO AM/PM Mini-Market project to' illustrate the
color scheme and architectural style of the mini-market
building.
Would you please proceed to review this information and schedule a
public hearing date for this project at the earliest possible date,.. Please
let me know when the hearing date can be scheduled for this project, and
notify me if any additional information is required. I appreciate your
assistance in this regard, and I lock forward to working with you on this
project. Thank you.
Respectfully,
Will Wolfert
Senior Planner
WW/sm '
C205.04
enc: As Noted
cc: Mr. Walter Tubandt, ARCO (w/enc. )
Mr. John F. Lacey, Jr., ARCO
I
JUSTIFICATION FOR CONDITIONAL USE PERMIT
FOR
PROPOSED ARCO AM/PM 24-HOUR MINI-MARKET CONVENIENCE STORE AND
SELF-SERVICE GASOLINE STATION
OUR JOB NO. 1964
A. COMPREHENSIVE PLAN
The proposed project is consistent with the existing zoning on the
site, which is classified as "B-1 ." This classification provides for
reasonably intensive commercial uses in the City of Renton as summar-
ized in the zoning code. The convenience market is an allowed use
outright, and gasoline sales are allowed with a Conditional Use
Permit. In this particular case, the gasoline sales aspect of the
• project is accessory to the convenience market. A rezone is not
required for this project and, therefore. fhe proposal js consistent
with the adopted zoning for the site.
The City of Renton Comprehensive Land Use Plan includes a number of
policy statements and objectives regarding various aspects of commer-
cial development. The proposed project primarily provides convenience
items for motorists already on the adjoining streets and for residents
in the immediate vicinity of the project. There are extensive single
and multi-family developments located west and north of the subject
property, which provides a reasonably dense population base within the
service influence area for the project.
The parcel itself is unique with respect to 'its location, since it is
bounded by two public streets and is located at an intersection which
effectively prohibits the expansion of the commercial area any further
than is already provided for within the adopted zoning. The Renton
Vocational School is located northeast of the project, and the Seattle-
King County Health Department is located southeast of the project.
There is a large undeveloped area lying south of N.E. Third Street
which is designated for public or quasi-public uses and for multiple-
family development. The property to the north is designated for
single-family development, and the property to the west is designated
for multi-family and commercial development.
Based upon 1'.Aese parameters, it is unlikely that there will be any
further expansion of the commercial area which would generally be
inconsistent with the Comprehensive Plan regarding strip development
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Nov 181996 I
BUILDING/ZONI u PT.
along N.E. Third Street and N.E. Fourth Street, respectively. At the
same time, this site is unique with respect to its street frontage,
and is generally not suitable for residential use due to the adverse
impacts from the adjoining public street system.
On pages 16 through 18, respectively, the Comprehensive Land Use Plan
addresses commercial goals and objectives. The proposed project is
generally consistent with goals identified under, Section, "A" with
Policies 4, 5, 6, 8, 9, 10, and 13. The project is also considered of
a type which is intended to provide specific convenience shopping
opportunities for miscellaneous items and for gasoline for motorists
for the benefit of the general neighborhood near the property. As
such, it can be classified as a "neighborhood commercial" area in
accordance with Section "C" under Chapter 5 of the City of Renton
Comprehensive Land Use Plan.
Depending upon the classification of Jefferson Avenue N.E., the'
proposed development is basically consistent with Policy No. 1 under
the "Community Commercial" classification in the Comprehensive Plan.
The other two policies under this particular code section, including
Policies 2 and 3, respectively, are also met by this proposal . This
particular corner of the intersection is the only one that has been
developed for convenience retail activities, as required under Policy
No. 2.. In additio.n, there are no other convenience stores or service
stations which are located in the vicinity of the subject property, and
the next nearest convenience stores located east. on N.E. Fourth Street
are of a more limited variety and do not offer the same services and
goods offered by the proposed project. Therefore, the third policy
under this particular classification of the Comprehensive Plan is met
by this proposal .
Based upon this information, it is reasonably clear that the proposed
project is generally consistent with the policies of the Comprehensive
Land Use Plan. It should be noted that the actual plan designation
for the property. is "Multi-Family," although the zoning on the site
controls development on the property and the implementation of business
uses are appropriate, provided there are no significant adverse impacts
on adjoining residential, developments, and further provided that the
project is designed to be compatible with the dissimilar uses. In
this particular case, steps have been taken to ensure compatibility,
and the convenience aspect of the proposal clearly represents compati-
bility since the goods and services being offered are specifically
meant to be offered to residents in the surrounding neighborhood, as
well as motorists on the adjoining streets.
