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HomeMy WebLinkAboutLUA96-082 GHAGS
CIVIL ENGINEERING,LAND PLANNING,SURVEYING,ENVIRONMENTAL SERVICES
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C+ENG1N
CITY OF RENTON
HEARING EXAMINER
Mr. Fred Kaufman
Hearing Examiner
City of Renton
200 Mill Avenue South
Renton, WA 98055
RE: Withdrawal of Appeal
ARCO Facility Remodel at
1616 N.E. 30th Street, Renton, Washington
Renton File No. LVA96-057,ACU,ECF
Our Job No. 5616
Dear Mr. Kaufman:
On behalf of Lakha Investment Company,L.L.C.,I am writing to withdraw the appeal of the City of Renton
Environmental Review Committee's decision of June 6, 1995. The City is now allowing the previous use on the
subject property to be credited against the traffic impact fees charged to the remodel of this facility.
Should you have any questions or comments regarding this request, please do not hesitate to contact me.
Sincerely,
Bruce K. Creager, AICP
Senior Planner
BKC/es/jss
5616C.012
enc: As Noted
cc: Mr. Andy Lakha, Lakha Investment Company, L.L.C.
Mr. Randy Welch, Emerald City Construction
Mr. Jay S. Grubb, Barghausen Consulting Engineers, Inc.
18215 72ND AVENUE SOUTH KENT,WA 98032 (206)251-6222 (206)251-8782 FAX /..,,04 -5 C_ Cjk2 44
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GHAL
CIVIL ENGINEERING,LAND PLANNING,SURVEYING,ENVIRONMENTAL SERVICES
"o u June 25, 1996
Ob 7.1
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il
Mr. Fred Kaufman
Hearing Examiner
City of Renton
200 Mill Avenue South
Renton, WA 98055
RE: Appeal of Environmental Determination
ARCO Facility Remodel at 1616 N.E. 30th Street, Renton, Washington
Renton File No. L'g4A 96-057,ACU,ECF/Our Job No. 5616
Dear Mr. Kaufman:
On behalf of Lakha Investments, Inc., I am writing to appeal the City of Renton Environmental Review
Committee's(ERC)methodology for determining traffic impact fees for the above-referenced ARCO remodel
project. According to the terms of the environmental determination of non-significance (mitigated) issued by
the City on June 6, 1996, the project will be assessed for new daily trips generated by this facility at the rate
of$75 per trip. In Section"A" of the environmental review report, the City indicates that no previous uses
which occupied the subject buildings(to be remodeled) will be credited against the impact fees charged to this
facility. I am writing to appeal the ERC's methodology and respectfully request that the trips generated by
the previous uses be credited against the subject proposal's traffic impact fee assessments. This appeal is being
filed pursuant to Title IV, Section 4-8-11.B, directly to you with a $75 fee and the following justification:
• The subject property was originally developed as a gasoline service station with service bays. The
site was most recently occupied by Exxon, which occupied the buildings until approximately
3 years ago. At that time, the use was converted to a gift and antique store which was in
operation until purchase of the property by Lakha Investments in spring 1996.
• The subject proposal includes a remodel of the existing buildings (1,764 square feet) with an
addition of 338 square feet to accommodate the mechanical units for the single bay car wash and
the mechanical cooler units. This is not a substantial increase in the building area.
• The proposed facility remodel will provide a needed service to the residents of the Kennydale
area, east of I-405, and is anticipated to predominately serve the existing traffic commuting to
and from I-405.
• The City of Renton policy is to allow credit for trip generation from prior uses. A recent example
is Mr. Lakha's proposed redevelopment of the Alexander's Auction at the southwest corner of
N.E. 4th and Monroe for a new Chevron and McDonald's facility. (LVA 96-037,SA,ECF)
• Although the City may argue that the service station was a discontinued use and, therefore, not
eligible for credit, it is my understanding that there is no provision in the traffic impact fee
ordinance which denies credit based upon discontinuation of use after a specified period of time.
18215 72ND AVENUE SOUTH KENT,WA 98032 (206)251-6222 (206)251-8782 FAX
Mr. Fred Kaufman
Hearing Examiner -2- June 25, 1996
I respectfully request your allowance for credit for the previous gasoline service station and/or gift/antique
store at this location. The traffic impact fees assessments for new development in the City of Renton are an
important part of the City's ability to fund road improvements. However, it is only fair that credit be given
to prior development and uses which predated the traffic impact fee ordinance and contributed substantially
to the City's general fund through the payment of retain sales tax and gasoline tax. The credit against the
impact fees assessed for redevelopment of property will continue to stimulate redevelopment, enhance market
values, and continue to generate revenue for the City.
Please note that we have also filed a request for reconsideration with the ERC. If the ERC rules favorably
with our request, we will withdraw this appeal.
Should you have any questions or comments regarding this request, please do not hesitate to contact me
at this office.
Sincerely,
`Bruce K. Creager,
Senior Planner
BKC/kn/es
5616C.009
enc: $75 Check Payable to the City of Renton
ERC and LVA Decision Dated June 6, 1996
cc: Mr. Andy Lakha, Lakha Investments Inc.
Mr. Jay S. Grubb, Barghausen Consulting Engineers, Inc.
DUPLICATE RECEIPT DUPLICATE RECEIPT
CITY OF RENTON
CITY TREASURER
REG/RCPT : 02-36833 C:86-25-1996
CASHIER ID : G 13:55:00 A:06-25-1996
5087 APPEALS 8 UAIVERS $75.80
008.000.08.345.81.00.000003
TOTAL DUE $75.00
RECEIVED FROM:
BARGHAUSEN CONSULTING
CHECK $75.00
TOTAL TENDERED $75.00
CHANGE DUE $0.08
DUPLICATE RECEIPT DUPLICATE RECEIPT
c.Y CITE OF RENTON •
i Planning/Building/Public Works Department
Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator
1 C _ 0M -.
June 6, 1996 ,i,
l i:' i 7 i ;',,r :;
� �,I
1 '`
Mr. Bruce Creager L
Barghausen Consulting Engineers,:Inc.
