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Home My WebLink AboutLUA98-159 BRYANT'S TRACTOR & MOWER "Your Commercial Equipment Specialist" 1300 Bronson Way N.,Renton,WA 98055 4., (206)255-3478 Fax(206)227-4225 • b Zr Parking Lot Coverage . a .' Total square footage 6 ,000 • • • b. Existing impervious surface - None c ; Square footage of existing undeveloped area 20, 756 • • d . ' Building square footage 3 , 900 e : Percent of lot covered by building 29% • f. Pavement square footage 11 , 550 • g. Parking stalls 8 • Parking stalls ADA 1 h. Proposed. Building height 24 ' 6" 1 . Building Set-hack: 0 ' from SW . 13th St . 10 ' from Lind Ave . SW. • • • • • 2 t• i ti+ ,tx.3:s^:9g e`it i'�Nsc s.:;t•,:�`:f�t; ...11 • V ifr/V [OHMDEERE Nothing Runs Like a Deere' ., . 3 -- '• I L1J CZ .. . . . I JJ.U...) 1-kk ' : ' ''' • •' .9 i-•• Q . ii .:::•J 1/•"' 7 4 ,. . " • ‘1' .. ": • 185'61)07,4 '.....77-7:1-‘4%.:‘:',..- :. ,ND '‘3,..,,..-'• \‘b ."'. N..°A`A q • "";''' ..:---------/ C:C -----.7c QS, 2 2'3 Ac (..) 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JOkN DEERE SALES FACILITY - FOR . ,....,c,-...;,..,1 .„:. r-7:27 BRYANT1 S TRACTOR 84 MOWER INC :i.. 1300 5 0 .\% 501\ ,,, 761 'Ir RENTON!, UJA 98035 '0,1 -----. 1"--1 ,(7. -...' 6 617-c., „ ._ ••.-;-.„,••-; 5 I LL 5 R I ?A \I 1-3 0 -880-2-Teo . .. . 1 .,„X • -, .. / \ 7:! -7. 7- : `7.:71-:':) : , • r.„..._ ,::::::-„: .•:,..,:::: ; L., •,,•-• :„..,1.- .. t. ..I : '1:-';i: (••• -- . . . , . : -0. . ,. • :•,i . ,.•,. - : \I-IS/ .i5.9 . ,•.• . :• - -- - 1 PROJECT NAME/NEM JOHN DEERE SALES FACILITY for: BRYANTS TRACTOR I HONER Inc. RNisbNs. jy5 ADDRESS; 5009Yl I9th STREET STRUC �. CITY,STATE, RENTON,WA9D009 TkRAL€NGINEBBG rm..v.cs� FoundfN$EI Starter framing -Engm��gTtwa M. •Bp \ CONTACT PERSON MNlam Bryant EEVA ENSINE!•J IINAC1.E a� MEW-Kr(Lila Ict7mPi Lr'GIfE114 B•O` MINER'S NAME: Mlles and Karen Bryant ELHCR EE-0r]TM INC ' Te6D flY/'t01-pY P.VB „'F ' _ ADDRESS. 7gl00-Ro.VIA PIION SLACK RAMO 4tSp. br0C• 256"C[I 8, \ ' �- .0 O- OWk 50 _` ,'r•vA CRY,STATC Bieck Dlempnd,Y1A PHONE:]06-DD6-]l90 a4`=rag fiaeerrvas PL 56 Cs/I[Ib/ker Pl.1 f• i i� 11 \ AREA OF SITE: .312 ACRES+ 13E16 S.F.:t HEGHANIGt.L H.VAC.PLUCIBIN6 '-•.�( J q0 I \ PROPERTY ZONING:LA SEISMIC ZONE:(3J THREE Bree Oealgr.O TO fNnh�Lcmp/etesystemtoMeet Or Renton Isa.! qti N 1 • DESIGN LOADS, (SEE STRUCTURAL NOTES) A 1R44;HREG V.LkG:V;M.P.G.1944;and Llty of Renton \ . 1 2 9, 4 5 ;1 � 1• SOIL:l000 P5F.(SEE 6EOTELN REPORTATTALNED/ AmmCndmenle. 4 a 6 ae qd G B \ LQHES IYE�A2@__.._.__.00AD €6€fd81W� mete electrical Include told � 94 i • Bidder gneak To Furnhh 14 '1_ :.\ FIRST FLOOR. 100 psf actual Calculations,POIYer Budget forme am1GomNe/ce SECOND FLOOR 90 pal actual ITASNINGTOtf STATE NON RESIDENTIAL ENERG�COQE_ ROOF: 25 paf actual Pray/Oedby the Architect of Record. j//• V \ MIND, BO mph EXPOSURE:'C' ENV LheckRet Lompyance Forms(Attached/Prnp/ptWe �I gSp gg sl USE OF BUILDING;Tractor and Mower Salesend Repair Approach .J q FOOTAGE:First Ftr-9699 9(f Second Ftr-],4,s(f E/LYOP REMTOM PARKA-¢REOY/REwENTS �j Ffa/ <d \ OCCUPANCY GROUP:'B'/'H4' Per City o/RCMonZ Ng RspsIst/oln:Zoning:LA 3tl,` 888 (U Rn•..� TYPE OF CONSTRUCTION V-R Section 4.92 10.4 [ e • �d•� OCCUPANCY LOAD:Tab/e ICA Sales- 1:100-99 Section 4.14.0-(6JRETA2I I:500(IOJ Vehicle Roost,1: a o R �•1 _� E' ,..` I Offlsaae—Iz144-260 4000a/f.400-4 sta/h Requted si95i$,g �w• TOTAL N -i • -1. REOV F-D PARKING: 1] 4141./f•n00-651.p/Z[t-g,mad q V1 PROP SEO PARKING: II 5tendxd•1 Barrier F ee TOTAL ST _L5 RESPIRED-1` `-El69ei \ ` - Sta/h p.!CO(J 1/5[ema d X/R' i Jp1 PA�Jt / •• . ,\ ARSI 'ELT, ROBe'1TAZANOMAIA5 61E]: flJ'rerT/Ft ee Stall/6'X 19' - �L\,_\'' 1 °�"�A,a u _._.... e4aal.e 6TReeret 11111111` #' I DO T • AMOS(16t 4600]-T64r .OB g a `�T S4aN j1A'I V _ '\, fxeMv-rrir PAx:(xeJ a542411 a ,„... MNQt•ALP€AR_SeNR€�T p y�3 E hi ?)..o`A._ �L4II'N` \ 1� s . R.00• \ Not.'.te mince E E 5! II �h'I_€NGINEERg+ 1 via...O_A. ��6 sA. \ Nll!DCanton Pt No.W1E2E1 OL • \ re'.-°.- l'' •''' ''''' 1- . \. r- .-., "'t 1- . '' -4 ' 0 OS V:: s�T 5 \ :A.,..ii---1:, \ , s '+ — / 1�\ `nr• w.�o • �, • DpptC� ' i 26td AOpNA T p1veWAY✓ J 3O ,sl \., \v\N� `t , 1 Nth f- • S 3 RCPP�RQ • .- .. IL• Q z - __-`e ens 1 ---- _ . w'oIr 3 Q o WIZ z0 >- \ .6 \.cr ,' \ ��Q N_fD 1"`11„\`\`\` ,. '•�.� • cp.:2 \ LAWN i' z Z+"-� o J Noret O [� v SEE PRAIIJAGE F1.AIJ For IO�AVMA: �. `. cn '' ' .. I� • \ ` ON 45TL ORMNAGD 9}yiFA.J{mums " W w z O Ne Acces ` '• ... VAR-IANCE - ;<_ To Lind - •- .'' No Access ¢m v fic°Ft,T-LING 10O Cb FT. - L-- O.Ov,O W F. . \ PROrastV slue 10 FL- - -��-. 5 01 O �- I'I D AVE. P OGRIPTION CODE EDITIONS: I�U a..- Lote 41,43,43,44 and 45 In Block 36 of Hillmans Earllrgtan UBC EIMER,Mae CRYeMneclgl/WAC5120 ItW� Plats, Gardens,Division NO 1, per Plat recorded In Volume r O/the CMG wo a'S ls11C8y symend rWACJIST O ill- x 7 age T4,Records of Klrg County,Except that portion 5f said UFC B1 N"^n Re�d�++btq WACJI,vt O_ OVERALL SITE PLAN 1n1' tot 45 d to the seat or rrashl UPC a1NTun1 dt I-¢ 1 •• a 1I• I.91 W.n 5 I SCALE: 1' -,O-0' (PARKING SHONIN) tr. ,>Z Higinuai Deed rSSIof.goat o SInG.recording No fO Primary yIAO Sr Ymeyan Q�C�gWACJf-`7 Z_LL a� _ �� I �`J(� Situate In the Litt'of Reath Canty of King Stateof washlrgton. fRONfbf},Nyb��( . • 0 - rE LL 3 e co E-11 I /eI SJIII Ios rl U'o'RmAnYCadvNOcp�. 3 m I��.I j INDEX TO Dcumm, 6a V?Ot ,��yaI y� �.l,,l,- - -PROP[RTY Liles O rj y 16n1 St 9 I3�1 .+egaTM6 LNAa1lMK bl@T DAMS p�p,.A • tN 66. r L.%6 LMeaN aNT] r•LVI• R. e i 1 _ --� 69HALTMC ATM iO•' OIN 1n�I� ��I /gl ALT PAV[OM[Ae 9 BALM.9OW eg.n6Rµ �Q R: r �� A 9..T 6 g.IR®l Flt@I®996.1 ��pTIr11GN�M.a 1_ il Al _L= - PMOro6eDrKL e6 Al ACa B 9 K<asMFL6°�� i ,......„1 I .r. ul 6'exn•weo LIMB I - n oOLTTIONALN6NTm6 I. ON LITa POLe6•aO'T. o..w ousrs t V I c I n I T Y M A P ,• swam 6aD27D, --storms I�a N a,:: �{� b HAN lN1MANLa COVER •. •. � WE :.,tii . SHEET' tm.. ti,1. •3 I .,..,,c 1),, . • . :,i -.-- 2--.)i 1'2 ..,, . t" 0 J - i . . 0 4 :; ...:,•: • 4,6 • •:4\ - 35 '• . . . , - el 0 C-) giv,z4 ._j ,icr 721 o ...- . Q 623',':.: • • '. • LI .. St 1 - 297 •7L 0 INDUSTRIAL .› 727 I • -1. 160 C, rL..61 i • ') '•••-•-•.. .' . .. .. .'.,.` '• ' . ,. . . i 646-17864 36 o 1,, 858 , 1 0 MI • 4 • . _ 0.72 Ac.: PACIFIC COAST . . I ':• • - '. .• PARK . 5 •••• NO . 1 , -. . . . . KEENAN PIPE ' L_._ RUS5 AK955 -,! - INVESTMENT CO. (fit.; • z37-T.L.67!2.,-:, . •. . ,, • . . .. 5Z92311doE ae"cfl 1 ':' .1 .. • ... _ / UPPL y co. . i & 0 0A .. !..II . 1 ,..,.. _ -• . •• . • - • •;• i ,. ll • • . ci Z COI 1 e i, - - • • : 41 '1, • '1 . '11 : '' I -..',• . • RYE R 5 o N, sTeEL • . • • ,. , _ • . . 1. - I 1.58 AG. .`',. 1.. , ' .1- ' • .. .- 7:L.64 I . f.L•4r,_ .„34 1 . . . . - • - . I .:.: '. I : !. . 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'11474-71PTC--2-F1---:-' '17 -' ." --r-il .... -t- , 4 , .1.1 !'•'''..,..:',: „. ....,. i'...„: °4...Al t°; 73 • 32 ,•,: ' ,,, -,- (,,,) • k..) i •, _, • . b'', - , .•., ' q,„_. ' • c- ---i--- • ----i Li 1 - --- i• - -,;.--7 . -z.z.-R-- -----,.. ' 6. •.. : 0.1„\ '• -• , ... W. ....gt.t.4...--,141.L'il--.2- ---1 r - •k-i- _-,:„--•-:•-z.t , -•-• v,.•,,,• , N.t,----- - -,; = ' li • ri. --.....---_ --.1. .04,,,,k ,-..... -•,, ,,...„,,. .. : _ •• _ • .,:....,:: R. -...z. ) .;-4- - .....___. T pT I !; I! illii ' ., 17 1 ... ) 1, 11411 i lib, 1 1 . _.-many iMBe:ile40 J6✓ 1 Ti 111iliiiii 101 I- 11P20111 � . 111 CT) n 4` I. A 00 T B I.- E V * Vs'•Ito" HIM ! �el/ Q I U� 11 (ZO — I2 `LccmO' �WQ� _� 3 Ozm 6• 11 G j 42O w / LLeiZO —NBIM f.1DIJ0 _� �J W w �/el - MEf1d- "a OIJ6 j./a--..• I re (Y Kl 9 Berge eCFO. >-- I ,% 1 wUaz w i zO fY laxvwrs m c. w.w b 1 i lip,lii I ! F, =N O I crc -fj t,, I+ O Ca et waO '= So U T H E L E V 4' .4''1 to" i4 N O . T H E L E V if 1'. Ito" Z fa crl I I 'iYn ' a - ..._...--. ^sae PY.urry wail. Rmvlua peseta-- ..-- o° III can.I I .a meR J - - $a = o rc z x n 1111 N o a 0D as-� L-, u u1fYo H6*M..Va JB m E m _ -26 ark IA Beige �. 5.4..tro). g o L. ,; Cu.� ;�?Cap. •: �crx VMlrR(rot) - _ I 129E14.Rat,UP ive[ I p..... .: i a li 4, 9 t,- 1 q /� 7 ttx.. ram-�T -, G•IXIU"rl.ceNu e.e� I r . F� p`:_ 1 .... 1 _ i' tF J. . . 1F' i _i d a..or. L__ -—._� -__ . --- _.__I__• ue. --Eartom or- rr.6 J— r— .t:: j:� '' W E 5 T e L e V # )4°.. -o'I •`;� �1�/ . /4% 1 PROJECT NAME,NEW JOHN DEERE SALES FACILITY for BRYANT'S TRACTOR I MOWER Mc. ROL•01:111Q! jy0 ADORlSS; SOO SIt 13th STREET STRVFTyRAL ENGmEERS V_96 CITY.STATE, RENTON.WA 16005 Edelel-Merbr frw q nery .-ENIEWF5d SOO,/ 1..1.3 MP�'ti'.' D0 CONTACT PERSON Mew Bryant EEO.tNBREE CrJ FTIG1'ER1Y Uwe IOOOOFT er�GIFEUce�7 BU OWNER'S NAME, Offlem End Karen Bryant ]]46 DE-7I]M �r BY-PASS"'D ", ,""'"'3 )•' •- 7 ADDRESS, 23 I00-Roberts Orlye EiLKO(D14IOrmlM9Dep CABOT M.002j * 40 1 CITT,STATG DIeGk Dlemond/'1A PNONl,106-DD6-1T90 's arM�[..,rrE+PL 16 Col"Broker P! T� � � C• Q ARIAOF SITE .3/�ALRE3+ I3,7163f[ MICNANI{AL MYlLi.fI6yMBM6 1 �-ni 7tm(W J 90 � PROPERTY 20NM6,LA SGISMIC ZONE,(7/THREE BMO OdlyllLd,TO/VIIN�Lanq/e(E/yDllln(O meet A'CxceM ye" DlSIbN LOADS, (9EG STRUCTURAL NOTES) Oh/G I1e4;NREG;VlAO UPC I174;ardr City O/Renton 1 \ gyp` SOIL:1000 P:3F IEEE 6EOTELN REPORT ATTACHED) Anwerkanentl. e 1 E e 't(� \ �d 4 5 /^ l �IYE L4322_� .- _ _ DEnD €LGfrTFI�'L LdrgA•te elKErlGeL hc4de LOId L 8 1 LOA2S Bidder OesIgned TOMER/Of 4 1D y== FIRST FLOOR, 100 pef ectuel LeruletIont Bauer Budget Tomo and Coopisrce j js L t \ sY • SECOND PLOOR, SO Wf ectuel trASNINGTON FCTATEN914JeESIDENTLAL ENERGY CODE t? 3 i`� ROOF, 29 pef ectuel Provided the Architect of Record \ 1 �. Y .. 41 \ WIND, DO Mph EXPOSURE,V ENVLheck/ISt Lonptence Forme/Attached)FFefereollre 1 1 i yy USE OP DUILDIN6,Trector end MOluer Sales end Repair Apoeoectt • FOOTAGE,Firet Fir•9659 e/f Second Fir-a 141 e/f OTT OPRfRT c ZARRsIRRFOt4RE:4ENT# 5 to , \ OCCUPRELY GROUP rD•/144• Per Lily ofR t Z FgR glst/a»ronhp:CA 3 I\\n."� TYPE OF CONSTRUCTION V-N 3eclbn I.'J]104 L1 , lig - OCCUPANCY LOAD,TabR IOA S. 1,100•59 Secl/an/.I a 6JRETALI I:SOD/IOJ VMAct Relaff•I: y o E I OffIcEe- 1,100 e3 I 400 yyy aaae _ , , Lefl -'- r • •C TOTAL 60 2000 0/1.400.43teft Required R i e O.N —r \ I. ` REOV nO PARKING, 12 114E 0C1•'00.0E11ff_Ray.Mad - 7F BF / h N PROP 3ED PARKIN,, II Standard.I Eerier Free TOTAL 3T 13 REODREO•I• !!, 1 1 - - �', Staff pro,fed/II/0ledrd Y14. Q 1 �,.X.' /. _ A( ARCI ,ECT, lANC'A.�NIO�'H11d F,0. /I)7/rkr Fr ee Stag 16'.1 I9' 4 V p ,1 RO.L:I.A lANOw a,A.IIle `•eyE �. ,,,,..1..., ' L J.\. �— O40JI t e/RRT Pt p•S 1 L e JD tyriOr' , (ce.,L PN., Fi,GTMI a!' tQ �� LAND :AFE AR T -rr11 FAX(mfl+e,21,1 RR Not-"Vermhed kill E 111 12 fay,RpD� •l\FIYIL ENGINEER'S, t l 6 l _ P50/Ic OCeson PE Nn.LVre»T �/111 � � � � 3 I: Illirs.41111111°.°1111111**'- • r LLWII \ `� (3 --� yaYo /'25id A3mnLr D1c,•,ew>Y _ �TO (�/ tr1 .Y b �V ks. ` l ---------7 1 "" t • tc%,, t \ ,, v.:VI, . .0. 41 \ ., o � . wO4Z ;c2, Qr Notre LAWN N z o rt —Ira + •9"�f6 ((fig Y hEE DRAJLULP FLALI K1C uo•ewALa 1��1j IJ � r ` 01.1 4ATe OCAw,we.Sr1re4..1 4 vnunes —�/ rT, Z O - rss.�-vs�1•.+. it 'ti./+?;,'d-h€ 'e _. � ✓/ N. A tm \ t 'r•' -_ ->t' :;a�T'.�., Mate .n_ Ti, Li,.A - .. y Nf Aet.1s a__ w�„ PROvs eTY LIMN ,000prt 3 ' ' �/ 4O� tk U '.IP' 2tsAL4043.4 Zppem oxs Sy a�p �j�7 aa11,43,49,M.d43MBbck]6WNllm.[E�IMpUI � Mtalbog lestbm .l Oldv4m emote UK bat.lO Division No I.es per Pkt recorded MVOMne 110E the MC 31ld� Ced•(EREa e...tvg RADSI.E G Z n PLAN Pate 14,Records o1 a county.Except that portion of sek el... A.C,5kI.N 0 x -4, OVERALL SITE PLAN ".�" Lot 45 conveyed to tee State or Meshl,gtoo for•rM,aty state uvc frNe1ni�•+�vL+s..r..asgwAcrlar s a a1 9t y1 .' 9LALE, 1• 10-0- (PARKING SHOWN) 'L NIBnu'el No 1 ty Deed recording under record No SeSenss; \�0 bw'Ieelm f.r6dvK I �, I L�tiLa6 RAclf.n LL a� �91. -=+4► slwate M the Ley d Rama,..cwrty or KMq,stet[a u»3hHgton. real n.Rib.,Nyr� tmirlFne,'1RLtl RAceI-II _ m � �C�.II 'p►_oz, 4os 11IYaM,r,b,s tt frry Rn.nydgey 3 �51Y'19:YirFI_'e3I ":rr mF1 #tiL+ i�`'fps. ,.0.�.. _[Mei- —FROrCRTY LNee 1S_TO DRA111MIe_ T .%GI n.9fR eM:1 MONO Tat.. ill e PLAN --`—c[NTeRLe.e . eHr reLc a iiaNs, �9 a ' _ ! FLOORM wl p. rdW RN 91sNI O pE1!11 FS s' weWwLTrw[o a ew. r,et + i aTwc+na o[ti 'i� Wi � ^Sii A u a.a cua ro awa Q. j ----Pn0FOgE0 FKYTe m I e r 6h SOT 5 is...1 II— `�LSe 'f / ul s'CRTRV2[p c,ma (OOeeaTONwLmoms. . ' r,f ammo )ON LIT FOLe.oo I'T woer VIGInIT Y MAPr _....• •teeFCOVE R NN E p M N NRwLeie:� 0 . SHEET BRYANT'S TRACTOR & MOWER "Your Commercial Equipment Specialist" 1 I . Piet to-es 1300 Bronson Way N.,Renton,WA 98055 -" . (206)255-3478 Fax(206)227-4225 "� ADOk/h4 .St s _ - �Oe'A u c� x-gS7 i -•.- � _ 01.1111 Srw( /3 I l S 7 gynf/ 7' No if, I-h O Si lV, DeQd Ends- ;di, hihal ,1ve. S, k11, /3 Th . 1 --T3p o -F pcuv,e ind /h v e a t 7ro,o of e,n,bo.,,kme t, is Zinc/ Ave, S, W- Seam 0 cow i 'i If imiumb...- ,r a. ' - 4 ' - 'Ms r 2O©Gti, S041,7-i o», ertis o Lol cvep syw, /3 7rhTit S7;-- Lrnd 4ve s,u) ©vei,pass ea^e-^ hIbtly Vo5 q t rri` 1 Flo o C picture , ,JOHN DEEREJ Nothing Runs Like a Deere® i hi , CONNECTION DETAIL Saansns .o.„w 8/0.13w w) ..,nv.(St ww w.1 • /J-,Pam ^/I -iPaw M.(r1a%7 -\ ' 1P S1�a ltMl T�+ItP rein tF!^i" II-,P ow ' ea 2.11 34, cr ELEV.Ida �a = t:/'�' ems,as )••••. .M= t t•/r r e.a web Sr ��1 l 1 1 1 \ Y \ \ \ \ =�°y yoy \ \ \ \ 1 \ BEFORE , now.Noels � , \' \\ 1\ \\ \\ \\ \ \ BEFORE N�a5 .la 2.D1�' ELEV.1SD \ In..0 ram°. .l 1P�1..h.G C g t-1P.P tw \ \ ram �m.s .01 m0,P tl.' s iS ,1-,p * ° AFTER -rti t"aml (x� - _ \ \ \ AFTER ¢2v. .H wroR Pr F s ELEV.i1aAI I s,_Z d5 - ?- ; R . ai.aa mt p1t Nwxr1w,11 1 R. R.rcaa exma win , U wux \ emutw� , \ \ a'°I to°si°/tw r xarP SWIUw \\2 N 1 fM fr Wm 6 Pr gF,� 'IT rqM 7 '- Pa.25�, 1 Mwr• DOOR 02141 ` ELEV.na `ri \e t,�� t�oq�,+(W W 6 Vat.wM iWY \.W { 6r \ %� \ Dme c�.E „• 1 m be! I llik F6 1. ® mi"e1e ' flaw.I. MO SANE EIEV.1=a` aV Q•S. ELEV.Ivan uD-P a.m..m.Na=In m SW 12N SSe°t ` \ i w°.1P.a W.I.1,aa J6S` q 1-tOS twm la .b.D.A 22.MI 9 4 3ci 1 aa�.e.e�al ELEV.ma t-is e.1a .ae3 126. ws.c P. Wig \ L 9a V Y \ 81.8200(SW.1215 SL)-S` O a aa.o.oD(sw.um s.) \\1\B s` E1 \0 2"; g WATER PLAN • ,., D SCALE: 1" = 20.-0" ` n v 3 1 PROJECT NAME j NEW JOHN DEERE SALES FACILITY For. \ • BRYANT'S TRACTOR I MOWER Inc. REVIDWN v: jy0 ADDRESS, 5005ZL 19th STREET STRIJDDTQI2A4EN61NEER9 ay • CITY,STAY& RENTON.WA 98OO5 F°undat/On-titer/aframhr �� Bo' CONTACT PERSON r(Itlam Bryant x6A!N5II a•J g dBU/WMg M I.. ��,� R'ZT'RRIY Nke ILOm PT 01TPAlce , 0.O' \ OWNER'S NAME, ITllnem and Koren Bryant ]?46 ee.HIHTH PINNACLE Reef me = M,� gabe Sere DY P.Ve • _ ADDRESS, ]9/00-R[Werte pl. T ON BLACK COMORO MVOS,CABOT,AR 72=5 O 4 G• ' 4D •90 1.....: ...- ..WWI CITY,STATe Black Dlamondy/A PNONE:706-DDb-7790 %Greg fiaeen,•Rr Pl %Carl Pt McIker Pl. �� •\ ' AREA OF SITE, . .912 ACRES+ 19796 5F.:+ HECNANICAL�I,yAC.PL�4@ING f ,., '( 9p ii"" ,_� \\\ DESIGNPROPE OTY DS:ZON(N GA SEISMIC ZONE(9J THREE Bader Oeslgned TO furnhn LOmpxtebyatem tomeet Or Renton exceed • I. DESIGN LOADS: (SEE STRUCTURAL NOTES) KML 1 q94;NREL;V.lAO;V.P.G I9g1;endr City olRenton 1 ° • rpfAmmCndmCOLA 8 It R 't LT•TH 2 9T 9 " ?/, � _I \. SOIL:woo P.S.P.(SEE 6POTELN REPORTATTALHEO) pp 12 p n•O , 9d 4 • 5 G• 0 LJ \ 1QCQ�W6LQ5Q@�,._..