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B. COMMUNITY NEED
1 . The establishment of a convenience market and service station at
this location will not represent a detrimental "over-concentra-
tion" of this particular use within the City of Renton in general .
In this particular area. there are no other convenience markets or
service station facilities located within one-half mile of the
subject property. The next nearest food mart is located at the
intersection of Union Avenue S.E. and N.E. Fourth Street, approxi-
mately two-thirds of a mile east of the subject location. There
are two service stations located at this intersection, and there
is an Exxon service station located approximately one-half mile to
the east of the site on N.E. Fourth Street, which also includes a
limited selection convenience market. To the west of the site on
N.E. Third Street, there are rig other convenience packets or
service etations until after the roadway passes underneath 1-405,_
which is approximately three-Quarters of a mile tQ the west. N.E.
Third Street then turns into Sunset Boulevard N.E., where there
are other commercial uses. However, for traffic coming off the
hill along N.E. Third Street and gaining access to 1-405 west-
bound, there are no service stations ayailable.
There is a heavy concentration of multi-family housing located
along N.E. Third Street and N.E. Fourth Street west of the subject
property and northeast of the subject site. The residential
population located in this area provides the basic substantiation
for the need for a service station and convenience market in this
area. In particular, many of these people would likely travel
westbound on N.E. Third Street to and from their places of
employment and for other opportunities. At the pr.esent time,
there are no service stations or convenience markets located along
the alignment that they would traverse to reach their destination,
as indicated along N.E. Third Street down onto Sunset Boulevard
N.E. and then westbound on 1-405. Dy locating a conyenience
market and service station at this location on the north aide of
the street. which is ideally convenient for }westbound traffl c, the
residents in this area will have easy access to the facility in
the morning and evening hours. which should eliminate "back
tracking" on N.E. Fourth Street and would potentially reduce the,
number of vehicular trips at other critical intersections along
N.k. Third_Street.
2. The existing site is cleared of all vegetation and is located
at the confluence of N.E. Third Street, N.E. Fourth Street, and
Jefferson Avenue N.E. N.E. Third Street is a major arterial which
becomes N.E. Fourth Street east of the property. The parcel is
triangular shaped and is bounded by public streets to the north,
east, and south, and by multi-family residence to the northwest,
1964.07 -3-
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and vacant B-1 parcel to the southwest. All public utilities are.
available to the site, and a new signalization project is
currently underway at the intersection of N.E. Third Street and
Jefferson Avenue N.E. adjacent to the property. The surrounding
street system is adequate to handle traffic from the subject
project, particularly considering the fact that at least 50
percent of the anticipated trips that will be generated by the
project will be "diverted trips" from traffic already on the
adjoining street system. Since there are no other convenience
markets/service stations within a one-half mile radius of the
site, and there is extensive multi-family development within this
same area of influence, it is reasonable to assume that the need
for a facility such as this can be justified. At the same time,
the relative isolation of the site makes it ideal for the estab-
Iishment of t i s type of bvsIness.
C. EFFECT ON ADJACENT PROPERTIES .
1 . Lot Coverage: The total area of the site is approximately 62,232 ,
square feet, and the mini-market itself has a gross floor area of
2,400 square feet, which represents approximately 3.8 percent site
coverage. The pump island canopy adds another 3.5 percent to the
site coverage percentage, bringing the total building area on the
site to approximately 7 percent. This building coverage Is
certainly well within the allowable limits for the zone classi-
fication and Is much less intensive than many residential
developments.
2. Yards: The project has been designed to meet all of the required
setbacks within the "B-1" classification. No setback variances
are being requested from the code.
3. Height: The proposed AM/PM Mini-Market building has a height of
approximately 13 feet, which is typically equal to or less than
the height of single-family homes. The canopy has a height of
approximately 16 feet, which is also generally consistent with the
height of a peaked-roof single-family dwelling. Obviously, both
of these buildings are lower in height than a typical two-story
residential house, and certainly much lower than the height of
multi-family buildings similar to those located to the west. The
tallest structure proposed will be the free-standing pole sign
approximately 28-feet in height to be located along N.E. Third
Street where it will also have the least impact on residential
development on the north side of N.E. Fourth Street along the
opposite property boundary. No variances are being requested for
the project relative to height limitations.
