Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
Report 1
PARTIES OF RECORD WALGREENS #12497 SIGN VARIANCE LUA08-136, V-A Thomas Thompson Consulting Architect 29619 15th Avenue NE Stanwood, WA 98292 tel: (206) 409-0755 eml: ttsquared@gmail.com (applicant / contact) Renton -Northwest LLC 175 E 400 South ste: #402 Salt Lake City, UT 84111 tel: (801) 521-6970 (owner) Ken Conner 354 Union Ave. NE Renton, WA 98059 (425)255-0908 Updated: 01/06/09 (Page 1 of 1) c) �00 ooatoo c �o �c�r� _� c�occ� C!) p: _soa=bid➢�SFp.ba?Q4�F�`M•nm s srLC Qq �' � � � � � � � � � - cso � h s �� � '€� e ; � s�- �'� %S�� � 6 M§ gR § � `�4� �a R. n• A2 s�`t j ST €b.mq:�� v9s AS `� ; 9 ' �R N. oryF �' fRi� F ap€� 8S gee `A� 9 o �S�_T11 5,500 M x i 1 rv,� 5"Ce"r �� eas3'- illc - y N. ., Y` � , �-, BULL q1T .o �� •y I����:♦ �cn h �♦ � $tiC'� -,�I.!f(+��IV �� �5? �_� ,,♦ �� of ��'f v57U a CTl �LL U.. � w tn i4 o- 69.7C w n Q SC CD _ cr o _ r , 0 j G561 0 � :ACk: Y III pf w� 0 i NX]'aYC I51K . - NO(r5� L'�C 203.4 gGurb fl�Y PROP x e >s r � �B ��DI:ATi JJFJSIS .OA i g $$jI Fu �Y, ; II EEER olon nlnQ '��� (WZEt'ON EIOr 3O'E iJJ s « € If 0 "I 77 _ r. ........ .. w ... i- iXl ____ vl- vy g10 �SA' d_ 4 Eat "1 y� s a Ef I � %�y. �' �f a r�+a�s ,.w�nonwa '�luanam A•""'. e+. ���s a, °a3« ':srrru �v.�'awe;3vpc am o b vA p� NN95 3f1N3AV CNZC SlxBl P �Y41 E 1 Nv-m 30tlh11VFlO WH015 UfV ONIOVdO e _ hrea. nw +a roiswa 'air $ SO NMDNO.W NO1N3k! SP8�7�VM NOS!iT3 ia�ar� t]Q hSiJ � -r�^.Y.�.. s -- sxaw,n� v,vvb rvawniv' iv,«, ori�w 'n Z 6 § t WALGREENS #12497 g 4105 NE 4th STREET a s �.k RENTON, WA ' 4 3� for PHILLIPS EDISON & COMPANY STATE OF WASHINGTON, COUNTY OF KING ) AFFIDAVIT OF PUBLICATION PUBLIC NOTICE Linda M Mills, being first duly sworn on oath that she is the Legal Advertising Representative of the Renton Reporter a weekly newspaper, which newspaper is a legal newspaper of general circulation and is now and has been for more than Six months prior to the date of publication hereinafter referred to, published in the English language continuously as a weekly newspaper in King County, Washington. The Renton Reporter has been approved as a Legal Newspaper by order of the Superior Court of the State of Washington for King County. The notice in the exact form annexed was published in regular issues of the Renton Reporter (and not in supplement form) which was regularly distributed to its subscribers during the below stated period. The annexed notice, a: Public Notice was published on January 30, 2009. The full amount of the fee charged for said foregoing publication is the sum of $77.00. r- nda M. Mills Legal Advertising Representative, Renton Reporter _ y('t'E DgLS'�r��, �t\\tiUlrrl rot cj1Q111 tFr� �/ Subs ri ed and sworn 0 me this 30th day of January, 2009. yg a\5 T R.�A���fG� =? a a 4J r �U� i ::1 __ ■% � Ed at y Dals , , taly Public l�e�tate of Washington, Residing cn, '' a� o in Covingt , Washington i � '0s� R 4. Numbcr: 4 !I t141tiIN ��a r��flf (> WA5�;�,,� 111N1 No•ricE OF APPFAL HEARING RENTON IIEARING EXAMINER RENTON, WASHINGTON An appeal Hearing will he held by the Renton Hearing Examiner in the Council Chambers on the seventh floor of Renton City Hall, 1055 South Grady Way, Renton, Washington, on February 10, 2009 at 9:00 a.m. to consider the following petitions: Walgreens #12497 Sign Variance Appeal LUA08-136, V-A, V-A Location- 4105 NE 4th Street. An appeal ofan Adrninimialive Determination In LIcny 2 Swn Variances, to locate an ofl- premises sign and to have 2 Si,,ns on one vlrcet 1rontape. Legal dcscriptium of the file, noted above are on file in the City Clerk's office, seventh Floor, City Hall, Renton. All intere4ted persons are invited to be prcwtil at the Public Heating to express their opinions. Questions should be directed to the Hearing Examiner at 425-430-6515. Published in the Renton Reporter on Ianuary 30, 2009, #178392. AFFIDAVIT OF SERVICE BY MAILING STATE OF WASHINGTON ss. County of King Nancy Thompson being first duly sworn, upon oath, deposes and states: That on the 24`h day of February 2009, affiant deposited via the United States Mail a sealed envelope(s) containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below cntitled application or petition. Signature: SUBSCRIBED AND SWORN to before me this day of , 2009Nio 0 Nota Public- n and for the State of ashington Residing at therein. Application, Petition or Case No.: Wak-,recai's Sign Variance Appeal Lt;A 08-136, V-A, V-A The Decision or Recommendation contains a complete list of the Parties of Record. HEARING EXAMINER'S REPORT February 24, 2009 OFFICE OF THE HEARING EXAMINER CITY OF RENTON REPORT AND RECOMMENDATION APPELLANT: Thomas Thompson Consulting Architect 29619 1.5"' Avenue NE Stanwood, WA 98292 OWNER: Robert Sherry Renton -Northwest LLC 4717 Masters Drive Newberg, OR 97132 Walgreen's Sign Variance Appeal LUA-08-136, V-A, V-A After reviewing the Appellant's written requests for a hearing and examining available information on file, the Examiner conducted a public hearing on the subject as follows: The following minutes are a summary of the February 10, 2009 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, February W, 2009, at 9-02 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No. 1: Hearing Examiner's file containing the original appeal letter and notification of this hearing. Exhibit No. 2: Staff's yellow file Exhibit No. 3: Site Plan Exhibit No. A. Pro osed pylon sign Exhibit No. A: Site Plan for the Project Exhibit No. B: and ordinances. Timeline for the variance, permits Exhibit No. C: Code for Shopping Centers/Signage Exhibit No. 5: Site plan with color added Parties Present: Vanessa Dolbee, Assistant Planner Ann Nielsen, Assistant City Attorney Walgreen's Sign Appeal LUA-08-136, V-A February 24, 2009 Page 2 Thomas Thompson, Representing Walgreen's (Appellant) Robert Sherry, Part Owner Renton -Northwest LLC 4717 Masters Drive Newberg, OR 97132 Ms. Nielsen stated that there were two variances at issue. There is one appeal, but it covers both the off -site sign and the size/location of the sign. Mr. Thom son used the site plan to illustrate the fact that they don't technically meet the definition of a shopping center, four uses within a contained development, this proposal has always been constructed on the basis of joint shared facilities, a single lot with separate titles involved, the sharing of parking, landscaping, and utilities. The design of this center included the reduction of access points from four on each of the two streets to two, which are shared and are covered in cross -easements between the two parties. The parking lot and its maintenance as well as the landscaping are covered in cross easements between the two parties. Technically it may not be deemed a shopping center, but is that definition one of convenience, does it have any basis in reality as why it must be four uses in order to be deemed a shopping center? There is no question that a pylon sign will be erected, a permit has been issued for a pylon sign. The variance request is based on adding the Les Schwab image to the sign. The Les Schwab store is located on the south end of the property they have had access rights and an easement down the east property line to 4`h Street. They have always used that access as part of their business. There has never been a sign for Les Schwab prior to this request. The sign that has been permitted does not have the Les Schwab panel located in the middle of the sign. The dimensions remain the same. The maximum height for a pylon sign is 40-feet, they have proposed 25-feet. The proposed sign presents lesser square footage of freestanding signage on the entire site than what could be if the site had been developed with the permitted signage for individual parties. This gives Les Schwab some presentation on 4`h Street. In the original variance request, Walgreen's stated that they were giving up the second pylon sign that they could have on Union Street. Les Schwab's intent was to retain the existing sign that they currently have, it was built many years prior. The Examiner stated that there are businesses further south on 4t' Street, why should they not be allowed to advertise along 0 Street. if the joint parking were extended to them would they be entitled to the same privilege of having a sign on 4d' Street? The precedent of what happens is of concern in matters like this. Upon questioning by Ms. Nielsen, Mr. Thompson stated that they have applied for a sign permit and he believed the sign company has agreed. Ms. Nelsen stated that she was referring to a permit with the City of Renton. To which Mr. Thompson stated that they had not applied for a sign permit with the City. However, the sign company that Walgreen's contracts with did apply for that sign permit. Mr. Thompson stated that he was aware that a change has been made in the code since the time of their application for a permit. Under the new standards, the pole would not be allowed. The only option open to them would be a monument sign. The perception is that this is a shared development. They were asking for a variance, not a special privilege. The code does allow for a variance and that is what they applied for. Walgreen's Sign Appeal LUA-08-136, V-A February 24, 2009 Page 3 The Examiner stated that there are criteria for approving a variance and one is that if it is a special privilege one would not be entitled to the variance. Four uses make a shopping center, 3 uses are not a shopping center and 2 uses are not a shopping center. Anything less than four that attempts to be a shopping center would be seeking a special privilege. Ms. Nielsen stated that there is a sign on Union for Les Schwab, the pole sign being requested at 4`h and Union would then become redundant. Mr. Thompson stated that it was not perceived as redundant, it would be functionally significant, for traffic on 4"' being able to see the business ahead. The Examiner stated that the change in code would not apply to this permit. Ms. Dolbee stated that the code became effective on December 18, 2008. This sign with the variance was not applied for, there was a similar sign that had been applied for. Under the new code, a pole would not be permitted. There was discussion between the parties as to the validity of this variance appeal. Based on whether the original sign complied with the code prior to December 18, 2008 and is the same as what was presented today but minus the Les Schwab panel. The Examiner stated that he would take this under consideration. Mr. She stated that they had done everything that staff has requested. They did exactly what staff told them to do. The intent was to apply for the new sign with Les Schwab added before December 18. However they were told if they applied for that, it would be turned down. They needed to have a pylon sign in that location, so they delayed at staffs suggestion and then came in for a variance. The Examiner stated that all he was concerned about was what was applied for before December 18, 2008. Apparently it was this sign without the Les Schwab panel. That was approved and therefore is vested, so a pylon sign on the corner is permitted under the then existing code sections. Subsequent to that approval, they have now come in to ask for two variances from the sign code to allow the Les Schwab panel to be added to a pole sign. It appears that the applicant cannot ask for a variance for a sign that is no longer permitted. On December 18 the code changed and this sign is no longer a legal sign, variance or not. It would have to be a monument sign. Ms. Nielsen stated that technically the appellant could pursue the second variance, which is for exceeding the number of signs. Further discussion took place between the Examiner and Ms. Nielsen as to what can be heard today and what the Examiner has jurisdiction over. Mr. Sherry stated that Les Schwab has been at this location for about 20 years. They have not ever had a sign on 4t" Street, they have always wanted one on 4rh Street. They are behind all the other uses, all the traffic is on 4`' Street, not on Union, they are hidden from view from the majority of their customers. When this transaction was first put together with Les Schwab, they were going to use their best efforts to get signage out on 4a` Street. One possibility was to do a lot line adjustment and give them the access point along the east side of the Walgreen's building so they would have had frontage along 4th Street. They would have been allowed a 300 square foot sign there. Walgreen's Sign Appeal LUA-08-136, V-A February 24, 2009 Page 4 The Examiner stated that they probably still could do that. Mr. She stated that they could have done that and maybe should have done that, they were trying to be responsible developers, they don't like the proliferation of signs anymore than the City does, it seemed better to combine them in one unified application. The Examiner stated that at this point he would decide that this appeal is inappropriately before him. On December 18 the code changed, the Walgreen's sign with the reader board below is permitted under the code prior to December 18, but subsequent to December 18 the code was different and he cannot grant a variance for a sign that was not applied for prior to the change in code. Mr. Thompson stated that the variance request predates the code change so the variance request that was denied and the appeal all predate the code change. To his mind it was established that a pylon was permitted to code and the variances are relative to the earlier code. Ms. Dolbee stated that the variance was submitted prior to the change in code. Ms. Nielsen stated that at this point the City would like to make a motion to dismiss based on the fact that this particular application is moot insofar as although the variance was submitted prior to the code change, the particular application which encompasses the pole sign is no longer permitted because they failed to timely come in with a permit for the sign. There is no way what they seek can be granted. Further discussion ensued regarding the timing of the application for permit and the filing of the variance as it relates to the code change on December 18, 2008. A five-minute recess was taken. Ms. Nielsen stated that the City would withdraw their motion to dismiss based on mootness and the City will concede that the appellant timely applied for the variance prior to the change in the code provisions. Therefore, they are properly vested and the Hearing Examiner has jurisdiction. The City is still maintaining that the standards of a variance have not been met. Mr. She stated that Walgreen's has several uses inside the one building; there is a photo shop, pharmacy, and convenience store. The site itself is very unique. Les Schwab does not have a lot on 4t` Street, they do have access to 0' Street that was granted 20 years ago. The smarter thing to do would be to combine two signs into one and solve the concerns of Les Schwab about visibility on 4`" Street. It is not on their property, so a variance is needed to allow that. That is what they are asking for. Upon guestioning by Ann Nielsen, Mr. Sherry stated that if they did not get the sign it would cause Les Schwab to be unable to conduct their business or get customers, they have always wanted a sign there. He could not speak to the fact of whether not having a sign in this location would affect their business. Vanessa Dolbee, Development Services Department, City of Renton identified Exhibits A, B and C. On the site plan, A and B are Walgreen's parcels and C and D are Les Schwab's parcels. The proposed sign would be located on parcel A, which is not the parcel that Les Schwab is located on, the sign would be an off -premise sign. The second variance is for an additional sign to the frontage of Les Schwab on parcel C. Exhibit B was a timeline showing when permits were applied for, and when the code was changed to clarify the events and when they took place. The application was submitted on November 14, 2008, a decision determined on December 18, 2008. The sign permit that was applied for was on December 3, 2008 and issued on January 26, 2009. Walgreen's Sign Appeal LUA-08-136, V-A February 24, 2009 Page 5 Exhibit C show the code provisions regarding a shopping center. The definition of a shopping center states that there must be four or more individual commercial establishments, planned and developed as a unit. This proposal of Les Schwab and Walgreen's does not meet the standard definition. If at some point it was determined that Les Schwab was a shopping center with Walgreen's, how that relates to sign permitting is that it does not provide for an additional sign for Les Schwab on the corner of Union and 4"' Street. The code definition for on -premise signs was read. If this were determined to be a shopping center, it would further restrict the signage based on code. Walgreen's would be allotted two freestanding signs because they have two frontages, and Les Schwab would be allotted one freestanding sign with their one frontage on Union. If the shopping center were less than 10 acres, which this would be, one freestanding sign for each street frontage of the shopping center would be permitted. Each sign would not exceed an area great than 1-1/2 square foot for each linear foot of property frontage, not to exceed 150 square feet per sign face and a maximum of 300 square feet including all signs. Just because they are a shopping center, the off -premise sign is still a prohibited sign. Granting Les Schwab a co -space on a sign would be granting special privilege. There are four variance criteria that the city used in making a decision in this matter. Ms. Dolbee went through the criteria and explained why the city evaluated this matter the way they did. This instance would constitute a special privilege and permitting this variance would open up the city to other potential businesses in the vicinity requiring the same type of privilege. For both the additional sign and the off -premise sign the evaluation was similar, staff does not see this as being the minimum variance possible because Les Schwab already has one existing sign on their property that can be seen from NE 4th Street from a lesser distance than the one that would be on NE 40' Street, but because the site is designed with surface parking in front of Les Schwab, the visibility of the sign in existence is still there. Upon questioning by Mr. Thom son Ms. Dolbee stated that the Les Schwab sign is located on parcel C and is perpendicular to Union, as you drive down 4`h Street, the sign can be seen while driving. Mr_ Thompson continued with the statement that one would have to swivel their head to almost a 90-degree in order to see the sign. One cannot just drive down 4"' Street and see the sign off to the side, it is farther out of view. The Examiner stated that he would consider all things before making a decision. One sign may do it all, especially if Les Schwab eliminated the other sign. It is not necessary to have two signs. The Examiner is bound by code, the site south of this project have similar limited exposure to NE 4 h Street, no one driving along NE 4d' Street knows that they are there, they have to go out of their way to get commercial exposure. The same happens to businesses off of Duvall or on Sunset, anything off the main drag all have the same limitations. Granting Les Schwab this signage could be seen as a special privilege and they could all march in next week and request the same thing. _Mr. Sherry again stated that they were trying to be a good neighbor, they could have done a lot line adjustment and given Les Schwab square footage on 4t' Street. They did not, they just wanted to combine both businesses with a combined sign. The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff The hearing closed at 10:36 am. Walgreen's Sign Appeal LUA-08-136, V-A February 24, 2009 Page 6 FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1. The appellant, Thomas Thompson representing Renton -Northwest LLC, filed an appeal of the denials of two variances from the sign code. 2. The appeal was filed in a timely manner. 