__.RENF €6B JaeR-rlocelPled re Furnxh Lompkteexctr/cd(lncRMeLoad ;4 or. j- ,. FIRST FLOOR: 1 OO pef actual Ce/au/et/ena Paler Budget forma and LOmp//an6C 9 �i SECOND FLOOR, 90psf actual WASNINGTOJL STATE NON RESID€NTIALENERGYLODE h j li / ROOF: 79 pef actual Provided bg MC Architect of Record [ �� \ WIND: DO mph EXPOSURE:'C' ENV Checklist CompDenae Forms tAtleched/PreeerOt/ve ! Il l USE OF BUILDING,Treotor and Hower Selesend Repair Approach R 1 - • FOOTAGE:Feet Ftr-9699 B/f Second Fir-]141 s/f GTi'OF SjiTPN.PARKI(Ir�LEE./L/REME�S P. \ / - d \ OCCUPANCY GROUP:'B•rN4' P Wty of Renton Zoning Regu/el/ona:Zonxg:CA ;DIA.. r TYPE OF CONSTRUCTION V-N Sect/on 4.92.10.4 OCCUPANCT LOAD:Teb/e IOA Sale,. 1,100-99• Sect/On4/4.B{6JRETA2.I:JOO(/OJ Veh/c/CR ao-R I: Q§ D1 �•1 -� • office1L100.Q1400 `9YYa D� ! �+' TOTAL 60 2000e(.400.45telle Requeed RIa ¢.aN y \ REOU ED PARKING: 12 4141 a/f•7OO-e 9t.ileaREq•ned 33479 91 PROP 3ED PARKING //standard•I Barrier Free TOTAL ST J.5 REO1r/REO-I a l 6' l i Stalls pro.led(I I/standard XIS' p i;r I%E` �( \ L`RCiI ,€GT, ZANC':ANO oHe I4/ee P'c. E \ 4tV p!•`45" ' / - . - ,\ Rasa'LTA Z4Naq AIA a 611Z: /I/'tart/Cr Free SleA/6'X J9' ai LTA• sjaU a40+giat eTReareG �R1.1% �4A JO AL9LRN.c 7l 99002-7641 T Lh HN`tl • '•� (200969-111I PAR(206).9-2411 TQM1 , 6AN2t.�AeECRLNITUDT :elf1 \ Not�`�term/nod � �A. Sp`.J LAIyN \'i1 12 R`o°+ LIYILENGMEERR�: Il/ S \ Itl///am OCaroar Pl.NO.WIe]eT1G 'IG`.6oA • �Q �\\ • O\ _iii- %..1 11 �. ilit.1.*Vpi\ V.,' . ; ., _l` • �_ . V O Z co Law11 1 ty, ______--------7 \ N....A • \ 1:-"sC:1 . 1. . 5:-.........---.... 1� • w �Q z ....__\----..\......._....i. �feN1NG ✓ 3 e�ep„`4 c� t War 1,4 si _ _ J �— w eZ z to.\ 1 S\\\\1\\\\� 2 .\ \.. • I3. • Z o�,oc m Ca .. it ., - \ see DRAII.1ll.E PLALI FOE CI0-SWM.B �� ` /OLJ 95TD WA1JKoG 9WJrEL'1{mums I [14 Z 0 • N Ae.... ' '�% "•- ;< VAR_I A N C E > K•//// rv'� Y_ • Ne Access N it A L!. or T6 Lind - PltoPeRTr uue ILb.q FT. �• _.- PIcOPeaY Lode iooOosT --- - -- _ , 2 °om PESGRIFTION CODE BxnWNS - a°I'9 L 1 h D AVE. Lots 41,42.43,44 and 45 In Block 76 of HillmansEarlington UOC 91(e bm&e6g�pa ec ygwAcarm a1 - Garden,Division tb 1,e,per Plat recorded In Volume iT of the WC 'et t�1' 4a•0xb(LlW45nm(d0WACoI,V Z n �J(�L� Flat,.Pegs T4.Records of King county:Except Net portlgl of sold �C Wtfilbmf/eC aMa,e.,>N1pfWAC3/JI in,_O 5 I i. wry s OVERALLSITE PLAN(PARKING 9NOWNJ a(--JZ ae°the State ofnderrgtordin No soot; I�D1 1 19Cgbe�slbtq WACSJ,.B I • ,a SCALE,1' 10 `I I/ Lot 45 n°i JC Dees recora estg record! No onohl ; WHO�lels O etio psi WACSI J D Z LL m J 1 a, t_Ge �lu vi,,^9 n slweleJln the Qty of Renton.County o1 KIN.slat;of weahlyton. nia WSEC'% ��6 N.�ej wecar.N _ IT_ ` f'I. il. RM 10s rn CyofRa%mY ColerRd ne�a+nhtl of s. 11'-"{—= •INDS% TO DRAFTING.inrilailifialRai I �/ .1 a - -PROPCRTY twee 6MT 911E rM.Amm°E AN.1rJ6 .p ' p -rr p,L ISI �I, ! S l•n .�-e%IaTR18 cNAM1lNF &It3'r 9 --J-��Jfp _ 16T1 S1 li -�Ig(i9 1a ee"ce a1.meee" MT I airLJ aolerruwMwi 5 mrL 1vr al6rit1.0TM.WI8 k !➢ g! ASPHALT rAveo AP EAe '0 ,1 p„ I —_-°eNTaRLM; a a �f "SOL� fORIZJI - SOIR;CT°HALL 6NTm6 t V I G I Ii I T Y ^M A P r °" TaP°"'a'°r'' MET/666. r N ---eLoree UMp HRH;HTRAHC; COVER •• SHEET 3 S 1 GR F ELEV.,)a p *13. ELM Me i. COMIC NOTE 1 1 1 1 1 1 i2 e 6. .4. \1 1\ \1 \\ 11 \\ •y I \ ! '� G '� \ \ \ 1 \ 1 y ).w E.V.na 1E03 BUTTE. )�� yE 1 1 r uEc lea y naa�+b al m.KcsPax \ mid ID meet moP.B A me a1b a10.... F § � DEPEPATOOR ELEV.ts"(w R ONO . el... .Eom Er mot 0d�LEVEL 1..,.t�n e TM °tea `�"�a"°" " �° I Me 1 of 'LE' na 1 s '.' " ELEV.1 - '- - _f1EV.1).e t. ""—GUTTER FLOW UNE ELEV.lel cban oN ,....44, ELEV.1e.] . rr Wu" o .xum S ,c% y's \ Yj - \ S.W. 12th St. CROSS SECTION !" EIEV.V. E^ EIEV.1).1 URN 101 \ Mpmb NL\I OPI✓1 % \ tyQ g" \ _�" ` can"�ae.a Euv.1)d 5 .w-r lem """ S{y� !3 ' a.%.iw P; EIEV.Ieae .,tA T 1 fEEV.1)d. \ F1EV.1L• T 6 P S e o- 1,'ELEV.Tea MO StA\E n 61 +. 11(3. ELLV.1]d 4 / Im-! ` ]6]eF IVo Cwvs4 b et.ILq�mn m SY IN Srwl� / 1 `a .na r N.1TE w"W.WA �/ \ DC WRY le!. i ELEV.17.0 9.1 ]:2BA 3I 3 i I I \ MONO URNb1GE 0101 S,,110E MM �CON METE �:cl; ' .a 0100(51 IEM SL�L 0. S. - a STREET IMPROVEMENT PLAN - SCALE: 1"-= 20'-0" _ - _ i1 p � 4 1 o 3 A _ Ri L I = C l f . I r _rt \ rn II — I -0 < HI .t.,„. c!'_ _ -* _I— IIr . -4-- Jii 0 rn 1.11 = -_v I - • S. L I -_-_0 . n � TM • r n p� J £ -, . . < � : _ _ . I J i ! \ ____ , _ r —� < E e-cs �; to , T. I 1 F- _ : ._ ago I 1 \ • 1.I _ 6 1 n �� g 1111 1_____ ill /�IlGlfer E ARRON IIII41RO Nig ° 1A3 NEW JOHN DEERE SALES FACILITY FOR, M^....,....—I m•-s.. •^•^••• a^'. 1 +� 1 v A 840 TWENTY FIRST STREET SOUTH EAST I ,,.�..�o',n '" '°'�� AUBURN.WASHINGTON 98 0 02-16 41 BRYANTS TRACTOR & MOWER INC '° -' P (.3)939-IIII FAX(253 1 939-2411 1300 BRONSON WAY RENTON,WA 98055 ,�'7'; ',a ,=" • 2AMIOA i-888-939-248 %BILL BRYANT•1-360-886-2190 , .'�`""��®�""�"� A°°oc,TES V ; ` - • LEGEND ,; pESCRIPTION NEW EXISTING a m 'a STORM ORMN .--so- ...._6D 3• a: GRADY WAY S. ROOF DRAM 01- KK SECTION 19,TOWNSHIP 23 NORTH,RANGE 5 EAST CATCH BASIN El HI '\ RIPRAP * sw 72TM 57 SITE AG pAvmo \ CONCRETE y;;,I viol" \ \ w '\ SITE DATA \ ZONING:CA \ EX.12 ."',, '\ ADDRESS:500 S.W.13A STREET y ADS STORM PARCEL NOS.:334040-4147.01 \ a 334040-4285-03 Jy , EX.CB \ \ PROPERTY SIZE:0.508♦/.AC.(22,124 FEET) ] j 4f5 E%.BUILDING \,INVRIM.1714.85 \ 1 \ VICINITY MAP JIM'S AUTOMOTIVE (506) \ \ • STORM DRAINAGE NOTES NOT TO SCALE - \ 1,BEFORE ANY CONSTRUCTION OR DEVELOPMENT ACTIVITY OCCURS,A PRE-CONSTRUCTION MEETING \ \� MUST BE HELD WITH THE CITY OF RENTON PLAN REVIEWER. \ LANDSCAPING 1• \ ALLEY - \IC• \ 2.ALL CONSTRUCTION SHALL BE IN ACCORDANCE WITH THE'994 STANDARD SPECIFICATIONS FOR ROAD, :\ Y BRIDGE AND MUNICIPAL CONSTRUCTION'PREPARED BY WSDOT,AND THE APWA,AS AMENDED BY THE CITY IT B \• \CD \ OF RENTON DEPARTMENT OF PUBLIC WORKS. s 3.THE SURFACE WATER DRAINAGE SYSTEM SMALL BE CONSTRUCTED ACCORDING TO THE APPROVED PLANS 1• - \• \f \ WHICH ARE ON FILE IN THE DEPARTMENT OF PUBLIC WORKS.ANY DEVIATION FROM THE APPROVED PLANS Ma REQUIRE WRITTEN APPROVAL FROM THE CITY OF RENTON DEPARTMENT OF PUBLIC WORKS SURFACE WATER UTILITY. \ Q, 78 LF Er PVC%SLO E 21 \� ®0.3%SLOPE N . • :...........:. is '::`::. �'::!:...::::... .........:.:..:..�:::,:;� Ic. ":;e::i\ \ d.A COPY OF THESE APPROVED PLANS MUST BE ON THE JOB SITE WHENEVER CONSTRUCTION IS IN PROGRESS. \ \ ,1 , \':::....: .::.:: : " "'" "'":"'""�;"; .A1.;,\` " \ V' 6 DATUMS B VD BU UNLESS OTHERWISE BYCTY OF NDEPARTMENT OF PUBIC WORKS\ \ MALL ENA S NL 1 ERENTOL t::'NEW TVPEI i`::t:':;.L.:?.:^':;5:' � \ REFERENCE BENCHMARK AND ELEVATION ARE NOTED ON THE PLANS. 'RIM I7L60::....:.:.:::.. ;;_;,..;:,i;...#.: ;`-`:',:".....NV SY52�;`*,;,''', .;`:`:%'l";%;;`' \ ', 6.ALL SEDIMENTATION/EROSION FACILITIES MUST BE IN OPERATION UNTIL O CLEARING AND BUILDING \ 3 . NEW 25 ASPHALT \ \ CONSTRUCTION,AND THEY MUST BE SATISFACTORILY MAINTAINED UNTIL CONSTRUCTION IS COMPLETED D DRIVEWAY EX BUILDING \ .;`;?:8r'±:'J'; :'%:';..�_�::`.,;.;:..,.:'.V�Lc:,.,,,;,:.;.�,,..,,%:.::. GENERAL \ 3P' � AND THE POTENTIAL FOR ON-SITE EROSION HAS PASSED. TERRA20 CO. \ \ . .... .. (601) LANDSCAPINGAWITHLL ALL CON CONSTRUCTION RETENTION/DETENTION NLESES SOTHET BE RWISE APPROVEED AND BYOP THE EN ARTMENTIOR TO OR INCONJUNCTION LANDSCAPING\je- ! :':' ./:ii'�.!::iit^ i%^:iVR '' 1 !v+:i:'; ;i':ye::y ', SURFACE ALL WATER UILION ACTIVITY UNLESS OTHERWISE APPROVED BY THE DEPARTMENT OF PUBLIC WORKS, ................................. i ., -___ - _. SURFACE WATER UTILITY. \ . .....:.: ..: >:;":':•V!;�.c'<:;';: e., \ N ' II, • .. • ji '!:6;:''; (�:,7.;: Q !� ,}1EW CO CRETE 8.GRASS SEED MAY BE APPLIED BY HYOROSEEDINO.THE GRASS SEEP MIXTURE OTHER THAN CITY OF RENTO \ e 1 APPROVED STANDARD MIXES,SHALL BE SUBMITTED BY LANDSCAPE ARCHITECT AND APPROVED BY THE y\ n- -./ �/ DRIVEWAY DEPARTMENT OF PUBLIC WORKS,SURFACE WATER UTILITY. .::..::...... ............ . E LAID .;:,sy,y.;;;;;,;;,,,1;.,,;.,;;y,;;;,,E;;;;,;;;,,;;;;,;;;;;;;;;;;,y:;;,..;...;;...,,.. 9.SECTION AND APPURTENANCESUNT SHALL TEEFW SHINGT NST STANDARD PREPARED SPECIFICATION FOR ROAD ACCORDANCE Y >y.'' *I. : :' DETENTION TANK A SECTION NSTR CTIN(1)OFTSH SHALL INCLUDE ENE OF ARY LEVELING THE TENCH BOTTOM ORRRE TOP AND BRIDGE N 1.t>"a:t'Y:.^:::.i::lzS.%is rti!:.:r':..r:x`ti%:):�:: i.`1:::::`'i`. 12"i'`� a E•nacw CONSTRUCTION.THIS SHALL INCLUOENECESSARY LEVELING OF REQUIRED OMA TOP OF THE y\ NEW BUILDING """ .. 77'X 60' """""""""""""""""""""""""" """"""``""""" ^`" ��? • vlLF ;V EQUAL) 0 FOUNDATION MATERIAL WELL AS OPTED PIPE COMPACTION OF REPAIRED BEDDING U ALTO UNIFORM M\ FF.ELEV.F18.00 FT. LF O'AVCSDR 36 GRADE SO THAT THE ENTIRE LENGTH OF THE PIPE WILL BE SUPPORTED ON A UNIFORMLY DENSE UNYIELDING BASE. • ::+:`1A"':: '::'<''J'%'_`ti'%':'::'L'::%:%`i"'i'V CO PIPE BEDDING OMNIMU B5 FOR CLASS'S WND THESTRUCTURAL AND 80%O TRENCH PERBACKFILL D-SMALL BE r """"""" 4,,,,, 10 00MPACTEDTOMINIMUM LL FOR PAVEMENTANOSTRUCTURAL FlLL AND BO%OTHERWISE PER ASTMD-1557-70. �\ \•�F,�,PI PE OUTLET PEA GRAVEL BEDDING SHALL BE COVER AND UNDER['N.C.PIPE, N /, :.::`ci`:.::.VVV, , INV.16.13, �T::iN-:cf.Y'.'''I.C9"r'..:i v:::::i`.is�:`. 1 \ / .... b CONTOL STRUCTURE 2 10.GALVANIZED STEEL PIPE AND ALUMINIZED STEEL PIPE FOR ALL DRAINAGE FACILITIES SHALL HAVE ASPHALT �:" `" - T''' "I''%%"''E ""` '� E \ RIMI AO O TREATMENT II OR BETTER INSIDE AND OUTSIDE. L�' ;::;.2.ge,A: qc 7INWSYBB9c >Y'r ;.¢:`c:iF,j:;i;6'''. Nv.1s.o \ ;;>04rt!"'PWTGDf,_2SB<" 57`::- 'C- 1_ i�7 ii\A. 14LF B'PVC GDR 35 11.STRUCTURES SHALL NOT BE PERMITTED WITHIN 10 FEET OF THE SPRING LINE OF ANY STORM DRAINAGE PIPE, \TRASH .............i.;,Fy ...-.,.^.,. „.,..A. yb ®0.•Y.SLOP __ OR I6 FEET FROM THE TOP OF ANY CHANNEL BANK. ............... ....... ...:...:...:...........:...:......... AREA 1 NEW CONTROL STRUCTURE_..,. 5 PIPE 12.ALL CATCH BASIN GRATES SHALL BE DEPRESSED 0,10 FEET BELOW PAVEMENT LEVEL O INV1.00 SWALE I• LANDSCAPING Q T� INV.15.50 SS }� '� RI CB 13.OPEN FICA LY A CROSSINGSDBY THROUGHFRENTONIDE PUBLIC NT ADMINISAY TRATOR, ,NDEPARTMENT RTMONE OF PLANNING/ NIN O1�s0.8A'Q / RIM 18.43 SPECIFICALLY APPROVED BY CITY OF RENTON DEPARTMENT ADMINISTRATOR,DEPARTMENT OFPUNNING/ �_ .•:_ �_ / i BUILDING/PUBLIC WORKS. Y`\ E%.DRAINAGE 23 LPN.cvcv'IF. , EX.'S.STEEL 14.ROCK FOR EROSION PROTECTION OF ROADSIDE DITCHES,WHERE REQUIRED,SHALL BE OF SOUND QUARRY ROCK DITCH CO 0,5%SLOPE Q SPIRAL RIB PLACED TO A DEPTH OF I FOOT AND MUST MEET THE FOLLOWING SPECIFICATIONS:4'-B'/40Y.-70%PASSING;21-41ROCK d88.8%cp..v•� /30%40%PASSING;AND-21 ROCI010%-20%PASSING. 00.5%SLOPE PIPE OUTLETIS.ALL BUILDING DOWNSPOUTS AND FOOTING DRAINS SHALL BE CONNECTED TO THE STORM DRAINAGE SYSTEM,UNLESS INV.16.80 APPROVED BY THE DEPARTMENT OF DEVELOPMENT SERVICES,PUN REVIEWER OR SURFACE WATER UTILITY.AN ACCURATELY DIMENSIONED CERTIFIED AR-BUILT DRAWING OF THIS DRAINAGE SYSTEM WILL BE SUBMITTED TO THE CITY LIND AVENUE SW OF RENTON UPON COMPLETION. PLAN PREPARED BY: 16. ISSUANCE OF THE BUILDING OR CONSTRUCTION PERMIT BY THE CITY OF RENTON DOES NOT RELIEVE THE OWNER OF THE _ ___ _________ _ ______ __ _CONTINUINO LEGAL OBLIGATION AND/OR LMBILITY_CONNECTED WITH STORM SURFACE WATER DIS_PO.SITION.FURTHER,THE _ M _ - -- - ____-__--- __ - LT,W 2rf CITYPROVIDED RENTON D CO NOT ACCEPTANY OBLIGATION FOR THE PROPER FUNCTIONING AND MAINTENANCE OF THE SYSTEM BCfloe31108 W. �`L /�\\ PROWDEDR CTO SHALL BE SP. P.O.PDRAINAGE PLAN y 77.THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING ADEQUATE SAFEGUARD,SAFETY DEVICES,PROTECTIVE EQUIPMENT, i SC%wunnpun ueml Seeks:l"o20' ram'-JI%// FLAOOERS,AND ANY OTHER NEEDED ACTIONS ANCEERW THE RECOV,HEALTH,AND OF THEANY PUBLIC,AND TO PROTECT PROPERTY IN CONNECTION WITH THE PERFORMANCE OF WORK COVERED BY THE CONTRACT.ANY WORK WITHIN THE TRAVELED ie4gme263.ow.eefie �4 cB NORTH RIGHT-OF-WAY THAT MAY INTERRUPT NORMAL TRAFFIC FLOW SHALL REQUIRE AN APPROVED TRAFFIC CONTROL PUN BY THE ENGINEERING F.etlrM.2,,,.,,.600e TRAFFIC ENGINEERING DIVISION OF THE DEPARTMENT OF PUBLIC WORKS.ALL SECTIONS OF THE W.S.D.O.T.STANDARD IN SPECIFICATIONS 1-07-23,TRAFFIC CONTROL,SHALL APPLY, IE'^`E4 0..I4-001 CALL BEFORE YOU DIG 1-800-424-5555 18.SPECIAL DRAINAGE MEASURES WILL BE REQUIRED IF THE PROJECT LOCATION IS WITHIN THE AQUIFER PROTECTION AREA(APA). • PROJECT NAME:NEW JOHN DEERE SALES FACILITY E REVINIONS: 1 • BRYANTS Mc.I HOMER m ___ OpADDRESS;- 500 art 13th STREET 4ts ltean W..r,odd. CITY,STATE, RENTON,WA4BOO5 • Ie"J'^,, y.�•' 0,0' CONTACT PERSON Mlmam Bryant • - ""' , 4 I 0,0' OMNERS NAME, Ril///em and Karen Bryant PPCEPx1\•LO:, loath FT 140FEdee ADDRESS: �9/00-Roberta OT/ve CANBER dgiOa �j / -- a 9p•' �� te' , ._ \ CITY.STATE BISSE Dlemond,WA PNONE,706-BBb-7T90 LANDSCAPING wXna.- Q aa AREA OF SITE, .912 ACRES. 13,996 EPa �uoUAtrollrewr PROPERTY ZONING:CA SEISMIC ZONE,(91 THREE ( S •� (. DESIGN LOADS: (SEE STRUCTURAL NOTES) JIFF CANDLER271.8272 1 B 1 IABN •,® 00 • .5 ?.. '\ �, SOIL,IOOOP.5.P.(SEE 6EOTECH REPORT ATTACHED.) • 7a BURNETT AVE so•RENTOrN+xwnlo oss S� G lit 50 4 5 6 l fS f(vVTJ��rr ' \ LOADLJr€t�Arzs _21HE a g! • i \' FIRST FLOOR: 700 psf actual NOTES g �'• SECOND FLOOR+ SO psf aStu91 i ROOF, 25 psf 65tu91 I S4:yen.,tbucb3 beau,to BRM UIOM toot pro.Wed Pill A • WIND, BO mph EXPOSURE:'C• la'J 6eneml COntratw:robes ato o/I/a rated. N!(I p ig Q 1 •• - 1 ` \ USE OF UILDING:Tractor and Mower Selerend Repair ]...bgo�e doll be ecoraba or rotaulba u coMRwn 22 ag Y[QB • J' / FOOTAGE,• First Fa'•9099 0/f Second Fire 2 141 5/f °9"depth Q Q \ OCCUPANCY SGROUPTRUC:'B'/'H4' S.2.depUl topsoil b all plantxg cam. R 4 I�1 RaJAB r TYPE OP CONSTRUCTION V-N 4.M depth ISO gade lack bleb m all plmerg beds. P td9el a OCCUPANCY LOAD,Teb/e JOA Sa100- 1.100-99 S.An ion material doll be baby, oN oo.awm to us/. b E'' offLaa—1 J oo_q.1 et d nese.y stack,best eel.. Ye� R \ \ -'"CA 41 [. • C \ TOTAL 60 6.Pb6 malarial ce site a W rot walbtrb i yl 1 y - • -, REOVIREO PARKING 1] oNy r.M dpprwal aI tamaope mod,....,he or gN p ! L.ar N1 PROPOSED PARKING, 11 Stendffid•I Barrier Flee i y 6 7 6 3 T.All mass plmttrge dell hwe trbrylc epabg i k ; sK 9.An tree pea shall be Inspected to Insure proper drat age. a L+R_OI TAT, SANON/AND Aa60GlAT�/NG. q-Patna tra ball be mantalrod.Moved Ict H tt(py{, PAJi }Jlv _._.. . ,1 \ Boo et D11fEaral Rel]] urn IX. 10.JrWa ad treemN4:un a1'from curb for cc overhang F •��ptlA�JC T - , AVOW ICI 9eeN]-T0Ii :blase MeeleNps mted S ,p1 Ara16• 130eYrs4-NN PAX Imel 4a'I-]4n n.D.rum trek me.sg stele Mere lam b adjacent N 11 • •., 6ANE.4�EE.ANCJ11T€cT Lordtg. E e e Oar' Not OetermlneENGINEER I2.LOWsr troslo 5 Sonar elte until fowl A • \ 11 \'L e•fts R+ CIVIL€M61N€€00 DCarson P.E.Ho.0018291 - t0P^c ldn P ly Ltiner. O TGI.e °' ��r_.. O o - O -1 \ • t1 V �.0 \ >- Z (1) \ • Y1. `l 11�I -4• �� 5�es \.. \ ! LAWN • t V YqZ CO ..:\ 1.0 , \ v--4., • • • • 1.. AOPWAT — A , \ ,oil-V.% , Zjf • PR a r?j' 1 ...... \ • -� ~1 wZ az z PPS `` -- ps.. .A. . \ N,[Q \ si , G -• LAUSU U N ° � O �• • • ��, • L�2 1 P z o m v m Wore. / d: v o14 DRNLNGB PLAN FOT.C110�:M/AI.E / W O ni .. ' i'� \ ` ON h\TC OeJatlAoe 9Y5TELliuriLATlaS ..J W Z • r S1Ng1 rP l H-_ N \ \\r AtFr • pv-nylt' "�. • -- SCHRu6S SCNRUFS EKE Q St. v No Access • -SUXYNJS > •i.V O— SBn8Hv5 w ^ To Liad - P1toPelcn-uue IDaoOFr. - - - PKOeee;ry urge too eon — -. - 0 9G5GRIFTIOM 000E EDIDONs - '^ • I_I H I) A V E. Lots 41,42,49,44 and 45 la BIOck 26 of Hillmans Earingtan ugc vum mass pca bm®a udgwAcsav o I 1 n CC Gardens,DM5lan No 1.as per Plat recorded In Volume tr of the y UT%am Dab p(Pp/es anatltla,WAC5142 X /G Plats,Page 14.Records of KIM Canty,Except that portion of said UfC 8J 'rot' 61WAC5I UU m Q OVERALL SITE PLAN Lot 45 conveyed to the State of Wallington f Primary State VIAO,a Pan At 61WAC5f/O 17'L I 5 a pu SCALE:1 -'1O-O Highway No 1 ty Deed reeordllg under ding No 54381E4: Cwbwlcsr-n 9 yt,e •rTr I (PARKING 9NOWN) N Z Situate In the Glty of Renton,County of King State of washington SEC�H' nen 0�(�d NREC)WACSI-JI - _ ' F !"