1964.07 -4-
D. COMPAT I r3 I L 1TY
The convenience market/service station is being developed at a scale in
order to not be physically out of place within a general residential
area, while still providing sufficient floor area for a wide selection
of convenience store items. The service station portion of the project
is an integral part of the "convenience" aspect of the development.
The neighborhood around the property beyond the immediate boundaries
is a unique mixture. There is a vocational school located north and
east of the property, along with the Seattle-King County Health
Department located south and east of the property. There are other
commercial uses located along N.E. Fourth Street east of the property,
and there is a large, gravel pit operation (which is generally not
active at the present time) located directly south of the site across
N.E. Third Street. To the northwest of the property is a multi-story,
multiple-family development. Other multi-family projects are located
farther west of the site on the north side of N.E. Third Street, as
well as north and east of the project around the vocational school .
Finally, there is an older single-family neighborhood located north of
the project on the north side of N.E. Fourth Street and westerly of
Jefferson Avenue N.E.
Any development on the subject property should generally be designed to
• reflect the existence of the existing single-family neighborhood to the
north and should take appropriate steps to minimize impacts on this
neighborhood. We believe that the design that has been proposed
accomplishes this fact through the following specific design features.
1 . As indicated above, the size and scale of the structures proposed
are actually less than typical multi-family buildings located just
to the northwest of the project, which are also adjacent to the
single-family neighborhood. The project will therefore not be a
/' ' "bulky" development.
2. The mini-market is proposed to be oriented basically away from the
single-family neighborhood and toward the south and east for
visibility along the major arterial . The project will ji of have
any windows facing N.E. Fourth Street or northwest towards tite
existing apartment.
3. We are proposing to provide a vegetative screen/buffer using a
combination of landscaped lawn, street trees, and screening
shrubs and pine trees. The depth of this landscaped area varies
from 90 feet at the parking lot to 140 feet to the building. This
vegetative screen will be more significant than would be normally
required under the zoning code and will effectively proyide a
landscaping buffer between the project and resisients on the north
1964.07 -5-
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side of N.E. Fourth Street as well as proyjde an open feeling of
landscape.
4. The gas pump islands are located along N.E. Third Street, with
the circulation on the site being set up to primarily attract
motorists entering and leaving the site on and off of N.E.
Third Street. The pump islanfis and free-standing sign will_
be located along ttte boundary line opposite of the single-family
neighbor.hood to the Borth and would therefore have less of an
impact.
The neighborhood surrounding the project cannot be characterized with a
specific classification, either commercial, single-family residential,
or multiple-family housing. Instead, the surrounding nejghborbood is a
mixture of these uses, and the subject project will not be out of
character ylth this general mixture of jand uses. With the project
orientation and screening as proposed, the development will further be
reflective of the potential impacts on properties to the north and will
mitigate these impacts as indicated.
E. PARKING
The proposed development will include sufficient parking stalls
as required by the zoning code for motorists patronizing the subject
project. It is not anticipated that the project will have any adverse
impact on vehicular parking requirements in the area.
F. TRAFFIC
As indicated above, the project is oriented to primarily prpmote
vehicular traffic from N.E. Third Street. which is the adjacent major
arterial . The site also has access proposed to N.E. Fourth Street as
well, and the site will benefit from the new signalization being
proposed at Jefferson Avenue N.E. with N.E. Third Street and N.E.
Fourth Street,. respectively. Finally, the project incorporates a
common driveway access to minimize the number of driveways on N.E.
Third Street. Access locations have been reviewed and discussed with
City officials prior to development of the site plan. Much of the
traffic to and from the site is expected to occur westbound on N.E.
Third Street in the morning hours. It is likely that access will be
prohibited for left-hand turns onto the property from N.E. Third
Street, and with the new signalization at Jefferson Avenue N.E.,
motorists will be able to turn at the intersection and travel a short
distance on N.E. Fourth Street before turning into the subject project.
Almost all of the traffic generated by the project will be directed
away from the single-family neighborhood to the north. As a result, we
1964.07 -6-
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would not expect any adverse traffic impacts, particularly after the
signalization is improved at Jefferson Avenue N.E. The applicant wild
also be improving N.E. Third Street with an additional lane of asphalt
paving to provide for an „scceleratiop/deceleration lane fpr traffic on
N.E. Third Street. These improvements will be coordinated with the
City of Renton Traffic Division with regard to the final design
criteria.