;• 182.15-- 72nd Avenue South- _ •
, Bothell,WA 98011 ' ' = ,
SUBJECT:, ARCO onNE;30th
Project No. LUA-96-057,ACUtECF
Dear Mr. Creager:
This letter is written on:behalf of the Environmental Review Committee and Is to inform you that they have completed
their review"of the environmental impacts of the above-referenced project. The Committee, on June 4, 1996, decided
that your project may be issued a threshold Determination:of'Non-Significance-Mitigated with the following conditions:
• See enclosed Mitigation pleasures document: - -
Because the Environmental Review Committee imposed specific mitigation measures rather than issue a Determination
of Significance, there is,a required 15 day comment.period during which comments are solicited from various agencies,
jurisdictions or individuals(including the,applicant) who may have an interest in the Committee's decision. The required.
14 day appeal period will run concurrently with the comment period. ,The comment and appeal period will end at 5:00 PM
on June 25, 1996.
Following the end=of the comment/appeal period, the City will finalize its-Determination, unless comments.received
require a reevaluation. -•
.WAC:197-11-660 states that the responsibility for implementation measures may be imposed upon an applicant only to
. the extent attributable.to the identified adverse impacts of the imposed action. Since an environmental impact statement
has not•been prepared for this project, any mitigation measure established by the ERC not directly attributable to an
identified adverse impact is deemed to be•voluntarily accepted by the applicant.
Staff urges you to contact the various City representatives, as appropriate,(e.g:, the Public Works Division) as soon as '
possible, to obtain more information concerning specific mitigation elements recommended for this project, if you have
:specific questions: This information will assist.you'in planning for implementation of your project and will enable you to '
exercise your appeal.rights'more,fully, if you choose to do so: - •
• Appeal procedures and mitigation• measures impose 'by the City of Renton's Environmental Review Committee are
• . available at the Development Services Division, Th' d Floor, Municipal Building, Renton; Washington" 98055. 'Phone:
.235-2550: You should be prepared to make specifi factual objections. _
• ;If you have any questions Or-desire clarification f the above,please call me at (206) 277-5586.
For the Environmental Review"Committee;,.. - ;
Mark R: F ;AICP
Project.Man er "a
Enclosure
cc: Mr.Andy Lakha/Owner;;
Parties of Record:- Mr.'bill Donald;Ms. Shirley Milliren;-Mr. Philip Berry -
-Document$ ..
200 Mill Avenue South - Renton. Washinvtnn 9R1155
CITY OF RENTON ' .
, DETERMINATION OF NON-SIGNIFICANCE .
(MITIGATED)
MITIGATION MEASURES/CONDITIONS
,
,
APPLICATION NO(S) LUA-96-057,ACU,ECF
APPLICANT: Barghausen Consulting Engineers, Inc. (Andy Lakha/Owner)`
• PROJECT NAME: ARCO on NE-30th
DESCRIPTION OF PROPOSAL: ` The applicantis seeking an Administrative Conditional,Use.
(ACU)-Permit in order to re-establish an ARCO AM/PM Mini-Market and gas station on this site.. The
applicant will also be installing anew car wash. The site was most recently used as an antique_store. _
LOCATION OF PROPOSAL: • _ 1616.NE 30th`Street
MITIGATION MEASURES:
' 1. In the event that a previously unreported source of soil/groundwater 'contamination 'is. ,
discovered during the installation of the .new underground storage tanks, the applicant shall
submit a remediation 'plan to the approval,of the Development' Services Division prior to
restoring the site
2: The applicant shall submit a traffic,mitigation fee=equivalent to_$75.00 per trip_generated-by-
this project prior to_the issuance of buildiing_permit§:i
3. The applicant shall submit a Fire Mitigation Fee at the rate of $0.52 per square foot of
- increased building area prior to the issuance of building permits:
CONDITIONS• - '
The Administrative Conditional Use Permit for the Arco Mini-mart and car wash, File No. LU A-
96-057,ACU, is approved subject to the following conditions: '
1. The applicant shall reduce the driveway widths,from those demonstrated on Plan-AS1-1, to a -.:, '
maximum'of thirty (30)feet in width as,requir.ed by the Parking and Loading'Ordinance! : ' ,
MITMEAS.DOC/
CITY OF RENTON . •
'.DETERMINATION OF NON-SIGNIFICANCE • •
(MITIGATED)
ADVISORY NOTES•
APPLICATION NO(S): .. .LUA-96-057,ACU,ECF
APPLICANT: Berghausen Consulting Engineers, Inc. (Andy Lakha/Owner)
PROJECT NAME:.' ARCO on NE 30th •
DESCRIPTION OF PROPOSAL: The:-applicant'is seeking an 'Administrative Conditional Use
(ACU)-Permit in order to re=establish an ARCO AM/PM.Mini-Market.and gas:station on this site. The •
applicant will also be installing a new car wash. The site was most recently, used as an antique store.
LOCATION OF PROPOSAL' 16116 NE 30th Street
• Advisory.Notes to•Applicant,:
•The following notes are supplemental information provided in conjunction with;the.environmental determination. Because
these notes are provided as Information only,they are not subject to the appeal process for environmental determinations.
GENERAL NOTES
1. Garbage_and recyclable.deposit areas and collection points shall be easily and safely accessible to
hauling trucks:
UTILITIES
1., Surface, water.fees_' (SDC) of $0:129 per square feet of new impervious surface on-site will be
required.
2: The pump-_island pad_requires a drainage system to collect (pad run-off only) and direct surface ,
• water through an oil/water-separator before discharging the water into the sanitary,sewer system. ,
3., Sanitary sewer'fees (SDC)"of$0.1•29 per square foot of the entire site will be required. • -
" 4. Additional fire hydrant and control system may be required by Fire Code or Fire Department
regulations. . • , V.
.5. Domestic water fees_(SDC) of$0.113 per square foot of the entire site will be.required.
• FIRE PREVENTION BUREAU -
1., .The preliiminaryfire:flow required is.2,500 gpm. Three fire hydrants are:required::One fire hydrant is •
required within 150-feet of the proposed structure and two fire hydrants are required within 300-feet
of the structure.:
2., Separate plans and;permits.are required for the installation of undergroundstora a tanks and.tank ' •
9
.moni'torng_systems..
•. 3, The canopy.over the pump islands must have a:minimum:clearance of•13 feet 6 inches: . •
' POLICE DEPARTMENT • -
• 1. ,'Based on the size of 1building it is estimated that two police calls for service,will bey generated at this
location :Past experienbe,with.similar types of facilities indicates that Ahe.aCtual number:of calls will-•
be.much higher•.