+f.I�-II��j1 LJ'lll.0 n / MOW RW adWar twasnGe,,. la®enrkdgee Q)= mm 5 _ .gvl` I�FQ\1�1os./ IR (fro/Retn1Cabrtl06natm 3 m <�1�1•{I;__ �.� 104ll',rl�;,p ITS T 115"T INDEX T O O R wM i H 6 a • 0?0$ --PROPERTY LEOS m sv�l.I .� —EX1arN6C4INLNK IREMTon, El6DNSSTE RµNFORMATk21 Q fV ,, �� ,-e is FENCE 6ET m6N' •.n., FOURDATKN RAN . _,- • 1 55 .__ : _ N6 LNea RR 9 B.YA1b9 MSS. WI � P� { g! ASPHALT PAVED AREAS SELOND ttt,�� BXT4fLOOIt/L0LN6 RAN RR t him ~-a877iif • —.-CSNTCRLNa shr yi n FREE RE TI ROTES KTURLeAveLlalvea RHO �0 _ BARMIER FREE�rFM9 s01RUGlIIItIL pETAi9 �t i� a� y s, �� ---PRoroeea rwca1T¢e SAL T ERECRERION ' �Q J ..,„ d I•: ' a 61EXTRUDED LORD• • !S DD11teUTIONALL1611TN0 I V I G I N I T �' Mr A P * �D nsonro es.2DrT. me° ' ZtSr N 1 MAUIsto CS area I"a';�T] (J NAN Marten. / [�T'�111f-1'i1 COVER we ®;`;.`.�. SHEET _ a o p CITY OF RENTON �: ^ .. .; : :.__ _ , Planning/Building/Public Works '� `.: `"�' 4 I 200 Mill Avenue South -Renton,Washington 98055 ACT 2 E°8 8 y<<4a Q . 5J ADDRESS SERVICE REQUESTED a.f 2.9' 9 8 I C 4 ^= g ifITEVo p , - ,•7 .q 1 Jay & .,Mi Kyung Vi=' ' 503SW.. 12t1i'Ave.,,. .•: . Renton, WA . 9:8055 _ _ UORES3EO - AON v UNABLE TO FORWARD rnco op If RETURN TO SENDER a Wa ''� 1-sexi*' / melees litltt1t;It1lttttllIttl;ltt'tii i iti ittititttltlattHittltlti il�ttlla.ttlltIII �.: y i • • • • George; and 'Nancy.:Johns't:on 820 W.. ,Lk: `Sammamish • Bellevue, WA • 98.008 Clements; General' Consttructi'on.,... . • 'c/o••Good •Chevrolet PO Box 935 Renton, .WA• ,9'8057 . • • Jeff &1Laurie Gaid jier'gis : " 2447 Maple: Valley thy. ' Renton, 'WA : 98056 • • Jay & Mi Kyung., 5'03 SW 12th 'Ave.: Renton,, WA 98055 ' = Angelo and At'ti;l o`, Fran,'ces'china 1 6.913 S eat tl e, IJA• . 9'8178- : • - • 1 5 !• ' if 1 ! , ,-.. 7 i z Q SPUMY n EAR_I N GTON nRLiNG20 �-;::'.:I ./ `'ei L__. 6 rvNx nzso_ ¢Il ,",i ws t u , ,� ;, o i I INDUSTRIAL Lam;' ® { PARK NO. I a,,..::, 3' o.,;rr�'ii I e E,r4r„rm. �• o E • 3 r IoiN S. �o-�tG...0' 'ryAY�' WAY I ,a so. " �� ANY `�yr ,fn• vu' l ml �" yJ �• ' GRAD,1 i:..3.. n F 1 12�� S. n I,!9`f!1 Eis T IAIfi...40Y1. ,L 4 tl > iuv ;'I' 57 •e.p�. d u -• • '.''a;I' . S/.c'.', �s h i 2j-A'' I�, z�a 1F2 j... }� E I� yfe li6F r�m ite;i.!N G\�.'.i..F��i�l�� Ire�v . . rF, I 0 ',"' .aat!'% „:. e SW e ck 1 u''�FII}6g1Ty' Z3 q 71'l1i vi ly.w N•, '!', 1'." F 1 �- 1 e I H�a,,,5" \ �5iii�iy,Inl,i. I -. `le e l tli • L,kli S O u n A11Au„op. Yyayy • W W 41 o'ie14:- 0; .iw.+moo .....:..... 64.4. ii . ....... n ERS• r: r rT_ 14 .r©ss r�RGn�F�� a,.. �T,� _ i;}.FP��_M .1 it'U.i•y_J"®{-u= 4 t Rx _u_-i AL _t_-.. 2 At. 1.; -,i—'i-'p T— —Zia a y.,.... —°I- y • p t sw .. y- - �y (- ' 0 CO t/un 1 1'-Zoo'—SCALE NEW JONN DEERE SALES FACILITY FOF BRYANT'S TRACTOR & MOWER IN `1 1300 BRONSON WAY R_NTON,WA (3a..a a pyr gu`erte Gotti Hilltop Rd. NW. Gig Harbor, .WA H983.55 .. - Sheridan Properties L L. G. :P0 Box 935 " Renton, WA 98057: . - • . Timeless Holdings Partnership PO Box 273 : -Issaquah, WA 98027 • Floyd R. & Doreen J. Hunt ' 18122 40th Ave. S . Seattle, WA 98188 • Jades 'A. 968 Anac Carol ri.'.•r-��.r� .;Rentoortes St , .Ng.r:;I n, "1-1 98059 .�sr CITY JF RENTON ..il €, ,> Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator October 5, 2000 Mr. Bill Bryant 1300 Bronson Way North Renton, WA 98055 SUBJECT: Expiration of City of Renton Land Use Application Project No. LUA-98-088,SA-A,ECF/Bryan'ts Tractor& Mower Project No. LUA-98-159,V-B/Bryantts Setback Variance Dear Mr. Bryant: This letter is being sent as a courtesy to advise you of the expiration date for the above referenced land use application. The expiration date for LUA-98-088,SA-A,ECF is October 5, 2000. The expiration date for LUA-98-159,V-B is November 17, 2000. However, it may be possible to obtain an extension if you request this no later than 30 days prior to the expiration date. The land use approval is separate and distinct from any building or public works permit you may have. Therefore, if you have already obtained all necessary City permits (or, in the case of subdivisions, recorded the short plat or applied for final plat approval), this may not be a concern to you, provided the building or construction permits remain valid and do not lapse at any time. If you have any questions or desire clarification of the above, please call me at(425)430-7270. Sincerely, 4/ /7 Lesley Nishihira Project Manager expired dot 1055 South Grady Way-Renton, Washington 98055 9-A bSl - 8b S p.\ 1 ,. 6,1 CITY OF RENTON BOARD OF ADJUSTMENT PUBLIC HEARING MINUTES November 17, 1998 The following minutes are a summary of the November 17, 1998 hearing. The legal record is recorded on tape. CALL TO ORDER CHAIRPERSON Briere led the Pledge of Allegiance to the flag and called the meeting of the Board of Adjustment to order. ROLL CALL OF BOARDMEMBERS Teri Briere; Jay Wallace; Ralph Evans; Jim Jacques, Greg Guillen, George Feighner, Jim Jolly. CITY STAFF IN ATTENDANCE Lesley Nishihira, Project Manager; Karen Codiga, Recording Secretary. APPROVAL OF Moved by Evans, seconded by Jacques, Board approve the minutes of MINUTES June 24, 1998 as presented. Carried. PUBLIC HEARING This being the date set and proper notices having been posted and published in accordance with local and State laws, Board Chairperson Briere opened the public hearing to consider the Bryant Setback Variance (LUA- 98=169V) Exhibit No. 1: Yellow file containing the original Exhibit No. 2: Site Vicinity Map application, proof of posting, proof of publication and other documentation pertinent to this request. Exhibit No. 3: Proposed Site Plan Map Exhibit No.4: Elevation Map Proiect Description Lesley Nishihira, Project Manager, explained that the applicant requests approval of a variance from the. Commercial Arterial (CA) zone development standard requirement for a 10 foot landscaped setback along arterial street frontages (Section 4-31-10.4.D.6.c). This variance is sought by Bill Bryant to allow for the construction of a new 5,900 square foot building (3,900 square feet on the ground floor and 2,000 square feet on the second floor). The subject property is 21,196 square feet in area. The height of the proposed building is 21 feet. The building will be used for the operation of a retail and service business for small tractors and lawn mowers. The site fronts both SW 12th and SW 13th streets with elevated Lind Avenue SW along the eastern boundary of the property. A 15 foot gravel alley divides the property. The primary access proposed for the property is off of SW 12th street. A secondary, gated entrance is proposed off of SW 13th street. The proposed building would be situated towards the southeast corner of the property with the back or . r Board of Adjustment Minutes November 17, 1998 Bryant Setback Variance/File No.: LUA-98-159,V Page 2 • east side of the building against Lind Avenue. Two entrances for service and shipping are proposed on the east side of the building, one roll-up door and one doorway. The development standards of the CA zone require a 10 foot landscaped setback from the street property line when fronting an arterial street. Lind Avenue SW is designated as a minor arterial on the City of Renton Arterial Streets map. As it is proposed, the building is setback from the property line a distance ranging from 10 to 30 feet along the Lind street frontage. The location of the proposed building meets the required distance setback of the CA zone. However, the development standards specify that the required setback is to be landscaped. The landscape requirement would not allow access to the two proposed entrances on the east side of the building. Lind Avenue is an elevated roadway where adjacent to the site it is elevated 10 to 20 feet above the adjacent site grade. In addition, there is 180 feet of right-of-way width at this location, which provides a large setback from the paved street to the property line. The portion of the site north of the alley will be landscaped along the Lind Avenue street frontage as required by the Site Plan Approval. The applicant is proposing a reduction of the required landscaping to zero feet only on the portion of the site south of the alley. The Environmental Review Committee issued a Determination of Non-Significance Mitigated on September 30, 1998. The project also received Administrative Site Plan Approval on October 5, 1998 with conditions. Condition Number 3 of this decision requires the applicant to address the required landscape setback on SW Lind Avenue by either revising the site plan or by formally applying for a variance from the Board of Adjustment. Variance Criteria 1. City Code section 4-7-22.G.3 states the conditions under which a variance may be granted. Those conditions are listed below with discussion following each of the variance criteria. 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: The landscape requirement is intended to provide for a continuous, perimeter landscape strip fronting arterial streets. It functions as a landscape buffer between the public roads and site development and provides for an aesthetic streetscape. However, in this specific application, Lind Avenue SW is an elevated roadway, approximately 10 to 20 feet above the subject site. Therefore, the required landscaping would not be visible from the roadway and it would not function to satisfy the intent of the code provision. The applicant contends that the landscape requirement would limit the use of the site due to its small size. In addition, the proximity of the required landscaping would not allow access to the two entrances proposed on the east side of the building. These entrances are essential to the operation of the proposed business. The relocation of the building further west in order to comply with the requirement would interfere with the required space needed for parking on the west side of the building and the reduction of the building size would not accommodate the use. Furthermore, the purchase of the site was made based on requirements of area needed to run the business under John Deere Sales and Goals. The landscape requirement would not allow the site to meet dealer and manufacturer requirements for operating. Board of Adjustment Minutes November 17, 1998 Bryant Setback Variance/File No.: LUA-98-159,V • Page 3 The Board of Adjustment may determine that the variance is necessary due to the specific circumstances applicable to the subject property, and that the strict application of the Zoning Code would deprive the 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: The required landscape strip applies to the site's property frontage along Lind Avenue SW. Because Lind Avenue is an elevated roadway where adjacent to the site, the landscape strip would not be visible from the elevated arterial. Therefore, the granting of the variance from the landscape requirement may not have an adverse visual affect on adjacent property improvements and may not be materially detrimental to the public welfare or injurious to property or improvements in the vicinity or zone. 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: Special circumstances apply to the subject site because Lind Avenue SW is elevated approximately 10 to 20 feet where it abuts the site. The required landscape strip would not be visible from Lind Avenue. Therefore, a variance from the landscape requirement would not necessarily constitute a granting of special privilege from the zoning requirements, inconsistent with limitations on uses of other properties in the vicinity or zone. D. That the approval as determined by the Board of Adjustment is a minimum variance that will accomplish the desired purpose: The 10 foot landscape requirement would limit the buildable area, making the proposal economically infeasible on the site. Approval of the variance may be considered the minimum variance from the requirement that would be necessary to allow the applicant to construct the proposed development on the property and accomplish their desired purpose. Staff recommends that the Board of Adjustment approve the variance request subject to the following condition: 1. The approved variance from the landscape requirement of the CA zone development standards applies only to that portion of the site south of the alley. The portion of the property fronting Lind Avenue SW north of the alley is required to be landscaped per the conditions of the Site Plan Approval. AUDIENCE COMMENT/TESTIMONY: Chairman Briere asked for testimony from those in favor of the application: Board of Adjustment Minutes November 17, 1998 Bryant Setback Variance/File No.: LUA-98-159,V Page 4 Mr.William Bryant Bryant's Tractor&Mower, Inc. 1300 Bronson Way North Renton,WA 98055 Mr. Bryant briefly reviewed the proposed variance. Chairman Briere asked for testimony from those opposed to the application: There was no opposition. Chairperson Briere called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The public hearing was closed. Discussion held by Boardmembers. DECISION: It was moved by BOARDMEMBER Jacques seconded by BOARDMEMBER Briere to approve the variance requested for LUA-98-159,V, based on the attached findings of fact and conclusions. ROLL CALL VOTE: Jacques-yes;Wallace-yes; Briere-yes; Evans-yes;Jolly-yes; Guillen-yes; Feighner-yes. CHAIRPERSON BRIERE STATED: The variance is hereby granted as proposed and outlined in the findings of fact and conclusions. DATED this 17th day of November, 1998. An appeal of the Board of Adjustment decision is governed by Title IV, Chapter 36, Section I,which requires that such appeal be filed with the Superior Court of Washington for King County within 21 days from the date of issuance of the decision. The land use decision is considered issued three (3) days after a written decision is mailed by the City. The appeal period for this variance will end at 5:00 PM on December 14, 1998. 6. OLD BUSINESS: None 7. NEW BUSINESS: None 8. ANNOUNCEMENTS: None 9. ADJOURNMENT: There being no further business, BOARDMEMBER Briere moved that the meeting be adjourned. BOARDMEMBER Evans seconded the motion. Meeting adjourned. ri Briere �� Chairperson y .2,S(iPaL71 ,BOARD OF ADJUSTMENT STAFF REPORT Bryant's Setback Variance LUA-98-159,V B NOVEMBER 17,1998 Page 5 of 7 • BOARD OF ADJUSTMENT OF THE CITY OF RENTON In Re: Bryant's Setback Variance No. LUA-98-159, V-B FINDINGS OF FACT, CONCLUSIONS AND DECISION FINDINGS OF FACT 1. This action seeks a variance from the Commercial Arterial (CA)zone development standard requirement for a 10 foot landscaped setback along arterial street frontages (Section 4-31-10.4.D.6.c). The applicant proposes the required landscape strip be reduced to zero feet along Lind Avenue SW. 2. The proposal is for the construction of a new 5,900 square foot building (3,900 square feet on the ground floor and 2,000 square feet on the second floor). The subject property is 21,196 square feet in area. The height of the proposed building is 21 feet. The building will be used for the operation of a retail and service business for small tractors and lawn mowers. 