Pedestrian access tQ and from the site is safely availaDle by way of
existing sidewaiJcs on N.E. Fourth Street and N.E. Third Street extend-
ing into the rgsidential jQusing to the north and yvest Qt the subject
property. Pedestrian walkways will be provided on this site around
the mini-market building to promote safe pedestrian access to the
)� structure itself, primarily from the residential development to the
north. There are no identified sight distance problems or grade
k transitions which will impact visibility for motorists or pedestrians
having access to the property, and all of the improvements on the site
within the parking lot will meet minimum City of Renton design codes.
G. NOISE/GLARE
1 . No i se
The project itself will not generate any significant noise levels
since it is not a manufacturing or other commercial business which
incorporates heavy machinery or equipment. The primary source of
noise from the project will be from motorists driving to and from
the subject project. Similar noise levels exist in the vicinity
of the site from traffic on N.E. Third Street and other local
access streets and, therefore, the impacts of the proposed project
are expected to be minimal . The use of the new electronic gas
pumps also eliminate any noise associated with ringing bells which
were traditional in the older service stations, Finally, no
repairs or other services will be provided on the project and._
therefore, there will be nonoise generated by any mechanics.
Since the station will be self service, there will also be fewer
employees on the site and less interaction between patrons and
employees involving conversation.
The business will be operated 24 hours a day consistent with
general operating procedures for convenience markets and self-
service gas stations. However, the heaviest business hours are
expected to be between 6:00 a.m. and 10:00 p.m., and there should
be a significantly reduced level of activity at other times. Ihg
noises generated by motorists driving to the site for gasoline or
groceries during the later hours will be similar to tre noises
that would be generated by vehicular travel along the adjoining
1964.07 -7-
streets. and the add jt i on of the landscaping buffer and agreuirig
strip along NE. Fourth Street and the west property Jjne stpul1
further buffer noise from the project relative to the residential
neighborhood to the north.
2. Gl.re
The project will incorporate low-level on-site lighting specifi-
cally directed to minimize the spread of illumination and any
glare affecting adjoining properties. This lighting is required
for security purposes and will be developed in accordance with
City of Renton codes. Other sources of light would relate tQ
headlights from motorists, which will generally be shielded from
surroundiDg residential properties to the north and west by the
landscaping screen along the north and west property lines.
General light levels in the area of the project are generated by
street lights, residential housing lights, and vehicular head-
lights on the adjoining streets. The proposed project will not
generate significant levels of additional lighting, while at the
same time the light sources will be identical to those which
currently exist in the area.
H. LANDSCAPING
The proposal incorporates a park-like setting which reflects the
landscaping to the east and to the south at the Vocational Technical.
School and Health Department building. A 5-foot screen is provided at
the northwesterly boundary. .This will incorporate evergreen shrubs
and flowering trees, as well as pine trees which will help screen the
mini-market from the residential homes to the northeast, as well as
the apartment complex. The screening trees will also provide an
effective buffer against car lights on Fourth Street. To the north-
east, the street tree theme is continued, a combination of berms, lawn
and pine trees will effectively screen the commercial use of this site
from the single-family residences north of Fourth Street. The
right-of-way portion of the site's small triangle to the east will
be landscaped with lawn berm and flowering trees.
The proposal Is consistent with the requirements of the City of Renton
zoning code and the zoning district within which the project is
located. At the present time, the site is completely devoid of all
vegetation, other than grasses, and the proposed project will introduce
significant landscaping to enhance the quality of the project and to
provide appropriate buffering, where necessary, along the north and
west property lines.
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I. ACCESSORY USES
This section is not applicable to this project since all of the uses
proposed are allowed outright in the existing zone classification for
the property. The gasoline sales aspect of the business does require
the approval of a Conditional Use Permit, and the entire project will
involve the 24-hour convenience market and self-service gas station.
The gasoline sales can be considered an accessory use to the con-
venience market, which is allowed outright in the zoning code.
J. CONVERSION
Not applicable.
K. PUBLIC IMPROVEMENTS
The existing property is served by both public water and sanitary
sewer service from the City of Renton, as well as other utilities
including power and telephone service. The proposed project will not
adversely impact any of these utilities. Other public services such
as police and fire protection are also readily available in the area
of the project site, and it is not anticipated that the convenience
market will require supplemental personnel or would place an un-
reasonable burden on existing city services. The taxes that will be
generated by the business activity on the site should help to offset
the associated requirements for public services.
The developers of the project are also providing street improvements
on N.E. Third Street to incorporate an acceleration/deceleration lane
to mitigate impacts from traffic movement along N.E, Third Street. It
is also understood that left-hand turns from N.F. Third Street onto
and off of the subject property will be prohibited, and these modifi-
cations, together with the improvements proposed, Should mitigate any
adverse Impacts from the project with regard to traffic circulation.
