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HomeMy WebLinkAboutLUA86-116 Immummiumoriminr! r--.- Se**1 Ain-n. MI I i 1' 13 qin _- , CP Al 1131 • _1111 '' i -\ __ _....'agi_. . . ..._. L idlr_.r ____ :.7 , P P -......-- _—I- ' .„ . 1 I, 4 ! ",,,• . . .4•,, . - . i 4' l:: ^, 4,f„'ff•, fir, tilt, c �/i r op ....i.t,.11.. 4,4,,114:-,s,r •ys /r.}`, 43 . . . :•. ,3 i , {r.r: •, r 1 LA `n: .. ' '1,, kir:06. 1 re+r-dil.. I , % ems;; ' % _ K 1r>- t` - , i 1 , • i , I i* • e tk 1/44 mot, 'le ' . 1A , tr- i • I • S. Or 1 ii4 t', -s'- . - IAi. i 1 UM ARCO ,p Regular 75/ Unleaded ' 77t III Sell Serve Gasoline i. Super Unl. 4 95i . - -� Self Serve Gaspe. i. . a6 • o y -' '1 . •r .,-. i immili ii7A11.... ..... . . _ _ . . _ . , II III , ., , . r f r ' . A !r iati. r_i - • s`.fit r "'*FilW'ti f WIP. r .1.1..... ...... . — _ 1'•i •••. a. 1 ' '• .1h . 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Otte t t D t tit f I t t t t BEGINNING OF FILE : The City of Renton depends upon the Cedar Potential contaminants include the following: >•....-1 River aquifer for up to 85%of its water supply. • Poisons • Antifreeze This aquifer lies in the Cedar River canyon near • Pesticides,herbicides • Household cleaners �� //� 1-405 and the Maple Valley highway(shown on PROTECT YOUR • Paints, solvents • Detergents map as most sensitive area). • Gasoline, fuel oils • Acids, salts As much as 14 million gallons per day is • Lubricating • Sewage, manure WATER SUPPLY pumped into the City's water system from five oils, grease • Other hazardous wells located near 1-405.Water in the aquifer is wastes replenished by precipitation above the aquifer, Good ecological housekeeping dictates proper by underground flow from the Cedar River,and disposal of these and other contaminants regard- by overland and underground flow of precipi- less of where you live.However,ifyou are in the tation from adjacent drainage areas(shown on sensitive areas indicated on the map,it is panic- 4s7, the map as more sensitive and sensitive areas). ularly important to the City of Renton's water - 1 ,;"'w Contaminants can enter the aquifer by any of supply that you: these replenishment routes.After contaminants DO NOT .1-3 have entered the soil, groundwater,or stream • Dump or spill these materials on the ground �\ flows, they are extremely difficult to remove. or into sumps. _� They do not'Just disappear";most do not break • Dump or spill these materials into gutters, ti ' down into harmless constituents, and small storm sewers, open drainage courses, or Z amounts of contaminants can render large ponds. / '..; , amounts of water undrinkable. • Dispose of these materials in your septic tank The Citycurrentlyenjoys high qualitywaterfrom or garbage can. the Cedar River aquifer.No treatment is required, • Allow fuel or heating oil tanks to leak onto or ����i�t��,, �� except chlorination to ensure total disinfection. into the ground. - / / " Please do your part to protect Cedar River water DO // v���� quality. • Dispose of these materials only at approved collection points. • Call King County Health Dept. (228-2620 or 587-2722) for information about collection points. • Call City of Renton(235-2631)to report spills City of Renton of these materials or to request additional Water Department information. • Check your home heating oil or fuel tanks and pipelines for leaks. • Check your septic tank and drainfield for proper operation. AR To r , .�. ''!ice ` �� ¢ - �•• . _ • - __ ___ _ iii \ i. _ Il Ie l i TraijEr�. •I � • • ��, , ��i- � , `i gM/ -�__ r �mg ;.• i . Par_ •�.•° - .BM IIB • .. ' • 1tc, -- 't =.''/,--I J \.2 ttpi� • n 0`II •t' 1z?11' L • I 1i . "'" r ,\ . ; :4",,e. . ..,1.......... . .___:Liii. l I S../ .---. - \ ,k‘J___._.--1.. i uin j `� • I • \ :,p r'%. . eftlik_ . 7 ilk .. ,, ...... ,I., , I , , ,, ./0, .4r="=--,-7=7:- ---,•• •a06 \ \O". .04 ...,,,:—.... :.: .•:1 : - 6i1)16It'i .*. It 7 KL / I ei 'q�l his ' aaSPE YE;' :IIlil Cemi ; �; n i, '• • __._ • Park _��� � 1 � ` �� ta. f� 11 , ' ---- ' , ''‘Y,-t - i-. ' 1 5,filitiON* . 1 c. • is:: ,. .' I ,ail` ; ,. I 4II •',17`� I , .. = r t I h��i�, I��` 1 ..R t r� 1 A .',\II";t � � I • , • 1r • s� I 1 ,<1. mo o d`-1 t..\,,,.. ‘,--- - _ T7 wdr��� I' _l I R 1 l" -\.________ • s i r � I cos sI t � r � ° � tr ,. - 56.1 • ��' — e- �r 11 j o- �.1 0• j•j��e -_2� V, Ip` .��• j • q ' llGiiw -_ .. ii‘\ b. ,..., , 0.- . 6.5 N \'‘: A, 14,,\ i „,,u-44,,, ,, ir r", ,'...,___) t riff II fr - 4 ▪ ; . . .s. \\''\' ' ''' \\-•sa,. ---,....'s .=\:---' ——- \':-.N.tts, lik*kilki \ 1‘ fle7alk, Fr , kik \ ,vj ,... \\iquil6 7 '--- "": ' ----:-----, Ii \ .•.. .till_ II MIL-vimfarfit*e* \` ..alifilifilir _..r -_ __t�iii,.. .. - �� ��t Ma ,B 2 `\' �z1B M 4'o / ( )I I'� �4 pi L�. ti. � �ij� Y'° _ LEGEND --� At I" 11 • r ' 4- "if- ' city Wells ICND1 F P ti�� �--i IL ' ,.; , ,`��X\ sensitive Area Scale in Feet I I lb —ivi i''•• . / i , „. _,+ . . i �, ■ more sensitive Area 0 1000 2000 ( � 2• —\ T. \ 7:i - ''ic i l,; Most Sensitive Area i i j F 0 ' Atnc ILj' _ ,—_, , _.. fr I\ r' hi i S{ „T" , . LIMIT OF RENTON �1 c'-'7- t, \ -ji' Ir's-ir--„ 1` << ti" l , ; r i s ,.� F,,,, i iP CEDAR RIVER ti r' i j I ', 3.', it . AQUIFER % : ♦• i I. ji ri �' �,�?+ � ,,• `� .` €i . L r �, !} WELLS �` ti • ' ,, • _ J / _,{fit'} p ten.. ( \`. �.\ �' , J� jI t..ii ♦jt'y�'.t�..� i.. i j. .TF3 'I •''. r. �.\4`\ a WELL 9 • ' t ern I 1' -' I. . c:r s 1.,,....:,. ., 41? i I it WELL 8 . � ! may ` _ WELLSI &2�y �:, � I i 2.4,,, . A. r ,:,,, , „It'A.,":,..,1-00,:../.....44.`"'t,.) _ . 4. —yam.. „t Tpi \ • • it_; �� •S♦. j ., i. ' -_::lh i • �..l,i .�:< - •.;re :w W..resin .t + ♦. ..M • ,e. ^ . r �r•�•r t ` ; ♦ : • :.♦ _i • 1,11 '11 IN I h L . •.w.. V1 P :�a aw a. _ °, n;r` LIMIT OF RENTON ''..1 la .,,,' ' f """ • • CEDAR RIVER I ! `-' . "::�4 1r art? _ AQUIFER iu.___A_____Jt___,,j , ,. ...../1101111.....•WIN111riA. -\ * .4"1".'41 4.4 ii ii Ilk • LLL��� 1111C7'"""""""W".'71;.'.11"'":e'C‘''I.' 11::::'-47.4..2:4':‘'1k.*-:.111H, s''...:1:11:-... .-,......1714s.;::. ii7.-7:::::-:,,_,,.„ wihk • W. tL•••• ..•.," . ... ... Sitif w..-...^"^^^'ti.......;:w'ww.,• ,: t •M' •_:it \ , ■'. ■ '■ 11 �+'�- ...•a--.-._. _ i. - - - -- - w•r.wn- ` • ' i .. i .■ tom■ ..! LEGEND .......... .. 1 ,.. ., QUA, ALLUVIUM '. QU, PRE VASHON ( j QVR, VASHON RECESSIONAL FIGURE ��•+•�• DRIFT ( ( OUTWASH + `+ TP, PUGET GROUP ;% it0,ia,,,, TA, ANDESITIC Source: Washington Wacer Supply Bun .•r "'='''�'`�''+ VOLCANICS -- 9 pP v Bulletin 28 itilrhipieolo9i --•= QVI VASHON ICE500 0 500 1000 1500I I - CONTACT �7 QVT, VASHON TILL ■ 111111110111 SEE DRAWINGS) L'.Yv .L .D .��� • on OF RENTO INTEROFFICE MEMO • 'IIIN --- 61989 RECEIVED CITY CLERK'S OFFICE TO: 'ilsMAXINE MOTOR, CITY CLERK - DATE: JANUARY 26, ,g'.;r;, FAA FROM: --':`' JERRY LIND, PLANNING DIVISION SUBJECT: ARCO MINI-MART-3rd/4th and Jefferson Avenue N.E. Olga FILE NO. CU-116-86 lam Please find attached, photographs recently taken of the CD above referenced project. This office had been notified ' gig that a number of the trees on the site had died and we had . notified the applicant that replacement was necessary. C1113 - Landscaping .has been replaced on the site and these photographs mem for the file, illustrate the restored landscaping. orre-op RENT =. . • 1.mq is 0 1M9 t4Cfmm I&OFFICE 1 BARGHAUSEN CONSULTING ENGINEERS, INC. "Land Planning, Survey, and Design Specialists" 1 February 3, 1987 CITY OF i EN T O 1 EA 7 D FEB4 i 7 Mr. Don Erickson Zoning Administrator BUILDING/ZONING DEPT. City of Renton Building and Zoning Department Renton City Hall 200 Mill Avenue South Renton, WA 98055 Re: Proposed Free-Standing Pole Sign to be Located at the Proposed ARCO AM/PM Mini-Market Site Between N.E. Third Street and N.E. Fourth Street at Jefferson N.E. ARCO FAC No. 5362/Our Job No. 1964 Dear Don: , In response to our brief conversation regarding the sign on this site, I have recontacted ARCO representatives and discussed with them your preference of a double- pole sign versus a single-pole type as I had originally recommended as an option. Enclosed for your review and comment, are four (4) copies of the standard ARCO AM/PM Mini-Market sign which best meets the recommendations which you had put forth. As you will note upon comparison with the previous sign submitted with our Conditional Use Permit, the new proposed sign is 46 square feet smaller per face. You will also note that the ARCO logo and the AM/PM logo have been combined on a single face instead of two separate faces as had previously been submitted for your approval. The previously submitted 150-square-foot-per-face sign was to be placed at a height of 28 to 30 feet. The new proposal would reduce the sign height to approximately 23 feet 9 inches. Please review the enclosed drawing and advise me as to the acceptability of this sign design and size to meet the staff's concerns and conditions as outlined in the previously prepared staff report for this project. 