3. The appellant represents the owner of a commercial site housing a relatively new Walgreen's located at 4105 NE 4th Street. The site is located on the southeast corner of the intersection NE 4th and Union Avenue NE. 4. The property is located in the City of Renton. Les Schwab Tire store is located immediately south of the Walgreen's site. It has been located in that location for more than twenty (20) years. Les Schwab only has frontage along Union. They have an easement driveway located east of the Walgreen's building running to NE 4th. This easement is a private access agreement. 6. It appears that the ownerships of the Walgreen's site and Les Schwab worked together when Walgreen's redeveloped the comer site. There is a certain amount of shared parking and a cross -access agreement including the easement noted above. This is a private agreement between the parties although the Site Plan was approved by the City. The appellant proposed erecting a freestanding pole (pylon) sign on the corner where it would have exposure to travelers along both NE 4th and Union. 8. The pole sign would be 25 feet tall. The initial sign was approved prior to December 18, 2008. It would have had "Walgreen's" text and their logo on an upper panel and a changeable reader board component at 3.73 feet above the ground. Both components would have identical elements on the front and back panels and both would be internally lighted. 9. The appellant apparently began a process or a permit to modify the sign to include a middle panel (again, front and back with internal lighting) to include a reference to Les Schwab Tires. This process was begun before December 18, 2008. 10. Staff determined that the Sign Code did not permit the Les Schwab sign for two separate reasons. First, off -premise signs are not normally permitted (Section 44-100C.10). The Les Schwab property is a separate property (from the Walgreen's site) and the sign would be what is termed an "off premises" sign. Second, only one sign is permitted along the frontage from which a business gains access (Section 4-4-100E.5.a.i). Les Schwab has a sign along Union and, therefore, the proposed sign would be a second sign and would not be permitted. 11. In a separate action, the City amended its Sign Code to eliminate pole signs permitting only lower monument signs. This change was effective on December 18, 2008. There was an initial argument that the variance requests to allow the additional "Les Schwab" panel on the pole sign had not been made prior to the ordinance change and was therefore, not timely. Staff agreed that the application for the Walgreen's Sign Appeal LUA-08-136, V-A February 24, 2009 Page 7 variances was timely. 12. Les Schwab has been located in its current location for 20 or more years and has not had any sign presence or exposure along NE 4th Street. The original Les Schwab sign was going to remain along Union, which is what also triggered the need for a variance from more than one sign along a frontage. 13. Staff found that the applicant did not suffer undue hardship due to any special circumstance related to lot size, shape or topography. Staff rejected any argument that public perception of the two adjacent uses as a joint development required the approval of a variance or variances. Staff generally agreed that approving the variance or variances would not be materially to the public or other properties other than negating the inherent limitations of the Sign Code. Staff found that approving either variance would grant the appellant a special privilege not afforded to other similarly located property in that zone. Staff also found that approval of either variance would not be the minimum necessary to afford relief but would lead to sign clutter or excessive signs along the roadway, 14. There were some superfluous issues about whether the site qualified as a shopping center and what sign restriction or restrictions applied in such cases. The two side -by -side uses are not a shopping center under City regulations even if they have cooperative agreements. There was also a question about whether there would be an actual reduction in sign square footage. That is not a criterion in determining whether a variance is appropriate. In addition, as much as many applicants might wish economics to be a variance criterion, it is not a basis for reviewing a variance. 15. Variance Criteria are contained in Section 4-9.250B.5: a. That the applicant suffers undue hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification; b. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated; c. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated; d. That the approval as determined by the Reviewing Official is a minimum variance that will accomplish the desired purpose. (Arad. Ord. 4835, 3-27-2000) CONCLUSIONS: The appellant has the burden of demonstrating that the decision of the City Official was either in error, or was otherwise contrary to law or constitutional provisions, or was arbitrary and capricious (Section 4-8-110(E)(7)(b). The appellant has not demonstrated that the action of the City should be reversed. The appeal is denied. 2. Arbitrary and capricious action has been defined as willful and unreasoning action in disregard of the facts and circumstances. A decision, when exercised honestly and upon due consideration of the facts Walgreen's Sign Appeal LUA-08-136, V-A February 24, 2009 Page 8 and circumstances, is not arbitrary or capricious (Northern Pacific Transport Co. v Washington Utilities and Transportation Commission, 69 Wn. 2d 472, 478 (1966). An action is likewise clearly erroneous when, although there is evidence to support it, the reviewing body, on the entire evidence, is left with the definite and firm conviction that a mistake has been committed. (Ancheta v Daly, 77 Wn. 2d 255, 259 (1969). An appellant body should not necessarily substitute its judgment for the underlying agency with expertise in a matter unless appropriate. 4. This office is not left with any doubt as to the appropriateness of the underlying decision. In order for a variance to be approved it must satisfy all four (4) criteria. It is not sufficient to satisfy one or another of the criteria or even three of the criteria. Staff found it failed to meet at least three criteria. Under those circumstances staff could not approve either of the variances and the decision should stand. 5. Les Schwab has been located in its current location for 20 or more years and has not had any sign presence or exposure along NE 4th Street. Continuing that situation by not permitting a corner sign would not create any new hardship nor particularly, any new undue hardship. The applicant suffers no hardship due to the size, shape or topography of the subject site. The applicant may suffer from a lack of exposure to traffic along NE 4th Street but others similarly situated suffer the same. The applicant suffers no undue or even unusual hardship other than the fact that the property is not a corner lot. The operative code language is "where code enforcement would deprive the owner of rights and privileges enjoyed by others similarly situated." On every cross -street along a major arterial there can be only one parcel or use on each of the four corners of the intersection. All other parcels are removed from the corner by one or two or more lots. All of those parcels not located on the corner suffer the same limitation as is suffered by the current appellant - a single frontage along a single street. This parcel is not on the comer and is not deprived of any rights and privileges enjoyed by other parcels similarly located away from the corner. 6. The other criterion that would militate against approving a variance for this situation would be the one that does not allow granting an applicant a special privilege. Every owner of a parcel one or two lots interior to a comer exposure would appreciate a corner sign. If a variance were approved for the appellant, all of those interior parcels would be similarly entitled to a variance. Approval of either variance would grant this appellant a special privilege. The owners of some of those properties might also be willing to enter into special agreements with their corner neighbors. Such private agreements cannot override code limitations. The mere fact that the parties have reached a private access agreement and some other mutually agreeable private contract terms does not have a bearing on City Code. Those agreements cannot dictate the results of a code review situation. If they could, it could lead to a series of agreements and/or easements between corner lots and neighboring parcels in both directions. It might not work physically in all situations but it could be a profitable arrangement for corner Iots to provide easements to overcome the limitations imposed by the Sign Code. Approving the variance would create a precedent that might lead to abrogating the Sign Code. 7. Finally, in this case, there really is no way to determine if there would be the minimum variance necessary to accomplish the appellant's objectives. The proposed sign could be smaller, the existing Les Schwab sign could be removed, or the sign could be lower to the ground. But since the variances surely fail to satisfy two of the other mandatory criteria, the staff decision to deny both variances was appropriate. 8. The decision below should not be reversed without a clear showing that the decision is clearly erroneous or arbitrary and capricious. This office has found that the decision below was sound and the decision below is affirmed. Walgreen's Sign Appeal LUA-08-136, V-A February 24, 2009 Page 9 DECISION: The decision is affirmed and the appeal is denied. ORDERED THIS 24`h day of February 2009 FRED J. KAU N HEARING EXAMINER TRANSMITTED THIS 24t' day of February 2009 to the parties of record: Vanessa Dolbee Development Services City of Renton Renton -Northwest LLC 175 E 400 South, Ste. 402 Salt Lake City, UT 84111 Ann Nielsen Assistant City Attorney City of Renton Robert Sherry Renton -Northwest LLC 4717 Masters Drive Newberg, OR 97132 TRANSMITTED THIS 24t' day of February 2009 to the following: Mayor Denis Law Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Gregg Zimmerman, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services Renton Reporter Thomas Thompson Consulting Architect 29619 15"' Ave NE Stanwood, WA 98292 Dave Pargas, Fire Larry Meekling, Building Official Planning Commission Transportation Division Utilities Division Neil Watts, Development Services Janet Conklin, Development Services Pursuant to Title IV, Chapter 8, Section 100Gof the City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m., March 10, 2009. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title IV, Chapter 8, Section 110, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of $75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. An appeal must be filed in writing on or before 5:00 p.m. March 10, 2009. Walgreen's Sign Appeal LUA-08-136, V-A February 24, 2009 Page 10 If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by City Council or final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision -maker concerning the proposal. Decision -makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. OF RENTUON Denis Law, Mayor February 3, 2009 Thomas Thompson Consulting Architect 29619 15'' Avenue NE Stanwood, WA 98292 RE: Walgreens #12497 Sign Variance Appeal LUA 08-136, V-A Dear Mr. Thompson: This office has received your appeal letter on the above referenced matter. Hearing Examiner Fred J. Kaufman Please be advised that the appeal hearing has been scheduled for Tuesday, February 10, 2009 at 9:00 a.m. The hearing will take place in the Council Chambers on the seventh floor of the Renton City Hall, The address is 1055 S Grady Way in Renton. If this office can provide any further assistance, please address those comments in writing. Sincerely, Nancy Thompson Secretary to Hearing Examiner City of Renton Encl: Copy of Appeal Letter and attachments cc: Ann Nielsen Assistant City Attorney Neil Watts, Development Services Director Chip Vincent, Planning Director Jennifer Henning, Current Planning Manager Vanessa Dolbee, Development Services Stacy Tucker, Development Services Parties of Record: Renton -Northwest LLC 175 E 400 South, Ste. 402 Salt Lake City, UT 84111 1055 South Grady Way - Renton, Washington 98057 - (425) 430-6515 Thispape,.�tcyrled material, 30% post consumer RENTON" AHEAD OF rYtL ci.Rvi; 5 T h o m a s December 30, 2008 Hearing Examiner City of Renton City Clerk's Office Renton City Hall 7th Floor 1055 South Grady Way Renton, WA 98057 RECEIVED 1 ti o m p s o n A I A Cff V C;I_EPK'S 0FFECE RE: APPEAL ADMINISTRATIVE: VARIANCE REPORT & DECISION dated Dec 17, 2008 City of Renton File No. LUA08-136, V-A, V-A Hearing Examiner: Our understanding from discussions with the Clerk's office is that for our appeal to be valid for review we are to submit a letter addressing our concerns on the Decision along with the fee. Should any additional information be necessary we trust your office will so notify the undersigned. We also include the following exhibits; a site plan, the original variance narrative, the original variance justification and a proposed sign design elevation highlighting the subject of this variance request. We also append a sign elevation of the pylon sign as permitted without the variance amendment. We appeal the Planning Department's denial of the two variances requested; one was to allow Les Schwab Tires to have a presence on the Walgreen's Drug store pylon sign, the other was technically required to permit Les Schwab to have two signs on its only frontage (Union Street) even though the proposed sign was to be on NE4th. This technicality was requested by the planning department during their review of the application for consistency. The Reviewing Official's commentary throughout the decision repeatedly defers to "subjective" observations. Beginning with Clause E paragraph a of the decision: We believe the Reviewing Official is being disingenuous in denying that Walgreens - Les Schwab is perceived as a joint development. From the beginning of our efforts to develop the Waigreens with the aid and cooperation of Les Schwab, all discussions with the city have been related to that very perception. It is undeniable that the public and any rational non -biased party will clearly observe it so. 29619 15i' Avenue NE, Stanwood, WA 98292 tsg cDatt.net cell: 206-409-0765 phone: 360--629-3985 fax: 360-629-5435 l.e.-. C.-�-) Rol , : C k, V) hce k� 1 ,�ti� e •.�� , 7+u 14�li�s Prior to the Walgreens proposal a Union Oil service station and Brown Bear Car Wash occupied the site with Les Schwab and shared accesses and circulation routes. The Walgreens proposal clearly improved the then existing conditions as we removed 4 full movement access driveways along 41h and replaced them with two right-in/right-out points. The easterly most access to 41h, retained in the new development, has always been covered in easement form, as approved originally by the city, to the benefit of Les Schwab. This was and is intended to provide Ices Schwab with access and therefore Viable if not technical frontage along 4fh. In which case, Union is not the only fronting street for Les Schwab. This driveway approach is necessary for east bound traffic to be able to access Les Schwab without circumventing side -streets or making a dangerous U- turn on busy 4th. As documented in our application for Site Plan Review, the previous development, prior to Walgreens application, had 4 vehicular full movement access points along Union. Again, ourjoint development approach, as endorsed by the city and reviewed during the Site Plan Review process, reduced those 4 to 2, and identified as a joint access drive. In general, all site improvements, i.e. landscaping, parking, lot lighting, stormwater detention and management, are designed for the joint site. The two occupants have memorialized this joint use of the site in a cross access agreement. This document was presented to the Planning department during the Site Plan Review process and to our insistence reinforces the fact that the city's review methodology was of a jointly occupied site. As a further elaboration of our contention of a joint development beyond the obvious of parking, access, landscaping and fighting we highlight the new stormwater management system which takes the stormwater from Les Schwab's lot, developed at a time when water management requirements were far less onerous than now, and directs it into filters and a detention vault adjacent the Walgreens building. While titles may be held separate, the properties are clearly tied together. The Reviewing Official makes a point of denying this development's viability as a "Shopping Center" as it does not meet the city's definition. We did not make that claim as we are aware of the definition's technical requirement of a minimum of 4 uses and regard its insertion into the decision to be highly misleading. Our point is that these two uses were planned as a joint development, with the city's participation. The fact that Les Schwab's facility predated Walgreens had a substantial effect on the design of the Walgreens portion and, as described above, on the revisions to access, on and off -site circulation routes, etc. all for the betterment of the community and city at large. As to Clause E paragraph b: The Justification submitted for the Variance request provided calculations to show this proposal amounted to 57.8% of the total area of freestanding signs that could be installed if taken to the full extent allowed in code. The Reviewing Official acknowledges that fact yet denies the claim on the basis that we might, or could, return after the variance was achieved and apply for additional signage. This, as well, is a disingenuous argument as we are clear in the Narrative submitted that we (Walgreens) were waiving our right to a Union Street sign. And as the existing Les Schwab sign on Union could be as much as 150sq ft per face, the existing sign is less than 43sq ft per face. We are willing to waive the right to increase the area of that sign, but were never asked. In this clause we argue against the Reviewer's claim that Les Schwab has no right to a sign