2:• Businesses"under:construction in:Renton have been targeted-for thefts of tools and.building •
'matenais::.Theseiitems Peed,to be secured. ,
3:.-`Any:back,and side.doors,to the.business, if solid-core,,wiill need'peep-holes.and security lighting for -
employee safety:,
4: :,Applicant will also:need to comply with WAC 296-24-040, late night..retail Workers protection code. , •
_ ADVNOTES.DOG.
i
CITY OF RENTON
Report DEPARTMENT OF PLANNING/BUILDING/PUBLIC WORKS
& ENVIRONMENTAL REVIEW&
Decision ADMINISTRATIVE LAND USE ACTION
DECISION DATE June 4, 1996
•
Project Name ARCO on NE 30th
Applicant Barghausen Consulting Engineers, Inc./Andy Lakha (Owner)
File Number LUA-096-,057, ACU,ECF Project Manager Mark R. Pywell, AICP
Project Description The applicant is seekingan Administrative
pp d mstrative Conditional Use(ACU)Permit and environmental
review in order to re-establish an ARCO AM/PM Mini-Market and gas station on this site. The
applicant will also be installing a new car wash. The site was most recently used as an antique
store. As part of this project the applicant will be installing one 15,000 and one 16,000 gallon
underground storage tank.
Project Location 1616 NE 30th Street
Exist. Bldg. Area sf 1,764 sf Proposed New Bldg. Area sf 338 sf
Site Area 24,000 sf Total Building Area sf 2,102 sf
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Project Location Map ERccuRPT.Doc
,
City of Renton P/B/PW Department Environmental Determination&Administrative Land Use Action
ARCO ON NE 30TH STREET LUA-96-057,ACU,ECF
REPORT AND DECISION OF JUNE 4,1996 Page 2 of 10
Part One: PROJECT DESCRIPTION/BACKGROUND
The applicant is seeking an Administrative Conditional Use (ACU) Permit and environmental review in order to re-establish an
ARCO AM/PM Mini-Market and gas station on this site. The project consists of the remodeling of an existing 1,764-square foot
building; a gasoline pump island canopy for an. Arco facility with retail gasoline sales; a retail convenience store; and the
addition of a 6' by 23' drive-thru a car wash. The project also includes adding a 8' by 25' cooler box addition(mechanical unit)
on the north (back) side of the building, for a total building area of 2,102 square feet. The project also involves installation of
underground storage tanks(15,000& 16,000 gallons)where previous tanks were installed,and the installation of new piping and
four multi-product dispensers at the canopy; demolition of the existing canopy; and the construction of a new 36' by 50' canopy.
Approximately 800 lineal feet of 8-inch sanitary sewer main will be extended,by the applicant, from an existing sewer main to
serve the subject property.
Part Two: ENVIRONMENTAL REVIEW
A. Environmental Impacts
The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately
identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have
identified that the proposal is likely to have the following probable impacts:
1) Earth
Impacts In the past the subject property was used as a gas station. There is a remediation enclosure just to the east
of the subject site. Potentially, a new source of soil contamination could be discovered during the excavation to install
new underground storage tanks. The new tanks will be located in the area where tanks were known to exist in the
past. If the applicant discovers any source of soil or groundwater contamination the applicant will need to provide the
City with a plan to remediate the soil contamination.
Most recently this site was used for an antique store. It is unlikely that the use of the site as an antique store would
have created any significant new sources of soil contamination. The main concern is in the excavation of the area
where the old tanks were located and removed.
Approximately 750 to 1200 cubic yards of material will need to be excavated in order to install the two underground
storage tanks (one 15,000 gallon tank and one 16,000 gallon tank) and to install the car wash. An additional 1,000 to
2,000 cubic yards of soil will be excavated in order to install the sanitary sewer main. The applicant will need to install
and maintain temporary erosion control measures during this phase of the project in accordance with the Renton
Municipal Code requirements.
Mitigation Measures See Measures listed below under section "Environmental Determination"
Policy Nexus Environmental Ordinance (SEPA), Underground Storage Tank Secondary Containment Ordinance
2) Air
Impacts Air quality impacts can be anticipated during the construction phase and during this operation phase of the
project. The construction phase impacts would be associated with the exhaust from the construction equipment and
the exhaust from vehicles. The adverse impacts to air quality during the operation phase of the project would be
associated with the burning of fossil fuels for heat and the exhaust from vehicles using this facility.. These potential
adverse impacts are already addressed by State and federal regulations. Therefore, no further mitigation measures
are required for this project.
Mitigation Measures None required.
Policy Nexus N/A
ERCCURPT.DOC
City of Renton P/B/PW Department Environmental Determination&Administrative Land Use Action
ARCO ON NE 30TH STREET LUA-96-057,ACU,ECF
REPORT AND DECISION OF JUNE 4,1996 Page 3 of 10
3) Water
Impacts The project is located within Zone 2 of the Aquifer Protection Area. The applicant will need to ensure that
the area around the fuel islands and under the proposed canopy are drained into a sanitary sewer after being diverted
through a water quality system. This will help to reduce the potential for fuel spills making there way into the City's
storm water system and/or out into the environment. This system will need to be designed in accordance with the
regulations contained within the City of Renton, Municipal code.
Mitigation Measures See Measures listed below under section "Environrhental Determination"
Policy Nexus Protection of Water supply (Section 8-3), Aquifer Protection Ordinance (Section 8-8)
4) ranspo a ion
Impacts Although the proposed site was used as a service station in the past, the site was abandoned as a service
station for a number of years and the proposed use is considered to be a new use for the site. The transportation
mitigation charge is assessed the same as a new project since no mitigation fees would have been paid for the
previous use.
Mitigation Measures See Measures listed below under section "Environmental Determination"
Policy Nexus Resolution 3100, Adoption of the Traffic Mitigation Fee, Environmental Ordinance (SEPA)
ire -reven ion
Impacts The applicant is planning to remodel and enlarge an existing building on the subject property. The building
area will increase by 300 square feet. The City of Renton has adopted a fire mitigation fee of$0.52 per square foot of
new building area. In this case it would be 300 sf X$0.52/sf= $182.00. This fee will need to Ve submitted prior to the
issuance of building permits. The applicant will also be install to provide the Code-required improvements prior to
occupying the building.