3. The site fronts both SW 12th and SW 13th streets with elevated Lind Avenue SW along the eastern boundary of the property. Lind Avenue SW is designated as a minor arterial on the City of Renton Arterial Streets map. Adjacent to the site, Lind Avenue is elevated 10 to 20 feet above the adjacent site grade. In addition,there is 180 feet of right-of-way width at this location,which provides a large setback from the paved street to the property line. 4. The proposed building would be situated towards the southeast corner of the property with the back or east side of the building against Lind Avenue. Two entrances for service and shipping are proposed on the east side of the building, one roll-up door and one doorway. 5. As it is proposed,the building is setback from the property line a distance ranging from 10 to 30 feet along the Lind street frontage. The location of the proposed building meets the required distance setback of the CA zone. 6. The portion of the site north of the alley will be landscaped along the Lind Avenue street frontage as required by the Site Plan Approval. The applicant is proposing a reduction of the required landscaping to zero feet only on the portion of the site south of the alley. 7. The Environmental Review Committee issued a Determination of Non-Significance Mitigated on September 30, 1998. The project also received Administrative Site Plan Approval on October 5, 1998 with conditions. Condition Number 3 of this decision requires the applicant to address the required landscape setback on SW Lind Avenue by either revising the site plan or by formally applying for a variance from the Board of Adjustment. CONCLUSIONS: FROM THESE FINDINGS OF FACT, THE BOARD MAKES THE FOLLOWING CONCLUSIONS: 1. City Code section 4-7-22.G.3 states the conditions under which a variance may be granted. Those conditions are listed below with discussion following about each variance. 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: t . t � BOARD OF ADJUSTMENT STAFF REPORT Bryant's Setback Variance LUA-98-159 V-B NOVEMBER 17,1998 Page 6 of 7 The landscape requirement is intended to provide for a continuous, perimeter landscape strip fronting arterial streets. It functions as a landscape buffer between the public roads and site development and provides for an aesthetic streetscape. However, in this specific application, Lind Avenue SW is an elevated roadway, approximately 10 to 20 feet above the subject site. Therefore, the required landscaping would not be visible from the roadway and it would not function to satisfy the intent of the code provision. The applicant contends that the landscape requirement would limit the use of the site due to its small size. In addition, the proximity of the required landscaping would not allow access to the two entrances proposed on the east side of the building. These entrances are essential to the operation of the proposed business. The relocation of the building further west in order to comply with the requirement would interfere with the required space needed for parking on the west side of the building and the reduction of the building size would not accommodate the proposed business. Furthermore, the purchase of the site was made based on requirements of area needed to run the business under John Deere Sales and Goals. The landscape requirement would not allow the site to meet dealer requirements for operating and meeting manufacturer requirements. The Board of Adjustment may determine that the variance is necessary due to the specific circumstances applicable to the subject property, and that the strict application of the Zoning Code would deprive the 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: The required landscape strip applies to the site's property frontage along Lind Avenue SW. Because Lind Avenue is an elevated roadway where adjacent to the site, the landscape strip would not be visible from the elevated arterial. Therefore, the granting of the variance from.the landscape requirement may not have an adverse visual affect on adjacent property improvements and may not be materially detrimental to the public welfare or injurious to property or improvements in the vicinity or zone. 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: Special circumstances apply to the subject site because Lind Avenue SW is elevated approximately 10 to 20 feet where it abuts the site. The required landscape strip would not be visible from Lind Avenue. Therefore, a variance from the landscape requirement would not necessarily constitute a granting of special privilege from the zoning requirements, inconsistent with limitations on uses of other properties in the vicinity or zone. D. That the approval as determined by the Board of Adjustment is a minimum variance that will accomplish the desired purpose: The 10 foot landscape requirement would limit the buildable area, making the proposal economically infeasible on the site. Approval of the variance may be considered the minimum variance from the requirement that would be necessary to allow the applicant to construct the proposed development on the property and accomplish their desired purpose. f � BOARD OF ADJUSTMENT STAFF REPORT Bryant's Setback Variance LUA-98-159,V-B NOVEMBER 17,1998 Page 7 of 7 DECISION: FROM THE FOREGOING FINDINGS OF FACT AND CONCLUSIONS,THE BOARD ENTERS THE FOLLOWING DECISION: 1. The variance is hereby granted from the Zoning Ordinance, section 4-31-10.4.D.6.c of the City Code, allowing the required landscaped setback along arterial street frontages to be reduced to zero feet. DATED this 17th day of November, 1998. • An appeal of the Board of Adjustment decision is governed by Title IV, Chapter 36, Section 1,which requires that such appeal be filed with the Superior Court of Washington for King County within 21 days from the date of issuance of the decision. The land use decision is considered issued three (3)days after a written decision is mailed by the City. The appeal period for this variance will end at 5:00 PM on December 14, 1998. Greg Guillen George Feighner Teri riere Nrri...-1aa es U e. k Jay Wallay /roily Ralph v s BOARPT.DOC i:�; • - ITY g RE TON .... ,_ _ ,. ,..,ice .. mu. f - - ` ��nj ; .., rig/B ng/P Department Planni uildi ublic Works D rtment Jesse Tanner,Mayor _Gregg Zimmerman P.E.,Administrator • November 18, 1998 • CERTIFIED MAIL NO. Z 353 401 007 • Mr. William Bryant Bryant's Tractor& Mower, Inc. - 1300.Bronson Way North Renton, WA 98055 `• SUBJECT: Bryant Setback Variance Project No. LUA-98-159-V - Dear Mr. Bryant: . ' The Renton Board of Adjustment,at its regular meeting on November 17 1998, granted your request for a variance from City of Renton Zoning Ordinance,;,Section 4-31-10.4/D.6.c of the City Code, :allowing the required landscaped setback along arterial street frontages to;be.reduced to zero feet. This is the only variance granted under this.application and all other provisions of the Renton Municipal Code will apply. An Appeal of the Board's decision is governed by Title IV, Chapter.36,.Section I,which requires that such • appeal be filed with the Superior,Courtt of Washington for King County within twenty one (21) days from the date of issuance of the decision. The date on which a land use decision is.issued is considered to be ' three days after a written decision is mailed by the City. , The Board of Adjustment appealed to Superior Court. ci SENDER: - I also wish to receive the ■Complete items 1 and/or 2 for additional services. following services(for an H ■Complete items 3,4a,and 4b. 0 ■Print your name and address on the reverse of this form so that we can return this extra fee): e; If you have any questions, p I" card to you. y ■, Attach this form to the front of the mailpiece,or on the back if space does not 1. ❑ Addressee's Address •Z d permit, For the Renton Board of Adj $ ■write'Retum Receipt Requested'on the mailpiece below the article number. 2. ❑ Restricted Delivery co ■The Return Receipt will show to whom the article was delivered and the date Consult postmaster for fee. II. • delivered. a) o ci w 3.Article Addressed to: 4a.Article Number cr I /�2 -P.353 401 ool .) , a 11Y'. W41I&VY - it 4b.Service Type a o Registered ID Lesley Nishihira eryf�h'hb 'r - �' s rc tr • -Project Manager - (I) CIInsured • w 1300 £3wvNsor' 1Ntl<,.�Y'totr�n 0 Return Receipt for Merchandise ❑ C.OD in RQN vx t 1A1P1 980,5s2 7.Date ofDeliv a '~ F5.Received By:(Print Name) 8,Addressees Address(Only if requested w and fee is paid) r g 6.Si nature•(Ad re:s Ag n)t i i ii :,.: i .. . li . , i J �t i 1 i O T.00C` y ' ' - • 3.•� — PS Forrn`3811, December 1994 r •r• 102595-97-8-0179 Domestic Return Receipt 10 This nandr ennt,inc'Sn%'rarvrtlarl n, tnrini.,-i..,,s,:...,. ;,.,o. - `- BOARD OF ADJUSTMENT STAFF REPORT Bryant's Setback Variance LUA-98-159,V-B NOVEMBER 17,1998 Page 5 of 7 BOARD OF ADJUSTMENT OF THE CITY OF RENTON • In Re: Bryant's Setback Variance No. LUA-98-159,V-B FINDINGS OF FACT, CONCLUSIONS AND DECISION FINDINGS OF FACT 1. This action seeks a variance from the Commercial Arterial (CA) zone development standard requirement for a 10 foot landscaped setback along arterial street frontages (Section 4-31-10.4:D.6.c). The applicant proposes the required landscape strip be reduced to zero feet along Lind Avenue SW. . • 2. • The proposal is for the construction of a new 5,900 square foot building (3,900 square feet on the ground floor and 2,000 square feet on the second floor). The subject property is 21,196 square feet in area. The height of the proposed building is 21 feet. The building will be used for the operation of a retail and service business for small tractors and lawn mowers. 3. The site fronts both SW 12th and SW 13th streets with elevated Lind Avenue SW along the eastern boundary of the property. Lind Avenue SW is designated as a minor arterial on the City of Renton Arterial Streets map. Adjacent to the site, Lind Avenue is elevated 10 to 20 feet above the adjacent site grade. In addition,there is 180 feet of right-of-way width at this location,which provides a large setback from the paved street to the property line. 4. The proposed building would be situated towards the southeast corner of the property with the back or east side of the building against Lind Avenue. Two entrances for service and shipping are proposed on the east side of the building, one roll-up door and one doorway. 5. As it is proposed,the building is setback from the property line a distance ranging from 10 to 30 feet along the Lind street frontage. The location of the proposed building meets the required distance setback of the CA zone. 6. The portion of the site north of the alley will be landscaped along the Lind Avenue street frontage as required by the Site Plan Approval. The applicant is proposing a reduction of the required landscaping to zero feet only on the portion of the site south of the alley. 7. The Environmental Review Committee issued a Determination of Non-Significance Mitigated on September 30, 1998. The project also received Administrative Site Plan Approval on October 5, 1998 with conditions. Condition Number 3 of this decision requires the applicant to address the required landscape setback on SW Lind Avenue by either revising the site plan or by formally applying for a variance from the Board of Adjustment. CONCLUSIONS: FROM THESE FINDINGS OF FACT, THE BOARD MAKES THE FOLLOWING CONCLUSIONS: 1. City Code section 4-7-22.G.3 states the conditions under which a variance may be granted. Those conditions are listed below with discussion following about each variance. 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: • BOARD OF ADJUSTMENT STAFF REPORT Bryant's Setback Variance LUA-98-159,V-B NOVEMBER 17,1998 Page 6 of 7 The landscape requirement is intended to provide for a continuous, perimeter landscape strip fronting arterial streets. It functions as a landscape buffer between the public roads and site development and provides for an aesthetic streetscape. However, in this specific application, Lind Avenue SW is an elevated roadway, approximately 10 to 20 feet above the subject site. Therefore, the required landscaping would not be visible from the roadway and it would not function to satisfy the intent of the code provision. The applicant contends that the landscape requirement would limit the use of the site-due to its small size. In addition, the proximity of the required landscaping would not allow access to the two entrances proposed on the east side of the building. These entrances are essential to,the operation of the proposed business. The relocation of the building further west in order to comply with the requirement would interfere with the required space needed for parking on the west side of the building and the reduction of the building size would not accommodate the proposed business. Furthermore, the purchase of the site was made based on requirements of area needed to run the business under John Deere Sales and Goals. The landscape requirement would not allow the site to meet dealer requirements for operating and meeting manufacturer requirements. The Board .of'Adjustment may determine that the variance is necessary due to the specific circumstances applicable to the subject property, and that the strict application.of the Zoning.Code would deprive the 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: The required landscape strip applies to the site's property frontage along Lind Avenue SW. Because Lind Avenue is an elevated roadway where adjacent to the site, the landscape strip would not be visible from the elevated arterial. Therefore, the granting of the variance from the landscape requirement may not have an adverse visual affect on adjacent property improvements.and may not be materially detrimental to the public welfare or injurious to property or improvements in the vicinity or zone. 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: Special circumstances apply to the subject site because Lind Avenue SW is elevated approximately 10 to 20 feet where it abuts the site. The required landscape strip would not be visible from Lind Avenue. Therefore, a variance from the landscape requirement would not necessarily constitute a granting of special privilege from the zoning requirements, inconsistent with limitations on uses of other properties in the vicinity or zone. D. That the approval as determined by the Board of Adjustment is a minimum variance that will accomplish the desired purpose: The 10 foot landscape requirement would limit the buildable area, making the proposal economically infeasible on the site. Approval of the variance may be considered the minimum variance from the requirement that would be necessary to allow the applicant to construct the proposed development on the property and accomplish their desired purpose. • BOARD OF ADJUSTMENT STAFF REPORT Bryant's Setback Variance LUA-98-159,V-B NOVEMBER 17,1998 Page 7 of 7 DECISION: FROM THE FOREGOING FINDINGS OF FACT AND CONCLUSIONS,THE BOARD ENTERS THE FOLLOWING DECISION: 1. The variance is hereby granted from the Zoning Ordinance, section 4-31-10.4.D.6.c of the City Code, allowing the required landscaped setback along arterial street frontages to be reduced to zero feet. DATED this 17th day of November, 1998. • An appeal of the Board of Adjustment decision is governed by Title IV, Chapter 36, Section I', which requires that such appeal be filed with the Superior Court of Washington for King County within 21 days from the date of issuance of the decision. The land use decision is considered issued three (3) days after a written decision is mailed by the City. 