on 41h in our contention that the historic purpose of the most easterly access from 4th into this development was for the expressed purpose of facilitating traffic into Les Schwab. We also contend the Reviewer's argument suggesting the presence of the public plaza at the intersection supports the denial is incorrect. Not only are we allowed a pylon sign, but indeed have a permit for one (see attached elevation sketch). This variance, while in two parts as technical matter, was simply to allow Les Schwab to have a presence on the Walgreens pylon. There will be a pylon in any event and this pylon has nothing whatever to do with the public plaza. We believe the pylon allows for elevation of the sign panels so as not to "be in the face" of those resting within the plaza. It is our opinion however that the Reviewer's suggestion of a monument would in fact have a more deleterious effect on the public by placing illuminated graphics at the eye level of the pedestrians while seated within that space. We find the decision in this clause, as well as that in clause d, illustrative of the Reviewer's ulterior motive by saying it would be possible to approve signage for both businesses in this location with " a different sign design". We know from discussions with staff that the different design preferred by the Reviewer is a monument sign that code suggests can only be 10sf and 5 ft high. However, this zone historically allowed pylon signs (of up to 40 ft in height and 150sf per face) and did until approximately December 8, 2008. A pylon sign has always been proffered as the design preference for the development as for back as the early days of our Pre -Application conference and Site Plan Review. In closing, we disagree also with clause c's observation that this variance would constitute a "special privilege" as it pertains to Les Schwab. The layout of this development cannot be made analogous to other nearby retail facilities not deemed "shopping centers" as if these were two distinctly separate site developments. From the outset the city reinforced and promulgated design decisions as if it were one throughout the entire site design process. A review of the site plan clearly establishes public perception of a joint/combined development with both Walgreens and Les Schwab oriented to the 4th and sharing all site improvements to common benefit. We will be pleased to provide clarification or additional documents should the Examiner so request. Yours Thomas Thompson, AIA 0 T h o m a s T h o m p s o n A I A November 24, 2008 UPDATE NARRATIVE FOR FREESTANDING SIGN VARIANCE L FOR AN ADDITIONAL SIGN FOR LES SCHWAB TIRES PROPOSED WALGREENS DRUG STORE # 12497 4105 NE 4TH STREET @ UNION RENTON, WA VARIANCES REQUIRED: Variance requested for the detailed Walgreens free standing sign to include a panel for the Les Schwab Tire Store which would technically be placed "off premises" . Variance requested for the addition of a second Les Schwab freestanding sign (panel) as N technically has but one frontage (Union St.) and therefore permitted only one freestanding sign. ZONING: COMMERCIAL ARTERIAL (CA) within the NE 4th Street Business District. ALL ADJACENT PROPERTIES ARE CA. SPECIAL SITE FEATURES: THE LES SCHWAB TIRE STORE IS FULLY DEVELOPED AND HAS BEEN ON THIS SITE SINCE 1986. THE WALGREENS PROJECT IS CURRENTLY UNDER CONSTRUCTION. THIS SITE IS CLEARLY VIEWED AS A SHOPPING CENTER DEVELOPMENT. 29619 151' Avenue NE, Stanwood, WA 98292 tsg@att_net cell: 206-409-0755 phone: 360-629-3985 fax: 360-629-5435 ALLOWABLE FREESTANDING SIGNS: 4th STREET NE: THE 4T11 STREET FRONTAGE IS 293 LIN FT. CITY CODE PERMITS 1.5 SQ. FT PER LIN FT. THEREFORE, CODE ALLOWS A MAXIMUM AREA OF 300 SO. FT. (150 SF PER FACE) FOR A FREESTANDING SIGN ALONG 4TH. UNION STREET: WALGREENS UNION STREET FRONTAGE IS 132 FT AFTER AN 8 FT DEDICATION ALONG 41H STREET. AT 1.5 SQ. FT PER LIN FT THE MAXIMUM ALLOWABLE AREA OF 198 SQ. FT. (99 SF PER FACE) FOR A SECONDARY FREESTANDING SIGN IS PERMITTED. PROPOSED FREESTANDING SIGNS: NE 4TH STREET: LES SCHWAB'S UNION FRONTAGE IS 216 FT. AT 1.5 SQ. FT PER LIN FT THE CODE MAXIMUM ALLOWABLE AREA OF 300 SQ. FT (150 SF PER FACE) IS PERMITTED. THE EXISTING LES SCHWAB FREESTANDING SIGN, WHICH IS TO REMAIN, IS 42.75 SF. FT. PER FACE AND 20 FT HIGH. A SECOND FREESTANDING SIGN (PANEL) IS HEREIN REQUESTED BY THIS VARIANCE APPLICATION. NEAR THE SE CORNER OF 41H AND UNION A COMBINED SIGN IS PROPOSED, COMPRISED OF A WALGREENS LOGO, A WALGREENS MANUAL READERBOARD AND A LES SCHWAB TIRE STORE SIGN AS SHOWN ON THE ATTACHED ELEVATION DRAWING DATED 11-24-08. UNION STREET: THE EXISTING LES SCHWAB SIGN IS TO REMAIN. CONTAINED IN THIS VARIANCE IS THE REQUEST TO ALLOW TWO FREESTANDING SIGNS FOR A SINGLE FRONTAGE IN THE CASE OF LES SCHWAB. WALGREENS WAIVES THE RIGHT TO A SECOND FREE STANDING SIGN (ON IT'S UNION STREET FRONTAGE), IN FAVOR OF THE LES SCHWAB VARIANCE REQUEST. VARIANCES REQUESTED: THE DEVELOPMENT IN QUESTION IS CLEARLY CONSTRUCTED AND PERCEIVED BY THE PUBLIC AS A UNIFIED WHOLE, A SINGLE DEVELOPMENT SITE WITH TWO COMMERCIAL ENTITIES; WALGREENS AND LES SCHWAB. PARKING, LANDSCAPING, STORMWATER TREATMENT AND CONTAINMENT AS WELL AS ACCESSES ARE SHARED AND MEMORIALIZED IN AGREEMENTS. ACCORDING TO CURRENT CITY CODE, THREE FREESTANDING SIGNS ARE ALLOWED. THE INDIVIDUAL MAXIMUM AREAS OF 300 + 198 + 300 TOTAL 798 SQ. FT (ALL FACES). OUR PROPOSAL IS TO RETAIN THE EXISTING LES SCHWAB SIGN ALONG UNION OF 85.5 SQ. FT. {TOTAL ALL FACES) AND ADD ONE COMBINED FREESTANDING SIGN ALONG NE 4TH STREET OF 291.68 SQ. FT (TOTAL ALL FACES.) THIS COMBINED SIGN IS 15FT LESS THAN THE MAXIMUM ALLOWABLE HEIGHT. THE TOTAL FACE AREA OF ALL FREE-STANDING SIGNS ON THE OVERALL SITE IS 377.18 SQ.FT. (ALL FACES) OR 420.8 SO. FT. (527.) THE ALLOWED. GIVEN THAT THE HEIGHTS AND AREA OF PROPOSED SIGNAGE IS SUBSTANTIALLY LESS THAN THE 40 FT AND 798 SQ. FT ALLOWED, AND THAT LESS SIGN AREA IS PROPOSED THAN HAD WALGREENS SOUGHT A PERMIT FOR IT'S PERMITTABLE FREESTANDING SIGN ON UNION ST WE BELIEVED BOTH THESE VARIANCE REQUESTS SHOULD BE APPROVED. T h o m a s T h o m p s o n A I A November 24, 2008 UPDATE JUSTIFICATION FOR FREESTANDING SIGN VARIANCE REQUEST FOR AN ADDITIONAL SIGN FOR LES SCHWAB TIRES PROPOSED WALGREENS DRUG STORE # 12497 4105 NE 4T" STREET @ UNION RENTON, WA THESE VARIANCE REQUESTS ARE DUE TO THE UNIQUE CIRCUMSTANCES OF THE SUBJECT SITE. IT IS CLEAR THAT THIS SITE IS VISUALLY INTERPRETED AS A JOINT DEVELOPMENT, I.E. ONE DEVELOPMENT SITE, A SHOPPING CENTER, WITH NO SPECIFIC DEMARCATION DEFINING THE TWO PROPERTIES OR SEPARATING THEIR RESPECTIVE PARKING FIELDS OR LANSCAPING. THIS PERCEPTION BY THE PUBLIC MANDATES A COMPREHENSIVE PRESENTATION OF SIGNAGE. A STRICT READING OF THE SIGN CODE HOLDS THAT SIGNS ARE NOT PERMITTED 'OFF -SITE', HOWEVER WE HOLD THAT THE CITY'S REVIEW OF THE SITE DEVELOPMENT PERMIT AS WELL AS THE PUBLIC'S PERCEPTION HAS ALREADY ESTABLISHED THAT THIS IS A JOINT DEVELOPMENT SITE AND SHARING OF THIS SIGN LOCATION IS ENTIRELY CONSISTENT WITH EXPECTATIONS. THE PERCEPTION IS THAT NE4TH, BEING THE PRIMARY ARTERIAL, iS THE FRONTING STREET FOR THE ENTIRE DEVELOPMENT. IT IS A TECHNICALITY OF LOT LAYOUT THAT LES SCHWAB'S LOT FRONTS ONLY UNION STREET 29619 151h Avenue NE. Stanwood, WA 98292 tsar Batt net cell: 206-409-0755 phone: 360-629-3985 fax: 360-629-5435 4 t QI e o omm m ®m m o mm m m m mm mm©®p - a o��o� oo�o 0 00 010 m k .Aa jg . 9 o40�C0 bra aa m h P 8 En e m ��ipr•'.z� � I\ m I rM x Ag u z 27' m 4 P. n y � 130' ruu5+L3t 20.7 Y U ) NEW PROP § q 8 ED ATi f 1 fi' .O. OW_ � r!9 ! : E6 • q IN ❑o� Jim, Sig[ WALGN PANEL: 59.37 S.F. MANUAL READERBOARD: 42.50 S.F. TOTAL SIGN AREA: 101.87 S.F. LES SCHWAB PANEL PANEL AREA: 43.97 S.F. TOTAL SIGN AREA: 145.84 S.F. sign can project up to6ft into required yard. can be up to 40ft high and 150 sf.ea face M s ME& LES SCHWAB SIGN n" 7'-6" orchOOc$ura WALGREENS #12497 � Thomas Tlmmpsoro, Proposed: u 'SQAIA Pd4105 NE 4th STREET ` eau: 2p6409-0755 s rRENTON, WA O E 29614 l5thod,W6f98M for RENTON-NORTHWEST LLC e n r i t l e m e n r t Stanwood, W A 46292 Sheet a Lo N 8'-8" If*C 0 1 Ln N PRIMARY PANEL: 89.92 S.F. MAN READERBOARD: 42.50 S.F. C(9 TOTAL SIGN AREA: 132.42 S.F. Loki A% 1 TTC-10 _ kyo vtie��c� f� II I! II GROUND ROD CONNECTION - BY ELECTRICAL CONTRACTOR .. rRNfD T h o m a s T h o m p s o n December 30, 2008 Hearing Examiner City of Renton City Clerk's Office Renton City Hall 7rh Floor 1055 South Grady Way Renton, WA 98057 1�;iTY OF REN T 0,! DEC 3 12008 t,5v) RECEIVED A I A CITY CLERK'S OFFICE RE: APPEAL. ADMINISTRATIVE VARIANCE REPORT & DECISION dated Dec 17, 2008 City of Renton File No. LUA08-136, V-A, V-A Hearing Examiner; Our understanding from discussions with the Clerk's office is that for our appeal to be valid for review we are to submit a letter addressing our concerns on the Decision along with the fee. Should any additional information be necessary we trust your office will so notify the undersigned. We also include the following exhibits; a site plan, the original variance narrative, the original variance justification and a proposed sign design elevation highlighting the subject of this variance request. We also append a sign elevation of the pylon sign as permitted without the variance amendment. We appeal the Planning Department's denial of the two variances requested; one was to allow Les Schwab Tires to have a presence on the Walgreen's Drug store pylon sign, the other was technically required to permit Les Schwab to have two signs on its only frontage (Union Street) even though the proposed sign was to be on NE4th. This technicality was requested by the planning department during their review of the application for consistency. The Reviewing Official's commentary throughout the decision repeatedly defers to "subjective" observations. Beginning with Clause E paragraph a of the decision: We believe the Reviewing Official is being disingenuous in denying that Walgreens - Les Schwab is perceived as a joint development- From the beginning of our efforts to develop the Walgreens with the aid and cooperation of Les Schwab, all discussions with the city have been related to that very perception. It is undeniable that the public and any rational non -biased party will clearly observe it so. 29619 15"' Avenue NE. Stanwood, WA 98292 tsg cDatt.net cell: 206-409-0755 phone: 360-629-3985 fax: 360-629-5435 C.C", Q'°,'-L) IR-441 , Je,, ,Vc.,- V�gr,n,n5 , Ci:,r \`l+n�_e.� buAr i e "Ja_ 13,_ I -AzA I LJCJ�.S disingenuous argument as we are clear in the Narrative submitted that we (Walgreens) were waiving our right to a Union Street sign. And as the existing Les Schwab sign on Union could be as much as 150sq ft per face, the existing sign is less than 43sq ft per face. We are willing to waive the right to increase the area of that sign, but were never asked. In this clause we argue against the Reviewer's claim that Les Schwab has no right to a sign on 4th in our contention that the historic purpose of the most easterly access from 4th into this development was for the expressed purpose of facilitating traffic into Les Schwab. We also contend the Reviewer's argument suggesting the presence of the public plaza at the intersection supports the denial is incorrect. Not only are we allowed a pylon sign, but indeed have a permit for one (see attached elevation sketch). This variance, while in two parts as technical matter, was simply to allow Les Schwab to have a presence on the Walgreens pylon. There will be a pylon in any event and this pylon has nothing whatever to do with the public plaza. We believe the pylon allows for elevation of the sign panels so as not to "be in the face" of those resting within the plaza_ It is our opinion however that the Reviewer's suggestion of a monument would in fact have a more deleterious effect on the public by placing illuminated graphics at the eye level of the pedestrians while seated within that space. We find the decision in this clause, as well as that in clause d, illustrative of the Reviewer's ulterior motive by saying it would be possible to approve signage for both businesses in this location with " a different sign design". We know from discussions with staff that the different design preferred by the Reviewer is a monument sign that code suggests can only be 1 Osf and 5 ft high. However, this zone historically allowed pylon signs (of up to 40 ft in height and 150sf per face) and did until approximately December 8, 2008. A pylon sign has always been proffered as the design preference for the development as far back as the early days of our Pre -Application conference and Site Plan Review. In closing, we disagree also with clause c's observation that this variance would constitute a "special privilege" as it pertains to Les Schwab. The layout of this development cannot be made analogous to other nearby retail facilities not deemed "shopping centers" as if these were two distinctly separate site developments. From the outset the city reinforced and promulgated design decisions as if it were one throughout the entire site design process. A review of the site plan clearly establishes public perception of a joint/combined development with both Walgreens and Les Schwab oriented to the 4th and sharing all site improvements to common benefit. We will be pleased to provide clarification or additional documents should the Examiner so request. / Yours Thomas�J]acs`mpson, AIA T h o m a s T ti G m p s o n A I A November 24, 2008 UPDATE NARRATIVE FOR FREESTANDING SIGN VARIANCE FOR AN ADDITIONAL SIGN FOR LES SCHWAB TIRES PROPOSED WALGREENS DRUG STORE # 12497 4105 NE 4TH STREET @ UNION RENTON, WA VARIANCES REQUIRED: Variance requested for the detailed Walgreens free standing sign to include a panel for the Les Schwab Tire Store which would technically be placed "off premises" . Variance requested for the addition of a second Les Schwab freestanding sign (panel) as it technically has but one frontage (Union St.) and therefore permitted only one freestanding sign. ZONING: COMMERCIAL ARTERIAL (CAI within the NE 41" Street Business District. ALL ADJACENT PROPERTIES ARE CA. SPECIAL SITE FEATURES: THE LES SCHWAB TIRE STORE IS FULLY DEVELOPED AND HAS BEEN ON THIS SITE SINCE 1984. THE WALGREENS PROJECT IS CURRENTLY UNDER CONSTRUCTION. THIS SITE IS CLEARLY VIEWED AS A SHOPPING CENTER DEVELOPMENT, 29619 15`h Avenue NE. Stanwood, WA 98292 tsgCa7att.net cell: 206-409-0755 phone: 360-629-3985 fax: 360-629-5435 VARIANCES REQUESTED: THE DEVELOPMENT IN QUESTION IS CLEARLY CONSTRUCTED AND PERCEIVED BY THE PUBLIC AS A UNIFIED WHOLE, A SINGLE DEVELOPMENT SITE WITH TWO COMMERCIAL ENTITIES; WALGREENS AND LES SCHWAB. PARKING, LANDSCAPING, STORMWATER TREATMENT AND CONTAINMENT AS WELL AS ACCESSES ARE SHARED AND MEMORIALIZED IN AGREEMENTS. ACCORDING TO CURRENT CITY CODE, THREE FREESTANDING SIGNS ARE ALLOWED. THE INDIVIDUAL MAXIMUM AREAS OF 300 + 198 + 300 TOTAL 798 SQ. FT (ALL FACES). OUR PROPOSAL IS TO RETAIN THE EXISTING LES SCHWAB SIGN ALONG UNION OF 85.5 SQ. FT. (TOTAL ALL FACES) AND ADD ONE COMBINED FREESTANDING SIGN ALONG NE 4r" STREET OF 291.68 SQ, FT (TOTAL ALL FACES-) THIS COMBINED SIGN IS 15FT LESS THAN THE MAXIMUM ALLOWABLE HEIGHT. THE TOTAL FACE AREA OF ALL FREE-STANDING SIGNS ON THE OVERALL SITE IS 377.18 SQ.FT. (ALL FACES) OR 420.8 SQ. FT. (52%) THE ALLOWED. GIVEN THAT THE HEIGHTS AND AREA OF PROPOSED SIGNAGE IS SUBSTANTIALLY LESS THAN THE 40 FT AND 798 SQ, FT ALLOWED, AND THAT LESS SIGN AREA IS PROPOSED THAN HAD WALGREENS SOUGHT A PERMIT FOR IT'S PERMITTABLE FREESTANDING SIGN ON UNION ST WE BELIEVED BOTH THESE VARIANCE REQUESTS SHOULD BE APPROVED. T h o m a s T h o m p s o n A! A November 24, 2008 UPDATE JUSTIFICATION FOR FREESTANDING SIGN VARIANCE REQUEST FOR AN ADDITIONAL SIGN FOR LES SCHWAB TIRES PROPOSED WALGREENS DRUG STORE # 12497 4105 NE 41H STREET @ UNION RENTON, WA THESE VARIANCE REQUESTS ARE DUE TO THE UNIQUE CIRCUMSTANCES OF THE SUBJECT SITE_ IT IS CLEAR THAI THIS SITE IS VISUALLY INTERPRETED AS A JOINT DEVELOPMENT, I.E. ONE DEVELOPMENT SITE, A SHOPPING CENTER, WITH NO SPECIFIC DEMARCATION DEFINING THE TWO PROPERTIES OR SEPARATING THEIR RESPECTIVE PARKING FIELDS OR LANSCAPING. THIS PERCEPTION BY THE PUBLIC MANDATES A COMPREHENSIVE PRESENTATION OF SIGNAGE. A STRICT READING OF THE SIGN CODE HOLES THAT SIGNS ARE NOT PERMITTED `OFF -SITE', HOWEVER WE HOLD THAT THE CITY'S REVIEW OF THE SITE DEVELOPMENT PERMIT AS WELL AS THE PUBLIC'S PERCEPTION HAS ALREADY ESTABLISHED THAT THIS IS A JOINT DEVELOPMENT SITE AND SHARING OF THIS SIGN LOCATION IS ENTIRELY CONSISTENT WITH EXPECTATIONS. THE PERCEPTION IS THAT NE4TH, BEING THE PRIMARY ARTERIAL, IS THE FRONTING STREET FOR THE ENTIRE DEVELOPMENT, IT IS A TECHNICALITY OF LOT LAYOUT THAT LES SCHWAB'S LOT FRONTS ONLY UNION STREET 29619 15`h Avenue NE. Stanwood, WA 98292 tsg (C)att.net cell: 206-409-0755 phone: 350-629-3985 fax: 360-629-5435 € �� :W t, P€�agi- ' 2Fg s a"pE.4Z9gag 9R� o�V, � a°EGg s § I4` 9 E , R u, s �Q �� III 1pp Fi; �F� °� � 'E •,>�3ati � aa83 R y ���a L� s�; 0^ E3 rocs �I q a'•fi �Eg�f64 e� � ig cn a cdas 5 9 sup NO FFF a aka g �A� e p �5 At_ S - a- o r C o - m w� � 5,500 40.07� _ N9V57'26"E 7, 37' o gn � m9 Il• $ ��i ;- 13a' \ ! n 0 203.53'Y-}�c�n �p'—"- + NEW6 20313��PROPELl R'fY�1J N 1 III _ Em 6 0" A.W. ;. 1 PRIMARY PA1,N-L 89.92 S.F. MAN RFADERROAI\I): 42.50 S.F. 10 1 AI_ SIGN ', f�.� A-. 1 32.42 S.F. m kyo vre►��� 1 TTE l> C(s Ci�CUND ROD CONNECTION - BY ELECTRICAL CONTRACTOR C;RNn r VARIANCE City of Renton REPORT & Department of Community & Economic Development DECISION ADMINISTRATIVE VARIANCE REPORT & DECISION A. SUMMARY AND PURPOSE OF REQUEST REPORT DATE: December 17, 2008 Project Name: Walgreens #12497 Sign Variance Owner: Renton -Northwest LLC GONcu ECE 175 East 400 South, Suite 402 DATA r .._/ -- Salt Lake City, UT 84111 NAME INREA "TE Applicant / Contact: Thomas Thompson, AIA ... Consulting Architect � t 29619 15`h Ave. NE Stanwood, WA 98292 File Number: LUA08-136, V-A, V-A Project Manager: Vanessa Dolbee, Associate Planner Project Summary: The applicant is requesting two Sign Variances from RMC 4-4-100C.10 to locate an off -premises Les Schwab sign on Walgreens site and RMC 4-4-100E.5.a.i for Les Schwab to provide two freestanding, ground, roof or projecting signs with one street frontage. The site is located at 4105 NE 4`" Street and the sign would be located in the southeast corner of the intersection of NE 4"' Street and Union Avenue NE. The subject site is 46,508 square feet and is located in the Commercial Arterial Zone (CA) as well as the NE 4ch Street business district. The buffer of a wetland and Maplewood Creek exist on site although not within the location of the proposed sign. Walgreens is proposing a freestanding pole sign with 300 square feet of sign face and 25 feet tall. The sign would be comprised of three separate signs; a Walgreens sign with the Walgreens logo on top, a Les Schwab sign, and a manual reader board which would be placed on the pole 3.73 feet above ground. Project Location: 4105 NE 4 h Street Exist. Bldg. Area SF: N/A Proposed New Bldg. Area (footprint): N/A Proposed New Bldg. Area (gross): Site Area: 46,508 Square Feet Total Building Area GSF' N/A SITE x J J1. Project Location Map Variance Report VARIANCE City of Renton REPORT & Department of Community & Economic Development DECISION ADMINISTRATIVE VARIANCE REPORT & DECISION A. SUMMARYAND PURPOSE OF REQUEST REPORT DATE: December 17, 200S Project Name: Walgreens #12497 Sign Variance Owner: Renton -Northwest LLC 175 East 400 South, Suite 402 Salt Lake City, UT 84111 Applicant t Contact: Thomas Thompson, AI.g Consulting Architect 29619 15`h Ave. NE Stanwood, WA 95292 File Number: LUA08-136, V-A, V-A Project Manager: Vanessa Dolbee, Associate Planner Project Summary: The applicant is requesting two Sign Variances from RMC 4-4-100C.10 to locate an off -premises Les Schwab sign on Walgreens site and RMC 44-100E.5.a.1 for Les Schwab to provide two freestanding, ground, roof or projecting signs with one street frontage. The site is located at 4105 NE 4" Street and the sign would be located in the southeast corner of the intersection of NE 41h Street and Union Avenue NE. The subject site is 46,508 square feet and is located in the Commercial Arterial Zone (CA) as well as the NE 41h Street business district. The buffer of a wetland and Maplewood Creek exist on site although not within the location of the proposed sign. Walgreens is proposing a freestanding pole sign with 300 square feet of sign face and 25 feet tall. The sign would be comprised of three separate signs; a Walgrcens sign with the Walgreens logo on top, a Les Schwab sign, and a manual reader board which would be placed on the pole 3.73 feet above ground. Project .Location: 4105 NE 4t" Street Exist. Bldg. Area SF: NIA Proposed New Bldg. Area (footprint): N/A Proposed New Bldg. Area (gross): Site Area: 46,508 Square Feet Total Building Area GSF: N/A �SITE `� ! 