Mitigation Measures See Measures listed below under section "Environmental Determination"
Policy Nexus Environmental Ordinance (SEPA)
B. Recommendation
Based on analysis of probable impacts from the proposal, staff recommend that the Responsible
Officials make the following Environmental Determination:
DETERMINATION OF DETERMINATION OF
NON-SIGNIFICANCE NON-SIGNIFICANCE-MITIGATED.
Issue DNS with 14 day Appeal Period. X Issue DNS-M with 15 day Comment Period
with Concurrent 14 day Appeal Period.
Issue DNS with 15 day Comment Period with Issue DNS-M with 15 day Comment Period
Concurrent 14 day Appeal Period. followed by a 14 day Appeal Period.
C. MITIGATION MEASURES:
1. In the event that a previously unreported source of soil/groundwater contamination is discovered during
the installation of the new underground storage tanks, the applicant shall submit a remediation plan to the
approval of the Development Services Division prior to restoring the site.
2. The applicant shall submit a traffic mitigation fee equivalent to $75.00 per trip generated by this project
prior to the issuance of building permits.
ERCCURPT.DOC
City of Renton P/B/PW Department Environmental Determination&Administrative Land Use Action
ARCO ON NE 30TH STREET LUA-96-057,ACU,ECF
REPORT AND DECISION OF JUNE 4,1996 Page 4 of 10
3. The applicant shall submit a Fire Mitigation Fee at the rate of $0.52 per square foot of increased building
area prior to the issuance of building permits.
Advisory Notes to Applicant:
The following notes are supplemental Information provided In conjunction with the environmental determination. Because these notes are
provided as Information only,they are not subject to the appeal process for environmental determinations.
GENERAL NOTES
1. Garbage and recyclable deposit areas and collection points shall be easily and safely accessible to hauling trucks.
• "UTILITIES 40
1. Surface water fees (SDC) of$0.129 per square feet of new impervious surface on-site will be required.
2. The pump island pad requires a drainage system to collect (pad run-off only) and direct surface water through an
oil/water separator before discharging the water into the sanitary sewer system.
3. Sanitary sewer fees (SDC) of$0.129 per square foot of the entire site will be required.
4. Additional fire hydrant and fire control system may be required by Fire Code or Fire Department regulations.
• 5. Domestic water fees (SDC) of$0.113 per square foot of the entire site will be required.
Fire Prevention Bureau
1. The preliminary fire flow required is 2,500 gpm. Three fire hydrants are required. One fire hydrant is required
within 150-feet of the proposed structure and two fire hydrants are required within 300-feet,of the structure.
2. Separate plans and permits are required for the installation of underground storage tanks and tank monitoring
systems.
3. The canopy over the pump islands must have a minimum clearance of 13 feet 6 inches.
Police Department
1. Based on the size of building it is estimated that two police calls for service will be generated at this location.
Past experience with similar types of facilities indicates that the actual number of calls will be much higher.
2. Businesses under construction in Renton have been targeted for thefts of tools and building materials. These
items need to be secured.
3. Any back and side doors to the business, if solid core, will need peep-holes and security lighting for employee
safety.
4. Applicant will also need to comply with WAC 296-24-040, late night retail workers protection code.
Part Three: ADMINISTRATIVE LAND USE ACTION Report & Decision
A. Type of Land Use Action
x Conditional Use Binding Site Plan
Site Plan Review Shoreline Substantial Development Permit
Special Permit for Grade &Fill Administrative Code Determination
ERCCURPT.DOC
City of Renton P/B/PW Department Environmental Determination&Administrative Land Use Action
ARCO ON NE 30TH STREET LUA-96-057,ACU,ECF
REPORT AND DECISION OF JUNE 4,1996 Page 5 of 10
B. Exhibits
The following exhibits were entered into the record:
Exhibit No. 1: Yellow file containing: application, proof of posting and publication, and other documentation
pertinent to this request.
Exhibit No. 2: Drawing No. AS1-1, Site Plan (Received May 7, 1996).
Exhibit No. 3: Drawing No. L1-1, Landscape Planting Plan (Received May 7, 1996).
Exhibit No. 4: Drawing No. A6-1, South Elevation (Received May 7, 1996).
Exhibit No. 5: Drawing No.A6-2, North, East, &West Elevations (Received May 7, 1996).
Exhibit No. 6: Drawing No. CA2-1, 4 Position Standard Flat Roof Canopy Elevation (Received May 7, 1996).
Exhibit No. 7: Drawing No. 1 of 1, Neighborhood Detail Map(Received May 7, 1996).
C. Project.Description/Background:
The applicant is seeking an Administrative Conditional Use(ACU)Permit in order to re-establish an ARCO AM/PM
Mini-Market and gas station on this site. The applicant will also be installing a new car wash. The site was most
recently used as an antique store.
I 'r
FINDINGS, CONCLUSIONS & DECISION
Having reviewed the written record in the matter, the City now makes and enters the following:
G. Findings
1) CONSISTENCY WITH CONDITIONAL USE CRITERIA
Section 4-31-36 lists 11 criteria that the Hearing Examiner is asked to consider, along with all other relevant
information, in making a decision on a Conditional Use application. These include the following:
A. CONSISTENCY WITH THE COMP.PLAN,ZONING CODE&OTHER ORDINANCES:
The proposed use shall be compatible with the general purpose, goals, objectives and standard of the
Comprehensive Plan, the Zoning Ordinance and any other plan, program, map or ordinance of the City of
Renton.
(1) COMPREHENSIVE PLAN LAND USE ELEMENT
The proposed project is consistent with the goals, objectives, and policies of the
Comprehensive Plan.
Policy LU-213: Small scale commercial uses may be located in close proximity to one
another but should not concentrate to the point of changing the predominate character of the
neighborhood. The proposed mini-mart and car wash will be the only facility of this type on
the east side of the freeway and will be located on a site which in the past was used for a
service station. Two other service stations, Chevron and Texaco, are located on the opposite
side of the freeway. It was not the intent of this policy to limit the choice of product used by
area residents and therefore, this should not be considered a concentration of a particular
type of commercial activity in this area.
ERCCURPT.DOC
•
City of Renton PB/PW Department Environmental Determination&Administrative Land Use Action
ARCO ON NE 30TH STREET LUA-96-057,ACU,ECF
REPORT AND DECISION OF JUNE 4,1996 Page 6 of 10
Objective LU-FF: Permit small scale commercial uses which serve the needs of the
immediate population in residential areas and reduce automobile travel. The main intent of
the applicant is to provide a service to the adjacent residential developments.