This would actually provide a benefit to the public and the City of
Renton, since the improvements proposed along N.E. Third Street will be
financed by the developer at no cost to the City. Finally, the
improvements proposed at the intersection of N.E. Third Street and
Jefferson Avenue N.E. should clearly improve traffic circulation in
the vicinity of the property, and these improvements should further
mitigate any traffic impacts from the proposed project.
1964.07 -9-
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9�,9gT ���Q� ENVIRONMENTAL CHECKLIST
Fp SEP1E
Purpose of Checklist:
The State Environmental Policy Act (SEPA), chapter 43,21C RCW. requires all
governmental agencies to consider the environmental impacts of a proposal before making s.
decisions. An environmental impact statement (EIS) must be prepared for allproposals
with probable significant adverse impacts on the quality of the environment. The purpose
of this checklist is to provide information to help you and the agency identify impacts
from your proposal (and to reduce or avoid impacts from the proposal. if it can be done)
and to help the agency decide whether an EIS is required.
Instructions for Applicants:
This environmental checklist asks you to describe some basic information about your
proposal. Governmental agencies use this checklist to determine whether the
environmental impacts of your proposal are significant, requiring preparation of an EIS.
Answer the questions briefly, with the most precise information known, or give the best
description you can.
You must answer each question accurately and carefully, to the best of your
knowledge. In most cases, you should be able to answer the questions from your own
observations or project plans without the need to hire experts. If you really do not know
the answer, or if a question does not apply to your proposal, write "do not know" or "does
not apply." Complete answers to the questions now may avoid unnecessary delays later.
Some questions ask about governmental regulations, such as zoning, shoreline, and
landmark designations. Answer these questions if you can. If you have problems, the
governmental agencies can assist you.
The checklist questions apply to all parts of your proposal. even if you plan to do
them over a period of, time or on different parcels of land. Attach any additional
information,..that will help describe your proposal or its environmental effects. The
agency to 'which you submit this checklist may ask you to explain your answers or provide
. additional -information reasonably related to determining .if -there may be significant
adverse impacts.
Use of Checklist for Nonproject Proposals: (Please Type or Print Legibly)
Complete this checklist for nonproject proposals, even though questions may be
answered "does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR
NONPROJECT ACTIONS (part D).
For'nonproject actions (actions involving decisions on policies, plans and programs),
the references in the checklist to the words "project," "applicant," and "property or site"
should be read as "proposal," "proposer," and "affected geographic area," respectively.
A. BACKGROUND
1. Name of proposed project, if applicable:
ARCO AM/PM Mini Market
•
2. Name of applicant:
The Atlantic Richfield Company
3. Address and phone number of applcant and contact person:
Barghausen Consulting Engineers, Inc.
6625 South 190th, Suite 102
Kent, WA 98032
4. DaOte checklist prepared:
October 16, 1986
5. Agency requesting checklist:
City of Renton
6. Proposed timing or schedule (including phasing, if applicable):
Completion by June, 1987. CITi' O :TOM_
NOV 1 s 1986
BUILGnNG/ZONING
7. Do you have any is for future additions. expansiorn, further activity related
to or connected with this proposal? if yes. explain.
No.
8. List any environmental information you know about that has been prepared, or will
be prepared, directly related to this proposal.
A previous environmental checklist was prepared for a similar project located
immediately east of the proposed location. That checklist was submitted to the
City of Renton on or about June 1, 1986.
9. Do you know whether applications are pending for governmental approvals of other
proposals directly affecting the property covered by your proposal? If yes. explain.
No.
10. List any governmental approvals or permits that will be needed for your proposal, •
if known. Conditional use permit for gasoline sales, site plan approval, and
building permits.
11. Give brief. complete description of your proposal. including the proposed uses and
the size of the project and site. There are several questions later in this checklist
that ask you to describe certain aspects of your proposal. You do not need to
repeat those answers on this page. The project will include the construction of a
2,400 square foot wood frame, one story convenience market building, together with a
30 x 53 foot pump island canopy with two pump islands, and three 12,000 gallon
underground storage tanks. There will also be a free standing sign and associated
site paving and landscaping, on site lighting, and a trash enclosure.