44, r. i"• Project Location Map Variance Report City of Renton Department of Comm -,tity & Economic Development Administrative Variance Report & Decision FYAL GREENS #1249 7 LUA08-136, V-A, V-A Report of December 17, 2008 Page 2 of 7 B. PROJECT DESCRIPTION/BACKGROUND: The applicant is requesting two Administrative Sign Variances for a Walgreens drugstore at 4105 NE 4"' Street. The subject site consist of two parcels, #518210008 and #518210009; that total 49,508 square feet. The Comprehensive Land Use designation is Commercial Corridor and the zoning is Commercial Arterial (CA). The property is located within the NE 4d' Street Business District and is, therefore, subject to Development Standards specific to this overlay district. All the properties surrounding the subject parcel are also zoned Commercial Arterial (CA). Vehicular access to the site (pursuant to LUA08-014, the approved Walgreens site plan) would be via two right- in/right-out access points along NE 0 Street and two full movement access points are proposed along Union Avenue NE. The first variance would be from Renton Municipal Code (RMC) 44-I00C.10, which prohibits Off -Premises Signs. Walgreens would like to place a Les Schwab sign on the corner of Union Avenue NE and NE 4`]' Street within the proposed public plaza space. The proposed Les Schwab sign would be designed as an addition to a proposed pole sign for Walgreens and is approximately 48.12 square feet per side. The second variance would be from RMC 44-100E.5.a.i, which limits the number of freestanding, ground, roof, and projecting signs permitted on a parcel within a commercial or industrial zoning designation to one for each street frontage from which the business gains access. Les Schwab gains access to the site along Union Avenue NE and is permitted to have one freestanding, ground, roof, or projecting sign per RMC 4-4-100E.5.a.i. Les Schwab currently has one existing pole sign located on their site, as such; the proposed "Off -Premises" sign would be the second sign for Les Schwab. To exceed the number, height, area or permitted location of permitted freestanding, ground, roof, or projecting signs, administrative variances must be granted. The proposed pole sign is comprised of three sections: the first section, which is located at the top of the pole, would be a Walgreens sign displaying the Walgreens logo; section two, which is proposed to be 2 feet below the Walgreens logo sign, would be the Off -Premises Les Schwab sign; the last section would be a manual reader board sign for the Walgreens store that is located 3.73 feet above the ground. The Walgreens logo sign would be 59.37 square feet per side, the Les Schwab sign would be 48.12 square feet per side, and the manual reader board would be 42.50 square feet per side, resulting in a total sign area of 149.99 square feet per side. All three proposed signs would be double-faced, internally illuminated, and a total of 25 feet in height. The center of the pole would be set back 15 feet from the property line along NE 4ffi Street; although, at the signs closest point, it would be 7.5 feet to the property line. �1 C. EXHIBITS: 1I The following exhibits were entered into the record: Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Exhibit 2: Sign Plan Sheet Exhibit 3: Neighborhood Detail Map Exhibit 4: General Project Data & Site Plan, Sheet A0.1 D. FINDINGS: Having reviewed the written record in the matter, the City now makes and enters the following: I. Request: The applicant has requested approval of two administrative variances from the required location and number of signs permitted per street frontages, for one new Les Schwab freestanding sign, from the Sign Regulations (RMC 44-100C.10 and RMC 44-100E.5.a.i) on the property located at 4105 NE 4t' Street. Variance Report City of Renton Department of Comm.•Rity & Economic Developrient WALGREENS ##12497 Report of December 17, 2008 Administrative Variance Report & Decision L UA08-136, V-A, V-A Page 3 of 7 2. Administrative Variance: The materials submitted by the applicant for administrative variances comply with the requirements necessary to process variances. The applicant's site plan and other project drawings are provided as Exhibits 2 through 4. 3. Existing Land Use:: Land uses surrounding the subject site include: North — Shell gas station, Subway, Taco Time, Hollywood Video, and Safeway shopping center in the Commercial Arterial (CA) zone (across NE 4`1' Street). South — Beyond Les Schwab, is a small strip mall; including services such as a spa, hair care, and credit services in the Commercial Arterial (CA) zone. East — Maplewood Creek its associated wetlands and a currently vacant lot in the CA zone. West — Jiffy Lube, Floor Covering and plumbing services in the Commercial Arterial (CA) zone (across Union Avenue NE). 4. Zoning: The site is located in the Commercial Arterial (CA) zone. 5. Topography: The topography of the site gently slopes down to the east with an overall elevation difference of 7 feet. E. CONSISTENCY WITH VARIANCE CRITERIA: Section 4-9-250B.5 Lists 4 criteria that the Reviewing Official is asked to consider, along with all other relevant information, in making a decision on an Administrative Variance application. These include the following: The Reviewing Official shall have authority to grant an administrative variance upon making a determination, in writing, that the conditions specified below have been found to exist: a. That the applicant suffers undue hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification: Additional Sign Variance: The applicant contends that a unique circumstance exists for the subject site because the site is visually interpreted as a joint development, i.e., a shopping center. More specifically, because there is not specific demarcation defining the two properties or separating their respective parking field or landscaping. In addition, the applicant contends that the public perception of the site mandates a comprehensive presentation of signage. furthermore, the applicant has indicated that the perception is that NE 4th Street is the primary arterial, and therefore the fronting street, for the entire development. The applicant further contends that it is a technicality of lot layout that Les Schwab has only one frontage, Union Avenue NE, and that the need is clear that its signage should be oriented to NE 4"' Street. Staff has reviewed the variance request and does not concur that an undue hardship exists on the subject property. Specifically, the subject development does not meet the definition of Shopping Center per Renton Municipal Code (RMC) 4-11-140, which is as follows: "SHOPPING CENTER: A group of buildings, structures and/or uncovered commercial areas, or a single building containing four (4) or more individual commercial establishments, planned, developed and managed as a unit related in location and type of shops to the trade areas that the unit serves ". The Walgreens store and Les Schwab store were not planned or developed as a unit, or are the properties under unified management. Furthermore, staff does not concur with the applicant that the lot configuration of Les Schwab is a technicality. As such, the applicant does not suffer an undue hardship and the variance is not necessary because of special circumstances applicable to the subject property. In addition, the strict application of Variance Report City of Renton Department of Conan ... uty & Economic Development WAL GREENS #12497 Report of December 17, 2008 Administrative Variance Report & Decision L UA08-1.36, V-A, V-A Page 4 of 7 the Zoning Code is not found to deprive the subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification. Off -Premise Sian Variance; In addition to the above justifications provided. the applicant further contends that the location of the Les Schwab sign "off -premises" is entirely consistent with expectations of the City and the Public. Staff has reviewed the variance request (see further discussion above) and does not concur that an off - premises co -located sign between Walgrecns and Les Schwab is consistent with the City of Renton and/or public expectations. This proposal is not consistent with City expectations as the City expects that applicants would comply with Renton Municipal Code. b. That the granting of the variance will not injurious to the property or improvements situated: Additional Sian Variance: be materially detrimental to the public welfare or in the vicinity and zone in which subject property is The applicant contends the other commercial or non-commercial properties are not compromised by the approval of these two variances. Furthermore, the applicant declares that granting of the subject variances are not detrimental to the public's interest but indeed an asset to the public's convenience by reducing overall signage by a substantial margin. Staff has reviewed the request and concurs that the proposed variance could (in theory) result in less square footage of sign area than would be allowed if each property owner built signs to the maximum size permitted pursuant to Renton Municipal Code. Although, if theses variances were approved it would not preclude the property owner from additional signage allowed per Renton Municipal Code in excess of this proposal. The location of a public plaza at the intersection of Union Avenue and NE 4"' Street is an area identified by City policy and Renton Municipal Code as a public space, as such; any sign located within that space should contribute to the intended function of the plaza. The design and the placement of the sign within the public plaza undermine the perceived public benefit of the plaza specifically because the pole sign is out of scale for the intended purpose of the plaza. Therefore, allowing Les Schwab to have a second sign on NE 4"' Street would not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated if the sign was designed and located to function as an asset to the public plaza although, based on the submitted sign plan and design the additional sign would be materially detrimental to the public welfare and injurious to the property and improvements in the vicinity and zone in which the subject property is situated. Off -premise Sign Variance: The applicant contends the other commercial or non-commercial properties are not compromised by the approval of these two variances. Furthermore, the applicant declares that granting of the subject variances are not detrimental to the public's interest but indeed an asset to the public's convenience by reducing overall signage by a substantial margin. Staff has reviewed the request and does not concur that granting this variance would result in an asset to the public. The location of a public plaza at the intersection of Union Avenue and NE 4`h Street is an area identified by City policy and Renton Municipal Code as a public space, as such; any sign located within that space should contribute to the intended function of the plaza. The design and the placement of the sign within the public plaza undermine the perceived public benefit of the plaza specifically because the pole sign is out of scale for the intended purpose of the plaza. Therefore, allowing Les Schwab to have a second sign on NE 0 Street would not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated if the sign was designed and located to function as an asset to the public plaza although, based on the submitted sign plan and design the off -premise sign would be materially detrimental to the public welfare and injurious to the property and improvements in the vicinity and zone in which the subject property is situated. Variance Report City of Renton Department of Comm ty & Economic Oevelopnient 4[dministrative Variance Report & Recision WAL GREENS 912497 LUA08-136, V A, V A Report of December 17, 2008 Page 5 of 7 c. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated: Additional Sign Variance_ The applicant did not provide justification as to whether or not two signs for Les Schwab would constitute a grant of special privileges inconsistent with the limitations upon uses of other properties in the subject sites vicinity and zone. Staffs review of this criterion has indicated that granting Les Schwab the ability to have two freestanding signs with one street frontage would constitute a grant of special privilege inconsistent with the limitation upon other properties owners and within the vicinity and zone. Off -Premise Sign Variance: The applicant did not provide justification as to whether or not an off -premises sign would constitute a grant of special privileges inconsistent with the limitations upon uses of other properties in the subject site's vicinity and zone. Staff s review of this criterion has indicated that granting Les Schwab an off - premises sign would constitute a grant of special privilege inconsistent with the limitation upon other properties owners and within the vicinity and zone. d. That the approval as determined by the Reviewing Official is a minimum variance that will accomplish the desired purpose: Additional Sign Variance: The applicant contends that the variance request is the minimum that will accomplish the desired purpose of comprehensive presentation of signage_ Staff has reviewed the variance request and does not concur that two Les Schwab signs both visible from NE 4th Street and Union Avenue NE are the minimum necessary to provided comprehensive signage. Although, the City does understand the benefit to both business to co -locate a sign at the corner of Union Avenue NE and NE 4`h Street, as such; we would be able to accommodate an additional off -premise sign for Les Schwab if the design was not detrimental to the intended purpose of the public plaza and it did not contribute to sign clutter along NE 4`" Street. The proposed sign design is made up of three parts resulting in three separated sign panels on one pole, as such; contributing to the visual distractions along NE 4`h Street resulting in "sign clutter". It would be feasible to provide signage for both businesses within the proposed location with a different sign design that would not contribute to sign clutter and would not derogate the intended purpose of the public plaza. Therefore, the proposal for a Les Schwab sign on the corner of Union Avenue NE and NE 4`h Street would be in excess of the minimum necessary to accomplish the desired purpose. Off -Premise Sign Variance: The applicant contends that the variance request is the minimum that will accomplish the desired purpose of comprehensive presentation of signage. Staff has reviewed the variance request and does not concur that an Off -Premises sign would be the minimum to provided comprehensive presentation of signage (see further analysis above). Therefore, the proposal for a Les Schwab sign on the corner of Union Avenue NE and NE 4th Street would be in excess of the minimum necessary to accomplish the desired purpose. F. CONCLUSION. 1. The subject site is located at 4105 NE 4`h Street, within the Commercial Arterial (CA) zoning designation. 2. RMC 44-100C.10 prohibits Off -Premises Signs. One variance is requested to allow an Off -Premises sign on the subject site. RMC 4-4-100E.5.a.i limits each individual business establishment to only one freestanding, roof, ground, projecting or combination sign for each street frontage. The second variance is requesting to allow two freestanding, roof, ground, and/or projecting signs for Les Schwab, which only has one street frontage, Union Avenue NE. Variance Report City- of Renton Department of Comm'-7ity & Economic Development Administrative Variance Report & Decision WAL GREENS #12497 LUA08-136, V A, V--A Report of December 17, 2008 Page 6 of 7 3. The analysis of the proposal according to variance criteria is found in the body of the Staff Report. G. DECISION: The two Administrative Variances for the Walgreens #12497 Sign Variance, File No. LUA08-136, V-A, V- A, are denied. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: C. E. Vincent, Planning Director Decision Date TRANSMITTED this 17'h day of December 2008 to the 01rner/Applicant/Contact: Renton -Northwest LLC Thomas Thompson, AIA 175 East 400 South, Suite 402 ConsultinArchitect Salt Lake City, UT 84111 29619151, Ave. NE Stanwood, WA 98292 TRANSMITTED this 17'h day of December 2008 to the Party(ies) of Record None TRANSMITTED this 17'`' day of December 2008 to the following: Larry Meckling, Building Official Fire Marshal Neil Watts, Development Services Director Jennifer Henning, Planning Manager Renton Reporter Land Use Action Request for Reconsideration, Appeals & Expiration The administrative land use decision will become final if the decision is not appealed within 14 days of the effective date of decision. RECONSIDERATION: Within 14 days of the effective date of decision, any party may request that a decision may be reopened by the Administrator (Decision -maker). The Administrator (Decision -maker) may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the Administrator (Decision -maker) finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal timeframe. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on December 31, 2008. An appeal of the decision must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's office, Renton City Hall — 7th Floor, (425) 430-6510. Appeals must be filed in writing, together with the required $75.00 application fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. 