6625 South 190th, #102 • Kent,Washington 98032 • (206) 872-5522 II Mr. Don Erickson Zoning Administrator City of Renton Building and Zoning Department -2- February 3, 1987 I would like you to thank you for taking time out of your very busy schedule to meet with me last week to discuss the conclusions of the hearing examiner and his subsequent denial of the Conditional Use Permit for the above-referenced project. I found your thoughts and comments very enlightening, and I very much appreciate your candidness and support of our application. At this time, we are in the process of preparing an appeal of the hearing examiner's decision, and will submit the necessary documentation to the city clerk prior to the Thursday, February 5 deadline. A Preliminary Grading Plan is now being prepared for this project for your review, a well as that of other responsible Renton officials. My discussion with Mr. Ron Olson of your Public Works Department also was very enlightening as to the city's position on protection of the aquifer, as well as the design elements of the future underground tanks which will be appropriate for this site. I have been recently advised by representatives of the ARCO Petroleum Products Company that additional containment systems beyond that of the double-wall constructed tanks are available, and that these plans can be made available to you and Mr. Olson in the very near future. Again, thank 'you for your time last week, and I look forward to working with you further on this project, as well as other projects which our firm may present to the City of Renton. Respectfully, #7/s Gam/ - Will Wolfert Director of Planning Services WW/sm C223.01 enc: (4) ARCO Standard Sign Drawing No. 394 cc: Mr. Walter Tubandt, ARCO (w/enc.) Mr. John F. Lacey, Jr., ARCO (w/enc.) • LANDSCAPE PLAN LANDSCAPE NOTES " N.E. 4th STREET > t • / .. , '^ r� .0 : r "._n.., Ot � � . / \v � // LAM > aa Vin W` ` ° rr .r « . V a OC* / ' moy 02C, , uwN r/ - � / //' \11 / /:v... .r ,. :tea^ `,: =.. a� yin --- ( \ ) \ \ \ I 111 - 4.00, • v _ v. 0 CC in 1lk ,g4301 . . n... CC ill / / "" m %, , DECIDUOUS TREE PLANTIND m. e..oi..w.n , .r i,�4 rn Os �� /I/ .r_rre. .r_«...,....,. 7 sIF.11 / r 9 Ali '' ., /l / / LANDSCAPE SCHEDULE;, IR,. • 'Oli ": ), ..,..... .� . z 7/,� � �\ / -`(MO�aL 0bfa1.11441./laMMb4l aWN'{ 512E RE!-�41CKS/ NAr E5'___._ . / , ?Gc¢Rue,.-_,F.,, (0 2i4'2k,A 3E,0a<,1,-.,,&-!eI.., ; #10= .• i .:1-.) .;:-..TA✓?21oi:- ZYD 2aA:. ca��,4^RA,.!13iA2 e.:AL,NCQ =jO ®„.. \. ifr- , / /,/�Y oaL'A/TAV.:dh,pcF. J +a` ,O / .R.,,,- .. . �i•.,„.`q'tRe....CAL-,^2.11.,-..,, EA av4L coNr I`�.ircc..l.>,-iP••a.::A a. 0000 00 14:A FF4LERI/ 21 $C='6C,1' 2KB GJ;.L,'GS'u=i5 Vg.'_/xEARso , I ^\ /� ?��vy'� // / / �� PINUP.NiE>R4/ I( Q 1- 1 � \ Q '> / // a�. aWN P 6H'.Na FhLi1r,1iA.,.).�>S:Ac .'.......T� V W Z 1 PP.JNUh hSR(t`1.6.TA 11.0... �' ,c9 • •:N- /'/ KWA.NZAN% NEB io 2'h'u.:. >3�2'v.'v IN.O,.EAR TO W?SRA:-2,AZiE'F. 2 m f/1 Z 1 -pA- /1� / / = F:µacco6NO' S6 44'-&+.i{. 6:.F:1 4'h?Ap,.b cc.1:,G 68.:. F'Y-Ea aW to _- > • .. , / / / 2'(coM ps.c::a)eae.c lu A::P-Ar.cn�r�arrco Z / / CAIIXMICOVFA PLUMB DETALL / q 1100._.,-,,. ' C'-' . /X/ / ' ,IFS....1..'1=::::::1 fr .//';' • ;it1k11..r1.1.),W:,:\i• ' r / wr�o..w._ ''"J r...,.m ,/ A:REVISION BY ARCO '\Rqs.° .t• (O b� / _ . qE VISION BY B.C.E. DNALp y� :'"'' T / / / `� °r" � 1T r DATE R E V 151 O N 5 1 _ »v' / / '�v.".....r. . o+e'. aan I?NrxAUF£t 1rJcl.;aw f'.YF+is ¢.4�Lc�A. oja1NE Z / 01.11'G Rw E nAvr 1.VbN "'-V m // -I 42, cW _�o Barghausen rti.Nd. _ SHRUB PLANT GDEfAL c.-EnOOBTREEPUNINO DETAIL Consulting Engineers Inc. ."— - W ad 11___,, /' 4, / \ /11b, .- Ai. , A • \ I//\ � N, . , , , , 7 i ���•s\, v �. � 4 v s /, v x\, . \ / \\." . \ 14,,,,„ .#‘ • , \ \ \ \*\ \ . , 1 ,,. \\...*, ./ \\4\ li.m, +/... \\\\ ,\ , , • :tit , , , \ \z, z __ \\ _//// \\__ \_________, _,/ ‘,x /c s_\;\ \ \'1 \\!.. -\\ . 2 Q'm mini pm market 12i8 -it -' 24 ■ 1 24 HOURS ' ARCO Petroleum Products Company " Retail Marketing • Design&Engineering " 515 South Flower St.,Los Angeles,CA 90071 r� It,- 1' 4" Compare Our Price! 2 3 4 Please Pay Cashier Before Pumping Gas 5 6 7 8 Milk Gi p 0 O . O . 50.00 p0 (i) ii 1 't 4-;—--J: \ 1 " 1 , )a) \ I Ii __ua•Ct C.*A 4,Ss O O\ ®` lroNAi. aeG. rIN DIr Tor To rLATES A•: Or 516N 6 Wok mTT NN e v- . I ant mini. • IF -- r ==market i rn�— 1 1 1®' �' - III i I -, � r• - • ' - - 1 SANDED MIEL PIN or,4 4., VV 075 .10 m w 1�-a-I NOTE is.ML 3 t r . C Q "CCV% �Ta C < uc U `---_c O...EE-"�` `.1—'.3 •EIeLr_----- `�:7 -- As'.za.ouas•sDN �t aLwis IS; MP .-fl Oa-11.1_sw•..,� .Q° 0 0 i E PIAN 9 qvAIL ELEVATION FDRONs ELEVATION KEY P_AN CL ° A NPsu E u) 1..L u i.o• T ` 3 T T� �. O dI' 00 PMa JYNCY.OMaoz[sQ 'I' 09 CO° /' ro Tap :" a� minima xE. MEETit NEFASO.A LIAMP.04CrE I.ES— .,.., O l u. _ alIr:•_ aTr.�Y� I.,, 1 1 EPIC LLuH,N,�P FasC,I = �� ! • _ I t /� i i I . ` ,f I ===Y ,,��Mr_--- —7rl v .,j.) .s�i=.. ..F.,._= =z=__= T ei u7 , ___. f___.- i.„..,.. 0 .r0- cr ct ofI�;1 ®<' d /f' � / / i� \� / v e ::. , ' ` "'I )1 HOURS --_— L r i —----± — L_ y S- r rr _ —_ _ �— wwwER.-YP,CAL.1 ' L. Au.STOSErlarar Y B, ELEVATION e"�` "=�DAMS ELEVATION O O QA ,.;r4T 4.x,..._ HE:,FLASHING • - . ... rHE,toNTNCTNc MY, •OS,K"TYrE uoPE4 1. R.T'JVIONI 1 w-N iN SSIFrtY Cevcr . ... cl __ Di p /ice {� \- / Q I w • --- 1'©\` _ -� E �' -- ��J -- -- ------ � _--- — =e RwSaN �, ----• S. o ELEVATION l"i E ELEVATION C Q 2•.a• EN:Str A d_ G9RNERY STRIPPING Sine ya•e i'O w CORNER SCUD—. STUCCO FIN:SN ' tr2•. NORIZ 5TRIPPING GJLK MInRLI pANcL .. - Z W • BD F, zII��I11�1I-I1--I -.AS. EN;a. CAVING B _ ueD^IT NT.R cNS•• B• GYTERi00.GRADE GYP BOARD 2"2c ENOS OF CEYENr MASTER "a (TREATED 2C•"A ONo N RI FOR PRHFABRI P.1ED =I Jp �){��(� (STUCCO FiN15N) W000) I 11 I I s• ORT �L11//�,l 11 D 11 I O (TREATED woOO) �l-F�Y/hLL A:REVISION BY ARCO 11 Lo IlV Vl •p REVISION BY B.C.E. DATE B E YIlIOR 9 .w. O NEW B4185 Z ®TYPICAL EXPANSION e CORNER DETAIL PLAN e : s=r-r I`BXC Iv,ro�.,p,,.a,. "' ,. ,Faalln.Ara"` "" ,,,�,,,"` CD '% o SCALE .I/E-=I'-O" SCALE. Iy1•-1.-O• rr.1. .".+ Barghausen CAC.B Consulting Engineers Inc. A-2 ui bb r6r.rS.E Sur,E E.gln.er!,Speciality. U rn. I ry m . 1. c...blArr-eb oB ,°zY�FD aooc DEcc .Y4 couop.Ii. uLLeD Br - -n' ®FyA ouoalrH lrAtte F::: 41-IO' 2--10' �L'NE Or CANOPY FAUCIA ABOCb ,T'PIUL�I coJ ORNn PIPE- Top Ge'T(f'12b" ILL1ryNAT00 F��A{55C�N' 1'.ID W Wf 04G'O.G. V�G11f IB �- I (WT•,,NiG of(O L.AH - (TYP•) , �y[plallirM P.A_I � __ ElQ'O-''D CONCCE.L 'NU+ ����I, Y/ 4CNTJ CDL177 - - / I I IN FrVi(/P c J I Ln ib,'N,•T• e�q k,6�Dil/•g,,fs1rr'-T, yNa Pw I•tamo O+i.OP'LAbR B ' Irwtn0. W e( Ljar 1��� Fgt. TgEADED OHCJ IT O_ I I LCOLUMNSrb-CAn+.1i II ToN°G I (1Y ) �r±_ V,.e.w L.L.V. - . NISI.IC ADORE55 SPEAKERS.. �uo QQqq[[�rppQQ _ I I I CAW.,<own.NM L LED Bra EN.COuni.. gAR MYYaNerLD m'IanE FDQI/LNPN:.4PJBUC RETRACTOR p4R I S'O STGEL I iSLAIVD 2'o II BYLewCPdl�: � II SEe P¢ONrELEATION • I �� QIr P1vE Douusfbui I+Sloe m,'NMN I'B'Ib• ' FOR DIMRNIIpNx E�'L PGVnuG SCF,oFFS NKN ♦ C BY FLDQI(Ai04 L L > �[LOalO • A , yT �yw t����R� C & =0 I.O �1 __1 I / I . D R gopxPRol E� 1 III �'Pl�1MumNc n• '�I RA.rEAIC R� C u° C3 01 I 1 V �Y Li� f IL I I it I 1 I I wacR>rvmono . .l ilnuae 1��i rI GwrSriN"i..,-, �: e I• iv1'a - -Tt -t� • -rTr--- ' 4:, II tib fl4 Vi_COBTOACTOR 3 / Ash Ei L.A.BESAL.a+nA pi FBLSEBmn(nrnrE„ U a \ L_ J ::� o it arc¢N.cL ) (aw..,L Q' c r I I !; l SI¢T - ,LC d,id GUTTER rALseBwn �- " 1\. (�a, W 0 itvCeLcc.2 P..,, ` ' \ L--6 V.A.,3/.6-J FOOE DECNiuG Pee Rr911[o yV-mfOvolu'1'.".i-x Iw Sit d TS 3/.6'u iI 3•. P,.t AM-PM 14HOE• I I I rig?CT.L.unY V/. C 61 5'9PVLbf T cIY.D .� °`��.- pe5 VLAP S•)C _ I • •-• ` �-• iw. Oa De.N6 DNG BTaE,..COVr'4. i BY oe..Cc..1YR % . / , I Ioi _1 PDa Caw' �rE14m¢cED coN.ere s.. • 4'.T.ReTRAC Toil BAR 7 liC �\ r'�`-_w'EF6Q�[..o€'Y,'o•uL • L�ccr.�N,ea P'r�.. I i�Rpnw+Sre�g�__� OavelL<B - 3'OxuNepour 0¢aIN.INr¢ �7 L' �' vnpe.xQe rTPNAL y eY e.rQALcT,i a. 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''.', • 04 •"••' S REVISION BY A(iCO Barghausen le G1A155 A5 in=IaeD W A 31➢Nf EMINL RCARA/Toa MIL R.5e5 GN15Ep DIMW5iDN4_ID L4•b2 OVrAPA.FY,R Consulting Engineers Inc. CLIPS WRNI,NEDANO N5y LLRO RETRACTOR BAR SECTION{ I ,.ODD 5,x,,f,,ye,,, 6 P.,DYEAELON>ET•'L.j 1552 1 ci *:REVISION BY B.C.E. KM.,Sun,I.Erq I.»n"E 5p•.IeII.I, EY GYloDY C[+LTRKTOY • I ,..�....."