(2) ZONING CODE
The project site is designated as Convenience.'Commercial (CC) on the Zoning Map. Gas
stations with a mini-mart and a car wash are a permitted use in the CC Zone provided that an
Administrative Conditional Use Permit is approved.
B. COMMUNITY NEED:
There shall be a community need for the proposed use at the proposed location. In the
determination of community need, the Hearing Examiner shall consider the following factors,
among all other relevant information:
(9) The proposed location shall not result in either the detrimental over concentration of a
particular use within the City or within the immediate area of the proposed use.
As noted above, City staff does not believe that the proposed Arco mini-mart and car wash
will cause an over concentration of this particular use in the immediate area. This mini-mart
will be the only mini-mart on the east side of the freeway. It will serve the Kennydale
residential area on the east side of the freeway and offer the drivers northbound on the
• freeway an additional choice of gasoline.
(2) That the proposed location is suited for the proposed use.
The proposed location is suited for use as a mini-mart service station. The site is accessible
from NE 30th Street and the required utilities are available in this area. The applicant will be
responsible for extending a sanitary sewer line to the site. This site will not only be able to
provide a service to the adjacent residential area but it will also be visible from the freeway.
The noise from the freeway would make the site unsuitable for use as a residential site but as
a commercial use it will be unaffected by the potential noise levels.
C. EFFECT ON ADJACENT PROPERTIES:
The proposed use at the proposed location shall not result in substantial or undue adverse effects on
adjacent property. The following site requirements shall be required: •
(1) LOT COVERAGE Lot coverage shall conform to the requirements of zone in which the
proposed use is to be located.
Lot coverage in the Convenience Commercial zone is limited to 65% of the site area. The
project site is approximately 24,000 square feet in area. The building and canopy have a
total area of approximately 4,000 square feet or 17% of the site. The proposed lot coverage
is well below the maximum lot coverage allowed within this zone.
(2) Yards: Yards shall conform to the requirements of the zone in which the proposed use
is to be located. Additions to the structure shall not be allowed in any required yard.
The Convenience Commercial Zone requires a minimum of a ten foot setback from the road
frontage and no side or rear yard setbacks unless the adjacent property is designated as
residential. The adjacent area is designated as Convenience Commercial on the City's
Zoning Map therefore, no setbacks are required in this area.
The applicant is providing a fifteen foot setback from the street frontage. This exceeds the
minimum requirement by five feet. Ten feet of the setback area will be landscaped as is
required by Code. The additional five feet will be paved to ensure that automobiles and
emergency vehicles will be able to access this area.
ERCCURPT.DOC
City of Renton P/B/PW Department Environmental Determination&Administrative Land Use Action
ARCO ON NE 30TH STREET LUA-96-057,ACU,ECF
REPORT AND DECISION OF JUNE 4,1996 Page 7 of 10
3) Height: Building and structure heights shall conform to the requirements of the zone
in which the proposed use is to be located. Spires, belltowers, public utility antennas
or similar structure may exceed the height requirement upon approval of a variance.
Building heights should be related to surrounding used in order to allow optimal
sunlight and ventilation, and minimal obstruction of views from adjacent structures.
Building height is limited to a maximum of 35 feet in the Convenience Commercial zone. In
addition, buildings that are less than 25 feet in `height must be located within 15 feet of the
street frontage.
The applicant is using an existing building that is approximately 13 feet in height. The
proposed canopy, that is considered to be an extension of the building, is located within 15
feet of the roadway. The location and height of the building is consistent with the height
standards established for this zone.
D. COMPATIBILITY:
The proposed use shall be compatible with the residential scale and character of the neighborhood. (Ord 3599, 1-11-82)
The applicant will be using an existing single-story building with some minor additions. The adjacent
residential area is designated for single-family homes that may be one to two stories in height. The
building is approximately 1,764 square feet in area. The size and bulk of the building is similar to that
of a typical single family home.
E. PARKING:
Parking under the building structure should be encouraged. Lot coverage may be increased to as much as seventy-five
percent (75%) of the lot coverage requirement of the zone, in which the proposed use is located, if all parking is provided
underground or within the structure. (Ord.3903, 4-22-85)
The applicant will provide a total of seven parking stalls, one of which will be sized for a handicapped
parking stall. The Code requires one space per 200 to 250 square feet of commercial floor area. The
seven parking spaces are within the range established by Code for this use.
The applicant's plans demonstrate two driveways that are approximately 35 and 50 feet in width. The
Parking and Loading Ordinance establishes a maximum driveway width of 30 feet; Staff contacted
the applicant's representative and reviewed the requirements with them. The applicant has not filed
for a variance for the driveway widths. Therefore, the applicant will need to modify the construction
plans for this project in order to provide the Code-required driveway approaches.
F. TRAFFIC:
Traffic and circulation patterns of vehicles and pedestrians relating to the proposed use and surrounding area shall be
reviewed for potential effects on, and to ensure safe movement in the surrounding area.
The project site has direct access onto NE 30th Street. Street improvements have already been
installed in this area and no further improvements are required at this time. The existing driveways
will need to be modified to meet current Code-requirements.
G. NOISE, GLARE:
Potential noise, fight and glare impacts shall be evaluated based on the location of the proposed use on the lot and the
location of on-site parking areas, outdoor recreational areas and refuse storage areas.
Noise and glare impacts are not anticipated as part of the operation of this project. All lighting that is
installed as part of this project will need to be installed in.a manner so that it does not cause glare on
the adjacent roadway. None of the proposed uses of the site should cause a noise level that would
adverse impact the adjacent residential area. In any event, the operator of the proposed facility will
need to comply with the City of Renton Noise Ordinance.
ERCCURPT.DOC
City of Renton P/B/PW Department Environmental Determination&Administrative Land Use Action
ARCO ON NE 30TH STREET LUA-96-057,ACU,ECF
REPORT AND DECISION OF JUNE 4,1996 Page 8 of 10
H. LANDSCAPING:
Landscaping shall be provided in all areas not occupied by building or paving. The Hearing Examiner may require
additional landscaping to buffer adjacent properties from potentially adverse effects of the proposed use.