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',,1 ___T________________------'--- "''i•;•-g.,i,--i• _--*-,7.-'.0—,,„...1: a';'_':•'•,'•1 . 2(iG:•cx.',,,_-I':t—ic••:,•;;•."6i1•L5iI:6 1r:t3.1A„.I_,,-„7..l..i.,4.,a4......,%4--„';' ,,fl_ •P--11,,,_r,'5.,,-1,',-,(;'•-,-:—_-_•*„I.'...- — T1;.,1.._.,•.7—_—ic,,—•,,. „.-- , _ 2 .. r. - : il 7 —T ---- _ P I -\3=4:.•. s.,-- ?-.i '' • ' „--___,_-----,_.'sT'-----:--- __) ' 16 W ,v ..._ —Fll'r----. _ - BOARPT.DOC BOARD OF ADJUSTMENT STAFF REPORT Bryant's Setback Variance LUA-98-159,V-B NOVEMBER 17,1998 Page 2 of 7 Project Description The proposal is for a variance from the Commercial Arterial (CA) zone development standard requirement for a 10 foot landscaped setback along arterial street frontages (Section 4-31-10.4.D.6.c). This variance is sought by Bill Bryant to allow for the construction of a new 5,900 square foot building (3,900 square feet on the ground floor and 2,000 square feet on the second floor). The subject property.is 21,196 square feet in area. The height of the proposed building is 21 feet. The building will be used for the operation of a retail and service business for small tractors and lawn mowers. The site fronts both SW 12th and SW 13th streets with elevated Lind Avenue SW along the eastern boundary of the property. A 15 foot gravel alley divides the property. The primary access proposed for the property is off of SW 12th street. A secondary, gated entrance is proposed off of SW 13th street. The proposed building would be situated towards the southeast corner of the property with the back or east side of the building against Lind Avenue. Two entrances for service and shipping are proposed on the east side of the building, one roll-up door and one doorway. The development standards of the CA zone require a 10 foot landscaped setback from the street property line when fronting an arterial street. Lind Avenue SW is designated as a minor arterial on the City of Renton Arterial Streets map. As it is proposed, the building is setback from the property line a distance ranging from 10 to 30 feet along the Lind street frontage. The location of the proposed building meets the required distance setback of the CA zone. However, the development standards specify that the required setback is to be landscaped. The landscape requirement would not allow access to the two proposed entrances on the east side of the building. Lind Avenue is an elevated roadway where adjacent to the site it is elevated 10 to 20 feet above the adjacent site grade. In addition, there is 180 feet of right-of-way width at this location, which provides a large setback from the paved street to the property line. The portion of the site north of the alley will be landscaped along the Lind Avenue street frontage as required by the Site Plan Approval. The applicant is proposing a reduction of the required landscaping to zero feet only on the portion of the site south of the alley. The Environmental Review Committee issued a Determination of Non-Significance Mitigated on September 30, 1998. The project also received Administrative Site Plan Approval on October 5, 1998 with conditions. Condition Number 3 of this decision requires the applicant to address the required landscape setback on SW Lind Avenue by either revising the site plan or by formally applying for a variance from the Board of Adjustment. City Code 4-722, G-3: The Board of Adjustment shall have authority to grant variances when the property generally satisfies all the conditions described in part below: CONCLUSIONS: 1. 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: The landscape requirement is intended to provide for a continuous, perimeter landscape strip fronting arterial streets. It functions as a landscape buffer between the public roads and site development and provides for an aesthetic streetscape. However, in this specific application, Lind Avenue SW is an BOARPT.DOC BOARD OF ADJUSTMENT STAFF REPORT Bryant's Setback Variance LUA-98-159,V-B NOVEMBER 17,1998 Page 3 of 7 elevated roadway, approximately 10 to 20 feet above the subject site. Therefore, the required landscaping would not be visible from the roadway and it would not function to satisfy the intent of the code provision. The applicant contends that the landscape requirement would limit the use of the site due to its small size. In addition, the proximity of the required landscaping would not allow access to the two entrances proposed on the east side of the building. These entrances are essential to the operation of the proposed business. The relocation of the building further west in order to comply with the requirement would interfere with the required space needed for parking on the west side of the building and the reduction of the building size would not accommodate the use. Furthermore, the purchase of the site was made based on requirements of area needed to run the business under John Deere Sales and Goals. The landscape requirement would not allow the site to meet dealer and manufacturer requirements for operating. The Board of Adjustment may determine that the variance is necessary due to the specific circumstances applicable to the subject property, and that the strict application of the Zoning Code would deprive the subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification. 2. 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: The required landscape strip applies to the site's property frontage along Lind Avenue SW. Because Lind Avenue is an elevated roadway where adjacent to the site, the landscape strip would not be visible from the elevated arterial. Therefore, the granting of the variance from the landscape requirement may not have an adverse visual affect on adjacent property improvements and may not be materially detrimental to the public welfare or injurious to property or improvements in the vicinity or zone. 3. 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: Special circumstances apply to the subject site because Lind Avenue SW is elevated approximately 10 to 20 feet where it abuts the site. The required landscape strip would not be visible from Lind Avenue. Therefore, a variance from the landscape requirement would not necessarily constitute a granting of special privilege from the zoning requirements, inconsistent with limitations on uses of other properties in the vicinity or zone. 4. That the approval as determined by the Board of Adjustment is a minimum variance that will accomplish the desired purpose: The 10 foot landscape requirement would limit the buildable area, making the proposal economically infeasible on the site. Approval of the variance may be considered the minimum variance from the requirement that would be necessary to allow the applicant to construct the proposed development on the property and accomplish their desired purpose. RndRPT nn( • BOARD OF ADJUSTMENT STAFF REPORT Bryant's Setback Variance LUA-98-159,V B NOVEMBER 17,1998 Page 4 of 7 Staff recommends that the Board of Adjustment approve the variance request subject to the following condition: 1. The approved variance from the landscape requirement of the CA zone development standards applies only to that portion of the site south of the alley. The portion of the property fronting Lind Avenue SW north of the alley is required to be landscaped per the conditions of the Site Plan Approval. Transmitted this 23rd day of November, 1998 to the applicant and owner: William G. Bryant Bryant's Tractor and Mower, Inc. 1300 Bronson Way North Renton, WA 98055 • • • RnaPPr nnr. on F O p� �Sq C 0 �C -i h I.o F. = 0 F \\-C: • . r11 . i Is rn i 1I ! ' ol , - �? 1 I _ . --o La p N T. rn>1r A 1�" rr n M"'i; -O A S 1 Z . _ _ _ -A. — !II S .-0 st 0 71 J • ,, _ c I --1 . • - xt- . .. ) t i \ a - :dawn : W a V y ;=_ _ --0 f , 1 L $Q vs 1 iItil • • 1/1 711M1 II111 Wol(e! 55©. NEW JOHN DEERE SALES FACILITY FOR, ^..........---.p,-,-'m- --..---, 14 i 4 840 TWENTY FIRST STREET SOUTH EASTAUBUR 33 BRYANTS TRACTOR & MOWER INC _' i 053)93,WASHINGTON 9eOOI-1&41 1300 BRONSON WAY RENTON,WA 98055 ,�""'�""�"'� " " ^" (E37939-IIU FAX(83)939-1411 �� r...�m�Mo� i • Enigma ,-eee-939-2411 %SILL BRYANT:'I-360-886-2190 '�..�..a .e- , • • 1 PROJECT NAME,:NErt JOHN DEERE SALES FACILITY for: BRYANT'S TRACTOR I HOMER Inc. RtY1C1'P:yi i50 ADDRESS; 9009YL 19th STREET STRULTURA�ENGINFELtS M4 tir.,.l ,r CITY,STATE, RENTON,MA 16009 Foundnikn-n Engineered Marling Pre- _ B° CONTACT PERSON MINIM Bryant 5E5A l7uSmmt4 P1HNALLE MOWN, /"'•" ' Matter(AW= IOD[O PT v(61f4llce 0'0' \ 'I LIMNER'S NAME, MOM and Karen Bryant 7]4e-OL•-ltlrfl ]e6.MY9]I-ev-PA!! �• e' ADDRESS. 71/00-RoOerN Dr/re G1.,CK LaA,I01m 1(4VOIO CABOf,AR Tm7! i • �� _ 41I 1a —I w"_n CRY,STATE Black DIemendyA PRONE.706-DDb-7T90 %6rop Thesam dt P.E. %Carl n nether Pie 11 4 '� ,1' \ AREA OF SITE. ' .917 ACRES+ I9,946 SF, MENANK�1Ly/,C E6LM9M¢ 't e0 - PROPERTY ZONING,CA SEISMIC ZONE:(9/THREE B1CoeTOa! d TO Renb4 0 1• Complete eyltem to meet or exceed LAGU qo DESIGN LOADS. (SEE STRUCTURAL NOTES I U.K01444;NREGN.IAq-LPG 1444;endr Lily of Renton n,�t 1 \ yd 51 { 901E IOOO P9F(SEE GEOTECH REPORT ATTACHED) AmmrndhlrntD. B e �d G a •V \i 62Ge �p�22_.__. .... veAp €6€fcTRJfrL16 dp!y N Bidder Oeel eat TO Fwnlee facet include toed i 7 9 S 1' - 0.•1 FIRST FLOOR 100 pef actual LeKu/et/ole,PouLT Budget fornn one�eleLeay/raIKG ROOF„D PLDDR, DO pet actual MA9NR!GT2tf tflpA,C NON tofRe0LITIAL 79 pef actual ProHCedby the Architect of Record 6f!€B§7�2t' • I „, si MIND. DO moll EXPOSURE,'L' ENV Checklist Loep//enCe Fonts(Atlecaed/Preec! TV 1 / ` ` USE OF BUILDING Rreeter and Mower SEleaend Repair Approach $rl/re ■ y pp FOOTAGE,Flat Fir-9095 e/f Second F.7141 e/f E(T1'PCUFRT2KPARK4f6 RE/ Caaa9 g y • \ OCCUPANCY GROUP:'B'NN4• Per Lily of Renton Zoning Rep lotion,, ,CA iy lr7 kuna / • TYPE OF CONSTRUCTION V-fl Sectio14.92I0.4 I' OCCUPANCY LOAD:71b/e ILIA soles- 1:100-99 Section 4.146�61RETA2a I,900(ICJ VMIcle Repel•L I, R t \ Go"I o E' ¢` 2ffIdoe ..1,I00_?1 400 E G N•1 �' TOTAL Do 2000 e/f•400-4 SEaSR red'-1 \ A-c ',� \ REOU Fly PARKINfn 1] Mu 14111111 914.1a 00-ggr.r .Y NI PROP 5ED PARKING, /I Standard•I Barrier Free TOTAL ST .L!RE .�,Mg •S 6; \ \ a eY / '` G.RSI i ROT, IANO"�Alm ADD01'AA119 teG. • Stets 1 e Q' Ic'n REEL'<TAZAHge ALA s1112 : PrO.fed/tl/9tg10 d X/1' \._ p6Nat�et5ttc ... ..1 .` \ t404i at leRZaTIL (1)•r/Tkr FrKStea 16'X I4' ■+ l E+,E11'r 1 00 e1,e,T A "Melt rt4.45002-TNI ,,ejj 7 \ �A (9oeHH1-rn1 PAF(So61414.]nl �' i .. 6AN2t'�Ff'@AR_SrNR€feT p • .d 'LAWN \ _7_1 `. 12 Hoe.•-termhea 5 I II '' U . s. &IYI6 RNgIt1EeR� ,n O °" ��o�„r.�''•�'...- \ rnl/I DCrsonPl Ne.WID]!T IY 0 4 VS \ _. 40 ... \1p'. \ J uH Z toC13 m 1v/ �� 5�� lI', 0"RAC / ~ CV .\ . ••__•. •,•_._ ___ _____:._,__•__7 :. •• •• . . _. • . • .. -. • z 0 . \ . • ,dd. ' ,; ` zero• A1FA: . M vRlveWnY r J 3lO_ Lu i9 \� , GYP �� eL NR{G A Si, � �`It' 1� l �\•cr \ PpTccs �_---- wyZ p ty \ ,si • 0 N,[t] • 1�111\\�\�� L,wN z aZ .. ti .1. \LI-\` --_,--- NOTE t al H rcz al m O d° See rnwLiaa!FLAN rac uo-avALa 5� '• IT t oN SOS veAu AGE eYsTs g vn cme9 -� z O \ rz4 Ne Aecess I `�' • t'e•kF N Cri T Lind - FKO?C T,'LIUS 10]WFT. '•+. " Items' \4 .0 -_ • PltoPatiY uMe to eXasT. - - - ' 7 L I ti D AVE. li PESCRIPTON caDEturas: 'm W Lute 41,42,49,44 end AS In Block US 01 Hlllnune Earllrgton WC 94 94 Oaten�V leolsp gesaWresets Plats.Gardena. DIvIelon No 1.a5 74 Records Kr Plot recorded In Volume IT of the IIUFC ltV ia'4!(r210/oa�nyleTWACsI,D Z n _ OVERALL SITE PLAN Lot 45 Co"nty`Except that portion on geld Aeo•t asalanl ORlCs/at dl o X I '41 5 SCALE,1'.1 O- M conveyed to me State a re,niyton for Primary State VIn pBarmgadhy Cadraae.tAeeT WACJIAT df G m EWyI�+� 1 D' (PARKING SHOMN 1 In Z 9^LJ b 1°i peed eco d g under recording No oaot 4; YL10 E,1ra4ma.rlmrAra.yaa WACSI-/l LL a"i_ �' i„w" Situate In me aty w Ream.canna a KUg.Slate of wnntrgt°n. ME� s'taSOI•Eagrads/Para MEC/WAC51-/1 le I�r�fi'',1 , -fRI1V 1a5 fba;MetrttreayF+eH/yapatHe.utdgeL a gt e m _`� '''rI., qp ` y,. dfr4Reranf CLiaadO.nm zz�3 m ��tt��11- 4 Irmo�e�..,� ;-�_a,, 9 1..g.-X:LY:111 .,; ,.I._._-:Y'I'L�A' • 0 Z f"IT IJ ••aa. —il I J0- --PhOrtRTT Soles •INDgX TO DRAMINOa • z naI i Wil �� G06TN6 cXANInK .2M'R 1.ir6a[I°"` rg '11 'e rence errweH' e4r ra+m r,oHMS�'�"rw"'�' $ 10`5 j .{itp eulonle Lme6 °Nfir] 7M SA WIW 6' ALTrAve a eerG,OeitvA no.,CHeM rLW Ina ¢.hy 6 .. 1' L) .� _.�ceerePLwe MT eAflac.o eHre 844244214 met itcwall',emre`r"'""'e...,°e""e px 404 -}- "Al � ,I rwaroeev rAcurne e.a•®.elur,-.T ' e'-3 a • f,I '°xT�eD!°LMe ��O�r 1`I I C I {`{ I "e to •(1p°NeTWHALLIsNTme ♦ Y M1A P >r (�a ure roLee.sorr. ,,� o.,.�M� 41t1 _5ii ,• •• W,, EE 0 mreNTnAHce COVER ` '' • '{1e • SHEET" IYnawRe • 411 'NrVO PUBLIC HEARING NOVEMBER 17 , 1998 7 : 30 PM BOARD OF ADJUSTMENT AGENDA 1. CALL TO ORDER 2. PLEDGE OF ALLEGIANCE 3. ROLL CALL 4. APPROVAL OF MINUTES (June 24, 1998) 5. PUBLIC HEARINGS SCHEDULED: • Bryant's Setback Variance LUA-98-159,V-B 6. When you are recognized by the Presiding Officer, please walk to the podium and state your name and address for the record, SPELLING YOUR LAST NAME. 7. UNFINISHED BUSINESS 8. NEW BUSINESS 9. ANNOUNCEMENTS 10. ADJOURNMENT < .::'<'CITY OF ..:..,:... .::..:'':'> L • :>:::::::::::;'::::;: <:>;::::::<::>:<»:><::.>::::::.;:.:.;::.>:.>:.;;.:�:.;•.;:.:;. :.:..... . .E OPM ENT..$ERV I CES.D VI I. ::.............:.::.:::::.::....................... .. ::::.:......... • LIST OF;SURROUNDING PROPERTY OWNERS • :::::»;::::::.;: Withm:3 .::::::':;:: 00feetofthesubjecte:;:;:;;:;;».:>::;:<.; .::<::;;>�::;::;:.:><:>: >:::�' ::::...:.:::<.<::.:::: • • PROJECT NAME: Bryant ' s Tractor and Mower, Inc. • APPLICATION NO: LUA •ae. -'15 1 V-3 The following is a list of property owners within 300 feet of the subject site. The Development Services Division will notify these individuals of the proposed development. • NAME ADDRESS ASSESSOR'S PARCEL . NUMBER Hess , James A+ 968 Anacortes St . NE. 3340404265 ' Carol M Renton, WA 98059 Johnston, George+ 820 W LK Samammish Pkwy N 3340404255 Nancy Bellevue, WA 98008 Clements General P 0 Box 935 334040422506 Construction Renton, WA 98057 C/O Good Chevrolet . Gaidjiergis , Jeff+ 2447 Maple Valley Hwy 33404042.201:' Laurie Renton, WA' 98056 Gaidjiergis, Jeff+ 2447 Maple Valley Hwy 334040425�. '•.' Laurie Renton, WA .98056 • Yi, Jay+ Mi Kyung 503 SW. 12th •Ave 33404041.5.0 Renton, . WA 98055• <,c Yi, Jay+ Mi Kyung 503 SW. 12th Ave 3340404149 . .. ......, . • . . Renton, WA.. ;98055 Franceschina,.. Angelo 6913 S . 130th St . 3340404148 t Franceschina, Attilio Seattle, WA '98178 �' y`','; Gotti, Marguerite 1718 Hilltop Rd NW 3340404590 � Gig Harbor, WA' 98,335 Sheridan Properties P 0 Box 935 3340404395 '8Q L L C Renton, WA 98057 . Timeless Holdings P 0 Box 273 3340404476 Partnership Issaquah, WA 98027 Hunt , Floyd R+ 18122 40th Ave . S . 