...,._. .ee I...n..s - ,il✓u Mi,sc Set1'PN�or.,,,, n. 1 0 2 cooa...<..e..v..i... ..._ ._-- ._ _. -I 1. _ + _-_ ,� / DLG Rc[er,rd:.P'E AS -ILLvxw tLO ae.eA So PS! - -MITE 1:77tRQlSF} - I 1 r•Ilu.r - 1J•colRpyvA1I,A^ I I -112's wIpHG N0.E I"t r...a..[• 1,...13 r.l'.•Ir - k,xc. (L)` 'j j ...., lOea Hues .r.v.��,1T)`) 1ai zT;'• • 65'•8Yt'•SL.'DOuNIG PE Now kW,ea r[AME • bLPGKAWMIN11M G1NG '.'� 'NNIT[D01•D[IC F ..k.4A... 16t.. Ilk a lir r.Lr HAN:Hel£ ESEb},r4JPLIr155 6 .NrM IOJHL CWiI[fT FURN.ulrN SIbN ` 1. A R bo ®�� _MCA DSLE FACE FARM.. • .TS 10•G•Y4 510.4•Y4 ` ,L` - I ! 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L' .. • t-d 10 II I e ARI11EP. -mc.. 7oN5 I Fs,,, • r_'-I„q'' .•fLCL.;. a 1.11.860. . :I�lt E CO Self S Gasolir� l DUCK AND _ h - To, Ea'•eo itt� '� �u TWM PALKA$E F_ItN. T--...t0...1, 1 ". , ) .U.IL TS 10•L.Y C11 - b . T,w I I I (rAlvr SLACK) ITH S14N I 1.' I L Unlea/ced F PK. — C .- 'o �y O \ E 5 .1.1.L S..t. . I,L 1�, 10 •.e_ Y.'f �I - tip.. GK. r p a(n ISelf ServeGasolinel \• •�� Tor Tot _ - _ QL�) ,aLfea rr .Il,'.)e.IT.1S)- iel," /�) 3•.co• I\ �� '_:gag>,IO O0K .�,..m..:.Es. IC. ..�' .. 'to ��e`a HOLE cvxsr_ • s+ --Super Unl.Oj lI ,xG•rs•vn>N0t!_. j ssN j F,;_ Id.:'. S. `L::".-.,. t.11 es. �r_. �, ry L' / /eNE SS HI -oJ t\ 1t14 n, `� NI� 111,II . "f 'I I cwtc ,e-,..wrn- L;wT,or AT TuLc. [Self Serve Gasolinel fl \o; • K• i"'I''T.ir�'`i` bF'1l __ �� v • 4'zz VP /� o 3 ` I • \ .� +,,,,,.E n. i • 6'I::: ' r.,.1. -"0o,t r..' . Mw2ONON(- G• L•.O/IL 2TG', �� • AA.(TrrKAU • A,3•Doo:EP iv/FEU,' . 1 Q � \ 4 x2•T)BE• II 1 St6 r+ PLf.r-T,..+'D.c �,e Tai1(...: .is' or-. -. 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' f ccuDN•TCR A'° T e HmD ,.., ,,� B.N p BOfghausen . , L�Forisulfing Engineers Inc: _ I!1 d'x¢"DEN^ I L-� `t. _ " /Z00 1.10I ,;'I I I'� Rg', I I • t :Ifad.-`Eu.e.�.....a�Ir_�im `imkiha -- ;I I �I�I 1J �EL4° ac "L rH w•mJ N "'" �I,G ._ �'uR 20 w+rGeM1 0 ' d•xli•SIDNNG -DATE M'E,YI SIOMB M1w O �L Ttd•GTyp� �•+6Y1 gEvoND J .„. "j ,- I .eVEll -,.• d'YY _=T 2215 �(^'�,- Ffrov�<w.v ✓ AF>•i,s iNIEvy__9w9.�5 z J .L'* a a' (.5.4 s it .,.A... m_;.t.i`` O �:°nr'e• ,_'••'�"'T nhht a Z-acsTaoe..• n,nYccycYti!:i': wr A:REVISION BY ARCO ''''FAG.A ...I4 W Ali Ilk �.,.0. �f_I'.p. g __ ^3 r.p. 5� I',.a • ':REVISION BY B.C.E. 1`: JL __ - p. 19 aF 6 o 1r✓*Phe - X�Ei.l�%IX2Yi.PPY-IA T �I y J-tfIREpNL.. '2 XN R.VL 1"X4^TDP FML✓ 1- 1 5rirriZli � 1 I1 pip u/p. � r _2xg2,°@ PLl�t�1tD{JOIIR O I 1 (.//� I rrf.La�-IW14^7' I I °X4°LOFWIit > O ■ GC44ctE�.7T.illJr I l- 11 L t I I --1'CST �� _- -- I '(I 4"x9"Flsr�'j,I I I - ''H�1 �Nuw:s IF- "� 4Fe43P�T I I I — 11 =�"x4' --I — 111— 'P-t'Nu°o tl AQ..ATTOP-(TAIL t. ^I-51H A-'J4 2i0°leieac. 1,�+/ 3'-a^ Qi41 2°X2^ 4, /Vt.t. CT yaLT-UP PERPENDICULAR ,,.�� SPLICE 2 C •E Pa P �p TD POOP FRAMING Ut+f Z-�'B� WATLA" `]\1 - °X4°DxF-FWY1Bcrir, E Vve �U.:._.......---:.; F f °,,.• pi.I III I. l' ) -- IIIN�Ffi.-�S l•Tl'I'a an ,�yal�l vP I,! ,; T D irW+�R�If, —V F-iio 4,:r .f1�C 1 �utLT--, ` - - fi• ^PLyyJ00P T .. n • ' eD 15�rhµ ,5N9.T N4 DF+mF 2=8"t��/ �0 C CI Z CO OI 51z#ru P ROOF FRAMING NOT SHOWN M- • 78°---- = in"Q 416A 1 14119 F 5EE FRAMING PLAN 'STD.STANLEy jj- _e 16^ co FIY4•4246 HIN4E$ a.0 ©AT BQiTOH E N M t (1 SEGTtOliIZU?H ' t LATFoPM LEI°_Ilq^ 2O �l EVATI ON SHOWING AGG�5S DcblZ Er o� '=,I_ '1 _ 3O PLAN eACC C' X P F I^=I'-o�' ® COR DE TAIL___ r=1.-d' _' � c - O Y u. a R ' !.Lest o . I. rg.F-F.1{,w1T��-i£P ei- HN e1+41 I' D o,Z V T, 93 P,,,g,,-TIAr Icy'3 -'-fbn6. DTI ce N Q A 2•PRo.9NDE.D'+Of-1-1"f- w,^5 OIFfyTED BY 001451.15 2400 BLDG. 2000 BLDG. EN�I 5€F A "X° 12'-0' 8'-6^ © 'y° 4'-0' G'-6^ re. SCHEDULE Q 5EE SITE ppLA•+FdR a 7 4Ny14uFA11S I°F " D Z H $444 L3666 .6 . k ,I I LLl i �� (Do. i I _.♦_l — I w v c/i0 I —, I. . 4_ < -, / NL �>�o-3 \ \ P I ® I o• < Oj ? �� T I 1 1 I - v /F y.. y I ^ '�s EESS DST z�i�a I - LLl QtrI 1 I i II I �'. E //‘ / I o + > J Lz o ,;:> ^ PLAN T ENCLOSURE NGLOSURE ON ��a ROOF PLAN EQUIPMENT ENCLOSURE ON / , GATE N EVISIONS ROOF 2-26195 6CHEDULE FOR LOCATION OF ENCLOSURE ADDED z{B1 5- SC/JE ya'=I'-o° SCALE: VB^=I'-0° M ►..° ®3-T-5S ADDED NEW ROOF EQUIPMENT ET 1 ®05URE FOR BLDG. AM ©4-MM ON wow.' Y°CHANEED,CONDFNSING.UNIT6 F°L I ✓•r REM vFJD FL.F ROLa i • 1 ., �1'sjblos pLywmP�1cwwRE o4Op,I Fan EP."'t' 9''- . i, • r-4,24,.1,4." I,..1 --1 r- `N __. . - ..... AIL. , 4valAo. rpliiiry -44 N.E. 4th S I litt.1 15 ---_,--11--,-- EV S g [ >. 90• JO I i .. • 0 ••• r 1 4 4 ..t I *. —'. C C. .—4 "—.. 1, .12. t VICINITY MAP —minin.— scAL E --.14 = 01() 0 t C• C.)t 41 olf - co•-• SITE DATA CO II , a _7 R.O.W, LANDSCAPING TO BE PROVIDED ..“...... =s BY ARCO To 4 = 02 0 8 s• 4 0; PPOPCDED 5.liVIDSCAPE SCREEN ADIADADTD SO =i744r. 0=1:=1:r613'AA I ne o r MIAMI.,021,2311DI ID DO 6'HIGH CHAIN-1.13. As2,4 MOE WADED.sum "0 LANDSCAPE 1.1,7 PAVI372 t 3 -2 E (I) = o 2 4u- HEW A./41511311 UNIT IN 2 DM.POSTS I a) 2 CL =a .4. O i r2 O CC in 2 6"CON213725 DINS(227.1 , 110 CC 3ir t ' < TRASH ENCLOSURE[ ,r, 2 )-- HEW UNDSCAPS DIVA--.5 . 72"Mir s IV 7I•rxr..;IAN Sr of J5.4 u F., 2 ' • . lo ;-,, ' •:•7, g7fr kr=1L.14!>:; 2 / .,, ni. ip m (HAI ASIVALT PAVISS / rIt .006'.' F 3 I''F/3.;r&E IT-3 ZIT ISSN AD-:II A. V sa SE,Fiai7":- 4 / // / / ... 1 2 3 4 5 ail 1171 i 6.... Lil CI El ' r,r,11:==7aLrr"".'r'".." 'g223'7TM 113MIAGE \ --' 50\ .4 . / / . CT) 2' ot/< .-t- o''' / t ›- 2 Li I IMAM I re iii Z /4" / / < CC 0 ) . UNI.6613 ) e—IA2f ASNAII 2 eAvoEur-1 ,.. /' / • 5.22 N •••=i• <e'j / / CU w IX w 2 NEW LOT LIAM 7/ TOTAL ADT:36.324 0. Z E .1.° ••., &' / /z// / • Barghausen .• ce''''' / / , Consulting Engineers Inc. ,..1 Pbrolnp.Sm.,a aaaa*raa 4...to. co 1 ,,,,71< z‘er.:1"° — — DOI/ANDSCAPE APEA 2 vs6 PHASE I 0 PHASE II // El b. .. d 2 4 DIA 1‘ 1(.. . 1 DAT E R EVISIONS D-50 66 Z AM/AM NAM "'TA V 7 Z A5 0:;4 Pni J. y PAC No-6560 .7 e7 I/I Ili 7, I 4;110 ow. , 711.AMAIIT d 41‘. Annusen cm In um • C /,P PAINT GeOR 4 SWRCHDYKO© l'i —I �a - • ' O II,IIL-Vt1U[Y/s7a ASE i IDI_oll H'-D• y 41-4° - 4-.0.' - 9'_D1 G1-Bp ®®GM.- IXZT _ MNH jrwlmml1eovLD OEa- 2waba-O°- iN41.DRAw1N(Fi_ ST LTA - .,T rnaal j ] . , `lu MY %0raµ A - as i IF bsHA'TYPE , 'a!1 NOTD ON ALL wAL1S��.0 I � � - . 1 - - ]HATER P,..M.E I[Uy ~L. FAt E or• aa C _ S,l9LE I .CZ FADE Or-1 / -1a1T♦N .o PS � J1aI.D 5'NK—I 'O • - ' .•I,.sTux -1 CO E ft ) ;J I r I I Igo °t NTENoRw J L 5 rAaFgm uT ' l 1 !W I D 1 µ'S) •..eA�v:weAuv'avowlLon�imrvn O_•� ;., �ynK L 3'-01 { EFbIE© I 1 • W 8 _mu�yvvcwu�umwla� STARTING PaM Fog v.T. Q TL �- T-4126•RJMDO�7 , ROI� ® OOL ____B -r.1 ---3 nrP - o \ N I_ y • i'tRFOD 9NKHRH _�Qw IK , _,4 »� - -- ...TWO ro.CR foR -�•"_ -1- 1 �i' GI o-, -- Q TIDK n.14 - . r----- 7-r s:-o 1L 7- , } �__3bl1sre pleE o 0 O O © COOLER �•1 . ,Orcozy —�- sEertemo•lb I II I, a mL I ,NE of SoFFE • 1 TLAN_ H+l• I.' icm 1INI61 ;COLOR KEY PLAN •s•v .RwA11_ Al AawE I WP�ALLCOUNTER ++ qq CALE:'ve-r-01 leave COOLER - I W ,Y1-Eg rt A-G • i • v y 0�1]'A IL - 0 id-d HAND GINK •1 S'-i• ,3'(p y ROOM FINISH Sc4EDULE 1 c1 �, j,(^y^� 0 in FLOOR rA'cSE WALLS GH LING R I V Q in FlwsH :® s EMI D �3 D g W� REMARKS ! ^ ® = I� I , I I �' !r <a 9� a o s ligl 1 ii VI is w i°N �-.&zo P4 yz� 41z i 0' C I I I SALES COUNTER s i II / - .. Zp $ - E- 5 ? 'u� U iN 1 i . L ]III O s`a N-OTH wno . '0 c Lo=:-.7uN- h iu�Jm Z ;$ _gii�'Kr ¢�f n v�-+c'I x • IJ1 .rZ I EHEETA-• q� Q- G I • O - i,„,,s, }I ti+'ES AREA • • • • • • b'-0 NOTEERED FLOOR PATTERN 9 Si 1 I , I` / • PF_;....CDABI I • • • • - MAuuFACTUREF ELS Dl m1.EK Q UTIUTY'5TDRM£ • • • • • • RV Na DET4L OB-TION U I c I = 1�Le oful 4� •�M o. DRY siORAGE • • • • • • •ad SFIDETNLSFLTIlI NO. 0 II 1LI� I. / CC ft E$iftOOM I • • • • I I. / rf t7EL-ICE'h^.•t s---1--1-•-•-- •1--- •---7-•- - ;To, LE -Ea-TO-4 .-1, SO. U `� NOTE A c, I SAL ES AREA I �� m W I I u III SALES AREA GEI LING SHALL DE 2!4'N-JNPFJIDED, ©FR DE5'PLYN000 N^GKING FOO 4405LITE PAN515 I_ • I.. I c+ W F404 INE'STk TIIl INBULAJCA.L Heat/wIMACLMSS•A 1),1 RED'TTr N-MARL[TE SHALL be FIaF To • , N- I a r3 Tl ri"E RATIw4.ceILIN4,NDN.-L it, L,aILIIJG. N FIDFAGL47 DM INSULATIOn ADOVE" O �j ALL LAMINATED MASTIC SURFACES oN FRa+ICCDAO.t • d •O f- Q III V•AT-I ROOPJNG SHALL SE IARNSTISCD:s' cT.EJN ALL.LA INA ED M DE°SURFACE 4949 RODMIT I MATTE ROla43AuSA ORANIGE•,Y6"4A.I2412'TILE, FINISH,FROM FORMICA5 VIDE COLOR 4RID,SEE 1f` I I • ,d W CouNT6R.CRAwINGS. _ VAT-2 RoJRING SHALL ISE1'ACNST RONGIN•)PERIAL ID COOLER.FROM FINISH SHALL DE`vwx.NTE"POLA, tn11�1`` %LELON GLNUTT I51O6 uHELTERv.HITE,ve.... wHRE C-D3 RUIN!DT CooLEIC YJNUFACTURE,. N 11- k J 124 2•TILE 9Q DO N07 TWNT['REFINISHED vATERl4..s LMEOF IT e. 0. 