The applicant has proposed a landscaping plan that complies with the Code-requirements. No
additional landscaping is required at this time. •
/. ACCESSORY USES:
Accessory uses to conditional uses such as day schools, auditoriums used for social and sport activities, health centers,
convents, preschool facilities, convalescent homes and others of a similar nature shall be considered to be separate uses
and shall be subject to the provisions of the use district in which they are located.
N/A
•
J. CONVERSION:
No existing building or structure shall be converted to a conditional use unless.such building or structure complies, or is
brought into compliance, with the provisions of this Chapter.
N/A
K. PUBLIC IMPROVEMENTS:
The proposed use and location shall be adequately served by and not impose an undue burden on any public
improvements, facilities, utilities, and services. Approval of a conditional use permit may be conditional upon the provision
and/or guarantee by the applicant of necessary public improvements, facilities, utilities, and/or services.
The applicant will need to install approximately 800 linear feet of sanitary sewer main in order to
connect the building with an existing sanitary sewer main. All other utilities and public improvements
are available to the project site.
2) Request: The Applicant, Barghausen Engineers, has requested approval for Administrative Conditional
Use Permit for an Arco Mini-Mart and automatic car wash.
3) Administrative Conditional Use: The applicant's administrative conditional use application complies
with the requirements for information for conditional use. The applicant's site plan and other project drawings
are entered as Exhibits No. 1 thru 7.
4) Comprehensive Plan: The subject proposal is consistent with the Comprehensive Plan designation of
Convenience Commercial.
5) Zoning: The Conditional Use as presented, complies with the development requirements and
development standards of the Convenience Commercial (CC) Zone.
6) Existing Land Use: Land uses surrounding the subject site include: North: vacant commercial_ &
residential; East: vacant commercial & residential; South: residential & elementary school; and West:
freeway, commercial, & residential
H. Conclusions
1) The subject proposal complies with the policies and codes of the City of Renton.
2) The proposal complies with the Comprehensive Plan designation of Convenience Commercial and the Zoning
designation of Convenience Commercial.
ERCCURPT.DOC
City of Renton PB/PW Department Environmental Determination&Administrative Land Use Action
ARCO ON NE 30TH STREET LUA-96-057,ACU,ECF
REPORT AND DECISION OF JUNE 4,1996 Page 9 of 10
1. Decision
The Administrative Conditional Use Permit for the Arco Mini-mart and car wash, File No. LUA-96-057,ACU, is
approved subject to the following conditions.
1. The applicant shall reduce the driveway widths, from those demonstrated on Plan AS1-1, to'a maximum of thirty
(30) feet in width as required by the Parking and Loading Ordinance.
•
Expiration Preiod
Any undeveloped portion of the Conditional Use Permit shall expire two years from the date of approval.
Extension of time may be considered by the approving official if a request is submitted 30 days prior to the
expiration of the permit.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURES:
riteev
/7
•ames C.Hanson, Zoning Administrator date
Fk.
Michael D.Kattermann, oni g Administrator date
TRANSMITTED this Ca day of June, 1996 to the applicant and owner: •
Andy Lakha
19119 North Creek Parkway, #101
Bothell, WA 98011
Bruce Creager
Barghausen Engineers, Inc.
18215 72nd Avenue South
Kent, WA 98032
TRANSMITTED this w day of June, 1996 to the parties of record:
Bill Donald Phillip Berry/JM Consulting Group, Inc
1308 N. 30th City Center Bellevue
Renton, WA 98056 500-108th Ave. NE, Suite 1150
Bellevue, WA 98004
Shirley Milliren
1020 28th Place
Renton, WA 98056
ERCCURPT.DOC
City of Renton P/B/PW Department Environmei W! termination&Administrative Land Use Action
ARCO ON NE 30TH STREET LUA-96-057,ACU,ECF
REPORT AND DECISION OF JUNE 4,1996 Page 10 of 10
TRANSMITTED this 6 y�day of June, 1996 to the following:
Jim Chandler,Building Official
Bob Arthur,Land Use Inspector
Art Larson,Fire Marshal
Neil Watts,Public Works Division
Lawrence J.Warren,City Attorney
Valley Daily News.
Land Use Action Appeals & Requests for Reconsideration
The administrative land use decision will become final if the decision is not appealed within 10 days of the date of publication. An
appeal of the decision must be filed within the 10 day appeal period(RCW 43.21.C.075(3); WAC 197-11-680).
REQUESTS FOR RECONSIDERATION must be filed in writing on or before June 25, 1996. Any aggrieved person feeling that
the decision of the Conditional.Use Review Committee 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 meeting, may make a written request to the
Zoning Administrator for review by the Conditional Use Committee within ten(10)days of publication. This request shall set forth
the specific errors relied upon by such appellant, and the Committee may, after review of the record, take further action as it
deems proper. If an appeal is made to the Hearing Examiner, requests for reconsideration will be forwarded to that office for
consideration at the same time as the appeal.
AN APPEAL TO THE HEARING EXAMINER is governed by Title IV, Section 4-8-11.B, which requires that such appeals be filed
directly with the Hearing Examiner. Appeals must be made in writing before 5 p.m. on June 25, 1996. Any appeal must be
accompanied by a$75.00 fee and other specific requirements.
THE APPEARANCE OF FAIRNESS DOCTRINE provides that no ex parte(private one-on-one)communications may occur
concerning the land use decision. The Doctrine applies not only to the initial committee decision, but to all Requests for
Reconsideration as well as Appeals to the Hearing Examiner. All communications after the decision date must be made in writing
through the Zoning'Administrator. All communications are public record and this permits all interested parties to know the
contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could
result in the invalidation of the request by the Court.
ERCCURPT.DOC
City I nton Department of Planning/Building/f Works
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: II
PO`lCe. COMMENTS DUE: MAY 23, 1996
APPLICATION NO: LUA-96-057,ACU,ECF DATE CIRCULATED: MAY 09, 1996
APPLICANT: Barghausen Consulting Engineers PROJECT MANAGER: MARK PYWELL
PROJECT TITLE: ARCO on NE 30th WORK ORDER NO: 78092
LOCATION: 1616 NE 30th
SITE AREA: 24,000 Sq.Ft. BUILDING AREA(gross): 2,214 Sq.Ft.
SUMMARY OF PROPOSAL The applicant is seeking an Administrative Conditional Use(ACU)Permit in order to re-establish
ARCO AM/PM Mini-Market/gas station on this site. The applicant will also be installing a new car wash. The site was most recently
used as an antique store.
