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Home My WebLink AboutLUA96-082 GHAGS CIVIL ENGINEERING,LAND PLANNING,SURVEYING,ENVIRONMENTAL SERVICES m � ; h. Wil-LfilljT 0y '� �e July 25, 1996sc. �-' ' 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 r- . GHAL CIVIL ENGINEERING,LAND PLANNING,SURVEYING,ENVIRONMENTAL SERVICES "o u June 25, 1996 Ob 7.1 <r�NG ENG0'- 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 I. ;� \ - rwY sar u e•NM i I, I t- p \ l' , ,0410.,-„ ,...v.„,,,.,_.„- .7, _Z 4 :. W r I ""2'F' pl. iltnli ---Vii---- 0A y , ' \--:. s fr , • - irof gy. ..:. , ..-.., t; Jy. ,;:(°:,/-10,.cm,' ppm*. 0;1 isr ® 1 ( ,8 4� I 1 o 4••_ ,r27--_fp 0 J1.41�•, I I umn'b .`, i _ ftl WV U°rta. 1; 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