4�THE PATTERNDF THE FIaORCo.,FRPY.RTHE SUES -AewE e © �� AREA SHALL DE DIAGONAL STRIPES EMILIE FULL- SF • '� _ W EXTE TOFTHESNL-SFLOORARE45,LAID 45 MAD, - I F`+•'1 I— .P Z� TH E.RANGE LOOK AS SHOWN, �L / I J_ ' O PAINT SHALL -_ Ate. - A,F of A,./' �� Z 21NN TP. $°♦d STD.RPE i+ may, '� / 1' J RLDF:51NOW R�Ftobo •KITE 4+(�T ` Q �'e COWMN MI _ �F;ra 1 -LLLMN' // X:h' i/`iY. Ro 'CDR:Ex-E1LOR 4RM-PUSTKRSW.tt DG°SMfl PINIW. Ej mw K .:L_'S DJ oFIfwL1�ATE NWSB F LLER oR EMIR.:•AOJAF0H" O i ' -�-•- `1 - -�_1 - -- o'I O• 1 2 A-9T-I 4LJa 0-9T-9B ANP FINISH COAT;A•-299 r/rn Sea bHEEf A-)Fo([FAINT COLORS E °�°�v'l' • FAC-'=f 5TJD5 A-9-1•PO LYURKTNANE. 4r OH OTArdaerA- Fo HTSOLOAREA • -- --DREFINI_ ED INTERNALLY - _------�' I _J o�NER T m E— a���iill a DOOR �C 1] L� ". ILLDMINAT�D FSCIA PANEL . i 9 DT DwwEEC • Ij I •N7. SIZE HEAD JwnC MATERIAL FRAME ']"DS—? / 5 EDF co..Irya WALK I II (CSmARKS-SEE OPELS FOR NAEDwARE SGNEDJLK CE 51fK PLAH O (I)`i'd.T'da 1'Q•/b /9 -NAlNINUM.a ALUM. EARFow STILE FAIR OF DOORS ONI NG ROTON HINCFS O I G29 0' I �i1 O .T11• r•Ass ! 1A _ f y,_o�1 r,_L. ��,-D' }— J 20 3'dx7dAl�/QISIY S �Y ETIA:TED-MDI,toN-Pl+ovlDE usa<�T 2T-L, 411 'I AL �,- LJ L O x'.,y7+.oal+4.° 'n'• R UT ED On PA+DFa.IA.HAwwAIRE a wA,--vT MTo4Lx1 AtEVe Y ,• �r METAL ETN._ pOOR WITH ALARH� y © 9'-ds T�dal�C° .y y-: METAL ' RFPOR.9DE PAr+I:.NCRD•.A'F EG'Y.i2'.-O_f_EA040 • O �U 3O . ^ �� FLOOR PLAN J l 3'-dy7'a"a174•- A� NKTAL RAL '"�•$.CK'_ET srpLE US'-I•-o• - , TIE TTLRLD =•EARTFIEM SINK a G,DRA�,E Ia..-I SN+u a�Q �a p R p O; �N LOAc•E..LLE•Iv L s%11%iA1NL�MAD 0 cEwEs Y6Y nseu ,OSS D 1.40 0AL Rs 100 sE O LES GLENWOOD AVE,FIFST ERTRNA,tTNMkRE • 199Y1,TELEPH0.E(0 1911-6440 00(3 L)L55-5E'11 Q;REVISION BY ARCO DATE R EVISIONS nN 1-1, 5„ Z 9/]]/a.'la': CC ::¢+rL.,F--R-¢C 1 CO C Afl T31TRY,IVIIC v€REST RC.,000RS SMALL O Rx TN MAIN ENTRANCE DWRS Iba•ROTON° :REVISION BY B.0 E. '^' °�Ly s'%`°� 'Aws LOP I a/C nmflm RR NAVE NITOeMT10 DOOR CLOSERS.-SKK ZPEGS. CONTINUOUS MING6k Tao-2LT-Ba CONTACT: rat T'�-i�'v- D ALL Pt-TE7.01R EGr 5044-DOORS SEAL.EC WRTHFx ADAMS t•KAY INC. ROTON ODIRPOSAT101.1 NOTE 4TWPPED. AA15B1IT1OIN: "IIIS N.EU-SWORTH W 1•HC5 KAY VILLAP/.RR�1Il-GOIHI • INCASE OF DISCREPANCIES DETwEEN 'ALWSTS.N Barghausen ti ALL IXIT DooPs Ta BE cORENABLE FFLM-1 THC INUDE ro-I-IW)D55-O3C2 -- TEL.(3o.)T91_oepo DUILDING DRAWINGS-�DITE PLp.NSHALL ALWAYS Consulting Engineers Inc. A- _-NrtHwr THE use orA KGB oft GFELIAL DEvre a moa'1DE FLY FPN ovas-p9lRgvE Dam,. Gav ERN Lund Pm,,nao,Sun,FY.tl a y.sp.aiolln. 1 M 3 m ' -I! I 7 r- 1 ' • . i I , ' , N \ i It ok ; . ! VC I. i*1!, , , 7 ..2, - - ... •It t• ' \I ' i, 11 ,\ 11, , - .• • \' : •• 1 ,,,, ••••=,,•1 • I, _4 , it ,' • • ' 44 '4 . . T. /'/ I t , I \ , R , I 4 I 1 ! ! 1 p'ikst:i \11, "E.‘• •' I e [ft-. ,. , A, ... ' h, III, :11.( Ati rt. • s . / ,I - -.A / .... , . . _ .. .. _ , - , )1111 •, .,1 .% jilt/ 1 4 V A.V .,t. 4 I ' •. • I _ BARGHAUSEN CONSULTING ENGINEERS, INC. "Land Planning, Survey, and Design Specialists" January 4, 1989 Mr. Don Erickson Zoning Administrator City of Renton 200 Mill Avenue South Renton, WA 98055 RE: Landscape Restoration at the ARCO AM/PM Mini-Market Facility Located at 2900 N.E. Third Street, Renton, Washington ARCO FAC No. 5394/Our Job No. 1964 Dear Don: In response to your request, and the direction of the ARCO Products company, all dead or dying trees and other vegetation at the above referenced ARCO site have been replaced. There has been no modification to the landscape planting scheme or schedule as was approved by the City of Renton. I would invite you to visit the site at your earliest convenience to inspect the restoration project and if appropriate, advise me of your findings. If you have any questions or comments, please do not hesitate to contact me at this office. Respectfully, #1,ri?"9 Will Wolfert Director of Planning Services WW/ab C419.42 cc: Mr. Walter Tubandt, ARCO Products Company Mr. John Lacey, ARCO Products Company Mr. Ron Knutson, ARCO Products Company Mr. Hank Sheetz, ARCO Products Company Mr. Chuck Hutchens, ARCO Products Company Mr. Bruce McCrory, Barghausen Consulting Engineers, Inc. PLANNING DIVISION CITY OF RENTON 'JAN 6 1989 II Home Office: 18215 72nd Avenue South • Kent, Washington 98032 • (206) 251-6222 Sacramento Office: 3134-A Auburn Blvd., • Sacramento, California 95821 • (916) 484-1212 CITY OF RENTON FINANCE DEPARTMENT Earl Clymer, Mayor Maxine E. Motor, City Clerk November 1, 1988 Barghausen Consulting Engineers, Inc. Attention: Will Wolfert 6625 S. 190th, Suite #102 Kent, Washington 98032 Re: Arco Conditional Use Permit CU-116-86 Dear Mr. Wolfert: Enclosed is a copy of the Arco Declaration of Restrictive Covenants recorded under King County Auditor's number 8809230157. If we can be of further assistance in this matter, please feel free to call. Sincerely, CITY OF RENTON ›.) Maril J Petersen, CMC Deputy ity Clerk cc: Hearing Examiner Zoning Division Enclosure 200 Mill Avenue South - Renton, Washington 98055 - (206) 235-2501 4 October 3, 1988 Renton City Council Minutes Page 288 Police: Obstructing An ordinance was read adding a section to Chapter 1, Penal Code of Title VI Officer (Police Regulations) to City Code relating to obstructing public officers and by eliminating a section from Chapter 24, Criminal Code, of Title VI (Police Regulations) relating to adoption by reference of the State law against obstructing a police officer. MOVED BY STREDICKE, SECONDED BY KEOLKER-WHEELER, COUNCIL REFER THIS ORDINANCE BACK TO COMMITTEE FOR ONE WEEK. CARRIED. LID: 329, SW 43rd Street, An ordinance was read amending Ordinance No. 3856, passed by the City Valley Medical Request Council on 10/22/84, as amended by Ordinance No. 4074, passed by the City Council on 6/15/87, by expanding the improvements authorized in those ordinances and including those improvements within those permitted under Local Improvement District No. 329. For the record, Chairman Stredicke noted that the original LID was formed by several property owners; however, now that the LID is represented by single ownership, he objected to the City lending its credit to the project. MOVED BY STREDICKE, SECONDED BY KEOLKER-WHEELER, COUNCIL REFER THIS ORDINANCE BACK TO COMMITTEE FOR ONE WEEK. CARRIED. Police: Jail Contracts Ways and Means Committee Chairman Stredicke presented a report Cancelled recommending concurrence in the recommendation of the Police Department to cancel all jail contracts with other jurisdictions except Tukwila. The Police Department will notify each jurisdiction in writing 60 days prior to the end of the contract. MOVED BY STREDICKE, SECONDED BY KEOLKER-WHEELER, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. NEW BUSINESS MOVED BY STREDICKE, SECONDED BY REED, COUNCIL REFER THE Legal: Case Law on MATTER OF CASE LAW DEFINING GROUP HOME FACILITIES TO Group Home THE CITY ATTORNEY. CARRIED. Classification ADMINISTRATIVE Mayor Clymer reported that from Police Chief Alan Wallis has responded to REPORT citizen complaint regarding method of rescue by police personnel of a young Police: Wildlife Removal deer in the downtown area on 9/12/88. The letter rejected suggestions by Policy citizens that the deer should have been captured by hand or tranquilized since such action would have jeopardized the city's liability if someone had been kicked by the deer, would have violated the law since it is illegal for a person to touch a deer in this situation, and due to the deer's agitated state, would have resulted in the deer's death if a tranquilizer gun had been used. Chief Wallis outlined departmental policy to 1) herd wild animals back into unpopulated areas; 2) tranquilize animals only as a last resort; and 3) destroy an animal only when necessary to protect a human life or put a severely injured animal out of its misery. Appeal: ARCO Mayor Clymer reported that Planning Manager Larry Springer has responded . Conditional Use Permit, to Council complaint regarding landscaping at the ARCO AM/PM Mini Mart CU-116-86, Landscaping on at 2900 South 3rd Street. Mr. Springer indicated that the applicant has Violations been notified on several occasions that replacement of dead or missing landscaping will be required; and the applicant has agreed to replace all landscaping during the dormant planting season. The Planning Division will continue to monitor the site and work with ARCO and Barghausen Engineers to assure conformance to the requirements of the conditional use permit. AUDIENCE COMMENT In response to earlier discussion regarding zoning classification for group Citizen Comment Walker homes, Joan Walker, 1433 Monterey Avenue NE, Renton, suggested that staff - Group Home Zoning check the zoning classification of Friends of Youth