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 Variance Report City of Renton Department of Comm ... tity & Economic Development Administrative Variance Report & Decision WALGREENS #12447 LUA08-136, V-A, V A Report of December 17, 2008 Page 7 of 7 decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. 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 appeal by the Court. EXPIRATION: The variance(s) approval will expire two (2) years from the date of decision. A variance two- year extension may be requested pursuant to RMC 4-9-2501316. Variance Report WALGN PANEL: 59.37 S.F. MANUAL READERBOARD: 42.50 S.F. TOTAL SIGN AREA: 101.87 S.F. LES SCHWAB PANEL PANEL AREA: 43.97 S.F. TOTAL SIGN AREA: 145.84 S.F. sign can project up to0ft into required yard. sigm can be up to 40ft high and 150 sf.ea face 7'-1Y2" .N a LES SCHWAB SIGN 15'-0" 7'-&„ arcnirectire Thomas Thompson, AIA Proposed: WALGREENS #12497 rn l:206- _9-0 4105 NE 4th STREET � Cell: 20&4p9-0755 °i h 3629-5 R E N TO N, W A o c fmox:360-60-629-5435435 a 296IS+I,for RENTON-NORTHWEST LLC e , n r l e m e n t s c SronwaoaWA V8, wn 9a292 EXHIBIT 2 v d O L_ Sheet: �y�g —�u.w.e.uewc ANVdWOO V NOSIC13 SdI111H 'dM `N41NRN 11 cetizt# sN338J1tlM < < < < I 1 Z W H m F�1 X W ■utJ _ d r �� t $��f �sf♦s ,tr � C� � � F O 1i MW t z �� 6 g e 4 a ■oo❑ g pp - W �� '. • ti t k'k k k k k k C � ��C ���6�3 io �Ilh i ,1 C ism ` � ■ 8 ,r �l � �� Z � 0 9 PI 11VJ1(33 �g 9 � �� ��� ``..� ..... �rr�Buysota MAN I l� ZY ntFmll9z ae A °r S II � *fin V -' Z - I = a ! t{ a �ni. _ L � �� Z 10�� � __✓f ST _ I._ x l.f� I I V1 � lL'69 �. I to z � -r kfl—,� o t-u VV) c III S w� ry 0 Il. w w _ m � ;� s j _ LLJ — p i n3 �Ifi1N � { cn CV _ w Asq z L {/y V�jq- .71 l7 ¢ ;` � PJO j II LO I A II 11 II 9 AI 11 &1f I1 .-. r_ Az .fb re G.fS.00Y �j� r0 W a i 68'5)9Z 3.9L,Za1Yi 3 - 15 94 e� x� o�y a aR 8 iu a Va��Q g aaa `� u_ y" R �: + 4 A ees aia UR � �o e�Py-17a€� d�e$sR_E'ah •.�a�'3`°i"�`a,' �$; i�lpe l7 l !S k± ~F ;�3 F��Yal a� rr} ff^Kz rvs,r.„-„�� Qom) L nnVL) ll VV�a Vl' ; W o A H o J C ) ,.?l ��; �J o J Q LI co x W City Renton Department of Cornrnunity & EConom, —evelopment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 4condn { L De L , APPLICATION NO: LUA08-136, V-A, V-A COMMENTS DUE: DECEMBER 10, 2008 DATE CIRCULATED: NOVEMBER 26, 2008 APPLICANT: Thomas Thompson PLANNER: Vanessa Dolbee PROJECT TITLE: Walgreens #12497 Sign Variance PLAN REVIEWER: Arneta Henninger SITE AREA: 46,508 square feet EXISTING BLDG AREA (gross): NIA LOCATION: 4105 NE 4'h Street PROPOSED BLDG AREA(gross) NIA WORK ORDER NO: 77992 SUMMARY OF PROPOSAL: The applicant is requesting two Sign Variances from RMC 4-4-100C.10 to locate on off -premises Les Schwab sign on Walgreens site and RMC4-4-100F.5.a.i for Les Schwab to provide two freestanding, ground, roof or projecting signs with one street frontage. The site is located at 4105 NE 4th Street and the sign would be located in the southeast corner of the intersection of NE 4th Street and Union Avenue NE. The subject site is 46,508 square feet and is located in the Commercial Arterial Zone (CA) as well as the NE 4th Street business district. The buffer of a wetland and Maplewood Creek exist on site although, not within the location of the proposed sign. Walgreens is proposing a freestanding poll sign with 291.68 square feet of sign face and 25 feet tall. The sign would be comprised of three separate signs a Walgreens sign with logo on top, a Les Schwab sign, and a manual reader board at the lowest point on the poll. A_ ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Ear7h Air Wafer Plants Land/Shorc-lir�e Use Animals En vironmentaf Health Energy/ Natural' Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Housin Aesthetics Light/Glare Recreation Utilities transportation Public Services Historic/c uit urai Preservaliort Airport Environment 10, 000 Feet 14.000 Feet We have reviewed this application with particular attention to those areas w which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this propasai. - � �_ ciM Si9'natjre,ofDip6ctor or Authorized Representative Date City of Renton Department of Community & Economic development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: r, re, COMMENTS DUE: DECEMBER 10, 2008 APPLICATION NO: LUA08-136, V-A, V-A DATE CIRCULATED: NOVEMBER 26, 2008 APPLICANT: Thomas Thompson PLANNER: Vanessa Dolbee PROJECT TITLE: Walgreens 412497 Sign Variance PLAN REVIEWER: Arneta Henninger SITE AREA: 46,508 square feet EXISTING BLDG AREA (gross): NIA LOCATION: 4105 NE 40 Street PROPOSED BLDG AREA(gross) NIA WORK ORDER NO: 77992 SUMMARY OF PROPOSAL: The applicant is requesting two Sign Variances from RMC 4-4-100C.10 to locate on off -premises Les Schwab sign on Walgreens site and RMC4-4-100E.5.a.i for Les Schwab to provide two freestanding, ground, roof or projecting signs with one street frontage. The site is located at 4105 NE 4th Street and the sign would be located in the southeast corner of the intersection of NE 4th Street and Union Avenue NE. The subject site is 46,508 square feet and is located in the Commercial Arterial Zone (CA) as well as the NE 4th Street business district. The buffer of a wetland and Maplewood Creek exist on site although, not within the location of the proposed sign. Walgreens is proposing a freestanding poll sign with 291.68 square feet of sign face and 25 feet tall. The sign would be comprised of three separate signs-, a Walgreens sign with logo on top, a Les Schwab sign, and a manual reader board at the lowest point on the poll. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Earth Air Water Plants Land/Shorelmc Use Animals Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts Mare Information Necessary Hoasin Aesthetics Light/Glare Recreation Utilities Transportation public Services Histonc/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet We have reviewed this application with particular attention to those areas ;n which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date City of Renton Department of Community & Economic vevelopment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ��'( t( ti r'� COMMENTS DUE: DECEMBER 10, 2008 APPLICATION NO: LUA08-136, V-A, V-A DATE CIRCULATED: NOVEMBER 26, 2008 APPLICANT: Thomas Thompson PLANNER: Vanessa Dolbee PROJECT TITLE: Walgreens #12497 Sign Variance PLAN REVIEWER: Arneta Henninger R E 1 VP D SITE AREA: 46,508 square feet EXISTING BLDG AREA (gross): N/A LOCATION: 4105 NE 4�h Street PROPOSED BLDG AREA(gross) NIA BUILDING D WORK ORDER NO: 77992 SUMMARY OF PROPOSAL: The applicant is requesting two Sign Variances from RMC 4-4-100C.10 to locate on off -premises Les Schwab sign an Walgreens site and RMC4-4-100E.5.a.i for Les Schwab to provide two freestanding, ground, roof or projecting signs with one street frontage. The site is located at 4105 NE 4th Street and the sign would be located in the southeast corner of the intersection of NE 4th Street and Union Avenue NE. The subject site is 46,508 square feet and is located in the Commercial Arterial Zone (CA) as well as the NE 4th Street business district. The buffer of a wetland and Maplewood Creek exist on site although, not within the location of the proposed sign. Walgreens is proposing a freestanding poll sign with 291.68 square feet of sign face and 25 feet tall. The sign would be comprised of three separate signs: a Walgreens sign with logo on top, a Les Schwab sign, and a manual reader board at the lowest point on the poll. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More information Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS We have reviewed this application with Edrticular areas where additional information is n ed to pt Signature of Director or Authorized Representative ON Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Nousin Aesthetics Li ht/Giaie Recreafiorr Utilities Transportation Public Services Histoficicult ural Preservation Airport Envrromovat f 0.000 Feet 14.000 Feet on to those areas in which we have expertise and have identified areas of probable impact or assess this proposal, Date City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: �ol Rev"i C COMMENTS DUE: ❑ECEMBER 10, 2008 APPLICATION NO: LUA08-136, V-A, V-A DATE CIRCULATED: NOVEMBER 26, 2008 APPLICANT: Thomas Thompson PLANNER: Vanessa Dolbee PROJECT TITLE: Walgreens #12497 Sign Variance CITY OF RENTON PLAN REVIEWER: Arneta Henninger SITE AREA: 46,508 square feet EXISTING BLDG AREA (gross): N/A LOCATION: 4105 NE 4`h Street PROPOSED BLDG AREA(gross) NIA WORK ORDER NO: 77992 BUILDING DIVISION SUMMARY OF PROPOSAL: The applicant is requesting two Sign Variances from RMC 4-4-100C.10 to locate on off -premises Les Schwab sign on Walgreens site and RMC4-4-100E.5.a.i for Les Schwab to provide two freestanding, ground, roof or projecting signs with one street frontage. The site is located at 4105 NE 4th Street and the sign would be located in the southeast corner of the intersection of NE 4th Street and Union Avenue NE. The subject site is 46,508 square feet and is located in the Commercial Arterial Zone (CA) as well as the NE 4th Street business district. The buffer of a wetland and Maplewood Creek exist on site although, not within the location of the proposed sign. Walgreens is proposing a freestanding poll sign with 291.68 square feet of sign face and 25 feet tall. The sign would be comprised of three separate signs, a Walgreens sign with logo on top, a Les Schwab sign, and a manual reader board at the lowest point on the poll. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More information Necessary Earth Air Water plants Land/Shoreline Use Animals Environrnentai Healtti Energy/ Natural Resources B. POLICY -RELATED COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Housing Aesthetics Light/Glare Recreation Utilities Tramipurtation Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet 14.000 Feet C. CODE-RELA TErD COMMENTS �7 J I We have reviewed this application with particular areas where additional information is needed 10 pt to those areas in which we have expertise and have identified areas of probable impact or :ess this proposal. Signature of Director or Auli Representative `" Date City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: DECEMBER 10, 2008 t? ZU APPLICATION NO: LUA08-136, V-A, V-A DATE CIRCULATED: NOVEMBER 26, 2D 2? APPLICANT: Thomas Thompson PLANNER: Vanessa Dolbee � ZLU PROJECT TITLE: Wal reens #12497 Sign Variance I PLAN REVIEWER: Arneta Hennin er W r SITE AREA: 46,508 square feet EXISTING BLDG AREA ross : N/A III �' OZ LOCATION: 4105 NE 4t" Street PROPOSED BLDG AREA (gross) NIA 0 CD V WORK ORDER NO: 77992 SUMMARY OF PROPOSAL: The applicant is requesting two Sign Variances from RMC 4-4-100C.10 to locate on off -premises Les Schwab sign on Walgreens site and RMC4-4-100E.5.aJ for Les Schwab to provide two freestanding, ground, roof or projecting signs with one street frontage. The site is located at 4105 NE 4th Street and the sign would be located in the southeast corner of the intersection of NE 4th Street and Union Avenue NE. The subject site is 46,508 square feet and is located in the Commercial Arterial Zone (CA) as well as the NE 4th Street business district. The buffer of a wetland and Maplewood Creek exist on site although, not within the location of the proposed sign. Walgreens is proposing a freestanding poll sign with 291.68 square feet of sign face and 25 feet tall. The sign would be comprised of three separate signs; a Walgreens sign with logo on top, a Les Schwab sign, and a manual reader board at the lowest point on the poll. A. ENVIRONMENTAL IMPACT (a.g. Non -Code) COMMENTS Element of the Environment Probable Minor impacts Probable Major Impacts More Informat on Necessary Earth Air Wafer Plants Land;'Shoreline Use Animals Environmental Health Enerq Nalural Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Environment Probable Minor impacts Probable Major Impacts More Information !Necessary Housing Aesthetics Li htl0are Recreation Utilities Transportation Public Services HistooclCull ural Preservation Airport Environment 10, 000 Feet 14, 000 Feet We have reviewed this application with particular attention to those areas ui which we have expertise and have identified areas of probable impact or areas y4ere additional informa ' n is needed to properly assess this proposal. Si nature of Director or Authorized Representative Date City o, —enton Department of Community & Economic bevelopment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT,, COMMENTS DUE: DECEMBER 10, 2008 APPLICATION NO: LU><'1[ .4 DATE CIRCULATED: NOVEMBER 26, 2008 APPLICANT: Thomas Thom taf its' PLANNER: Vanessa Dolbee OMYOfPSNTON PROJECT TITLE: Waigrg6ts #12497 Sign Variance PLAN REVIEWER: Ameta Henninger _ SITE AREA: 46,504.. re feet EXISTING BLDG AREA (gross): NIA NOV 2 6 2008 LOCATION: 4105 NE 4!r' Street PROPOSED BLDG AREA(gross) N/�gl_111 DING DIVISION WORK ORDER NO: 77992 SUMMARY OF PROPOSAL: The applicant is requesting two Sign Variances from RMC 4-4-100CA0 to locate on off -premises Les Schwab sign on Walgreens site and RMC4-4-100E.5.a.i for Los Schwab to provide two freestanding, ground, roof or projecting signs with one street frontage. The site is located at 4105 NE 4th Street and the sign would be located in the southeast corner of the intersection of NE 4th Street and Union Avenue NE. The subject site is 46,508 square feet and is located in the Commercial Arterial Zone (CA) as well as the NE 4th Street business district. The buffer of a wetland and Maplewood Creek exist on site although, not within the location of the proposed sign. Walgreens is proposing a freestanding poll sign with 291.68 square feet of sign face and 25 feet tall. The sign would be comprised of three separate signs; a Walgreens sign with logo on top, a Les Schwab sign, and a manual reader board at the lowest point on the poll. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Earth Air Water piaflts Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources SFry. B. POLICY-RELA TED COMMENTS I Y '�' mc- C. CODE-RELA TED COMMENTS lv�Nc Element of the Environment Probable Minor impacts Probable Major Impacts More Information Necessary Housing Aesthetics LiahtrGiare Recreation URi lties Transportation Public Services Historic/Cuitural preservation Airport Environment 70,000 Feet 74,000 Feet We have reviewed this application with particular attention to those areas in wi7ich we have expertise and have identified areas of probable Impact or areas where ditional information is needed to propgrly assess this proposal Sign re of Director uthorized Representative Date r City of Renton Department of Community 8 Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: DECEMBER 10, 2008 APPLICATION NO: LUA08-136, V-A, V-A DATE CIRCULATED: NOVEMBFR 26, 2008 APPLICANT: Thomas Thompson PLANNER: Vanessa Dolbee PROJECT TITLE: Walgreens #12497 Sign Variance PLAN REVIEWER: Arneta Henninger SITE AREA: 46,508 square feet EXISTING BLDG AREA (gross): NIA LOCATION: 4105 NE 41h PROPOSED BLDG AREA (gross) NIA WORK ORDER NO: 77992 ,t, PLEASE RETURN TO PANESSA DOLB�E IN CURRENT PLANNING Br" FLOOR SNM—MARY OF PROPOSAL: The applica t is requesting twe Sign Variances from RMC 4-4-100C.10 to locate on off -premises Les Schwab sign on Walgreens site and RMC4-100E5.a.i for Les Schwab to provide two freestanding, ground, roof or projecting signs with one street frontage. The site is locate at 4105 NE 4th Street and the sign would be located in the southeast corner of the intersection of NE 4th Street and Union Avenu F. The subject site is 46,508 square feet and is located in the Commercial Arterial Zone (CA) as well as the NE 4th Street businessi icL. The buffer of a wetland and Maplewood Creek exist on site although, not within the location of the proposed sign. Walgreens is proposing a freestanding poll sign with 291.68 square feet of sign face and 25 feet tall. The sign would be comprised of three separate signs; a Walgreens sign with logo on top, a Les Schwab sign, and a manual reader board at the lowest point on the poll. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Fa0h Air Water plants Land/Shoreiine Use A nirnais Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary f Uusin esthetics Li hUGlare Recreation i Unties l r ansportalion Public Services '1113toric/cultural preservation Airport Envifoornent fQ, 000 Fcct f 4, 000 Feet We have reviewed this appl, ation with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional iXor n fion is needed to properly assess this proposal. Signature of Director or Representative Date NOTICE OF APPLICATION A Master Applicalion has been filed and - cptcd with The Department of Community & Economic Development {CED) - Planning Division of the Gity of Renton. Tl.e followiny briefly descriha5 tha appliaahon and the necessary Public Approvals, PROJECT NAMEINUINBER. , i;oq..rceF Is 71241-Di, Sign Variance, LUAGM 116. V-A, PROJECT DESCRIPTION. s rega estmg two Sign irarlances from HMG 4 4 10C•C, 10 to locale on off -premises Les Sahweb Sian oar r= � 11, .111 HIdG4400E.5 - for Les Seb,v b to providz ;vm' esland,ng, graenc, roof a pTo] cctmg s1gns with on:: ,.YCi-I hnn:e_7u The site i=_ to :sited al 4165 NE 41h Sheet and the slyer wnrrld !:e loealed rn the southeast corner o' ,rr o :r 0',a ,I TE, 4th Street a o union Avenue NF The —:,j—I sues 4G508 sg4are Ieet an7 is located in the Crmmeel inr ,.rtc:real ! r a (CAI a welvas Ihz NE 41h Street business dlsr-! The holier of a Wetlard and !via plewaad :;Fe a no e= r a0r ll, uu9� t w ,the lncalrnr of thUs"_ e p¢,pd Sign 'JJalyree i5 r5 pmpasng a freestancing poi sign-th�!!a I6s :.qr, nra hoe: of sign face and $b feet tall Tie sign, .vaald be wm!xised of lhrec separate s,gns a'Nalgreens Sinn wi14 i:, ry „n a Les Sor,w 3; Bryn an:: a r i,r vol reader board at :hie iowest point sir the poll. PRUJECY LOCATION PUBLIC APPROVALS: . _"Wco approval APPLICANTIPROJECT CONTACT PERSON 1 i L, 7 ampsor., Ar;I itecl, Tel. f2pu) 405-0755, - r.)i , ',.Ted�Dgrr.eil cam Comments on the above application must be scb7tittetl In writing to Vanessa Dolbee, Associate Planner, Department of Community & Economic ❑evcicpmcnt, 1055 South Grady Way, Revlon, WA 99os7, by 5 oa PM on December 10. 2006 If Y- hale cciaan; .,. �ropasal, a —n to he made a pony cf record and re, a ddricra+ notification by n1pl cog - -. t it (425. 43C-73.4. Anyn"e 1 s ibnr 13 'ur-they c0rmne .w:i!l aulomaticaiy become a parry of ^ecord ,c - I be ,,,i!,, -. f any rleois.an an Ihis pTaject. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATIDN DATE OF APPLICATION: November 14, 21)08 NOTICE OF COMPLETE APPLICATION, November 26, 2008 DATE OF NOTICE OF APPLICATION: November 26, 21JU Ii y,:u would liu, In he mode a pang i.. .. �e. info—ation of tFk prcposcc prcir:ct, can', Glz:e Ihis I—, and rel.,rn I,v Crrf CFD Pi: .. ,. -.. aouth omit, 'vVay. R-ton. WA 99057 clle Name! hi- 'h-13,eens bl24p:- 6.::- ,r,:.r . LL 26. 4-A, v-A NAME MAILING AUL7RE5` f LLEPHCN=ND. ' 1-- CERTIFICATION I, ��i�t� -� i��`�-- , hereby certify that ,.'