12. Location of the proposal. Give sufficient Information for a person to understand
the precise location of your proposed project, including a street address. if any. and
section. township, and range if known. If a proposal would occur over a range of
area, provide the range or boundaries of the site(s). Provide a legal description.
site plan. vicinity map, and topography map, if reasonably available. While you
should submit any plans required by the agency. you are not required to duplicate
maps or detailed plans submitted with any permit—applications related to this
checklist. The property is located at the intersection of N.E. 3rd Street with
N.E. 4th Street and Jefferson Avenue. The area of development is approximately
62,232 square feet. The property.. is generally flat and is devoid of any
significant vegetation or other structures.
B. ENVIRONMENTAL ELEMENTS
1. EARTH •
a. General dc:;cription of the site (circle one); flat. rolling. hilly. steep
slopes, mountainous, other
b. What is the steepest slope on the site (approximate percent slope)?
Two to three percent.
c. What general types of soils are found on the site (for example. caly, sand.
gravel, peat, muck)? If you know the classification of agricultural soils.
specify them and note any prime farmland.
The soils are generally Everett gravely sands and have no agricultural value.
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d. Are there surface indications or history of unstable soils in the immediate
vicinity? If so. describe.
No significant fill is anticipated.
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a. Describe purpose. type. and approximate quantities of any filling or
grading proposed. Indicate source of fill.
• No significant fill is anticipated.
f. Could erosion occur as a result of clearing. construction. or use? If so.
generally describe.
There is limited erosion potention due to the quality of soils on the site and
the flat topography.
g. About what percent of the site will be covered with impervious surfaces
after project construction (for example. asphalt or buildings)?
Approximately 35% of the developed portion of the site.
h. Proposed measures to reduce or control erosion, or other impacts to the
earth. if any:
Temporary erosion control measures will be adopted if required by the City of Rentoi
to control erosion during construction.
2. AIR
a. What types of emissions to the air would result from the proposal (i.e.,
dust. automobile, odors. industrial wood smoke) during construction and
when the project is completed? If any, generally describe and give
approximate quantities if known. Emissions would result from automobile
traffic from customers visiting the site and should be noted that a significant
percentage of these vehicles are expected to result from diverted trips by cars
already, in the area.
b. Are there any off-site sources of emission?
Off-site sources would include vehicular traffic on adjoining streets.
c. Proposed measures to reduce or control emissions or other impacts to air.
if any:
None.
3. WATER
a. Surface:
1) Is there any surface water body on or in the immediate vicinity of the site
(including year-round and seasonal streams. saltwater, lakes, ponds,
wetlands)? If yes, describe type and provide names. If appropriate. state
what stream or river it flows into.
No
2) Will the project require any work over, in. or adjacent to (within 200 feet)
the described waters? If yes, please describe and attach available plans.
No.
3) Estimate the amount of fill and dredge material that would be placed in or
removed from surface water or wetlands and indicate the area of the site
that would be affected. Indicate the source of fill material.
None.
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• • ' 4) Will the prcN.i al require surface water withdrawd1s or diversions? Give
general description, purpose, and approximately quantities if known.
No.
5) Does the proposal lie within a 100-year floodplain? If so, note location on
the site plan.
No.
6) Does the proposal involve any discharges of waste materials to surface
waters? If so, describe the type of waste and anticipated volume of
discharge.
No.
b. . Ground:
1) Will ground water be withdrawn, or will water be discharged to ground
water? Give general description, purpose, and appaoximately quantities if
known.
No.
2) Describe waste material that will be discharged into the ground from
septic tanks or other sources, if any (for example: Domestic sewage;
industrial, containing the following chemicals . . .; agricultural; etc.).
Describe the general size of the system, the number of such systems, the
number of houses to be served (if applicable), or the number of animals or
humans the system(s) are expected to serve.
None. Sanitary sewers will be used for sewage disposal with the City of Renton.
c. Water Runoff (including storm water):
1) Describe the source of runoff •(including storm water) and method of
collection and disposal, if any (include quantities, if known). Where will
this water flow? Will this water flow into other waters? If so, describe.
Storm water runoff will be created from the asphalt surfaces and buildings
constructed on the site.
2) Could waste materials enter ground or surface waters? If so, generally
describe.
Grease and oil deposited on the parking lot surface will collect with storm water-
runoff on the site.
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d. Proposed asures to reduce or control surface. ground. and runoff water
impacts, if any:
A complete storm drainage and retention system will be installed in accordance
with City of Renton standards to control the rate of runoff to the pre-developed
conditions and to direct the discharge to an approved location off the site. An
oil/water separator will also be installed as needed to mitigate impacts from the
surface water runoff of oils and greases.