home on Talbot Hill. She and Petition Form also advised that information provided by those circulating petitions for retention of Fire Station No. 12 was not factual, and suggested that the City adopt requirements and an official form for petitions. (See Correspondence.) Executive Session MOVED BY KEOLKER-WHEELER, SECONDED BY STREDICKE, COUNCIL CONVENE INTO EXECUTIVE SESSION TO DISCUSS PROPERTY ACQUISITION. CARRIED. Time: 11:11 p.m. ADJOURNMENT Council reconvened into regular session; roll was called; all members were present. MOVED BY KEOLKER-WHEELER, SECONDED BY MATHEWS, COUNCIL ADJOURN. CARRIED. Time: 11:28 p.m. MAXINE E. MOTOR, CMC, City Clerk Recorder: Marilyn Petersen 10/03/88 'i bye r CITY "F RENTON POLICY DEVELOPMENT DEPARTMENT Earl Clymer, Mayor MEMORANDUMS };= SEP 2 6 1988 DATE: September 26, 1988 TO: Richard Stredicke, City Councilman FROM: Larry Springer, Planning Manager SUBJECT: ARCO AM/PM Mini-Mart - Landscaping 2900 South 3rd Street Conditional Use permit No. CU-116-86 Building Permit No. B-13582 Pursuant to your request, the Planning Division submits the following status report regarding landscaping for the above referenced project: 1. During the spring of 1988, landscaping for the mini-mart was installed and completed per the approved plans submitted for the conditional use permit and building permit. 2. Shortly thereafter, an inspection was made by the Building and Zoning Department on April 15, 1988 which noted that some of the landscaping was missing (due to theft and vandalism) and that some of the landscaping was in a damaged state and in need of repair (see attached memorandum). A faulty irrigation system contributed to these problems and this information was verbally given to Barghausen Consulting Engineers, the developers, for compliance. 3. On May 10, 1988, a follow-up letter from the Building and Zoning Department was written to ARCO addressing these problems which still had not been totally resolved (see attached letter dated May 10, 1988). 4. On June 27, 1988, a letter was received from Barghausen Consulting Engineers Inc. in response to our May 10, 1988 correction letter stating that the dead plant material would be replaced in a timely manner and that lawn areas would be reseeded where necessary and the irrigation system would be corrected (see attached letter dated June 27, 1988). CITY OF RENTON SEP301988 RECEIVED CITY CLERK'S OFFICE 200 Mill Avenue South - Renton, Washington 98055 - (206)235-2552 Richard Stredicke City Councilman September 26, 1988 Page 2 5. During the summer of 1988, the lawn areas were reseeded and new plants were installed where needed. During the summer months as well, some of the larger plants started to show stress (pine trees) and they are not expected to survive. The contractor noted that a high mortality could be expected by the installation of large plant materials. 6. Jerry Lind of the Planning Division staff has since been in contact with the Landscape Architect of Barghausen Consulting Engineers, Inc. and has been informed the project is still under warrantee and that the contractor, Doug Wieks, plans on replacing all dead/dying plant materials when the weather permits. The large pine trees are not available in the nurseries until after the first big frost occurs (the dormant season) and the pines will be immediately planted at that time. The Planning division will be informed when this replacement is to occur. The underground irrigation system is still not properly working to give adequate coverage over the site. Apparently, a loss of 15 pounds of pressure cannot be accounted for and this has affected the watering coverage of the site. The contractors are working with the Rainbird Company (manufacturer of the irrigation system) to get this corrected once and for all. 7. In respect to the size of plant materials utilized for the landscaping, the plants installed were to the size or larger than specified by both the site plan approval and the building permit. The landscaping does seem smaller in size than what was illustrated by the model, but the model provided a view of what the landscaping would appear like at maturity, and not at the actual planting time. The plant sizes used are an acceptable size used by the landscaping industry for what is available and are sizes that transplant to the maximum success rate. The Planning Division, of the new Department of Community Development, will continue to monitor the site and also work with ARCO and Barghausen Engineers to see that this project is maintained to an acceptable level as required by the conditional use permit and by the landscaping maintenance section of the zoning code. If the Council has further questions/comments they wish to offer regarding this project, our staff will be pleased to assist further with this matter. LS:JFL Attachments RECORD AT REQUESTAF CU-116-86 1 $ OF THE Gin CLERK #0157 D RE+_�� F 6.�+,_+ ERTON N0N1GIPAl BLDG. ., �H�Nsi :+::+:*:�r:,,+1+a 08 MILL AVE. SO. RESTRICTIVE COVENANTS f1 ETON, WA 98055 1. - ARCO will install their state-of-the-art fiberglass, underground secondary containment fuel storage system, which includes electronic monitoring of the spaces between the interior and exterior walls of the tanks and the piping. The final design shall be reviewed by the City of Renton' s consultant, CH2M Hill, and shall include any reasonable modifications suggested by said consultant. 2. ARCO agrees to remove the entire underground system if the gasoline sales operation is terminated or is discontinued for more than twelve consecutive months. ARCO UP agrees to be legally and economically responsible for said O removal, and failure -to do so shall entitle the City, upon N - reasonable notice of at least thirty days, to enter on the property and remove said underground system in any O reasonable and necessary manner at the sole expense of ARCO. op All costs incurred by the City, including indirect costs and CO interest associated with such a removal, shall be reimbursed to the City by ARCO upon demand . Reimbursement shall be secured by a lien against the property, and the City shall be held harmless by ARCO from any damages or liability with respect to the removal. In addition, any incidental but reasonably anticipated costs of removal such as the costs of closure or interference with current on-site operations, shall be solely the responsibility of ARCO. 3. ARCO shall complete the City approved street improvement plan for 3rd Avenue N.E. prior to occupancy. 4 . ARCO will not permit the installation and/or use of video games, pinball machines or other such entertainment devices on the premises. ARCO will not use outside loudspeakers at this facility, except as such speakers are required for emergency and/or safety related communications. 5. ARCO has illustrated its intentions regarding landscaping by presenting detailed site plans, as well as displaying a scale model of the facility. Any vegetative buffering, including trees and shrubs which provide a line of sight buffer from current residences to the north of the site, will be initially placed on the site in the approximate size depicted on those plans and/or on the model, which ever depiction involves the most extensive buffering. The vegetation referenced above will be maintained on the site. This covenant is for the specific benefit of the City of Renton and is enforceable solely by the City of. Renton. 6. ARCO agrees that no portion of this site , which consists of three separate lots, will be sold, nor will the physical layout of the site , as depicted upon the scale model , be substantially altered, unless such sale or f r_ alteration is approved by the City of Renton. Such approval shall not be unreasonably withheld and if denied, shall be based upon evidence presented to the Council indicating that such a sale or alteration has specific detrimental effects upon the site or upon the surrounding neighborhood. 7. The Covenants identified herein shall run with the land , which is legally described as follows: See Exhibit "A" attached hereto and incorporated by reference as if fully set forth. Said Covenants identified herein are for the specific benefit of the City of Renton and are enforceable solely by the City of Renton. 