� copies of the above docu were pasted by me in conspicuous places or nearby the described prape>w4 DATE: ll SIGNE :1�-- ATTEST: Subscribed and sworn before me, a Notary Public, in and for the State of Washington residi in UY on the 3C da} of NOT RY PUBLI SIG ki 12 CITY OF RENTON DEPARTMENT OF COMMUNTY & ECONOMIC DEVELOPMENT - PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 26th day of November, 2008, 1 deposited in the mails of the United States, a sealed envelope containing Acceptance Letter & NOA documents. This information was sent to: Name Representing Thomas Thompson Applicant/Contact Renton -Northwest LLC Owner Surrounding Property Owners - NOA only See Attached (Signature of Sende STATE OF WASHINGTON )" } SS COUNTY OF KING } /C"-I. I certify that 1 know or have satisfactory evidence that Stacy Tucker signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. ;���°'°,''�4'�<• .. 't' E, Dated: � Notary Public in and for State ofi_ ashington Notary(Print): .; �. r ,(� y� � d �Q r\ My appointment expires: Project Name:''' Walgreens #12497 Sign Variance Project.Number: LUA08-136, V-A, V-A 102305912804 092305910306 518210000908 4TH & UNION RENTON 4TH STREET PLAZA LLC CAR WASH ENTERPRISES INC C/O JSH PROPERTIES 4757 45TH AVE NE PO BOX 70527 10655 NE 4TH ST #300 SEATTLE WA 98115 SEATTLE WA 98127 BELLEVUE WA 98004 102305937405 EQUIVA SERVICES LLC PROPRETY TAX DEPT PO BOX 4369 HOUSTON TX 77210 518210002003 LANGLEY 4TH AVENUE ASSOCIATES LLC 4225 4TH AVE NE RENTON WA 98055 162305909804 PHAM PROPERTY LLC 1201 MONSTER RD SW #320 RENTON WA 98055 518210001609 SCHWAB LES PROFIT SHARING RETIREMENT TRUST #314 PO BOX 667 PRINEVILLE OR 97754 092305905009 UNION PLACE LLC 12708 195TH PL SE ISSAQUAH WA 98027 518210001302 FAULKES BRADLEY J+KATHY L PO BOX 4248 RENTON WA 98057 162305908301 MALETTA DONALD M DANIELS D E 345 UNION AVE NE RENTON WA 98056 092305921709 RENTON'S R AND S INVESTMENT C/O STANLEY REAL ESTATE 2101 4TH AVE #250 SEATTLE WA 98121 102305913208 SHILSHOLE & RENTON HIGHLAND 3300 MAPLE VALLEY HWY RENTON WA 98058 162305908400 HEARTLAND AUTO SERVICES IN 11308 DAVENPORT ST OMAHA NE 68154 162305908707 PALMER DONALD 351 UNION AVE NE RENTON WA 98055 518210000809 RENTONNORTHWEST L L C 175 E 400 S STE 402 SALT LAKE CITY UT 84111 162305908905 SOUTH HILL PROFESSIONAL CENTER LLC DBA EASTWAY CTR PO BOX 1059 SNOHOMISH WA 98291 NOTICE OF APPLICATION A Master Application has been filed and accepted with the Department of Community $ Economic Development (CED) — Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. PROJECT NAMEINUMBER: Walg+Fer s :=1 _zM7 S gn Variance? LUA08-136. V-A. V-A PROJECT DESCRIPTION: The appl ca is is=, regp!esling hvo Sign Variances from RMC 4-4-100C.10 to locate on off -premises Les Schwab signor Vlalgreers site odic R`v1C4-4-1DOE ,5.a.i for Les Schtti•ab to provide two freestanding. ground, roof or project[ng signs with one street 4rontage Trc site is located at 4105 NE 4th Street and the sign would be located in the southeast corner of the intersecliun n` N- 4! i Street and Union Avenue NE. The subject site is 4E,508 square feet and Is located in the Commercial llrler al Zonc (CA) as well as the NE 4th Street business district, The buffer of a Welland and Maplewood Creek exist cn sil al;hcu�l-, nol within the location of the proposed sign_ Walgreens is proposing a freestanding poll sign with 29'.68 of sign face and 25 feet tall. The sign would be comprised of three separate signs; a Walgreens sign +,vile loco on :o;). a '-us Schtivab sign: and a manual reader board at the lowest point on the poll. PROJECT LOCATION: 4105 NE l Slut rcd PUBLIC APPROVALS: Admir:i=tr,3t.ve 1, ,riz ce approval APPLICANTIPROJECT CONTACT PERSON, 71,or , Tl :: npson, Con..=,ulting Architect Tel: (206) 409-0755, c+iil- ::�;:r,�rc�d7�gmaiLcorn Comments on the above application must be suhmitted in writing to Vanessa Dolbee, Associate Planner, Department of Community & Economic Development. 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on December 10, 2008. If you have c,uestions +har.t th,-; ,r;,posal, or ivish to be rnade a party of record and receive additional notification dy mall contact the Proje -I i ;it a 425) 430-7314. Anyone who submitsvvritten comments will automatically become a party of record and wil 1_c nwificd cr r3ny decrs!on on this project PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: November 14, 2008 NOTICE OF COMPLETE APPLICATION: November 26, 2008 DATE OF NOTICE OF APPLICATION: November 26, 2008 SITE +` - .�,. • 4^ F } — -ice e N E 4th a, L�:J NIL `r`w K If you would like to be made a party of record to rcce ve `.r:her information on this proposed project. complete this farm and return to: City of Benton, CED, Planning i '+J55 South Grady Way, Renton, WA 98057. File Name i No Walgreens #12497 Sign Varrrce i I UA08-136, V-A. V-A NAiv1E: MAILING ADDRESS: ,� �, Denis Law, Mayor November 26, 2008 Thomas Thompson Consulting Architect 29619 15` Avenue NE Stanwood, WA 98292 Subject: Walgreens #12497 Sign Variance LUA08-136, V-A, V-A Dear Mr. Thompson: CIT' OF RENTON Department of Community and Economic Development Alex Pietsch, Administrator The Planning Division of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. You will be notified if any additional information is required to continue processing your application. Please contact me at (425) 430-7314 if you have any questions. Sincerely, Vanessa Dolbee Associate Planner cc: Renton -Northwest LLC / Owner(s) 1055 South Grady Way - Renton, Washington 98057 9 This paper contains 50�,� recycles material, 30% past consumer RENTON AHEAD OF THE CURVE WALGN PANEL: 59.37 S.F. MANUAL READERBOARD: 42.50 S.F. TOTAL SIGN AREA: 101.87 S.F. LES SCHWAB PANEL PANEL AREA: 43.97 S.F. TOTAL SIGN AREA: 145.84 S.F. sign can project up to6ft into required yard. sigm can be up to 40ft high and 150 sf.ea face ,K 7'-1 }�2" o 00 _Q - o ZP1a�g�re�.irc�. n E 3 E .� x o in �p LES SCHWAB SIGN Q_ I O in 50" 15'— 0' 7'-- 6„ i P U. W Q O I 15'-0" architecture Thomas Thompson, ALA Proposed: ■■ALGREENS #12497 Sheet- E 41 a5 NE 4th STREET cell: 20E,449-0755 Ph: 360-629-3986 1 0 o tom; 360 629-5435 R E N TO N, WA A n0 E 29619 tnueNE for RENTON-NORTHWEST LLC B r.ti tle me nl5 Slarnvood.WAod.WA 4ffi92 r T h o m ca s T h o m p s o n A I A November 24, 2008 UPDATE NARRATIVE FOR FREESTANDING SIGN VARIANCE 8 FOR AN ADDITIONAL SIGN FOR LES SCHWAB TIRES PROPOSED WALGREENS DRUG STORE #12497 4105 NE 4TH STREET @ UNION RENTON, WA VARIANCES REQUIRED: Variance requested for the detailed Walgreens free standing sign to include a panel for the Les Schwab Tire Store which would technically be placed "off premises" . Variance requested for the addition of a second Les Schwab freestanding sign (panel) as it technically has but one frontage (Union St.) and therefore permitted only one freestanding sign. ZONING: COMMERCIAL ARTERIAL (CA) within the NE 0, Street Business District. ALL ADJACENT PROPERTIES ARE CA. SPECIAL SITE FEATURES: THE LES SCHWAB TIRE STORE IS FULLY DEVELOPED AND HAS BEEN ON THIS SITE SINCE 1986, THE WALGREENS PROJECT IS CURRENTLY UNDER CONSTRUCTION. THIS SITE IS CLEARLY VIEWED AS A SHOPPING CENTER DEVELOPMENT. 29619 15" Avenue NE. Stanwood. WA 98292 is att net cell: 206-409-0755 phone 360-629-3985 fax: 360-629-5435 ALLOWABLE FREESTANDING SIGNS: 4th STREET NE: THE 4T!a STREET FRONTAGE IS 293 LIN FT. CITY CODE PERMITS 1.5 SQ. FT PER LIN FT. THEREFORE, CODE ALLOWS A MAXIMUM AREA OF 300 SQ. FT. (15O SF PER FACE) FOR A FREESTANDING SIGN ALONG 4TH. UNION STREET: WALGREENS UNION STREET FRONTAGE IS 132 FT AFTER AN 8 FT DEDICATION ALONG 41H STREET, AT 1.5 SQ. FT PER LIN FT THE MAXIMUM ALLOWABLE AREA OF 198 SQ. FT. (99 SF PER FACE) FOR A SECONDARY FREESTANDING SIGN IS PERMITTED. PROPOSED FREESTANDING SIGNS: NE 41" STREET: LES SCHWAB'S UNION FRONTAGE IS 216 FT. AT 1.5 SO. FT PER LIN FT THE CODE MAXIMUM ALLOWABLE AREA OF 300 SQ. FT (150 SF PER FACE) IS PERMITTED. THE EXISTING LES SCHWAB FREESTANDING SIGN, WHICH IS TO REMAIN, IS 42.75 SF. FT. PER FACE AND 20 FT HIGH. A SECOND FREESTANDING SIGN (PANEL) IS HEREIN REQUESTED BY THIS VARIANCE APPLICATION. NEAR THE SE CORNER OF 41H AND UNION A COMBINED SIGN IS PROPOSED, COMPRISED OF A WALGREENS LOGO, A WALGREENS MANUAL READERBOARD AND A LES SCHWAB TIRE STORE SIGN AS SHOWN ON THE ATTACHED ELEVATION DRAWING DATED 11-24-08, UNION STREET: THE EXISTING LES SCHWAB SIGN IS TO REMAIN. CONTAINED IN THIS VARIANCE IS THE REQUEST TO ALLOW TWO FREESTANDING SIGNS FOR A SINGLE FRONTAGE IN THE CASE OF LES SCHWAB. WALGREENS WAIVES THE RIGHT TO A SECOND FREE STANDING SIGN (ON IT'S UNION STREET FRONTAGE), IN FAVOR OF THE LES SCHWAB VARIANCE REQUEST, VARIANCES REQUESTED: THE DEVELOPMENT IN QUESTION IS CLEARLY CONSTRUCTED AND PERCEIVED BY THE PUBLIC AS A UNIFIED WHOLE, A SINGLE DEVELOPMENT SITE WITH TWO COMMERCIAL ENTITIES: WALGREENS AND LES SCHWAB. PARKING, LANDSCAPING, STORMWATER TREATMENT AND CONTAINMENT AS WELL AS ACCESSES ARE SHARED AND MEMORIALIZED IN AGREEMENTS. ACCORDING TO CURRENT CITY CODE, THREE FREESTANDING SIGNS ARE ALLOWED. THE INDIVIDUAL MAXIMUM AREAS OF 300 + 198 + 300 TOTAL 798 SQ. FT (ALL FACES). OUR PROPOSAL IS TO RETAIN THE EXISTING LES SCHWAB SIGN ALONG UNION OF 85.5 SQ. FT. (TOTAL ALL FACES) AND ADD ONE COMBINED FREESTANDING SIGN ALONG NE 4TH STREET OF 291.68 SQ. FT (TOTAL ALL FACES.) THIS COMBINED SIGN IS 15FT LESS THAN THE MAXIMUM ALLOWABLE HEIGHT. THE TOTAL FACE AREA OF ALL FREE-STANDING SIGNS ON THE OVERALL SITE IS 377.18 SQ.FT. (ALL FACES) OR 420.8 SQ. FT. (52%) THE ALLOWED. GIVEN THAT THE HEIGHTS AND AREA OF PROPOSED SIGNAGE IS SUBSTANTIALLY LESS THAN THE 40 FT AND 798 SQ. FT ALLOWED, AND THAT LESS SIGN AREA IS PROPOSED THAN HAD WALGREENS SOUGHT A PERMIT FOR IT'S PERMITTABLE FREESTANDING SIGN ON UNION ST WE BELIEVED BOTH THESE VARIANCE REQUESTS SHOULD BE APPROVED. 0 A S.I T h o m a s 1 h o m p s o n A I A November 24, 2008 UPDATE JUSTIFICATION FOR FREESTANDING SIGN VARIANCE REQUEST 8 FOR AN ADDITIONAL SIGN FOR LES SCHWAB TIRES PROPOSED WALGREENS DRUG STORE #12497 4105 NE 41" STREET @ UNION RENTON, WA THESE VARIANCE REQUESTS ARE DUE TO THE UNIQUE CIRCUMSTANCES OF THE SUBJECT SITE. IT IS CLEAR THAT THIS SITE IS VISUALLY INTERPRETED AS A JOINT DEVELOPMENT, I.E. ONE DEVELOPMENT SITE, A SHOPPING CENTER, WITH NO SPECIFIC DEMARCATION DEFINING THE TWO PROPERTIES OR SEPARATING THEIR RESPECTIVE PARKING FIELDS OR LANSCAPING, THIS PERCEPTION BY THE PUBLIC MANDATES A COMPREHENSIVE PRESENTATION OF SIGNAGE. A STRICT READING OF THE SIGN CODE HOLDS THAT SIGNS ARE NOT PERMITTED 'OFF -SITE', HOWEVER WE HOLD THAT THE CITY'S REVIEW OF THE SITE DEVELOPMENT PERMIT AS WELL AS THE PUBLIC'S PERCEPTION HAS ALREADY ESTABLISHED THAT THIS IS A JOENT DEVELOPMENT SITE AND SHARING OF THIS SIGN LOCATION IS ENTIRELY CONSISTENT WITH EXPECTATIONS. THE PERCEPTION IS THAT NE4TH, BEING THE PRIMARY ARTERIAL, IS THE FRONTING STREET FOR THE ENTIRE DEVELOPMENT. IT IS A TECHNICALITY OF LOT LAYOUT THAT LES SCHWAB'S LOT FRONTS ONLY UNION STREET 29619 15th Avenue NE, Stanwood, WA 98292 tsci c,att.net cell: 206-409-0755 phone 360-629-3985 fax: 360-629-5435 HOWEVER THE NEED IS CLEAR THAT IT'S SIGNAGE SHOULD BE ORIENTED TO NE 4TH. AS PREPRESENTED IN THE NARRATIVE, THE EXISTING LES SCHWAB FREESTANDING SIGN IS 42.75SF X 2 OR 85.5 SF TOTAL WHICH IS ONLY 28.5% OF THE CODE ALLOWED MAXIMUM OF 300 SF. THE PANEL WE PROPOSE TO ADD TO THE WALGREENS FREESTANDING SIGN FOR LES SCHWAB IS 43.97 SF X 2 OR 87.94 SF TOTAL ALL SIDES. ADDING THE PROPOSED LES SCHWAB SIGN OF 87.94 TO THE EXISTING LES SCHWAB FREESTANDING SIGN OF 85.5 THE TOTAL OF 173.44 SF (TOTAL ALL SIDES) IS STILL ONLY 57.8% OF WHAT CODE WOULD PERMIT ON ONE LES SCHWAB FREESTANDING SIGN. NO OTHER COMMERCIAL OR NON-COMMERCIAL PROPERTIES ARE COMPROMISED BY THE APPROVAL OF THESE TWO VARIANCE REQUESTS_ FOR ALL INTENTS AND PURPOSES, THE JOINT ACCESS AND PARKING AGREEMENTS ARE TATAMOUNT TO A FULL DEFINITION OF A JOINT COMMERCIAL DEVELOPMENT SITE AS IT IS ENTIRELY A MATTER OF PERCEPTION. THE GRANTING OF THESE VARIANCES ARE NOT DETRIMENTAL TO THE PUBLIC'S INTEREST BUT INDEED AN ASSET TO THE PUBLIC'S CONVENIENCE BY REDUCING OVERALL SIGNAGE (I.E. A SEPARATE FREESTANDING SIGN BY WALGREENS ON UNION AND REVISING THE EXISTING LES SCHWAB SIGN TO CODE MAXIMUM) BY A SUBSTANTIAL MARGIN. SEE NARRATIVE. BY ALLOWING LES SCHWAB TO HAVE A SECOND SIGN PANEL (I.E. TWO PER ITS UNION STREET FRONTAGE) AND BY ALLOWING THE PLACEMENT OF LES SCHWAB'S SIGN PANEL ON THE WALGREENS FREESTANDING SIGN THE RESULT IS IN SIGNIFICANTLY LESS SIGN AREA AND ONE LESS FREESTANDING SIGN FOR THIS UNIFIED DEVELOPMENT. CALCULATIONS ARE PROVIDED IN THE ACCOMPANYING NARRATIVE. THESE VARIANCE REQUESTS AS SUBMITTED IN THE FORM OF THE PROPOSED DESIGN DATED 11-24-08 IS THE MINIMUM THAT WILL ACCOMPLISH THE DESIRED PURPOSE. CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Printed: 11-25-2008 Land Use Actions 1y, RECEIPT Permit#: LUA08-136 Payment Made: 11/25/2008 04:20 PM Receipt Number: R0806072 Total Payment: 50.00 Current Payment Made to the Following Items: Payee: Thomas J or Kristin Thompson Trans Account Code Description Amount 5022 000.345.81.00.0019 Variance Fees 50.00 Payments made for this receipt Trans Method Description Amount ---------- -------- ---------------------------- --------------- Payment Check 6046 50.00 Account Balances Trans Account Code Description Balance Due 3021 303.000.00.345.85 Park Mitigation Fee .00 5006 000.345,81.00.0002 Annexation Fees .00 5007 000.345.81.00.0003 Appeals/Waivers .00 5008 000.345.81.00.0004 Binding Site/Short Plat .00 5009 000.345.81.00.0006 Conditional Use Fees .00 5010 000.345.81.00.0007 Environmental Review .00 5011 000.345.81,00,0008 Prelim/Tentative Plat .00 5012 000.345.81.00,0009 Final Plat .00 5013 000.345.81.00.0010 PUD .00 5014 000.345.81.00.0011 Grading & Filling Fees .00 5015 000.345.81.00.0012 Lot Line Adjustment .00 5016 000,345-81.00.0013 Mobile Home Parks .00 5017 000.345.81.00.0014 Rezone 00 5018 000.345.81.00.0015 Routine Vegetation Mgmt .00 5019 000.345.81.00.0016 Shoreline Subst Dev .00 5020 000.345.81.00.0017 Site Plan Approval .00 5021 000.345.81.00.0018 Temp Use, Hobbyk, Fence .00 5022 000.345.81.00.0019 Variance Fees .00 5024 000.345.81.00.0024 Conditional Approval Fee .00 5036 000.345.81.00.0005 Comprehensive Plan Amend .00 5909 000.341.60.00.0024 Booklets/EIS/Copies .00 5941 000.341.50.00.0000 Maps (Taxable) .00 5954 650,237.00.00,0000 DO NOT USE - USE 3954 .00 5955 000.05.519.90.42.1 Postage .00 5998 000.231.70.00.0000 Tax .00 Remaining Balance Due: $0.00 City of Renton LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) NAME: Renton -Northwest LLC ADDRESS: 175 East 400 South, Suite 402 CITY: Salt Lake City, ZIP Utah 84111: TELEPHONE NUMBER: 801-521-6970 APPLICANT (if other than owner) NAME: Thomas Thompson AIA COMPANY (if applicable): Consulting Architect ADDRESS: 29619 151h Ave NE CITY: Stanwood 98292 TELEPHONE NUMBER 360-629-3985 CONTACT PERSON NAME: Thomas Thompson AIA COMPANY (if applicable): ADDRESS: CITY: ZIP: TELEPHONE NUMBER AND E-MAIL ADDRESS: Cell:206-409-0755 ttsquared@gmail.com PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: WALGREENS #12497 PROJECTIADDRESS(S)ILOCATION AND ZIP CODE: 4105 4T" STREET, RENTON, WA KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 5182100008 EXISTING LAND USE(S): COMMERCIAL WALGREENS DRUG STORE UNDER CONSTRUCTION PROPOSED LAND USE(S): EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: NE 4T" STREET BUSINESS DISTRICT PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): EXISTING ZONING: COMMERCIAL ARTERIAL PROPOSED ZONING (if applicable): SITE AREA (in square feet): APPROX. 46,508 sf SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: already dedicated SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: No easements on this lot. Q-web/pw/dcvserv/forms/planning/masterapp.doc 1 1I i4M F _ _IJECT IN FORMA PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable): NUMBER OF PROPOSED LOTS (if applicable): NUMBER OF NEW DWELLING UNITS (if applicable): NUMBER OF EXISTING DWELLING UNITS (if applicable): SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): 14,820 SF SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NA NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): 11,687 SF NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): 24 TION cont- red PROJECT VALUE: 2,000,000 (full project) IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): ❑ AQUIFER PROTECTION AREA ONE ❑ AQUIFER PROTECTION AREA TWO ❑ FLOOD HAZARD AREA sq. ft. ❑ GEOLOGIC HAZARD sq. ft. ❑ HABITAT CONSERVATION sq. ft. ❑ SHORELINE STREAMS AND LAKES sq. ft. ❑ WETLANDS sq. ft. LEGAL DESCRIPTION OF PROPERTY I (Attach legal description on separate sheet with the following information included) SITUATE IN THE QUARTER OF SECTION , TOWNSHIP RANGE_, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. (SEE ATTACHED) TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. _sign variance 3. 2. 4. Staff will calculate applicable fees and postage: $_100.00. AFFIDAVIT OF OWNERSHIP I, (Print Namels) IPWWS yid f'rww+ "t- , declare that I am (please check one) - the current owner of the property involved in this application or the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. certify that I know or have satisfactory evidence that S Q r►uy 5 kipgm A &! signed this instrument and acknowledged it to be hislke0their free and volunt ry a� ct for the �Z12— uses and purposes mentioned in the instrument. Signature of Owner/Representative) MCAT Sim of ublic in and for the State of Q: web/pw/devserv/€orms/planning/masterapp.doc 11 / 14/08 rROJECT INFORMATION (continued) (Signature of OwnerlRepresentative) %%/ Notary (Print) t NL� VL Id�C-C rl� My appointment expires:�/9_� Q: weh/pw/decservlformslplanninglmasterapp.doc 11 /14/08 City of Renton LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) NAME: Renton -Northwest LLC ADDRESS: 175 East 400 South, Suite 402 CITY: Salt Lake City, ZIP Utah 84111: TELEPHONE NUMBER: 801-521-6970 APPLICANT (if other than owner) NAME: Thomas Thompson AIA COMPANY (if applicable): Consulting Architect ADDRESS. 29619 15m Ave NE CITY: Stanwood 98292 TELEPHONE NUMBER 360-629-3985 CONTACT PERSON NAME: Thomas Thompson AIA COMPANY (if applicable): ADDRESS: Crry. ZIP: TELEPHONE NUMBER AND E-MAIL ADDRESS: Cell:206-409-0755 tisquared@gmait.com PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: WALGREENS #12497 PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: 4105 4' STREET, RENTON, WA KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 5182100008 EXISTING LAND USE(S): COMMERCIAL WALGREENS DRUG STORE UNDER CONSTRUCTION PROPOSED LAND USE(S): EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: NE 47" STREET BUSINESS DISTRICT PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): EXISTING ZONING: COMMERCIAL ARTERIAL PROPOSED ZONING (if applicable): SITE AREA (in square feet): APPROX. 