4. Plants
a. Check or circle types of vegetation found on the site:
o deciduous tree: alder, maple. aspen, other
o evergreen tree: fir, cedar, pine, other
o Shrubs
XIllx grass
o crop or grain
o Wet soil plants: cattail, buttercup, bullrush. skunk cabbage, other
o water plants: water lily, eel grass, milfoil, other
o other types of vegetation
b. What kind and amount of vegetation will be removed or altered?
There is no significant vegetation on site to be removed or altered.
c. List threatened or endangered species known to be on or near the site.
None.
d. Proposed landscaping, use of native plants, or other measures to preserve
or enhance vegetation on the site, if any: New landscaping will be provided
on the project in accordance with a landscape plan approved by the City
of Renton. A special vegetative buffer will also be constructed for screening
purposes along the west property line adjacent to the existing multi family
development.
5. Animals
a. Circle any birds and animals which have been observed on or near the site
or are known to be on or near the site:
None.
Birds: Hawk, heron, eagle, songbirds, other
Mammals: deer, bear, elk, beaver, other
Fish: bass, salmon, trout, herring, shellfish. other
b. List any threatened or endangered species known to be on or near the site.
None.
C. Is the site part of a migration route? If so, explain.
• No.
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•
• d. Proposed measures to preserve or enhance wildlife, it any:
•
None.
•
•
6. Energy and Natural Resources
a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be
used to meet the completed project's energy needs? Describe whether it
will be used for heating, manufacturing, etc.
Electricity will be used for the project for heating and electrical appliances.
b. Would your project affect the potential use of solar energy by adjacent
properties? If so, generally describe.
No.
•
c. What kinds of energy conservation features are included in the plans of this
proposal? List other proposed measures to reduce or control energy
impacts, if any:
None are anticipated.
7. Environmental Health
a. Are there any environmental health hazards, including exposure to toxic
chemicals, risk of fire and explosion, spill, or hazardous waste, that could
occur as a result of this proposal? If so, describe.
The installation of underground fuel, storage tanks, poses the potential for
rupture of the tanks in the future and leakage of petroleum products.
1) Describe special emergency services that.mightbe required.
X Reponse by fire department officials.
2) Proposed measures to reduce or control environmental health hazards, if
any:
Double containment tanks will be used with fiberglass construction in order to
minimize any potential damage or rupture to the tanks and fuel lines.
b. Noise
1) What types of noise exist in the area which may affect your project (for
example: traffic, equipment, operation, other)?
Noise levels in the area are primarily effected by vehicular traffic on
N.E. 3rd Street and the adjacent residential streets.
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2) ' What types and levels of noise would be'created'by or associated with"the
project on a short-term or a long-term basis (for example: traffic,
construction, operation. other)? Indicate what hours noise would come
from the site.
• Noise on the site itself would result in levels consistent with traffic on
N.E. 3rd Street with the majority of noise being concentrated during ' the hours.
of 6:00 a.m. to 10:00 p.m. During the off hours, some noise would be associated
with vehicular traffic to and from. the site, which would be consistent with
vehicular traffic on N.E. 3rd Street.
3) Proposed measures to reduce or control noise impacts, if any:
A vegetative buffer is proposed along the west property line to screen some of
the project from the multi family residential development to the west.
8. Land and Shoreline Use
•
a. What is the current use of the site and adjacent properties?
The current site is vacant. The properties to the west are vacant and developed
with a multi family residential apartment building. The site is bounded on the
north, south and east by public streets. Adjacent properties to the south are
vacant or being used for businesses or a gravel pit, and properties to the north
are developed with single family residential dwellings.
b. Has the site been used for agriculture? If so, describe.
no.
c. Describe any structures on the site.
None.
d. Will any structures be demolished? If so, what?
None.
e. What is the current zoning classification of the site?
B-1
f. What is the current comprehensive plan designation of the site? •
r 14Ia po%ic rhi
g. If applicable, what is the current shoreline master program designation of
the site?
Not applicable.
h. Has any part of the site been classified as an "environmentally sensitive"
area? If so, specify.
No.
i. Approximately how many people would reside or work in the completed
project?
One to two persons would work at this site at any given time.
j. Approximately how many people would the completed project displace?
None.
k. Proposed measures to avoid or reduce displacement impacts,.if any:
None are required
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% : , •
1. Proposed n ures to ensure the proposal is co tible with existing and
projected lanu uses and plans, if any:
The project is consistent with the existing zoning (land use plan, and additional
landscaping is being proposed on the west side of the developed portion of the
9. Housing property to buffer the project from the multi-family residential housing to
the west.
a. Approximately how many units would be provided, if any? Indicate
whether high, middle, or low-income housing.