8. The parties herein agree that the Covenants identified herein shall be binding on all grantees, heirs and assigns. N- 9 . In the event any paragraph herein is determined to be unenforceable, for any reason, that shall not affect the enforceability of the remaining provisions herein. May 11 th. Dated: Max,c,b _ , 1988 . ON CD C ATLANTIC RICHFIELD COMPANY a Delaware corporation By 4oi.. i. 11.2= -'tic 4 GfAJ s ant Vic i r ent By�' .1. Assistant_Secretary —__ ---- CAT. NO. NN00737 JTIT(E INSURANCE TO 1945 CA(7-82) AND TRUST (Corporation) A71COR COMPANY STATE OF CALIFORNIA 1 ' COUNTY OF LOS ANGELES f • ence • On May 11, 1988 before me, the undersigned, a Notary Public in and for said t persoll S. L. McDonald were personaStallye, knownna toy me app or eared proved to me on the basis t as m of satisfactory evidence to be the person who executed a the within instrument as the Assistant Vice free = President,and Barbara M. Hinds poses personally known to me or OFFICIAL SF'AL proved to me on the basis of satisfactory evidence to be BETTY JO gAI�ER m the person who executed the within instrument as the NOTARY PUBLIC-CAt IFORNIA Assistant Secretary of the Corporation a;:; LDS ANGELES COIIN1Y that executed the within instrument and acknowledged � '� My comm. expires DEC 23, 1958 to me that such corporation executed the within instru- ment pursuant to its by-laws or a resolution of its he board of directors. WITNESS my hand and official se . Signature ` (This area for official notarial Beall U i I i „ CITY c,A? RENTON POLICY DEVELOPMENT DEPARTMENT Earl Clymer, Mayor MEMORANDUM DATE: September 26, 1988 TO: Richard Stredicke, City Councilman FROM: Larry Springer, Planning Manager SUBJECT: ARCO AM/PM Mini-Mart - Landscaping 2900 South 3rd Street Conditional Use permit No. CU-116-86 Building Permit No. B-13582 Pursuant to your request, the Planning Division submits the following status report regarding landscaping for the above referenced project: 1. During the spring of 1988, landscaping for the mini-mart was installed and completed per the approved plans submitted for the conditional use permit and building permit. 2. Shortly thereafter, an inspection was made by the Building and Zoning Department on April 15, 1988 which noted that some of the landscaping was missing (due to theft and vandalism) and that some of the landscaping was in a damaged state and in need of repair (see attached memorandum). A faulty irrigation system contributed to these problems and this information was verbally given to Barghausen Consulting Engineers, the developers, for compliance. 3. On May 10, 1988, a follow-up letter from the Building and Zoning Department was written to ARCO addressing these problems which still had not been totally resolved (see attached letter dated May 10, 1988). 4. On June 27, 1988, a letter was received from Barghausen Consulting Engineers Inc. in response to our May 10, 1988 correction letter stating that the dead plant material would be replaced in a timely manner and that lawn areas would be reseeded where necessary and the irrigation system would be corrected (see attached letter dated June 27, 1988). crrV OF RENTON SEP 2 6 1988 RECEIVED CITY CLERK'S OFFICE 200 Mill Avenue South - Renton, Washington 98055 - (206)235-2552 Richard Stredicke City Councilman September 26, 1988. Page 2 5. During the summer of 1988, the lawn areas were reseeded and new plants were installed where needed. During the summer months as well, some of the larger plants started to show stress (pine trees) and they are not expected to survive. The contractor noted that a high mortality could be expected by the installation of large plant materials. • 6. Jerry Lind of the Planning Division staff has since been in contact with the Landscape Architect of Barghausen Consulting Engineers, Inc. and has been informed the project is still under warrantee and that the contractor, Doug Wieks, plans on replacing all dead/dying plant materials when the weather permits. The large pine trees are not available in the nurseries until after the first big frost occurs (the dormant season) and the pines will be immediately planted at that time. The Planning division will be informed when this replacement is to occur. The underground irrigation system is still not properly working to give adequate coverage over the site. Apparently, a loss of 15 pounds of pressure cannot be accounted for and this has affected the watering coverage of the site. The contractors are working with the Rainbird Company (manufacturer of the irrigation system) to get this corrected once and for all. 7. In respect to the size of plant materials utilized for the landscaping, the plants installed were to the size or larger than specified by both the site plan approval and the building permit. The landscaping does seem smaller in size than what was illustrated by the model, but the model provided a view of what the landscaping would appear like at maturity, and not at the actual planting time. The plant sizes used are an acceptable size used by the landscaping industry for what is available and are sizes that transplant to the maximum success rate. The Planning Division, of the new Department of Community Development, will continue to monitor the site and also work with ARCO and Barghausen Engineers to see that this project is maintained to an acceptable level as required by the conditional use permit and by the landscaping maintenance section of the zoning code. If the Council has further questions/comments they wish to offer regarding this project, our staff will be pleased to assist further with this matter. LS:JFL Attachments' • • • • BARGHAUSEN LONSULTING ENGINEERS, INCt. "Land Planning, Survey, and Design Specialists" • • L_N TO1-.1 I ; r ; /7 : ,1 June 27, 1988 II I j1.11 I[1 !li tii •: ii 1. ,I Mr. Jerry Lind, Land Use Inspector • City of Renton, City Hall 200 Mill Avenue South Renton, WA 98055 RE: Landscape Corrections at the New ARCO AM/PM Mini-Market Facility at Northeast 3rd Street and Northeast 4th Street at Jefferson Avenue N.E., Renton, Washington ARCO FAC No. 5362/Our Job No. 1964 Dear Jerry: , Pursuant to your site inspection and conditional letter of approval dated May 10, 1988, regarding the landscape for the above-referenced facility, I have just received verbal confirmation from Mr. Chuck Hutchens, Field Engineer for ARCO Petroleum Products Company. The landscape contractor has been authorized to proceed with the requested landscape restoration, repairs, and replacement of stolen and vandalized plant materials. Also, the landscape contractor has indiated that several dead plants will be replaced in a timely manner. Please note that a high mortality can be expected from the large plant material installed at this AM/PM store. ARCO Petroleum Products Company has also authorized this office to make any necessary corrections to reseeding and possible additional irrigation needs. Fluctuating water pressure in this area of the city may have affected the performance of the sprinklers. I-lowever, we feel that the poor response of the seed lawn was due, in most part, to heavy rainfall immediately after the first hydroseed operation that washed out much of the seed. Satisfactory germination should be possible with reseeding of the entire turf area. We are presently reviewing the possible correction to the irrigation system if pressure fluctuations pose a problem with the designed system operation. Regarding the pedestrian barriers as installed at the east end of the site at the City's request, this office feels they are not necessary and presently pose a hazard. The stake materials used are not readily visible, are too low, and are hazardous enough to pose a potential danger to the public. Therefore, we are requesting that the barriers be removed immediately. !II Home Office: 18215 72nd Avenue South • Kent, Washington 98032 e (206) 251-6222 Sacrarnniiln (ltflf;n: :31:1'1 A ni,N„trn f!. r! r;.. • 0711 r .1 1 • '1 • Mr. Jerry Lind, Land Use Inspector City of Renton June 27, 1988 -2- We appreciate your concern and patience regarding the landscape repairs. ARCO Petroleum Products Company is also proud of this facility and looks to it as a model within it's system of mini-markets. The system operators and landscape contractor are very conscientious individuals and want this market to be a presentation to the com- munity. It is unfortunate that a few who have defaced the site do not respect those efforts to make this location a showplace. If I can be of further assistance, please call. Sincerely, -;1Z7/7/ Bruce McCrory Planner BM/kf C358.56 cc: Mr. lion Knutson„ARCO Petroleum Products Company (with 5/10/88 letter) Mr. John Yada, ARCO Petroleum Products Company (with 5/10/88 letter) Mr. Hank Sheetz, ARCO Petroleum Products Company (with 5/10/88 letter) Mr. Walter Tubandt, ARCO Petroleum Products Company (with 5/10/88 letter) Mr. Chuck Hutchens, ARCO Petroleum Products Company (with 5/10/88 letter) Mr. Del Lovell, Joe Hall Construction Mr. Will Wolfert, Barghausen Consulting Engineers, Inc. Mr. Jay Grubb, Barghausen Consulting Engineers, Inc. :.11 rat 4y al CITY OF RENTON BUILDING & ZONING DEPARTMENT • Earl Clymer, Mayor Ronald G. Nelson, Director I ' May 10, 1988 ARCO Petroleum Products Company 6625 South 190th Street Suite #102 Kent, Washington 98032 Subject: Atlantic Richfield Company-AM/PM Mini Marl 2900 South 3rd Street, Renton, IVa.shington Conditional Use Permit No. CU-116-86 Building Permit No. B-13582 Gentlemen: • The Renton Building and Zoning Department has made a landscape inspection as a follow up to the above referenced building permit. This inspection noted that landscaping in the following areas will need to be either replaced or restored in order to comply with both the building permit and conditional use permit granted for this project. Those areas needing correction are as follows: 1. In the area near the residential to the West and nortliwest, there are two 5-gallon size photinia shrubs missing, three 1-gallon size California myrtle shrubs missing, and seventeen 1-gallon size rockrose shrubs missing. These shrubs will need to be replaced in order to maintain the screening required of the service station. 