46,508 sf SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: already dedicated SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: No easements on this lot. Q:web/pw/devserv/forins/pionning/mastcrapp.doc 1 1 I/14/08 PRuJECT INFORMA PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable): NUMBER OF PROPOSED LOTS (if applicable): NUMBER OF NEW DWELLING UNITS (if applicable): NUMBER OF EXISTING DWELLING UNITS (if applicable): SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (If applicable): SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): 14,820 SF SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NA NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): 11,687 5F NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): 24 TION continued PROJECT VALUE: 2,000,000 (full project) 1S THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): ❑ AQUIFER PROTECTION AREA ONE ❑ AQUIFER PROTECTION AREA TWO ❑ FLOOD HAZARD AREA sq. ft. ❑ GEOLOGIC HAZARD sq. ft. ❑ HABITAT CONSERVATION sq. ft, © SHORELINE STREAMS AND LAKES sq. ft. ❑ WETLANDS sq. ft. LEGAL DESCRIPTION OF PROPERTY I (Attach legal description on separate sheet with the following information included) SITUATE IN THE QUARTER OF SECTION TOWNSHIP _, RANGE—, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. (SEE ATTACHED) TYPE OF APPLICATION & FEES List all land use applications being applied for- 1 ra sign variance 3. Staff will calculate applicable fees and postage: $_100.00 I AFFIDAVIT OF OWNERSHIP I ,� Rv�itr� - J�larirRvt.a�,.t.trC I, (Print lEamels) 1arr+e3 h P , declare that I am (please check one) )< the current owner of the property involved in this application or the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. 1 certify that I know or have satisfactory evidence that r+�t-�_ L Zjm A h signed this instrument and acknowledged It to be his/Ae#Hw_4rfree and voluntbry act for the "Z(Q-- — - - . . uses and purposes mentioned in the instrument Signature of OwnerlRepresentative) Adgbbk M CARMEN A&MIliE1E di61" ft"a ' mho -of ulah C�atrlrn..i6rpi��n �, bpi � 6a1p11htiOrlAynitJis�101116s3 blic in and for the State Q:web/pwldevserv/for ms/planningfmasterapp.doc 2 11/14/08 PROJECT IN-FORNIATION (continued) (Signature of Owner/Representative) )1 � //?� ff Notary (Print . l__4 t yrt.e aA- , we,-d-( My appointment expires:I/f Q:wets/pw/devsery/f nns/planning/masterapp.doe 3 1V14/08 PLANNING DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS LI # iAii'S411E i9f7TAl_ WA)Ab MODIFIED' MJ.0. 'NTS :.: BY B�! C Mth NIT Parking, Lot Coverage & Landscaping Analysis 4 f Plat dame Reservation 4 tsta f'. Fi Preapplication Meeting Summary 4 f'Et 0c1?QrkPt'i(=Cz Rehabilitation Plan 777777777 Site Plan 2AND 4 Stream or Lake Study, Supplemental,,0. ` Strearr�r �iliig`t'Ian ,... E . Street Profiles 2 Tile Ft��(]<I�IatnCe��� a s 3 Topography Maps 3 ; Tree Cutting/Land Clearing Plan 4 3rCr�vrtayisiriietRepcirti xx { is Utilities Plan, Generalized 22+( 4}Qri�,Sirn} 1 ,4ttdl.-4 { Wetlands Mitigation Plan, Preliminary 4 i �CSS D YU SIAIN.ti n. Wireless: I I bo4&' a,, u Applicant Agreement Statement 2 AND 3 Inventory of Existing Sites 2 AND 3 Lease Agreement, Draft 2ANn 3 Map of Existing Site Conditions 2 AND E Map of View Area 2 AND 3 Photosimulations 2AND 3 This requirement may be waived by: 1. Property Services Section 2. Public Works Plan Review Section 3. Building Section 4. Planning Section PROJECT NAME: DATE: H_%Forms\PlanninglwaiverofsubmNalregs.xls 021O8 I 4 PLANNING DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS This requirement may be waived by. 1 . Property Services Section 2. Public Works Plan Review Section 3. Building Section 4. Planning Section PROJECT NAME: DATE: H.lFormslPkanning%waiveroisubmittalregs.ads 02/08 The Riley Group Inc. GEOTECHNICAL ENGINEERING REPORT Proposed Walgreens Drugstore 4105 & 4111 NE 41h Street Renton, WA 98059 Project No. 2007-254 Prepared By: The Riley Group, Inc. 17522 Bothell Way NE Bothell, WA 98011 Prepared for: Mr. Robert Sherry Phillips Edison & Company 175 East 400 South, Suite 402 Salt Lake City, Utah 84111 November 14, 2007 Scrving the Pacific Northwest Main Office: 17522 Bothell Way NE, Bothell, WA 98011 Tel (425) 415-0551 • Fax (425) 415-0311 The Riley Group Inc. November 14, 2007 Mr. Robert Sherry Phillips Edison & Company 175 East 400 South, Suite 402 Salt Lake City, Utah 84111 Subject: Geotechnical Engineering Report Proposed Walgreens Drugstore 4105 & 4111 NE 4" Street Renton, WA 98059 Project No. 2007-254 Dear Mr. Sherry: As requested, The Riley Group, Inc. (Riley) has performed a geotechnical engineering study for the above referenced site. The attached report presents our findings and recommendations for the geotechnical aspects of the project design and construction. Our field exploration indicates that the site is generally underlain by 5 to 10 feet of fill overlying medium dense to very dense silty SAND with gravel. The fill consists of loose to dense sandy GRAVEL to silty SAND with some gravel and trace wood debris. Groundwater seepage was not encountered during the field exploration. Based on the subsurface soil condition, the fill seems to be placed during the site grading and utilities for the gas station and car wash before. The loose fill underlain the site is not suitable for directly supporting the proposed building foundations and floor slab. If the loose fill is encountered below the proposed footing subgrade, it should be compacted. If the organic soil encountered, it should be over -excavated and replaced with structural fill. The subgrade condition should be verified by a geotechnical engineer during construction. Riley recommends that the proposed retail building be supported on conventional spread footing foundations bearing on medium dense native soil or 2 feet of properly compacted native fill. The building floor slab and pavement can be similarly supported. This report provides our geotechnical findings and recommendations for the project. These recommendations should be incorporated into the project design and construction. Serving the Pacific Northwest Main Office: 17522 Bothell Way NE, Bothell, WA 98011 Tel (425) 415-0551 9 Fax (425) 415-0311 Geotechnical Engineering ort ii November 14, 2007 Proposed Walgreens Drugstore, Renton, WA Project 92007-254 We trust the information presented is sufficient for your current needs. If you have any questions or require additional information, please call. Sincerely yours, THE RILEY GROUP, INC. �. LIIV C WASiy,,�'G� � o Lr Chien -Lin (Johnny) Chen, P.E. Ricky R. Wang, Ph.D., P.E. Pr oj ect Engineer Principal Engineer JC/RW �41353„� / � EXPIRE•8 SEPT.12, ?�� . The Riley Group, Inc. 1 TABLE OF CONTENTS 1.0 PROJECT DESCRIPTION..................................................................................... I 2.0 SCOPE OF WORK...................................................................................................1 3.0 SITE CONDITIONS.....................................................................I........................... 2 3.1 SURFACE..................................................................................................................... 2 3.2 SOILS.......................................................................................................................... 2 3.3 GROUNDWATER.......................................................................................................... 2 3.4 SEISMIC CONSIDERATIONS.......................................................................................... 2 4.0 DISCUSSION AND RECOMMENDATIONS....................................................... 3 4.1 GENERAL.................................................................................................................... 3 4.2 SITE PREPARATION AND GRADING..............................................................................3 4.3 FOUNDATIONS.............................................................................................................4 4.4 SLAB -ON -GRADE CONSTRUCTION- ............................................................................. 4 4.5 RETAINING WALLS ..................................................................................................... 5 4.6 DRAINAGE AND STORMWATER FACILITY.................................................................... 5 4.7 UTILITIES.................................................................................................................... 6 4.8 PAVEMENTS................................................................................................................ 6 5.0 ADDITIONAL SERVICES...................................................................................... 7 6.0 LIMITATIONS......................................................................................................... 7 LIST OF FIGURES Figure1.................................................................................................................... Site Vicinity Map Figure 2.............................................................................................. Geotechnical Exploration Plan Figure 3............................................................................................ Retaining Wall Drainage Detail Figure 4................................................................................................. Typical Footing Drain Detail LIST OF APPENDICES Appendix A....................................................................... Field Exploration and Laboratory Testing The Riley Group, Inc. Geotechnical Engineering ort J November 14, 2007 Proposed Walgreens Drugstore, Renton, WA Project #2007-254 1.0 PROJECT DESCRIPTION The project site is located at 4105 and 4111 NE 41h Street in Renton, Washington. The approximate location of the site is shown on the Site Vicinity Map, Figure 1. The site is currently occupied by an abandoned Union 76 gas station and the Brown Bear car wash with asphalt -paved parking lots around the buildings. Riley understands that the existing buildings will be demolished and a Walgreens drugstore building, approximately 14,800 square feet, will be constructed in the middle portion of the site. Our understanding of the project is based on a preliminary site plan prepared by Thomas Thompson, AIA dated October 8, 2007. At the time of preparing this report, site grading and building plans were not available for us to review. Based on our experience with similar construction, we anticipate that the proposed Walgreens building will be a single -story structure supported on perimeter walls with a bearing load of 1 to 2 kips per linear foot, and a series of columns with a maximum load up to 75 kips. The recommendations in the following sections of this report are based upon our understanding of the above design features. If actual features vary or changes are made, we should review them in order to modify our recommendations as required. In addition, Riley requests to review final design drawings and specifications to verify that our project understanding is correct and that our recommendations have been properly interpreted and incorporated into project design and construction. 2.0 SCOPE OF WORK On October 24, 2007, Riley drilled a total of seven test borings to a maximum depth of 20.5 feet below ground surface (bgs). Test borings were drilled with a truck -mounted, hollow -stem auger drill rig. Test borings B-1, B-2 and TB-7 were drilled in the proposed parking and driveway areas. Test borings B-3 through B-6 were drilled in the proposed building footprint area. The approximate test boring locations are shown on Figure 2. Using the information obtained from our subsurface exploration, we performed analyses to develop geotechnical recommendations for project design and construction on the following: ➢ Soil and groundwater conditions ➢ Retaining Walls ➢ Seismic considerations ➢ Drainage and stormwater p Site preparation and grading Utilities ➢ Foundation support ➢ Pavements ➢ Slab -on -grade support The Riley Group, Inc. Geotechnical Engineering in 2 November 14, 2007 Proposed Walgreens Drugstore, Renton, WA Project #2007-254 3.0 ,SITE CONDITIONS 3.1 Surface The site is an L-shaped parcel of land approximately 1.14 acres in size. The site is bounded to the north by NE 41h Street, to the east by an undeveloped property, to the south by a Les Schwab Tire Store and parking, and to the west by Union Avenue NE. The site is currently occupied by an abandoned Union 76 gas station (#4105) on the western portion of the site. The eastern of the site is occupied by the Brown Bear car wash (#4111). The rest of the areas are asphalt -paved parking lots and driveways. The site gently slopes down to the east with an overall elevation difference of 7 feet approximately. 3.2 Soils The soils encountered in the test borings are relatively consistent across the site. The soil profile includes 5 to 10 feet of fill overlying medium dense to very dense silty SAND with gravel. The fill consists of loose to dense sandy GRAVEL to silty SAND with some gravel and trace wood debris. The native soil is dense to very dense glacial till which consists of silty sand with gravel. Review of the Geologic Map of King County, Washington, by Vaughn E. Livingston Jr. (1970) indicates that the soil in the project vicinity is mapped as Vashon till (Qt), which is a hard blue -gray concrete -like mixture of clay, silt, sand, and gravel. These descriptions are similar to the native soil encountered during our field exploration. More detailed descriptions of the subsurface conditions encountered are presented on the Test Boring Log, Figures A-2 through A-8 in Appendix A. 3.3 Groundwater Groundwater seepage was not encountered in any test borings reaching a maximum depth of 20.5 feet bgs. The groundwater level seems to be deeper than the bottom of the test boring termination depth. Based on the soil condition, minor perched groundwater may be expected over the dense layer during wet season. Fluctuations in groundwater level should be expected on a seasonal and annual basis. The level will be highest during the extended periods of heavy seepage in the wet winter months. 3.4 Seismic Considerations Based on 2003 International Building Code (IBC), the site soil is Class D from Table 1615.1.1. The earthquake spectral response acceleration at short periods (SS) is 131 %g and at I -second period (S1) is 46% g. Liquefaction is a phenomenon where there is a reduction or complete loss of soil strength due to an increase in water pressure induced by vibrations from a seismic event. Liquefaction mainly affects geologically recent deposits of fine-grained sands that are below the groundwater table. Soils of this nature derive their strength from intergranular The Riley Group, Inc. Geotechnical Engineering art 3 November 14, 2007 Proposed Walgreens Drugstore, Renton, Wit Project #2007-254 friction. The generated water pressure or pore pressure essentially separates the soil grains and eliminates this intergranular friction; thus reducing or eliminating the soil's strength. We reviewed the soil conditions encountered during field exploration and assessed the potential for liquefaction of the site's soil during an earthquake. Since the soil below the groundwater level is dense to very dense silty sand, Riley believes that the potential of soil liquefaction during an earthquake event is low. 4.0 DISCUSSION AND RECOMMENDATIONS 4.1 General Based on our study, the site is suitable for the proposed construction from a geotechnical standpoint. The loose fill underlain the site is not suitable for directly supporting the proposed building foundations and floor slab. If the loose fill is encountered below the proposed footing subgrade, it should be properly compacted as structural fill. If the organic soil encountered, it should be over -excavated and replaced with structural fill. The proposed retail building can be supported on conventional spread footing foundations bearing on at least medium dense native soil or 2 feet of properly compacted native fill. The building floor slab and pavement can be similarly supported. Detailed recommendations regarding the above issues and other geotechnical design considerations are provided in the following sections. These recommendations should be incorporated into the final design drawings and construction specifications. 4.2 Site Preparation and Grading To prepare the site for construction, the existing buildings and pavements should be demolished and stripped. Surface stripping depths of up to 5 inches should be expected to remove the asphalt surface. All remnants related to previous construction, which occupied the site, should also be cleared and removed from the site. Once clearing and other preparing operations are complete, cuts and fills can be made to establish desired parking grades. Prior to placing fill, we recommend proofrolling all exposed surfaces to determine if any isolated loose and yielding areas are present. Proofrolling should also be performed in cut areas that will provide direct support for new construction. The on -site excavated soils without organics are generally suitable for use as structural fill if the moisture can be properly controlled. If the on -site soil or native fill will be used as structural fill, it can be compacted onsite. The compaction should meet the general structural fill compaction requirement. If the site grading requires additional structural fill, we recommend importing a material that meets the grading requirements listed in Table 1. Prior to use, a geotechnical engineer should examine and test all materials imported to the site for use as structural fill. Structural fill materials should be placed in uniform loose layers not exceeding 12 inches and compacted to a minimum of 95 percent of the soil's The Riley Group, Inc. Geotechnical Engineering art 4 November 14, 2007 Proposed Walgreens Drugstore, Renton, W11 Project #2007-254 maximum density, as determined by ASTM Test Designation D-1557 (Modified Proctor). The moisture content of the soil at the time of compaction should be within about two percent of its optimum, as determined by this ASTM method. Table 1. Structural Fill U.S. Sieve Size Percent Passing 3 inches 100 percent No. 4 sieve 0 to 75 percent No. 200 sieve 0 to 5 perceiat *Based on minus 3/4 inch fraction. 4.3 Foundations Following the site preparation and grading, Riley recommends that the proposed building foundations can be supported on conventional spread footings bearing on medium dense native soil or 2 feet of compacted native fill. Perimeter foundations exposed to the weather should be at a minimum depth of 18 inches below final exterior grades. Interior foundations can be constructed at any convenient depth below the floor slab. We recommend designing foundations for a net allowable bearing capacity of 2,500 pounds per square foot (psf). For short-term loads, such as wind and seismic, a 1/3 increase in this allowable capacity can be used. For designing foundations to resist lateral loads, a base friction coefficient of 0.25 can be used. Passive earth pressures acting on the side of the footing and buried portion of the foundation stem wall can also be considered for resisting lateral loads. We recommend calculating this lateral resistance using an equivalent fluid weight of 250 pounds per cubic foot (pef). At perimeter locations, we recommend not including the upper 12 inches of soil in this computation because they can be affected by weather or disturbed by future grading activity. This value assumes the foundation will be constructed neat against competent fill soil or backfilled with structural fill as described in the Site Preparation and Grading section. The recommended friction and passive resistance values include a safety factor of 1.5. With spread footing foundations as recommended, you should expect maximum total and differential post -construction settlements of 1-inch and 1/2-inch, respectively. 