33404040.30- /..!: Doreen J Seattle, WA 98188 • (Attach additional sheets, if necessary), ., 4 4 - • • • (Continued) • NAME ADDRESS ASSESSOR'S PARCEL NUMBER • • • Applicant Certification • I, I/ • /�Q�'1 &r g ry qh t , hereby certify that the above list(s) of adjacent property (Print Name) / owners and their addresses were obtained from: O City of Renton Technical Services Records O Title Company Records r5: King County Assessors Records Sin:...'';,�.��`,, /� c, Date —? (Applica t) 4 Z. NOTARY n._S gibed an worn before me, a Not r Public, in d f r the State of Washi Iton, d on the ///� ay of ( ) �� , 197 Signed _ O V V1 • . � / J j7- cJ ' • :::::::.::.::.::::::..:::.:::::::::::::..:::::::;;::;:.:•;r:.;;;;:::;::;;«:.::.*##.•* . ..,.:..;:..:::;: i.,iFis;#i ii:i:i::::i;>::i:.;:;•:> isii2ri:'isi>:is is>:E:isi:is i:i:asi:: i:;Si;:i2i:ii:is i:i E:: '• v :? r<r `«>? '' ` `' <> `:i [ EEE>E>>EE< z:e :. • . i i��':`r �.•.. it tr+ 0 <<> NOTARY <. AT.. .� b b :ands. o :;;tfp or ,me.. ota ...1?utiie:S SST .::u:. :e.:.d:::.:....:.::.:. :.::.: :.::::.:: ,.:;::.;:::::.;:.�.::.;:.:..;:: . ...tt.::.:::.:>Q.::<;.:;:.;as:. • residir� ::at ; e ::::>�� da >af:>::::»:>'::: :..:::::::::::. REV 07/95 MARILYN KAMCHEFF 2 COMMISSION EXPIRES 6/29/99 • OSrcY o • NOTICE OF APPLICATION A Master Application has been filed and accepted with the Development Services Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. PROJECT NUMBER/NAME: • LUA-98-159,V-13/Bryant's Setback Variance PROJECT DESCRIPTION: The applicant William Bryant,seeks a variance from the required landscape setback from an arterial street frontage(IJnd Ave.SW)for a proposed tractor and mower retail and service building. The code requires a • minimum 10 foot landscaped setback from all arterial street frontages. The request is to reduce the setback to zero due to the elevated frontage of Und Avenue SW to the subject property. PROJECT LOCATION: 500 SW 13th Street PUBLIC APPROVALS: Variance . \ Comments on the above application must be submitted In writing to Ms.Lesley Nishihire,Project Manager,Development Services Division,1055 South Grady Way,Renton,WA 98055,by 5:00 PM on November 10,1998. If you have questions about this proposal,or wish to be made a party of record and receive additional notification by mall;contact Ms.Nishlhira at(425)430-7270,Anyone who submits written comments will automatically become a party of rdcord and will be notified of any decision an this project. The date of November 17,1998,at 7:30 PM,has been set for a variance public hearing to review the above-referenced matter. The hearing,before the City of Renton's Board of Adjustment will be held In the Council Chambers on the • seventh floor of City Hall,Renton,WA.Interested parties are Invited to attend. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: October 15,1998 NOTICE OF COMPLETE APPLICATION: October 27,1998 DATE OF NOTICE OF APPLICATION: October 27,1998 m EAfl `GTON . INDUSTRIAL PARK N0.1 IC•' .r l/ RAer ir r,1 7 te, • ,f ,. "ice ir: .a+0Itp' !VjrnfB3 ;IN O. c -Lois _ rw • 4 1 :an 4 V:',. Z-1.--t^.1:'',••:•,, . Tim. , ,ar— -- 'I r NOTICPAP.00a r'x�-Sf ALr NW:�: • uR'YA • CERTIFICATION • I, -.14A.,( tW 1/n1f?7 ,hereby certify that 3 copies of the above document were.posted by me in' jn conspicuous places on or nearby. the described property on , l4,c', 1�1 4l�TiV)N -liV �/ I��I Signed: If /../1 -5)-) ATTEST: Subcribed and sworn before me, allortary Public,in and for State of Washington residing • ¢ � 8-,� , on the in day o£ `72nU- / S c� MARILYN• `---"7",) ?a,le-4/ 47-1"7"74, ap • COMMISSION EXPIRE ) 0/29/J9 AFFIDAVIT OF PUBLICATION Lori L. Furnish first duly sworn on oath states that he/she is the Legal Clerk of the SOUTH COUNTY JOURNAL 600 S. Washington Avenue, Kent, Washington 98032 Légals . a daily newspaper published seven (7) times a week. Said newspaper is a legal newspaper of general publication and is now and has been for more than six months RENTON of Pusuc ADJUSTMENT prior to the date of publication, referred to, printed and published in the English language A Public Hearing will be held by the continually as a daily newspaper in Kent, King County, Washington. The South County Renton Board of Adjustment at a public the Journal has been approved as a legal newspaper order of the Superior Court of the meeting in the CouncilpfC Chambers, on on, PP 9by P seventh floor of City Hall, Renton; State of Washington for King County. Washington, on November 17, 1998 at7 The notice in the exact form attached, was published in the South County BRYANT0 to consider VthARIANCE' IANCE'g variance: 4 SETBACK VARiANCE� Journal (and not in supplemental form) which was regularly distributed to the subscribers LUA-98-159,V during the below stated period. The annexed notice, a Variance request from the required land- scape setback from an arterial street fron- tage for a proposed tractor and mower Bryant Setback Variance retail building.Location:500 SW 13th St. " Legal descriptions of the files noted above are on file in the Development I as published on: 10/30/98 I Services Division,sixth floor, Renton City , Hall.All interested persons to said petitions f areThe full amount of the fee charged for said foregoing publication is the sum of $27.43 Hearing invitedo to be presenteira the Public 9 9 9 to express their opinions. Legal Number 5345 Publication-Date: October 30,1998 Published in the South County Journal October 30,1998.5345 Legal Cler , South County Journal Subscribed and sworn before me on this day of ./00Y• , 19 Ce „, ..tiiiPlfr/�� GC � Q; ( .V 'a Notary Public of the State of Washington residing in Renton = King County, Washington i/' i j•H J eee a aeeeo s/lldidl•itt • RENTON BOARD OF ADJUSTMENT NOTICE OF PUBLIC HEARING A Public Hearing will be held by the Renton Board of Adjustment at a public meeting in the Council Chambers, on the seventh floor of City Hall, Renton, Washington, on November 17, 1998 at 7:30 PM to consider the following variance: BRYANT SETBACK VARIANCE LUA-98-159,V - Variance request from the required landscape setback from an arterial street frontage for a proposed tractor and mower retail building. Location: 500 SW 13th St. Legal descriptions of the files noted above are on file in the Development Services Division, sixth floor, Renton City Hall. All interested persons to said petitions are invited to be present at the Public Hearing to express their opinions. Publication Date: October 30, 1998 Account No. 51067 BOAPUB.DOC City r. ,anton Department of Planning/Building/Pt l._1Norks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 20As COMMENTS DUE: NOVEMBER 6, 1998 APPLICATION NO: LUA 98-159,V�9 DATE CIRCULATED: OCTOBER 27, 1998 APPLICANT: William Bryant PROJECT MANAGER: LESLEY NISHIHIRA PROJECT TITLE: Bryant's Setback Variance WORK ORDER NO: 78451 LOCATION: 500 SW 13th Street SITE AREA: 21,196 sq.ft. I BUILDING AREA(gross): 5,900 sq.ft. SUMMARY OF PROPOSAL: The applicant,William Bryant,seeks a variance from the required landscape setback from an arterial street frontage(Lind Ave. SW)for a proposed tractor and mower retail and service building. The code requires a minimum 10 foot landscaped setback from all arterial street frontages. The request is to reduce the setback to zero due to the elevated frontage of Lind Avenue SW to the subject property. A. ENVIRONMENTAL IMPACT(e.g.Non-Code) COMMENTS • Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use - Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet b I B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS ! L� l /? • cvAq t i (Ca,'-Y7 We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where add'' I information is needed to pro erly assess this proposal. - gnature of Director or Authorized R presentative Date Rev.10/B9 DEVAPPI.DOC City of--:.`on.`on Department of Planning/Building/Public- _-_,Jrks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: polite/ COMMENTS DUE: NOVEMBER 6, 1998 APPLICATION NO: LUA98-159,V� DATE CIRCULATED: OCTOBER 27, 1998 APPLICANT: William Bryant PROJECT MANAGER: LESLEY NISHIHIRA PROJECT TITLE: Bryant's Setback Variance WORK ORDER NO: 78451 LOCATION: 500 SW 13th Street SITE AREA: 21,196 sq.ft. I BUILDING AREA(gross): 5,900 sq.ft. SUMMARY OF PROPOSAL: The applicant,William Bryant, seeks a variance from the required landscape setback from an arterial street frontage(Lind Ave. SW)for a proposed tractor and mower retail and service building. The code requires a minimum 10 foot landscaped setback from all arterial street frontages. The request is to reduce the setback to zero due to the elevated frontage of Lind Avenue SW to the subject property. A. ENVIRONMENTAL IMPACT(e.g.Non-Code)COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major information Environment Minor Major Information Impacts impacts Necessary impacts impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services X Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet 3.05 CFS Annually The south portion of the city has been experiencing a high number of theft, so it would be suggested that additional security be provided for any open areas that will house expensive equipment. The commercial burglary rate is also above-average, so it is recommended that any large paned glass areas be reinformed with secuity film (brochure attached. ) During and after construction., appropriate No Trespassing signs should be posted (see B. POLICY-RELATED COMMENTS attached flyer for example. ) We believe the theft rate is high due to the unusually high number of trespassers in the area. Precautions should be taken to keep any unwanted individuals from entering the area when unprotected or unsupervised.. It is suggested that this commercial building be alarmed during nonrbusiness hours . C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposaL Signature of Director or Authorized Representative Date DEVAPPI DOC Rev.10/93 • • - The Benefits of Having Security Film Installed: What is Security Film? Security Film will buy you time. Most burglars want to get in and out of your Security Film is a thin polyester business or home quickly and quietly. If they sheet. When it is attached to a attempt to come in through a glass door,or glass door or window, it can make window, and the glass does not break easily, the glass up to 300% stronger! If the burglar may move on to an easier target. glass coated with Security Film is hit with force (like a brick, stone, (Before installing Security Film in a rented baseball bat, etc.), the glass may unit, contact the manager or owner for shatter in a fan pattern, out from permission.) the point of impact, much like a shattered car windshield might. The polyester film will hold the QUESTIONS glass pieces together and in place. In most cases, the impact will not How is Security Film Installed? result in a hole in the glass unless � excessive or continuous force is Security Film is attached to existing glass used. windows and doors. First, the glass is razor scraped clean. Then a special tool is used to Note: Security Film may not be cut the film to size. Because the film has a appropriate for all glass pressure sensitive adhesive, a hard plastic�� applications. Check with your squeegee is used to force the film onto the Security Film dealer for more glass. specific information about your What is Curing? needs. After the Security Film has been applied to the glass, it takes approx 5 to 7 days for the glass to cure (gain its maximum strength.) During this period, you may notice spotsi''on the glass pane. This will disappear as thei excess moisture dissipates. r IVY + L + .11- (?. /�Ii.S4 a' r• 'Akita,• ,! 22,4 ":1-.-(0. •'::nA;.,F . ' _1h , CLI ,.. ,i) t' `' o `0(14t."--c'\E1P/' ` .., Security Film ° '' for Doors and Windows Renton Police Department /.......-•:: ::i Crime Prevention Unit `::::. 235-2511 or 235-2571 --�., San �; <:® NM Garry C. Anderson .. MGM Chief of Police ., k s i : z ::'i:y i $':'•4^i:' A\ { Y x� Trespass 111111H4Lterjak..1the.' ,:UsiNEs Enforcement . . .... .:..:. :...:. .... ... WATCH• Quite often, business owners and managers are faced with crimes that occur on the property after the businesses are closed and the employees have gone home. Some of the crimes that occur are burglary, vandalism, graffiti, trespassing, drug dealing and robbery in the parking lots. There is a way for police and business owners to discourage these types of crimes from taking place on private property, and that is by enforcing the City of Renton's Municipal Trespass Code 6-18-10. In order for police to be able to make an arrest for Trespass, business owners or managers need to purchase signs and display them in conspicuous areas on the property. These signs need to include the following language: 1. Indicate that the subject property is privately owned and; 2. Uninvited presence on the specified property is not permitted during the hours the business is closed, and; 3. Violators will be subject to criminal sanctions pursuant to Renton City Code 6-18-10. MOST IMPORTANTLY-THE SIGNS SHOULD BE CONSPICUOUS FROM ALL POSSIBLE POINTS OF ENTRY TO THE PROPERTY,AND ALSO BE PLACED ON THE EXTERIOR OF THE BUILDINGS. This way when a suspect is arrested, he/she will not be able to claim as a defense that he/she did not know he or she was trespassing. EXAMPLES FOR TRESPASS SIGNS: • NO TRESPASSING NO TRESPASSING This is private property. Persons without specific No Trespassing after business hours business are not authorized to be on the premises between (insert specific times). Anyone on the the hours of(insert the hours your business is closed). premises after business hours is subject to Violators are subject to arrest and/or citation for criminal arrest and/or citation for Criminal Trespass pursuant to Renton City Code#6-18-10.. Trespass and/or impoundment of vehicle. Per Renton City Code #6-18-10. By enforcing the Trespass Ordinance, business owners and police will be sending a message to criminals that they are not allowed to conduct criminal activity on the property. In making arrests for Trespass, police may be preventing the more serious crimes from taking place. tiny COURTESY OF RENTON POLICE DEPARTMENT • � CRIME PREVENTION UNIT 4'`iN 235- 2571 City or Kenton Department of Planning/Building/Pubicc;-Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Ft VC ?'re1JPMA-twv COMMENTS DUE: NOVEMBER 6, 1998 APPLICATION NO: LUA-98-159,V � DATE CIRCULATED: OCTOBER 27, 1998 APPLICANT: William Bryant PROJECT MANAGER: LESLEY.NISHIHIRA ;A„O--l0 ;iFN,. PROJECT TITLE: Bryant's Setback Variance WORK ORDER NO: 78451 LOCATION: 500 SW 13th Street (1(',� 2 13 1,‘36 SITE AREA: 21,196 sq.ft. J BUILDING AREA(gross): 5,900 sq.ft. SUMMARY OF PROPOSAL: The applicant,William.Bryant, seeks a variance from the required Iandscape• eT'ack from an arterial street frontage(Lind Ave. SW)for a proposed tractor and mower retail and service building. The code requires a minimum 10 foot landscaped setback from all arterial street frontages. The request is to reduce the setback to zero due to the elevated frontage of Lind Avenue SW to the subject property. A. ENVIRONMENTAL IMPACT(e.g.Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts impacts Necessary Earth Housing Air • Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet f 14,000 Feet ,N i B. POLICY-RELATED COMMENTS AA rVII C. CODE-RELATED COMMENTS i We have re 'ewed this application with particular attention to those areas In which we have expertise and have identified areas of probable impact or areas where add''oval information is needed to . .petty assess this proposal. 