2. The lawn areas were recently planted (by seed) and there is damage to those areas because of pedestrians, bicycles and vehicles. The lawn areas when planted were staked and roped off, but theft of the staking and ropes left a majority of the area unprotected. It will be necessary for ARCO to restore these areas with some regrading and reseeding. We would appreciate that the landscaping be restored in these areas at your earliest convenience in order to comply with code requirements. If you have any questions regarding this matter, please feel free to,contact me at this office at 235-2550. Sincerely, Jerry F. Lind Land Use Inspector arco JFL:sr • �$ o CITY OF ItENTON •�1 BUILDING & ZONING DEPARTMENT Earl Clymer, Mayor Ronald G. Nelson, Director MEMORANDUM DATE: April 15, 1988 TO: - File FROM: OrbJerry Lind, Land Use Inspector SUBJECT: Atlantic Richfield Company-AM/Pill Mini Marl File # d-I3582 I made an inspection today of the above referenced project to check landscaping compliance with the approved plans. Basically, the landscaping has been installed, but clue to problems associated with theft and vandalism, ARCO and the contractor will have • to make arrangements to see that all landscaping is restored and maintained. Some of the problems noted were: In the area near the residential to the «-cst and northwest, there are two 5-gallon size photinia shrubs missing, three 1-gallon size california myrtle shrubs missing, and seventeen rockrose 1-gallon size shrubs missing. 2. The lawn areas were recently planted (by seed) and there is damage because of pedestrians, bicycles and vehicles. The lawn areas when planted were staked and roped oil, but theft of the staking and ropes have left a majority of the lawn area unprotected. It will be necessary for ARCO to restore these areas with some regrading and seeding. 3. An illegal portable advertising sign was located in the northern planter and I had the assistant manager of the store remove the sign as it was also damaging to the establishing landscaping. 4. As part of my inspection today, I took seven polaroid photographs of the project that illustrate landscaping installed. • • 200 Mill Avenue South - Renton, Washington 98055 - (206) 235-2540 LANDSCAPE PLAN LANDSCAPE NOTES ......_ .:„....,...:....:=::„.......,......... N.E. 4th STREET ...,........... IF ".__„....,„.=....._.,..,„:„.,„,.....:::.„...,:... lift TZ6 1 i / ::•:.-.:::::.:.:.:..4.51: T , ....,....,J- /...'..-‘V.-- , .......NA..-• ) ."'') /\ A...............n."..".'“.ten=F.:::.F.1.47.hi.=. ' 177----:::-7;:rt.,.:.=:::::..-....r.:n....-..-,..? . 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'--- i,- 64.4 7.1.m.---.:.-----"" r.f. — 1,•TE R EVISIONS N. ... .... ./ .z. / f.4 12.., R SWES - Ah......•...... - -=:,.....f..7.7..."".. .e.1..11:,.. STAVAAR.......,BGARR.1. ISAIAORIA.A : SAWIRIA1 Rims ."X Z Z Z ...—.—,.—., frw. ,—, , ,---'''' 7 .. 2 4-rgr.=',.::.= 7 7 ----.- Barghausen • ,...... rf, .,>,...., i.-. %SAO MANTRA%OFT AL - COIEFIRON3 TREE PUNT.]DETAIL Consulting Engineers Inc. Lord ”AlannAl,.. A Inetnee•Ins Ba.m.11••• ..-- oi.. I A iI • ...................• .........••11....N...te t . 3(XI T s as required. Ra I ti I, laiki I%.11 v..% a v.• .........•••••••,•••, .- r.-..-- - " . furl, vigorous, established stand of turf. Treat with selective . herbicide to reccve any weeds. Maintain until final acceptance, . Including Dowling. - - • I — '- - - ' . • . -.---.-..t.-:-'..--4 v,:.-- •-• .• : • . it I. Clean up aii. litter and clippings. soils on walks, driveways, and curbs. etc. The site shall tie left in a clean and gootl es5 condition. . '. Reoave all flea fabolsfroe plant material. , , ... . . .. , , - . . . . .. • _ • • • , LANDSCAPE_ __SCHEDULE , . . . , , .._ • . . . . . . .. . . _ . e---14' eet- ,c-rA.,},116Actiet-/t.44ti-t dL -1 S lz S. RI?.....1-44.4 .#4, - • ,....--____-•-zz,...,.. ,, 1-.1A,11-.1" - • ,•... t•.--\'C--.....---*:-. . RU'-'.., .72.2j Hi 1 (2'....) /7'rde v?.64,'.. -e,4. 1 o .*,,:=),Ac....0-Lc ---. (, e ( • ). r... --------:-. 1,--).,4-%•=--7, ....----__ . ,._ • ,:•••\I ' \\,.. ., , • ,.., ----• •.%. IL) ,.a vet $ .- 4'.., --„&i,•)A.Z14-v_.-' - Si?? \\,........ „„.... ii .----f- ,..." . ••••• ..., .. • i , . ..• . s ./.:•A‘,,,,. -60 QT.. i 4- 'I?1A,:,-1(^ ',")(--&,-,-2 ==-,,i,r1 hi& "..-,.--...- - "-•--,--.,."-,`,L. ` c.,\ o 1 /_., -1 . 1ir 'alg, . . z . _ . _ : : . - " ‘ } 1 - G .'„ c•,,r-ev.A.. -t--( zric_.;------ , • . _.,. • ' -'-c = t--elL.11,6., ----411 . i }-i • P! N.1Y2.-)--, Nc449 -/ I it I LR - Fa , . • 1/444 f1.- 6. , 4 . 7 1:. .141.-rr- • . .. . • plit • _ I 1 _ • . - v... • • -:. -... .14-p\loa..t,lz.P4t-t Glie4:7-4:-' .- to. ••44 6161,. ? /..e!;,. ca PIN. epissAkg Tel L-NT,e4A4-eg*Y-4-16 . ., 4 •• 1 .' •.-F440 CVVS 14 C1404 • . el ' 2‘r"lei:ir. . . .. rz,t;t-1 -41, r4.&; -w.i91-6c1-4F.PAq".:Nal. 'riV..a t, . • • ., . -• '-!V.144,..e7 .1- . . „ . • . . ., . •• - ' -.. . . .. ._ . _ • _ • .• • -, . • _ . -• . . _ -. .. . . _.. ., . • -. - . . . .• • - . SLI (C...e );•/1 -f-a. ; a;-%., i4 lk! • - • .. _ • - _ • 1 . .. -- -• . . . . ... . . _ ! - • t . .. ,, -- . • . . T . . 1: .' . . ... . . ierei.•"'IT- :/....: --- i - 5'. • . l 4 . .:76. ....4.- September 19. 1988 Renton City Council Minute.- Page 271 CORRESPONDENCE Letter was read from Darlene Lang, Good Shepherd of Washington, 4751 S. Rezone: Good Shepherd 172nd Place, Seattle, requesting waiver of water and sewer connection costs Group Home, NE 19th in the total amount of $4,030.32 to serve the Good Shepherd group home at Street, R-010-88, NE 19th Street and Shelton Avenue NE. The letter advised that significant Request for Waiver additional costs have been imposed on this project during the development process not covered by HUD 202 funds. MOVED BY MATHEWS, SECONDED BY TRIMM, COUNCIL REFER THIS MATTER TO UTILITIES COMMITTEE FOR RECOMMENDATION. CARRIED. Councilman Stredicke requested a report reflecting amount of funds the City of Renton is contributing or waiving for the two Good Shepherd sites. Latecomer Agreement: Letter was read from James and Thelma Budd, 1402 N. 36th Street, Renton, Budd, N. 36th Street requesting latecomer agreement for adjacent properties and City of Renton to share in cost of 8-inch water main installed to serve Tract No. 36, C.D. Hillman's Lake Washington Garden of Eden Division #2, at N. 36th Street between Meadow Avenue N. and Park Avenue N. MOVED BY KEOLKER- WHEELER, SECONDED BY REED, COUNCIL REFER THIS MATTER TO UTILITIES COMMITTEE. CARRIED. Citizen Comment: Letter signed by 15 employees at 5th and Park was read citing incident on Protection of Wildlife 9/12/88, in which employees tried to help young deer wandering in the area, and felt situation was mishandled by police officers in a vehicle who chased the deer into an adjacent building under construction where it fell to its death. The letter requested that the City change its current policy concerning wild deer and other animals that roam into this jurisdiction. MOVED BY KEOLKER-WHEELER, SECONDED BY REED, COUNCIL REFER THIS MATTER TO THE ADMINISTRATION TO DEVELOP POLICY AND REPORT BACK TO COUNCIL. Mayor Clymer read letter.from Police Chief Alan Wallis indicating that the officers had declined the help of bystanders and preferred instead to let the animal mellow out since it exhibited symptoms of stress. The deer then ran around the parking garage where she