4.4 Slab -on -Grade Construction With site preparation completed as described in the Site Preparation and Grading section, suitable support for slab -on -grade construction should be provided. Riley recommends that slab -on -grade construction be supported on firm native soil or on 12 inches of compacted native fill. Immediately below the floor slab, we recommend placing a four -inch thick capillary break layer of clean, free -draining sand or gravel that has less than 5% passing The Riley Group, Inc. Geotechnical Engineering ort 5 November 14, 2007 Proposed Walgreens Drugstore, Renton, WA Project #2007-254 the No. 200 sieve. This material will reduce the potential for upward capillary movement of water through the underlying soil and subsequent wetting of the floor slab. Typically, an eight to ten -mil thick plastic membrane is placed on the capillary break to avoid moisture by vapor transmission. The membrane should be covered with one to two inches of clean, moist sand to guard against damage during construction and to aid in curing of the concrete. For the anticipated floor slab loading, we estimate post -construction floor settlements of '/4 to % inch. For thickness design of the slab subjected to point loading from storage racks and fork lift vehicle traffic, we recommend using a subgrade modulus (Ks) of 100 pounds per square inch per inch of deflection (pci). 4.5 RetaininLy Walls At the time of preparation of this report, Riley is not aware of any new retaining walls proposed for the site. If retaining walls will be needed, they should be designed based on the soil parameters provided below. Riley recommends designing unrestrained walls for an active earth pressure imposed by an equivalent fluid weighing 35 pcf. For restrained walls, an earth pressure imposed by an equivalent fluid weighing 55 pcf should be used for design. For seismic design, an addition uniform load of 5 to 7 H (H is wall height) should be applied to the wall surface, These values assume a horizontal backfill condition without building or traffic surcharge loading on the wall. The walls must also be provided with adequate drainage and should be waterproofed. A typical retaining wall drainage detail is shown on Figure 3. 4.6 Drainage and Stormwater Facili Surface Final exterior grades should promote free and positive drainage away from building. Water must not pond or collect adjacent to foundations or within the immediate building area. We recommend providing a minimum drainage gradient of 3% for a minimum distance of ten feet from the building perimeter, except in paved locations. In paved locations, a minimum gradient of 1% should be provided unless provisions are included for collection and disposal of surface water adjacent the structure_ Subsurface We recommend installing perimeter foundation drains. A typical recommended drain detail is shown on Figure 4. The foundation drains and roof downspouts should be tightlined separately to an approved discharge facility. Subsurface drains must be laid with a gradient sufficient to promote positive flow to a controlled point of approved discharge. The Riley Group, Inc. Geotechnical Engineering art 6 November 14, 2007 Proposed Walgreens Drugstore, Renton, W4 Project 42007-254 4.7 Utilities Utility pipes should be bedded and backfilled in accordance with American Public Works Association (APWA) specifications. For site utilities located within the City of Renton right-of-ways, bedding and backfill should be completed in accordance with City of Renton specifications. As a minimum, trench backfill should be placed and compacted as structural fill, as described in the Site Preparation and Grading section. Where utilities occur below unimproved areas, the degree of compaction can be reduced to a minimum of 90 percent of the soil's maxianum density as determined by the referenced ASTM standard. As noted, soils excavated on -site will be suitable for use as backfill material if the soil's moisture can be properly controlled. The backfill material should satisfy the structural fill requirements listed in the Site Preparation and Grading section. 4.8 Pavements Pavement subgrades should be prepared as described in the Site Preparation and Grading section of this report and as discussed below. Regardless of the relative compaction achieved, the subgrade must be firm and relatively unyielding before paving. The subgrade should consist of firm native soil or properly compacted native fill. The condition should be verified by a geotechnical engineer during construction. With the pavement subgrade prepared as described above, we recommend that the general parking area be paved with flexible pavement surface. The following pavement sections are recommended: ➢ For heavy truck traffic areas: 4 inches of asphalt concrete (AC) over 6 inches of crushed rock base (CRB) over 18 inches of compacted native fill; and ➢ For general parking areas: 3 inches of AC over 4 inches of CRB over 12 inches of compacted native fill. The asphalt paving materials used should conform to the Washington State Department of Transportation (WSDOT) specifications for Class B asphalt concrete and CRB surfacing. Long-term pavement performance will depend on surface drainage. A poorly -drained pavement section will be subject to premature failure as a result of surface water infiltrating into the subgrade soils and reducing their supporting capability. For optimum pavement performance, surface drainage gradients of no less than two percent are recommended. Also, some degree of longitudinal and transverse cracking of the pavement surface should be expected over time. Regular maintenance should be planned to seal cracks when they occur. The Riley Group, Inc. ` Geotechnical Engineering in 7 November 14, 2007 Proposed Walgreens Drugstore, Renton, WA Project 92007-254 5.0 ADDITIONAL SERVICES Riley is available to provide further geotechnical consultation as the project design develops. Riley should review the final design and specifications in order to verify that earthwork and foundation recommendations have been properly interpreted and incorporated into project design and construction. Riley is also available to provide geotechnical engineering and monitoring services during construction. The integrity of the foundation depends on proper site preparation and construction procedures. In addition, engineering decisions may have to be made in the field in the event that variations in subsurface conditions become apparent. Construction monitoring services are not part of this scope of work. If these services are desired, please let us know and we will prepare a cost proposal. 6.0 LIMITATIONS This report is the property of The Riley Group, Inc. and Phillips Edison & Company, and was prepared in accordance with generally accepted geotechnical engineering practices. This report is intended for specific application to the Proposed Walgreens Drugstore at 4105 and 4111 NE street in Renton, Washington, and for the exclusive use of Phillips Edison & Company and its authorized representatives. No other warranty, expressed or implied, is made. The analyses and recommendations presented in this report are based upon data obtained from the test borings drilled on -site. Variations in soil conditions can occur, the nature and extent of which may not become evident until construction. If variations appear evident, The Riley Group, Inc. should be requested to reevaluate the recommendations in this report prior to proceeding with construction. The R i I ey Group, Inc. The Riley Group, Inc. 17522 BOTHELL WAY NE BOTHELL, WASHINGTON 98011 Proposed Walgreens Drugstore Site Vicinity Map I Figure 1 Site Address: 4105 & 4111 NE 4th Street, Renton, Washington a NE4thSTREET ----------`T------- o s 00z I ep W B STOP - - IV ---------------- II3D"�ENWAL B-3 - B-2 i r1 14' X 130' r t 10 i 14,810 s.f. GROSS I 12,0 0 s.f, net @0.4/10 z O max parking =48 I , z W U N park ng provided = 45 U I =► I B-1;o a lI I ~B-4 B-6 I I a ❑c� a i ® ®�® 1 It =CC! tR OC T F ElT1N CES 6 1 t 21 ^. I- f 211� Jbi i RECONFIGURE EXISTING PARKING LO IZ EXISTING LES SCHWAB TIRE STORE Ui fV �P W la Vq Reference; Figure modified from site plan prepared by Thomas Thompson, AIA dated October 8, 2007. N Geotechnical test boring location drilled by The Riley Group, DRAWING NOT TO SCALE gY� Inc. on October 24, 2007. �w The Kiley Group, Inc. Proposed Walgreens drugstore Geotechnical Exploration Plan Figure 2 17522 BOTHELL WAYNE BOTHELL, WASHINUMN 98011 Site Address: 4105 & 4111 NE 4th Street, Renton, Washington 12" MINIMUM WIDE -i FREE -DRAINING GRAVEL SLOPE TO DRAIN XN .,, QOe - oy � CP� G FILTER FABRIC MATERIAL _ .ag EXCAVATED SLOPE (SEE REPORT FOR eQ APPROPRIATE U ° INCLINATIONS) r COMPACTED STRUCTURAL BACKFILL (NATIVE OR IMPORT) 4" DIAMETER PVC PERFORATED PIPE >_" OVER THE PIPE — J ULLOW THE PIPE NOT TO SCALE 91 The Riley Group, Inc. Proposed Walgreens Drugstore 17522 BOTHELL WAY NE Retaining Wall Drainage Detail Figure 3 BOTHELL, WASHINGTON 98011 Site Address: 4105 & 4111 NE 4th Street, Renton, Washington BUILDING SLAB • a ol COMPACTED• • ' STUCTURAL \ • BACKFILL"� \ FILTER FABRIC a y 0 O� 4" PERFORATED PIPE 3/4" WASHED ROCK OR PEA GRAVEL NOT TO SCALE The Riley Group, Ine. 17522 BOTHELL WAY NE BOTHELL, WASHINGTON 98011 Proposed Walgreens Drugstore Typical Footing Drain Detail Figure 4 Site Address: 4105 & 4111 NE 4th Street, Renton, Washington Geotechnical Engineering rt November 14, 2007 Proposed Walgreens Drugstore, Renton, WA Project 42007-254 APPENDIX A FIELD EXPLORATION AND LABORATORY TESTING Proposed Walgreens Drugstore 4105 & 4111 NE 4" Street Renton, WA 98059 On October 24, 2007, we performed our field exploration using a truck -mounted drill rig. We explored subsurface soil conditions at the site by advancing seven test borings to a maximum depth of 20.5 feet below existing grade. The test boring locations are shown on Figure 2. The test boring locations were approximately determined by measurements from existing property lines and paved roads. The Test Boring Logs are presented on Figures A- 2 through A-9. A geologistfengineer from our office conducted the field exploration and classified the soil conditions encountered, maintained a log of each test boring, obtained representative soil samples, and observed pertinent site features. All soil samples were visually classified in accordance with the Unified Soil Classification System (tJSCS) described on Figure A-1. Representative soil samples obtained from the test borings were placed in closed containers and taken to our laboratory for further examination and testing. The moisture content of typical sample was measured and is reported on the Test Boring Logs. The Riley Group, Inc. MAJOR DIVISIONS LETTER TYPICAL DESCRIPTION SYMBOL —Wewg—raded CLEAN GW graves, gravel -sand mixtures, little GRAVELS GRAVELS or no fines. Poorly -graded gravels, gravel -sand mixtures, OW rn More than 50% <5% fines OP little or no fines. GM Silty gravels, gravel -sand -silt mixtures, Z `m — of coarse p fraction is larger GRAVELS non -plastic fines. GC Clayey gravels, gravel -sand -clay mixtures, U) -a .0 than No. 4 sieve with fines r _I plastic fines. SANDS CLEAN SW Well -graded sands, gravelly sands, little or no Q E N (w ry Cl)a 0 z More than 50% SANDS fines. SP Poorly -graded sands or gravelly sands, little or of coarse <5% fines no fines. SANDS SM Silty sands, sand -silt mixtures, non-piastic fines. < co fraction is 0 smaller than No. 4 sieve with fines SC Clayey sands, sand -clay mixtures, plastic fines. Q7 ML -organic silts, roc our, clayey silts withs ig ❑ a) .°>—� SILTS AND CLAYS � plasticity. Inorganic clays o ow o medium plasticity, can W Z Liquid limits CL clay). Q J E o less than 50% OL Organic silts and organic clays of low plasticity. ro2z CD � c `� MH Inorganic silts, elastic. W ca SILTS AND CLAYS Z E 0 Liquid limits greater CH Inorganic clays of high plasticity, (fat clays). 2 E than 50% OH Organic clays of high plasticity. HIGHLY ORGANIC SOILS PT Peat. DEFINITION OF TERMS AND SYMBOLS L J Density SPT (Blows/Foot) Very loose 0-4 2" Outside diameter split spoon I O W sampler p Z > d Loose 4-10 Medium dense 10-30 2.4" Inside diameter ring sampler or < W Dense 30-50 Shelby tube Very dense >50 r Water level (date) Consistency SPT (Blows/Foot) Tr Torvane reading, tsf Very soft 0-2 Pp Penetrometer reading, tsf L 0 }- Soft 2-4 DD Dry density, pcf J Medium stiff 4-0 LL Liquid limit, percent C) Stiff 8-15 pi Plasticity index Very stiff 15-30 N Standard penetration, blows per foot Hard >30 The Riley Group, Inc. Proposed Walgreens Drugstore 17522 BOTHELL WAY NE Unified Soil Classification System Figure A-1 BOTHELL, WASHINGTON 98011 Site Address: 4105 & 4111 NE 4th Street, Renton, Washington Boring No. B-1 Logged by : PL Date: 10/24/07 Approximate Elegy.: NIA Sail Description Consistency/ Relative Density Depth (feet) a E 0 (N) Blows Ift Moisture Content (%) Surface: Asphalt - 3". CRB down to 3.8'. (Crushed Rock Base) Medium Dense 5 12 4 3.1 10.5 Brown silty SAND with some gravel, dry to damp, loose, Loose (Film. 10 4 21 9.8 10.1 I Mottled Brownish gray silty SAND with gravel, damp, Medium Dense medium dense, (SM). Terminated at 11.5% No groundwater seepage encountered. - 15 20 The Riley Group, Inc. Proposed Walgreens Drugstore Test Boring Log B-I Figure A-2 17522 BOTHELL WAY NE BOTHELL, WASHINGTON 98011 Site Address: 4105 & 4111 NE 4th Street, Renton, Washington Boring No, B-2 Logged by : PL Date: 10/24/07 Approximate Elev.: NIA Consistency/ n. (N) Moisture Soil Description Relative Depth E Blows Content Density (feet) con /ft (%) Surface: Asphalt - 1.5". Brown sandy GRAVEL with cobbles, trace silt, damp, Dense dense, (Fill). -- 5 Mottled Grayish brown silty Very Dense I SAND with gravel, damp, very dense, (SM). Terminated at 6.5' at refusal. No groundwater seepage 10 encountered. -- The Riley Group, Inc. 17522 BOTHELL WAY NE BOTHELL, WASHINGTON 98011 15 Ili :• Now@ Proposed Walgreens Drugstore Test Boring Log B-2 I Figure A-3 Site Address. 4105 & 4111 NE 4th Street, Renton, Washington Boring No. B-3 Logged by: PL Date: 10/24/07 Approximate Elev.: NIA Consistency/ a (N) Moisture Soil Description Relative Depth E Blows Content Density (feet) /ft (%} Surface: Asphalt - 1.5". Brown silty SAND with gravel, trace silt, tuming black at tip, damp, loose, (Fill). Loose I 6 7.2 - Black silty SAND with wood debris(charred), damp, loose, - (Fill). Loose -- 10 _ I 6 34.7 Mottled reddish brown silty Loose SAND with gravel, damp, to -- loose to dense, (SM). Dense 15 I 5013" 8.7 Gray silty SAND with gravel, Very Dense damp, very dense, (SM). 20 50/3" 10.0 Terminated at 20.5'. No groundwater seepage encountered. The Riley Group, Inc. Proposed Walgreens Drugstore Test Boring Bog B-3 Figure A-4 17522 BOTHELL WAY NE BOTHELL, WA5HINGTON 98011 Site Address: 4105 & 4111 NE 4th Street, Renton, Washington Boring No. B-4 Logged by: PL Date: 10/24/07 Approximate Elev.: NIA Consistency/ a (N) Moisture Soil Description Relative Depth E Blows Content Density (feet) cn /ft%) Surface: Asphalt - 1.5". Light brown silty SAND with Loose gravel, damp, loose to medium to dense, (Fill). Medium Dense _ 5 Gray silty SAND with gravel, _ I 50/4" 5.9 damp, very dense, (SM). Very Dense 50/3 7.5 Terminated at 9.0' at refusal. No groundwater seepage encountered. The Riley Group, Inc. 17522 BOTHELL WAY NE BOTHELL, WASHrNGTON 98011 90 15 20 Proposed Walgreens Drugstore Test Boring Log B-4 I Figure A-5 Site Address: 4105 & 4111 NE 4th Street, Renton, Washington Boring No. B-5 Lagged by: PL Date: 10/24/07 Approximate Elegy.: N/A Consistency/ (N) Moisture Soil Description Relative Depth E Blows Content Density (feet) U) /ft M Surface. Asphalt - 2.0". Brown silty SAND with gravel, damp, loose, (Fill). Loose 5 8 15.2 Loose -- Gray silty SAND with trace to some gravel, damp, loose to to medium dense, (Fill). - Medium Dense 10 _ 11 15.4 Brown silty SAND with gravel, Very Dense - damp, very dense, (SM). 15 5014" 8.0 Terminated at 14.0' at refusal. No groundwater seepage encountered. - 20 The Riley Group, Inc. Proposed Walgreens Drugstore Test Boring Log B-S Figure A-6 17522 BOTHELL WAY NE BOTHELL, WASHINGTON 48011 Site Address: 4105 & 4111 NE 4th Street, Renton, Washington Boring No. B-6 Logged by : PL Date: 10/24/07 Approximate Elev.: NIA Consistency/ a (N) Moisture Soil Description Relative Depth E Blows Content Density (feet) U) /ft (°/a} Surface: Asphalt - 2.0". Brown silty SAND with gravel, damp, loose, (Fill). Loose 5 g 8.1 - Loose Grayish brown SAND with to some gravel, some silt, damp, loose, (Fill). Medium Dense -- 10 I 10 11.0 Gray silty SAND with gravel, damp, dense, (SM). Dense 15 36 7.8 Terminated at 16.5'. No groundwater seepage encountered. 20 The Riley Group, Inc. Proposed Walgreens Drugstore Test Boring Log B-6 I Figure A - 7 17522 BOTHELL WAY NE B07'HEL1., WASHINGTON 9801 Site Address: 4105 & 4111 NE 4th Street, Renton, Washington Boring No. B-7 Logged by: PL Date: 10/24/07 Approximate Elev.: N/A Consistency/ o. (N) Moisture Soil Description Relative Depth E Blows Content Density (feet) If N Surface: Asphalt - 3.5'. Gray silty SAND with gravel, Dense 27 8.9 damp, dense, (Fill). 11 12.2 I Brown to gray silty SAND with Medium some gravel, damp, medium Dense dense, (SM). 10 T 14 9.0 Terminated at 9.0'. No groundwater seepage encountered. 15 - 20 Riley Group, Inc. Proposed Walgreens Drugstore Test Boring Log B-7 Figure t4-8 17522 BOTHELL WAY NE TIThe BOTHELL, WASHTNGTON 98011 Site Address: 4105 & 4111 NE 4th Street, Renton, Washington Printed: 11-14-2008 CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA08-136 Payment Made: 11/14/2008 12:13 PM Total Payment: 100.00 Current Payment Made to the Following Items: Receipt Number R0805900 Payee: Thomas J or Kristin Thompson Trans Account Code Description Amount 5022 000.345.81.00.0019 Variance Fees 100.00 Payments made for this receipt Trans Method Description Amount Payment Check 6032 100.00 Account Balances Trans Account Code Description Balance Due ------ 3021 ------------------ 303.000.00.345.85 ------------------------------ Park Mitigation Fee --------------- .00 5006 000.345.81.00.0002 Annexation Fees .00 5007 000.345.81.00.0003 Appeals/Waivers .00 5008 000.345.81.00.0004 Binding Site/Short Plat .00 5009 000.345.81.00.0006 Conditional Use Fees .00 5010 000,345.81.00.0007 Environmental Review .00 5011 000.345.81.00.0008 Prelim/Tentative Plat .00 5012 000.345.81.00.0009 Final Plat .00 5013 000.345.81.00.0010 PUD .00 5014 000.345.81.00.0011 Grading & Filling Fees .00 5015 000.345.81.00,0012 Lot Line Adjustment .00 5016 000.345.81.00.0013 Mobile Hoene Parks .00 5017 000,345.81.00.0014 Rezone .00 5018 000.345.81,00.0015 Routine Vegetation Mgmt .00 5019 000.345.81.00.0016 Shoreline Subst Dev .00 5020 000.345.81.00.0017 Site Plan Approval .00 5021 000.345.81.00.0018 Temp Use, Hobbyk, Fence .00 5022 000.345.81.00,0019 Variance Fees .00 5024 000.345.81.00.0024 Conditional Approval Fee .00 5036 000.345.81.00.0005 Comprehensive Plan Amend .00 5909 000,341.60.00.0024 Booklets/EZS/Copies .00 5941 000.341.50.00.0000 Maps (Taxable) .00 5954 650.237.00.00.0000 DO NOT USE - USE 3954 .00 5955 000.05.519.90,42.1 Postage .00 5998 000.231.70.00.0000 Tax .00 Remaining Balance Due: $0.00