A. ENVIRONMENTAL IMPACT(e.g.Non-Code) COMMENTS
Element of the Probable Probable More Element of the Probable Probable More
Environment Minor Major lnforrnaion Environment Minor Major information
Impacts Impacts Necessary Impacts Impacts Necessary
Earth Housing
Air Aesthetics
Water Light/Glare
Plants Recreation
Lend/Shoreline Use Utilities
Animals Transportation
Environmental Health Public services
Energy/ Historic/Cultural
Natural Resources Preservation
R folic' Ca ad fcr service es-h m6 fed o nnt& kt , pascd on Vic
6D bL,i1c in , , wnbcK Co Calls coal much &Jl ,
n 5es
S 15 usual -err S�f'Le-�Q p � ,�(,CSl�2��CJ-�� _ �Sl e.S U!iolo
)n;SIY te,-0 ) in ,denfin Pave. been ted For clus cb S
to l c i ile- rna-W it(IA - 71 v._ ;fenr,a> iv;late -to he- Scaixed , of MAI
9i1,1 ,'Ole th y he_ st itn '
y aoc z Slat c(c,Dr 4-o (ate_ eu&a« , solid core
�f lil tea( peep-hol h d ,en2pla 30-6-e Uri( 'Uteri-or
ghLTh-,
uee"i mat- will also need 4-v Comply 1,64-h wRc cle"dcl-ovc
2-te night-- worker cry p✓of-eC,, n coax , CL tC / -
We have reviewed this application with particular attention to those areas in which we have expertise and have Identified areas of probable impact or areas
where additional information Is needed to property assess this proposal.
s- - 9 co
S gnature of Director r Aut prized Representative Date
ocv*PP.00c Rev.10103
•
MAR-09--'94 10:38 ID: I DISH RE6 HQ TEL NO:206-956 t1141 P02
Chapter 296-24 WAC
Part A-3,Lau Maki Retail Workers Crime Protection
WAC 296.24.10203 (Cont.)
(4) In addition to providing crime prevention training as defined in this section, all employers operating late
night retail establishments shall:
(a) Post a conspicuous sign in the window or door which states that there is R safe on the premises
and it is not accessible to the employees on the premises and'that the cash register contains only
the minimal amount of cash needed to conduct business: No employer shall be subject to citation
and penalty for having moneys in the cash register in excess of the minimal amount needed to
conduct business.
(b) All displays,and any other material posted in windows)or door(s)should be arranged so as to
•
provide a clear and unobstructed view of the cash register; provided the cash register is located
to such a position so ss to be visible from the street,
(c) Have a drop-safe, limited access safe, or comparable device on the premises.
.
(d) Operate the outside lights for that portion of the approach and parking area that is necessary to
accommodate customers during all night hours the late night retail establishment is open. This
may be accomplished through:
(i) Surveillance lighting-to detect and observe pedestrian and vehicular entrances. •
(ii) Providing adequate illuminances -adequate illuminance throughout the pedestrian and
vehicular entrance areas should be.a minimum of one foot candle'to comply with •
ANSI/IES RP7-1983. [Sumter), Authority: Chapter 49.17 RCW. 90-03-029 (Order 29-20),
296-24.10203.flied 1/11/90,effeodve 2/26/90.1
•
•
Pane 2
6/92 tswe
• employees.
(2) Crime prevention training shall be a pa-, _ 'accident prevention program requirements imposed pursueat
to WAC 296-24-040.
(3) The employer shall provide training to ensure that the purpose and function of robbery and violence
prevention are understood by employees and that the knowledge and skills required for their safety have
been provided. The employer shall:
(a) Provide training and training materials that outline security policies, safety and security
procedures.and personal safety and crime avoidance techniques.
• (b) Provide formal instruction through a training seminar or training video presentation and upon
oompietion require the employee to sign off on the date,time,and place of training. The training
docuneentation will be placed in the employee's personnel file. The following elements shall be
included in the crime prevention training program:
•
(i) An explanation of the importance of keeping the store clean, neat, and uncluttered
thereby making it as unattractive as possible to robbers.
(II) Provide explanation of the purpose of maintaining an unobstructed view of the cash
register from outeido the store,provided the cash register is located in a position visible
from the street.
•
(iii) Provide instruction on reasons for operating only minimum number of cash registers at
night.
(iv) Seeping the cash register fund to a minimum.
(v) Taking extra precautions after dark,i.e.,keep alert,observe lighting and dark corners.
spot possible hiding places.
•
(vi) Violence prevention procedures in case of robbery. -
(vii) Provide a refresher course en crime prevention on or near the employee's anniversary
. date. Videotape and crime prevention material shall be available for employee's review •
• at their request.
•
Tap t
"2 Ines
IVY o CITY OF RENTON 6
O: FIRE PREVENTION BUREAU
-" ' � MEMORANDUM
DATE: May 23, 1996
TO: Mark Pywell, Senior Planner
FROM: Corey Thomas, Plans Review Inspector
SUBJECT: Code-Related Comments for Arco on NE 30th Street
1. The preliminary fire flow required is 2,500 gpm. Three fire hydrants are required.
One fire hydrant is required within 150-feet-of the proposed structure and two
fire hydrants are required within 300-feet of the structure.
2. The fire mitigation fees are applicable at the rate of $0.52 per square foot of
increased building area:
350 square feet % unit x $0.52 = $182.00.
This fee is payable at the time of building permit issuance.
3. Separate plans and permits are required for the installation of underground
storage tanks and tank monitoring systems.
4. Canopy over pump island to have a minimum clearance of 13 feet 6 inches.
CT:ss
Precom
•
City i.. Teton Department of Planning/Building/P Norks
ENVIRONMENTAL 8 DEVELOPMENT APPLICATION REVIEWC„HEET
4r r!.ON
REVIEWING DEPARTMENT: Pica k Rewiew - W A- .rCOMMENTS DUE: MAY 23, 1996
APPLICATION NO: LUA-96-057,ACU,ECF DATE CIRCULATED: MAY 09, 1996 M l 1��6
APPLICANT: Barghausen Consulting Engineers PROJECT MANAGER: MARK PYWELL �Lr,`.„tV� A(1/►5101
PROJECT TITLE: ARCO on NE 30th WORK ORDER NO: 78092
LOCATION: 1616 NE 30th
SITE AREA 24,000 Sq.Ft. I BUILDING AREA(gross): 2,214 Sq.Ft.