None.
b. Approximately how many units, if any, would be eliminated? Indicate
whether high, middle, or low-income housing.
None.
c. Proposed measures to reduce or control housing impacts, if any:
Not required.
10. Aesthetics
a. What is the . tallest height of any proposed structure(s), not including
antennas; what is the principal exterior building material(s) proposed.
The tallest structure will be the free standing pole sign which will be
approximately 28' high. The building will be approximately 13' ,high.
Exterior building materials will be wood frame sheeting with a stucco finish.
D. what views in the-immediate vicinity-Would be altered or obstructedr
None.
c. Proposed measures to reduce or control aesthetic impacts, if any:
None are required.
11. Light and Glare • ••• •
a. What type of light or glare will the proposal produce? What time of day
would it mail ily occur?
On-site low level lighting will be provided which should not adversely impact
adjoining properties. Light and glare from automobile headlights will occur
on-site during the evening hours.
b. Could light or glare from the finished project be a safety hazard or
interfere with views?
No.
•
c. - What existing off-site sources of light or glare may affect your proposal?
Street lighting off-site will contribute to the general light level in the area.
d. Proposed measures to reduce or control light and glare impacts, if any:
• Screeing is provided along the west property line adjacent to the multi-family
residential development.
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•
•
12. Recreation
a. What designated and Informal recreational opportunities are in the
immediate vicinity?
Not applicable.
b. Would the proposed project displace any existing recreational uses? If so.
describe.
No.
C. Proposed measures to reduce or control impacts on recreation, including
recreation opportunities to be provided by the project or applicant, if any:
None are required.
13. Historic and Cultural Preservation
a. Are there any places or objects listed on,-or proposed for, national, state.
or local preservation registers known to be on or next to the site? If so,
generally describe.
No.
b. Generally describe any landmarks or evidence of historic, archaeological.
scientific, or cultural importance known to be on or next to the site.
None.
c. Proposed measures to reduce or control impacts, if any:
None are required.
14. Transportation
a. Identify public streets and highways serving the site, and describe proposed
access to the existing street.system. Show on site plans, if any.
Access is provided by way of N.E. 3rd Street and N.E. 4th Street.
b. Is site currently served by public transit? If not, what is the approximately
distance to the nearest transit stop?
Transit is available along N.E. 3rd Street
c. How many parking spaces would the. completed project have? How many
would the project eliminate?
The completed project will have a minimum of 20 parking stalls. No parking
stalls will be eliminated by the project.
d. Will the proposal require any new roads or streets, or improvements to
existing roads or streets, not including driveways? If so, generally describe
(indicate whether public or private).
Widening of N.E. 3rd Street will be provided including an acceleration
de-acceleration land as required by the City of Renton.
•
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/ • • e. Will the prc use (or occur in the immediate v___.•.ity of) water. rail, or
air transportation? If so. generally describe.
No.
f. How many vehicular trips per day would be generated by the completed
project? If known. indicate when peak volumes would occur.
It is expected to generate approximately 1,500 vehicle trips per day;
approximately 50% would be diverted tri s. Peak hour volu e is expected to be
g. Proposed measures to reduce or control transportationpe impacts, it any: approximately 112
vehicle trips.
An acceleration/de-acceleration lane will be addes on
N.E. 3rd Street adjacent to the property.
15. Public Services
a. Would the project result in an increased need for public services (for
•
example: fire protection, police protection. health care, schools, other)? •
If so, generally describe.
Fir and police protection will be required but no increase in service levels
in the area are anticipated. •
b. Proposed measures to reduce or control direct impacts on public services,
if any.
None.
16. Utilities
a. Circle utilities currently available at the site: electricity, natural gas,
water, refuse service, telephone, sanitary sewer, septic system, other.
b. Describe the utilities that are proposed for the project. the utility
providing the service, and the general construction activities on the site or
in the immediate vicinity which might be needed.
The City of Renton will provide water and sanitary sewer service, Puget
Power will provide electrical power for the project.
C. SIGNATURE
I. the undersigned. state that to the best of my knowledge the above information is
true and complete. It is understood that the lead agency may withdraw any
declaration of non-significance that it might issue in reliance upon this checklist
should there be any willful misre ent nor willf lack of full disclosure on
my part.
Proponent:
Name Printed: Thomas A. Barghausen
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