71/.27/ Sig at e of Director or Authorized Represent a Date DEN. P 1.DOC Rev.10/93 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 1'lah Vev"w,Wa r- COMMENTS DUE: NOVEMBER 6, 1998 APPLICATION NO: LUA 98-159,V DATE CIRCULATED: OCTOBER 27, 1998 ��** �•� I ' O�IICIC]�'l9ClP APPLICANT: William Bryant PROJECT MANAGER: LESLEY ruSHIHimm- PROJECT TITLE: Bryant's Setback Variance WORK ORDER NO: 78451 Ns, e Z 100 LOCATION: 500 SW 13th Street SITE AREA 21,196 sq.ft. I BUILDING AREA(gross): 5,900 sq.ft4O.LN31:9 JO A.LI SUMMARY OF PROPOSAL: The applicant,William Bryant, seeks a variance from the required landscape setback from an arterial street frontage(Lind Ave. SW)for a proposed tractor and mower retail and service building. The code requires a minimum 10 foot landscaped setback from all arterial street frontages. The request is to reduce the setback to zero due to the elevated frontage of Lind Avenue SW to the subject property. A. ENVIRONMENTAL IMPACT(e.g.Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics • Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS C fro 4,tet • We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable Impact or areas where additional information Is needed to properly assess this proposal. lUOY U) In/Z11/411 Signature of Director or Authorized Representative Date DEVAPPI.DOC Rev.10/93 City of Kenton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: S k,iiirtax.e.1 ( fur. COMMENTS DUE: NOVEMBER 6, 1998 APPLICATION NO: LUA-98-159,V—$ DATE CIRCULATED: OCTOBER 27, 1998 APPLICANT: William Bryant PROJECT MANAGER: LESLEY NISHIHIRATh'OR itThr, SENT PROJECT TITLE: Bryant's Setback Variance WORK ORDER NO: 78451 OcJ �°ON LOCATION: 500 SW 13th Street 2 8 13tb�/�I �9 8, .,.. SITE AREA 21,196 sq.ft. I BUILDING AREA(gross): 5,900 sq.ff:`b fy II�� SUMMARY OF PROPOSAL: The applicant,William Bryant, seeks a variance from the required landscape setback TtlicSI1t��r�erial street frontage(Lind Ave. SW)for a proposed tractor and mower retail and service building. The code'requires a minimum-`IUffoot landscaped setback from all arterial street frontages. The request is to reduce the setback to zero due to the elevated frontage of Lind Avenue SW to the subject property. A. ENVIRONMENTAL IMPACT(e.g.Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major information Environment Minor Major Information Impacts impacts Necessary Impacts impacts Necessary Earth Housing Air Aesthetics Water LightGlare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS 10o GoWlWitt • We have reviewed this application with particular attention to those areas In which we have expertise and have identified areas of probable impact or areas where additional Information is needed to properly assess this proposal. vVrz(/1/1 I`7/Z9' 8 Signature of Director or Authorized Representative Date DEVAPPI.DOC Rev.10/93 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:--C S atte COMMENTS DUE: NOVEMBER 6, 1998 APPLICATION NO: LUA-98-159,V-\ DATE CIRCULATED: OCTOBER 27, 1998 APPLICANT: William Bryant PROJECT MANAGER: LESLEY NIIJRA PROJECT TITLE: Bryant's Setback Variance WORK ORDER NO: 78451 itk,n,-"Fkrrn� LOCATION: 500 SW 13th Street OCT 2 199 SITE AREA: 21,196 sq.ft. BUILDING AREA(gross): �`tp sq.ft. 8 III SUMMARY OF PROPOSAL: The applicant,William Bryant, seeks a variance from the required landscaAd sgt)tptck from an arterial street frontage(Lind Ave. SW)for a proposed tractor and mower retail and service building. The code requires a i1 m 10 foot landscaped setback from all arterial street frontages. The request is to reduce the setback to zero due to the elevated f br ntage of Lind Avenue SW to the subject property. A. ENVIRONMENTAL IMPACT(e.g.Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics • Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic./Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS 'Jo ohjeC604 -to eveoosec.( ✓a✓Iahce . Lod 4✓t S) ) O/ 6v. P. ct) wlr,Qtkt tt t-i , r ✓ov de, a /a- Se7)04ci4 --7eycv)'1? •tLre paveq s7vee,1 t tke i°vOefi y 1/cL. . C. CODE-RELATED COMMENTS A.)o C01M14i a. We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. fi„ a 10/20 Signature of Director or Authorized Representative Date DEVAPP1.DOC Rev.10/93 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: eLohoonitr Oevet.DIDWt€t.COMMENTS DUE: NOVEMBER 6, 1998 APPLICATION NO: LUA-98-159,V--C) DATE CIRCULATED: OCTOBER 27, 1998 APPLICANT: William Bryant PROJECT MANAGER: LESLEY NISHIHIRA PROJECT TITLE: Bryant's Setback Variance WORK ORDER NO: 78451 LOCATION: 500 SW 13th Street SITE AREA: 21,196 sq.ft. I BUILDING AREA(gross): 5,900 sq.ft. SUMMARY OF PROPOSAL: The applicant,William Bryant, seeks a variance from the required landscape setback from an arterial street frontage(Lind Ave. SW)for a proposed tractor and mower retail and service building. The code requires a minimum 10 foot landscaped setback from all arterial street frontages. The request is to reduce the setback to zero due to the elevated frontage of Lind Avenue SW to the subject property. A. ENVIRONMENTAL IMPACT(e.g.Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information impacts Impacts Necessary impacts Impacts Necessary Earth Housing Air • _ Aesthetics Water LightGlare Plants _ Recreation - Land/Shoreline Use Utilities Animals Transportation , Environmental Health Public Services • Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS Alb (,dmMc t' vc. C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where ad . nal i e 's needed to properly assess this proposal. ---i; . - \ L. -IOi/t� .7/9t Signature of i tor or Aut ' ed Representative Date DEVAPPI.DOC Rev.10/93 City of Renton Department of Planning/Building/Pubiic works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW. SHEET REVIEWING DEPARTMENT:Cumstwthum Semas COMMENTS DUE: NOVEMBER 6, 1998 APPLICATION NO: LUA-98-159,V-9 DATE CIRCULATED: OCTOBER 27, 1998 APPLICANT: William Bryant PROJECT MANAGER: LESLEY NISIiIRA PROJECT TITLE: Bryant's Setback Variance WORK ORDER NO: 78451 4�OpA 7. LOCATION: 500 SW 13th Street ®CT ma-s,ff,4 04l. SITE AREA: 21,196 sq.ft. I BUILDING AREA(gross): t08q.ft. 2B SUMMARY OF PROPOSAL: The applicant,William Bryant, seeks a variance from the required landsCaptyvgback from an arterial street frontage(Lind Ave. SW)for a proposed tractor and mower retail and service building. The code requiteilkspinimum 10 foot landscaped setback from all arterial street frontages. The request is to reduce the setback to zero due to the elerontage of Lind Avenue SW to the subject property. A. ENVIRONMENTAL IMPACT(e.g.Non-Code)COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major information Environment Minor Major Information Impacts impacts Necessary impacts Impacts Necessary Earth Housing Air • Aesthetics Water LIght/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS /46/4"4-416 /am, c We have j-dewed this application with particular attention to those areas in which we have expertise and have Identified areas of probable Impact or areas where =- tonal information is needed to p petty assess this proposal. [ ! r ignature of Dir or Authoriz Representativ ateU/1 � DEVAPPI.DOC,�E Rev.10/93 CITA_ JF RENTON r..IL ; - Planning/Building/Public Works Department Jesse Tanner,Mayor ' • Gregg Zimmerman P.E.,Administrator • October 27, 1998 Mr.William Bryant • Bryant's Tractor&Mower, Inc. 1300 Bronson Way North Renton, WA 98055 • SUBJECT: Bryant's Setback Variance Project No. LUA-98-159,V-B Dear Mr. Bryant • The Development Planning Section of the City Hof Renton°-has determined that the subject application.;is complete according to submittal requirements and, therefore, is accepted,for review. The date of Tuesday, November 17, 1998, at 7:30 PM, has.,been set for a variance public hearing to review the request for variance. The hearing, before the City of Renton's Board of Adjustment will be held in the Council Chambers on the seventh floor of City Hall, 1055 South Grady Way, Renton,Washington. . The applicant or representative(s) of the applicant is required to be present at the public • hearing. Interested parties are invited to attend. - • Please contact me, at(425)430-7270, if you have any questions. - • Sincerely, Lesley Nishi ira - • Project Manager • ACcf'TLm.DOC 200 Mill Avenue South- Renton,Washington 98055 ' , This paper contains 50%recycled material,20%post consumer r 1) ................................... ................................ PME al 11ices<DIVI•ION.--••<••••• < <><•><>>>> • >::>••----':<':'`• • • ..... . . ............... ............. .. ...:M. '. E ....APP CAT ... .... ... ..... .... . . :.:.:::I ;F..> _ ;;::::TION>` «<{<`'-`< >>f P"ERT':Y:+0'(A►'NitRRQ24ga .... FARM.. . Notes;;•#::there is fore>than otie egat O i ne •`.ease a tact ar add tional> nafarizel<fiiti3ster€ 1#pilcat� rx.#ar.ea h. �: .. � PROJECT OR DEVELOPMENT NAME: NAME: Bryant ' s Tractor and Mower Inc . W: illiam G . and Karen F . Brya.n.t PROPERTY/PROJECT ADDRESS(S)/LOCATION: ADDRESS: 500 SW. 13th St . 25100 Roberts Drive Renton , Wash . 98055 CITY: ZIP: KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): Black Diamond , Wa . 98055 H334040-4285-03 H334040-4147-01 TELEPHONE NUMBER: EXISTING LAND USE(S): 360-8862790 Vacant Land '` ``' PROPOSED LAND USES: NAME: Warehouse and Sales • COMPANY(if applicable): EXISTING COMPREHENSIVE PLAN-MAP DESIGNATION: Employment Area Va•1-1jr . ADDRESS: PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): Employment Area Val•ley. , •, , CITY: ZIP: EXISTING ZONING: • CA TELEPHONE NUMBER: PROPOSED ZONING (if applicable): • SITE AREA (SQ. FT. OR EGO: NAME: ` L PMENT p cvaaa • R °f LAN f W l'i�ia�m� G . Bryant 21 , 000 sq . ft . n'OFREN.!4N L ; • COMPANY(if:applicable); PROJECT VALUE: OCT 1 5 '998 Bryant , s Tractor and Mower , Inc . $100 , 000 REcE!v ADDRESS: • IS THE SITE LOCATED IN THE AQUIFER PROTECTION AREA? 13oo Bronson Way N . • No CITY: Renton , Wash . 9 EU 55 IS THE SITE LOCATED IN ANY OTHER TYPE OF ENVIRONMENTALLY SENSITIVE AREA? TELEPHONE NUMBER: No 425-255-3478 • , ; ... :. .:::.PROPERTY:::> Attach:;.aa= �. _� ... ........�................ .1......................:.:::::::.::::. • Lot 41 through 45 , Block 26 , Hillman§ Earlington Gardens # 1 • less st. Hwy . Lots 18 , 19 , and 20 , Block 26 Hillmans Earlington Gardens #1 • ANNEXATION $ SUBDIVISION: • _ COMP. PLAN AMENDMENT $ • _ REZONE $ _ LOT LINE ADJUSTMENT $ _ SPECIAL PERMIT $ _ SHORT PLAT $ _TEMPORARY PERMIT $ _TENTATIVE PLAT $ _ CONDITIONAL USE PERMIT $ _ PRELIMINARY PLAT $ _SITE PLAN APPROVAL $ _ FINAL PLAT $ GRADE & FILL PERMIT— $ (NO. CU. YDS: ) PLANNED UNIT DEVELOPMENT: $ VARIANCE $ (FROM SECTION: ) _ PRELIMINARY WAIVER $ _ FINAL _WETLAND PERMIT $ ROUTINE VEGETATION MOBILE HOME PARKS: $ MANAGEMENT PERMIT $ _ BINDING SITE PLAN $. SHORELINE REVIEWS: SUBSTANTIAL DEVELOPMENT $ CONDITIONAL USE $ VARIANCE $ EXEMPTION $No Charge _ ENVIRONMENTAL REVIEW $ REVISION $ I, (Print Name) ,declare that I am (please check one)_the owner of the property invol�(�d .i pplication; the authorized representative to act for the property owner(please attach proof of authorization), and that the foi�eQ.d'n��d r8nd answers herein contained and the information herewith submitted are in ell respects true and correct to the best of my kno.*.��sOtid• " i`` . • #digpvt . -04 • ATTEST: Subscribed and swgrr=talbWr �neia(�fbtir�y, i}ih7ic,in and forth9 State of � resrd et. Y k riataw (Name of Owner/Represent tive) / !�,_� (Signature of Owner/Representative) gyp , � (Sig ure of NotOri Public) ,b1-1/4 .. .......: . M.H#'..... P#3t7......FP.....P:R.....RYMP..:.. . ::.:::::.::...::,.:::...:.::::::::.:::::.::::::::::::::»:.:::::.:..::::::::.:::::::.:... .........:...................:...................... ... MASTERAP.DOC REVISED 8/97 I. , BRYANT'S TRACTOR . OWER • "Your Commercial Equipment Specialist" I ., 1300 Bronson Way N.,Renton,WA 98055 li (206)255-3478 Fax(206)227-4225 �of�� City of Renton Development Services Division Variance : 6 . Project Narrative In reference to the City of Renton' s Arterial Commercial Zone (CA) Section D. l .a. front street setback, we are requesting i that the street setback for our lot , located west of Lind:.Ave . be reduced to zero feet . The current address at the site is - 500 SW. 13th St . - - - - Our request is needed because of an entrance on the east side of our building that opens into the 10 feet setback required on Lind• ;- . ; Ave. SW. , a public street . Where this side of our lot meets Lind \ • ' Ave : SW. there is a steep enbankment of approximately 30% so there . ' • is no access from Lind Ave . SW.because of the Lind Ave . overpass _ __ _ over I-405 . The access to Lind Avenue is at SW. 12th St . SW. 13th Street also dead ends into the enbankment of i Lind Ave.. SW. Recently 13th St . east of Lind Ave. was vacated to make the property available to Good Chevrolet . Also, there is - no alley east of Lind Ave . between SW. 12th and SW. 13th streets . r . , ;,- , ', For the reasons stated above , we ask that the setback be reduced to zero feet on the east side of our lot . We also ask that we be allowed to groom the land on the east side of our lot next to Lind Ave. . Currently on our site there are no improvements to the land. Our site is basically level with the only steep slope being that created by the Lind Ave . overpass . The soil type is a yellow-brown to dark brown sandy silt with • some gravel mixed in. During the time we have owned the land we have experienced good drainage on the property. i " For the size and the use of the property see attached description on Site Plan Approval, Item 9 . The property covers - - -- 21 , 396 square feet . 0ffsite improvements are to follow city standards for side- ' walks, sewer, water, fire hydrants , and other . Total costs are estimated as follows : building construction-- ' $100,000.00; Land Purchase--$200,000.00; Miscellaneous--$40,000.00: . . -... -- The total cost is estimated at $340,000®OOFLOPMEl`�TPLI;P�;�,';,Li -= .- CITY®f RENTG; OCT 1 5Q8 . . , . .. ,. ... .:: ‘ RECEIVED ;42 — _ _ __ • • `JONN DEERS/ Nothing Runs Like a Deere _ .. I BRYANT'S TRACTOR ARNIVER "Your Commercial Equipment Specialist" • 1300 Bronson Way N.,Renton,WA 98055 • * (206)255-3478 Fax(206)227-4225 F SITE PLAN APPROVAL, 9 . Site Size : 100' • deep X 135 . 