SUMMARY OF PROPOSAL The applicant is seeking an Administrative Conditional Use(ACU)Permit in order to re-establish
ARCO AM/PM Mini-Market/gas station on this site. The applicant will also be installing a new car wash. The site was most recently
used as an antique store.
A. ENVIRONMENTAL IMPACT(e.g.Non-Code) COMMENTS
Element of the Probable Probable Mors Element of the Probable Probable More
Environment Minor Major Information Environment Minor Major Information
Impacts Impacts Necessary impacts Impacts Necessary
Earth Housing
Alr Aesthetics
Water L ighVGtare
Plants Recreation
Land/Shoreline Use Utilities
Animals Transportation
Environmental Health Public Services
Energy/ Historic/Cultural
Natural Resources Preservation
B. POLICY-RELATED COMMENTS ,
C. CODE-RELATED COMMENTS AQAJ/W A/4 L f//tE Nyle4VTf ea^r Pt
114.4VA'4kjei E#' gy L/ee. Cop. o4 / 46109 .e6&ivcdf rcvvJ� 4f
(SA c ) ,,4 s ole ,f o,i/3 ,Poe sq. Ar, o 710 t,t'7Z.(i si'O-
w jLL p /tQ414t0,
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas
where additional information is needed to property assess this proposal.
/2e4.44.1.1
Signature of Director or Authorized Representative Date
fl �
DEVAPP.DOC Rev.1010.3
City t Won Department of Planning/Building/P Works
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
1 REVIEWING DEPARTMENT: COMMENTS DUE: MAY 23, 19V d .�(+
APPLICATION NO: LUA-96-057,ACU,ECF DATE CIRCULATED: MAY 09, 1996 /� F'Q�
t •G -L.�
W APPLICANT: Barghausen Consulting Engineers PROJECT MANAGER: MARK PYELL /I, & ;) ol,
l
PROJECT TITLE: ARCO on NE 30th WORK ORDER NO: 78092 � �c9�
LOCATION: 1616 NE 30th <P
SITE AREA 24,000 Sq.Ft BUILDING AREA(gross): 2,214 Sq.Ft �4'
SUMMARY OF PROPOSAL: The applicant is seeking an Administrative Conditional Use(ACU)Permit in order to re-establish
ARCO AM/PM Mini-Market/gas station on this site. The applicant will also be installing a new car wash. The site was most recently
used as an antique store.
A. ENVIRONMENTAL IMPACT(e.g.Novi-Code) COMMENTS
Element of the Probable Probable More Element of the Probable Probable Mors
Environment Minor Major information Environment Minor Major information
Impacts Impacts Necessary - Impacts impacts Necessary
Earth Housing
Air Aesthetics
Water UghVGiare
Plants Recreation
LancMShoreline Use Utilities
' Animals Transportation
Environmental Health Public Services
Energy/ Historic/Cultural
Natural Resources Preservation ,
B. POLICY-RELATED COMMENTS
C. CODE-RELATED COMMENTS !)d,Q D (N zMPO tl61416`/✓ 4-,f.0 S �% Lic Hp
12a,4' '' /7 G 1'w 4 _ f 9f,ov — , -�� .
/°w' G eft? l e.t t.raGc ..7 ., �-eece e,1e.s#s
We have reviewed this applcation with particular attention to those areas in which we have expertise and have Identified areas of probable impact or areas
where additional information Is needed to property assess this proposal
5-/ '_-
Signature of Director or Authorized Representative Date
DEVAPP.DOC Rev.10193
City nton Department of Planning/Building/F Works
ENVIRONMENTAL & uEVELOPMENT APPLICH i'ION REVIEW SHEET
REVIEWING DEPARTMENT:S4ace.1 U U COMMENTS DUE: MAY 23, 1996 c'
ofr
APPLICATION NO: LUA-96-057,ACU,ECF .DATE CIRCULATED: MAY 09, 1996 ��;QF
APPLICANT: Barghausen Consulting Engineers PROJECT MANAGER: MARK PY 0�
PROJECT TITLE: ARCO on NE 30th WORK ORDER NO: 78092 v�ry� 7996►
LOCATION: 1616 NE 30th 4.)/4761
SITE AREA 24,000 Sq.Ft 1 BUILDING AREA(gross): 2,214 Sq.Ft
SUMMARY OF PROPOSAL The applicant is seeking an Administrative Conditional Use(ACU)Permit in order to re-establish
ARCO AM/PM Mini-Market/gas station on this site. The applicant will also be installing a new car wash. The site was most recently
used as an antique store.
A. ENVIRONMENTAL IMPACT(e.g.Non-Code) COMMENTS
Element of the Probable Probable Mon Element of the Probable Probable More
Environment Miner Major Information Environment Minor Major information
Impacts Impacts Necessary Impacts impacts Necessary
Earth Housing
Air Aesthetics
Water Llght/Glen
Plants Recreation
Lend'Shoreline Use Utilities
Animals Transportation
Environmental Health Public Services
Energy/ Historic/Cultural
Natural Resources Preservation
B. POLICY-RELATED COMMENTS
•
C. CODE-RELATED COMMENTS $M e W (sac) S Q ado ''
F1 ° i1/6kv ..Z414 6W(//d v3. S C/A'/C4Ce O it/ 577- - w/cc ,&e�
AMP rs,gNQ /40 £ qv' t s //ft/N9-6 rrypc-kvx, To COad'c (4p jvrva o.(/'y)
—Rig LION ft o/G1 t,„g/ 4 54.1,4,44"-a/. ear- 4- p,s(ey4-46e /Ai TO 'T/ire 544.Vip Ajr
5e.4Ive L 5 ys%ewl . s-Ar•// / 5, 4t <M C ) tct�J- o/G fo./z9 fl6
59 • Fr. aic -6 cti•raZ s/716 (A•1e..- gt 4eqv/mo ,
We have reviewed this application with particular attention to those areas In which we have expertise and have identified areas of probable impact or areas
where additional information is needed to property
yaassess this proposal. Q
4L4/1 Ile4/1---.--- .6- -/4/—
Signature of Director or Authorized Representative Date
DEVAPP.DOC RN.10193