96 ' frontage and 78' X 100' Location : North side of SW. 13th St . west of Lind Ave . SW. Current Use of Site : None Special Site Features : Site is level Existing Structures : None Proposed Use : Sales and service of John Deere small tractors and lawn mowers Name : Bryant ' s Tractor and Mower , .Inc . Improvements : Building Height 24 ' Width 50 ' Length 78 ' Total square footage is 3900' Coverage of lot : Paved with asphalt for access and parking Access will be from SW. 12th St . CE ]RE Nothing Runs Like a Deere° • BRYANT'S TRACTOR &MOWER "Your Commercial Equipment Specialist" 1300 Bronson Way N.,Renton,WA 98055 =� ... - - f�fil • (206)255-3478 Fax(206)227-4225 � `' Y J .'SUS\0. „AN 3 City of Renton Development Services Division 18. Justification for the Variance Request ,_.. a. Would limit the use of the property because of its . __ -. small size . -- b. Would cause relocation of the building further west and would interfere with required space needed for parking • on the west side of the building. c. Could require scaling down the size of the building in order to get the required parking stalls . d. Would eliminate service and shipping door on the east side of the building because the exit area would be into . the variance area. . e. The setback area is out of sight from Lind Ave . f. The setback area would be 10 to 20 feet below street level . ` g. The setback would be up against a steep bank that cannot be used b• y` the public. h. The lot in question is an end lot , depriving the owner of ' athe use of the property. If the lot was between property - .. .._ owners in the CA zone the owner would be able to use the property up to the property line . i. The property owner to the east of Lind Ave. is not required to have a setback from Lind Ave . - j . The size of the business requires the land it has purchased. , k. This purchase was made based on requirements of area needed to run the business under John Deere Sales and Goals . The - 10 foot setback from Lind Ave . doesn ' t allow us to meet John ---- Deere requirements , thus creating a hardship for us as a dealer in operating and meeting manufacturer requirements . . i t \+ y• ; n s^ e,1;\f r.v1 9 soi.: V,V.:,--.-,‘'-- --- , .,.. ..__ _. HN DEERE Like Nothing Runs L e a Deere® • CORPORATE OFFICE ASSOCIATED 911 Fifth Avenue,Suite 100 AilaSI EARTH Kirkland,Wa ihingtan 98033 SCIENCES, INC01 )(425)FAX 827-5424 BAINBRIDGE ISLAND OFFICE 179 Madrone ane North February 4, 1998 Bainbridge Island;WA 98110 (206)780-9370 Project No. G98024A FAX(206)780-9438 der y/Qfi //r / t^0 c r /-i o cv elm 1300 Bronson Way North Renton, Washington 98055 Attention: Mr. Bill Bryant Subject: Limited Liquefaction Assessment and Geotechnical Engineering Report Proposed John Deere Building : SW 13th Street and Lind Avenue SW ' ` rJ ; ., J Renton, Washington Or; Reference: Associated Earth Sciences, Inc. :.y� `ia` 8 Report No. G95190A, dated October, 1995 for �Vr_ Good Chevrolet Dear Mr. Bryant: As requested, Associated Earth Sciences, Inc. (AESI) has completed a limited liquef;ction assessment and limited geotechnical engineering report of the subject site. The purpose o f our study was to assess the site's potential level of liquefaction hazard and determine whether . pile- supported foundation is required for mitigation of this hazard. As per your instruction , our study was completed using the soil conditions discussed in the above referenced AESI geotechnical report to support development of your project. No subsurface exploration if the subject site was completed. However, it is our opinion that due to the close proximity f the Good Chevrolet site, similar soil conditions should be present. The results of our assessment indicate that the liquefaction hazards presented in the refe -nced report could be mitigated to some extent for this project by supporting the building on a s u aural fill pad and using a grade beam foundation to minimize the effects of differential settle ent. However, some potential risk for liquefaction induced differential settlement and the res Icing structural damage would still be present. Project Description Based on design plans provided to AESI entitled "New John Deere Sales Facility" for B ant's Tractor & Mower, Inc., dated September 15, 1997, by Zanotti Associates, Inc., the p oject will consist of a single-story, steel-frame building with slab-on-grade floors. The build' g will measure 76 feet 8 inches by 48 feet 8 inches. The western portion of the structure will ve a mezzanine. The building foundations would consist of conventional perimeter spread footings with individual exterior and interior column footings. The remainder of the site wo Id be paved and landscaped. Site Description The subject site is Iocated northwest of the intersection of Lind Avenue SW and SW 13' S eet in Renton, Washington. The parcel is bordered by the Lind Avenue SW overpass emb. a • ent to the east, small businesses to the north and west, and SW 13d' Street and a vacant paved lot to the south. A drainage ditch is located along the east property line at the base of the street embankment. The site is trapezoidal in shape and measures approximately 100 feet in the north- south direction by 140 feet in the east-west direction. The site has been cleared of tre s and vegetation and appears to have been recently filled to level the parcel. The leveling operati•n has resulted in raising the ground surface about 2 feet higher than the surrounding grade on th= south side but little or no elevation gain on the remaining sides. Subsurface Conditions As discussed above, subsurface soil conditions have been inferred form the above refe enced AESI geotechnical report, completed for the Good Chevrolet property located immediate ' east of the site. We anticipate that the original ground surface of the site has been modified by recent placement of up to 2 feet of fill soils. Other older fill soils may be located on-site bu their presence or absence is unknown at this time. Underlying the fill, the natural sediments likely consist of two units. An upper unit encountered in all seven borings at the Good Chevro -t site consisted of damp, yellow-brown to dark brown, mottled, silt, sandy silt, and silty fine s+nd to fine sand with scattered gravel. Locally, clayey silt was encountered. The uppe unit extended from the surface (or beneath the surficial fill) to depths of 3 feet to 8 feet. In the Good Chevrolet borings, a brown to gray, fine to medium sand to sandy grave with scattered wood debris and local thin silt lenses was encountered beneath the upper se.iment unit. The lower unit extended to below the 34 foot termination depths of the deep=r soil borings. Loose sediments were encountered in samples driven at a depth of 7-1/2 to 9 eet in EB-1, 12-1/2 to 14 feet in EB-2, and from 22-1/2 to 24 feet in both EB-1 and EB-2 See attached boring logs for Good Chevrolet. Both the upper and lower units are interpreted to represent geologically recent . uvial sediments deposited by the ancestral Green/Black Rivers as the valley filled in. The lower unit reflects deposition in a higher energy depositional environment near the stream channel, here the upper unit is a low energy depositional environment typical of overbank deposits. Hydrology No surface water was noted during our walkover of the subject site. However, wate was flowing in the drainage ditch along the east property line. What is interpreted as a re:ional 2 water table was encountered at a depth of 10-1/2 feet in the Good Chevrolet boring We would expect similar ground water conditions at the subject site. Fluctuations in the el=vation of the water table are expected to occur with seasonal variations in rainfall. During e late winter months we would expect the water table to be several feet higher than during the t me of our previous field study. Also, since the uppermost soils are primarily fine-grained in i ature, we would anticipate areas of standing water to be encountered following periods of rain. Liquefaction and Settlement Potential In evaluating the liquefaction potential at the site, we have used an analysis method dev loped by Seed and Idriss as presented in a study titled "Ground Motions and Soil Lique laction During Earthquakes". During evaluation of the Good Chevrolet property by AES , this analysis procedure was used to determine that a zone of saturated loose sands, locate• at a depth of 21 to 26 feet below the surface grade, has a high potential to liquefy during a .trong seismic event. A maximum credible design earthquake loading with a horizontal :I ound acceleration of 0.2g was utilized. Our current analysis indicates that volumetric strains on the order of 3 to 5 percent of the liquefiable soil unit thickness may result in fou a ation settlements in the range of approximately 3 inches, with differential settlements acro.s the building site in the range of approximately 1.5 to 3 inches. However, depending upon the magnitude of the earthquake and its location relative to the site, greater ground accele .tions are possible. Larger ground accelerations increase the likelihood and extent o soil liquefaction, with a corresponding increased risk of larger settlements. In addition to potential settlement related to liquefaction hazards, the site may also contain surficial fill and natural soils which may settle under the proposed building and pay-ment loads. Site preparation recommendations contained in AESI's Good Chevrolet report Should be followed, as applicable, for this project to help mitigate these settlements. Should yo have any questions regarding any of the recommendations, .you should contact us for clarific.Lion. Exact estimates of potential project settlements would be dependent upon site specifi soil conditions. However, based on the data from the Good Chevrolet site we estimat• that foundation settlements would be in the range of 1.5 inches with differential settlem;nt of approximately 0.75 to 1.0 inches, if unmitigated. Typical mitigation techniques for liquefaction prone soils include dewatering, overexca ation and replacement, ground densification and pile foundations. A pile foundation is th= only alternative that would be feasible for this project, given the size and location of the s• i cture and the high regional ground water table. However, we understand that you would 1 e to avoid using piles for this small, metal-framed structure, and are willing to assume any r sk of damage which could occur given the right seismic conditions. Provided that the structural engineer for the project verifies that the building can withs od the potential settlements discussed above without causing a safety issue to the inhabitants, it s our opinion that the structure can be founded on a spread footing foundation as desig ed. However, since the actual settlements will vary depending upon earthquake magnitude . d its proximity to the subject site, we recommend that the building be placed upon a thin stru tural fill pad as discussed below. This fill pad will help to reduce potential settlements for the 3 foundation and floor slab, and during its construction will allow for improving any undesirable soil conditions that may be encountered. Recommendations • We recommend placement of a structural fill pad to help mitigate p• ential settlement of the structure and floor slab by reducing and spreading the loads onto the site soils. Once the site has been prepared in accordance with e site preparation recommendations contained in the Good Chevrolet repo , the building slab area should be overexcavated a minimum of 16 inches 'below bottom of slab grade and the footings should be overexcavated a minimu of 2 feet below bottom of footing grade. The footing excavations must exten. for a minimum distance of 2 feet beyond the edge of the footing. The expose, soils should then be compacted to a dense, non-yielding condition, preferably ith a hoepac or a minimum 20 ton vibratory roller. Any soft or pumping areas should be further overexcavated to firm soil and backfilled with ap•roved structural fill. Once the subgrade has been approved by the geotec •'cal engineer, 2 feet of compacted structural fill should be placed under all footings and 1 foot under the concrete slab. All structural fill should be plat ed in accordance with the recommendations and compaction criteria provided our Good Chevrolet report. • Once the structural fill placement has been completed and approved, th• slab area should receive a minimum thickness of 4 inches of washed pea gravel to act as a capillary break. A heavy duty polyethylene plastic vapor barrier •hould also be used under floors likely to receive an impermeable floor finish or here passage of water vapor through the floor is undesirable. • Spread footing foundations, to be placed atop the structural fill pads as des ribed above, can be designed using an allowable bearing pressure of 1,000 poun's per square foot (psf), including both dead and live loads. An increase of on;-third may be used for short-term wind or seismic loading. Perimeter footings 'hould be buried at least 18 inches into the surrounding soil, or have soil b rmed against the footing to provide the 18 inches of burial, for frost prot-- tion; interior footings require only 12 inches burial. The area bounded by lines extending downward at 1H:1V (Horizontal to Vertical) from any footing must not intersect another footing or intersect a filled area which has not been compacted to at least 95 percent of ASTM:D 1557. • Lateral loads can be resisted by friction between the foundation • • the supporting soils, or by passive earth pressure acting on the buried porti•ns of the foundations. The foundations must be placed "neat" against the e Fisting soils, or backfilled with a compacted structural fill. We recomme • the following design parameters; 1) passive equivalent fluid = 250 poun•s per cubic foot; 2) coefficient of friction = 0.30 4 • All footing areas, subgrade and structural fill should be inspected by • SI to verify that the design bearing capacity of the soils has been attained . d that construction conforms with the recommendations contained in this repo and our previous report for Good Chevrolet. • All drainage recommendations contained in our report for Good Ch=vrolet should be followed. If you have any questions regarding this matter, ',lease contact our office. Limitations This report has been prepared to aid in the development of the subject site. Within the limi .tions of scope and budget, our conclusions and recommendations have been prepared in acco dance with generally accepted geotechnical engineering principles and practices. We make n• other warranty, either expressed or implied. As per the client's request and full understand I g of potential risks our conclusions are based on the results of our interpretation and extrapola pion of subsurface conditions from the Good Chevrolet site located one block to the northeast No explorations were performed on the subject site to verify subsurface conditions. If conditic are encountered that appear to be different than those described in this report, we should be n.tified so that we may review and verify or modify our recommendations. Closure We hope this information meets your present needs. If there are any further questions feel ee to contact the undersigned at(425) 827-7701. Sincerely, ASSOCIATED EARTH SCIENCES, INC. Kirkland, Washington 4,04Mc41l Gov wAsifi^C Qom(. ./, ',�GISTVN- 2/ 49$ $sfpNAL' I EXPIRES 2(2/`I 1 loers P.G. G. Aaron McMichael, A , P.E. Principal Senior Project Engineer AM/Id • G98024A1 1/20/98-W97 5 **************************************************.************** City of Renton WA Reprinted: 10/15/98 15 :48 Receipt **************************************************************** Receipt Number: R9806231 Amount: 506 .40 10/15/98 15 :47 Payment Method: CHECK Notation: #4756 BRYANT Init: LMN Project #: LUA98-159 Type: LUA Land Use Actions Location: 500 SW 13TH ST Total Fees: 506 .40 This Payment 506 .40 Total ALL Pmts : 506 .40 Balance: . 00 **************************************************************** Account Code Description Amount 000 . 345 . 81 . 00 . 0019 Variance Fees 500 . 00 000 . 05 . 519 . 90 .42 . 1 Postage 6 .40 i .