fell from an upper story. Council members expressed concern regarding the incident and requested that a policy be developed to return wildlife to its natural environment without harm. CARRIED. Appeal: Good Shepherd Correspondence was read from Clara Mayes, 1056 Olympia Avenue NE, Group Home Rezone, R- Renton, opposing rezone to R-1 for property located on Olympia Avenue NE 015-88 proposed for development of group home. MOVED BY KEOLKER- WHEELER, SECONDED BY HUGHES, COUNCIL REFER LETTER TO OFFICIAL FILE, R-015-88. CARRIED. Rezone: E & H Correspondence was read from Mr. & Mrs. Roger Paquette, 328 Garden N., Properties, R-016-87, Renton, commending the City for relieving traffic congestion in residential Traffic Revisions area by implementing right turn traffic revision at Garden Avenue and 4th North. OLD BUSINESS Councilman Stredicke asked staff to review conditions of restrictive covenants Appeal: ARCO requiring mature landscaping at site of Arco Mini-Mart on NE 4th and Conditional Use Permit, Jefferson Avenue NE just west of Renton Vo-Tec, and advised that CU-116-86, Landscaping numerous small shrubs and five of the largest trees are dead. He supported Violations authorizing city officials to stop the business from operating on the site since landscaping plans as presented to Council on review of the applicant's appeal have not been carried through. Mayor Clymer indicated that a letter will be sent to the applicant. Transportation Transportation Committee Vice-Chairman Trimm presented a report Committee regarding the installation of the barrier striping on N. 3rd from Factory Citizen Committee: North Avenue N. to Houser Way N. After presentation from the Public Works Renton Citizens Advisory Department and input from the North Renton Citizens' Committee, the Committee, N. 3rd Transportation Committee voted to recommend concurrence in the staff Striping recommendation that the barrier striping not be installed in the north lane on N. 3rd from Factory Avenue N. to Houser Avenue N. MOVED BY TRIMM, SECONDED BY STREDICKE, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. ORDINANCES AND RESOLUTIONS Ways and Means Ways and Means Committee Chairman Stredicke presented a report Committee recommending the following ordinance for second and final reading: REQUEST FOR FILING TO: King County Department of Records and Elections FROM: City of Renton City Clerk' s Office 200 Mill Ave. S. Renton, WA 98055 RECORDING NO. DOCUMENT FEE 880923 C/ 4/ 3 Easement-Southgate Office Plaza Limited Partnership- W-882-#40-88-A-U. Eng.-Arlene * • 880923 O/ / V Easement-Gerald D. Cavenee & Patricia-S-237-#43 & 44- B-88-U. Eng.-Arlene * 880923 O/ (S Easement-Winmar Pacific, Inc.-W-519-#57-88-B-U. Eng.- Arlene * 880923 O f ti k Easement-The Boeing Co.-Land in Sec. 8, T 23N R 5E- Des. Eng.-Bob Bray-Acct. #000/000/15.532.20.49.14 880923 0 / cf 7 Temp Water Service Agrmt-Michael & Carolyn Hudson- #43-C-88-U. Eng.-Arlene * 880923 d n 4d Sewer Grade Release-Micheal Hudson-#43-D-88-U. Eng.- Arlene * 880923 Q Ai �j Dual Side Sewer-Robert L. Undsderfer-#54-88-A-U. Eng.- / Arlene * A 880923 d /c--0 Dual Side Sewer-Rovert L. Undsderfer-#54-88-B-U. Eng.- Arlene * 880923 b/E-7 Sanitary Sewer Extension Agreement-Kenneth * LaVelle Swanigan-#56-88-U. Eng.-Arlene * 880923 D/S a Bill of Sale-Winmar Pacific, Inc.-W0-519-#57-88-A- U. Eng.-Arlene * 880923 D /••Sj Bill of Sale-METRO-W=749=#55-88-U. Eng.-Arlene * 880923 O /yS'-4L Bill of Sale-Southgate Office Plaza-#40-88-B-U. Eng.- Arlene * 880923 d / 5'•5 Partial Satisfaction of Latecomer's Lien-Droker, a 0- A Sulman & Smouse-#53-88-U. Eng.-Arlene * (�`"''_ , 880923 d /-5-6 Covenant to Annex to the City-Calvin S. Cole dba �y Individual Home Bldr's.-#52-88-U. Eng.-Arlene * 880923 O /5 7 Restrictive Covenants-Arco-CU-116-86-C. Clerk @ • 880923 D / 6-g Contract .Rezone-Public Hospital Dist. #1(Valley Med. Center)-R-088-86-C. Clerk @ Charge all asterisk * documents to_U. Engineering-Arlene Haight Account #401/000/15.538.10.49. 14 Charge all @ documents to0 City Clerk Account # 000/000/04.514.30.49. 14 Signed by: �7 Recor s and Elections Cdshier c. 0 CITY F RENTON "ELL POLICY DEVELOPMENT DEPARTMENT Earl Clymer, Mayor MEMORANDUM DATE: September 26, 1988 TO: Richard Stredicke, City Councilman FROM: Larry Springer, Planning Manager SUBJECT: ARCO AM/PM Mini-Mart - Landscaping 2900 South 3rd Street Conditional Use permit No. CU-116-86 Building Permit No. B-13582 Pursuant to your request, the Planning Division submits the following status report regarding landscaping for the above referenced project: 1. During the spring of 1988, landscaping for the mini-mart was installed and completed per the approved plans submitted for the conditional use permit and building permit. 2. Shortly thereafter, an inspection was made by the Building and Zoning Department on April 15, 1988 which noted that some of the landscaping was missing (due to theft and vandalism) and that some of the landscaping was in a damaged state and in need of repair (see attached memorandum). A faulty irrigation system contributed to these problems and this information was verbally given to Barghausen Consulting Engineers, the developers, for compliance. 3. On May 10, 1988, a follow-up letter from the Building and Zoning Department was written to ARCO addressing these problems which still had not been totally resolved (see attached letter dated May 10, 1988). 4. On June 27, 1988, a letter was received from Barghausen Consulting Engineers Inc. in response to our May 10, 1988 correction letter stating that the dead plant material would be replaced in a timely manner and that-lawn areas would be reseeded where necessary and the irrigation system would be corrected (see attached letter dated June 27, 1988). 200 Mill Avenue South - Renton, Washington 98055 - (206)235-2552 Richard Stredicke City Councilman September 26, 1988 Page 2 5. During the summer of 1988, the lawn areas were reseeded and new plants were installed where needed. During the summer months as well, some of the larger plants started to show stress (pine trees) and they are not expected to survive. The contractor noted that a high mortality could be expected by the installation of large plant materials. 6. Jerry Lind of the Planning Division staff has since been in contact with the Landscape Architect of Barghausen Consulting Engineers, Inc. and has been informed the project is still under warrantee and that the contractor, Doug \Vieks, plans on replacing all dead/dying plant materials when the weather permits. The large pine trees are not available in the nurseries until after the first big frost occurs (the dormant season) and the pines will be immediately planted at that time. The Planning division will be informed when this replacement is to occur. The underground irrigation system is still not properly working to give adequate coverage over the site. Apparently, a loss of 15 pounds of pressure cannot be accounted for and this has affected the watering coverage of the site. The contractors are working with the Rainbird Company (manufacturer of the irrigation system) to get this corrected once and for all. 7. In respect to the size of plant materials utilized for the landscaping, the plants installed were to the size or larger than specified by both the site plan approval and the building permit. The landscaping does seem smaller in size than what was illustrated by the model, but the model provided a view of what the landscaping would appear like at maturity, and not at the actual planting time. The plant sizes used are an acceptable size used by the landscaping industry for what is available and are sizes that transplant to the maximum success rate. The Planning Division, of the new Department of Community Development, will continue to monitor the site and also work with ARCO and Barghausen Engineers to see that this project is maintained to an acceptable level as required by the conditional use permit and by the landscaping maintenance section of the zoning code. If the Council has further questions/comments they wish to offer regarding this project, our staff will be pleased to assist further with this matter. LS:JFL Attachments BARGHAUSEN ,ONSULTING ENGIRs, INC. "Land Planning, Survey, and Design Specialists" June 27, 1988 • •l1 • 1: 11 ►�I'� r r 1 11 ,i 7!'r\1r'•1" 1;r r. Mr. Jerry Lind, Land Use Inspector • City cf Renton, City, 11211 200 Mill Avenue South Renton, WA 98055 RE: Landscape Corrections at the New ARCO Ai\I/PM Mini-Market Facility at Northeast 3rd Street and Northeast 4th Street at Jefferson Avenue N.E., Renton, Washington ARCO FAC No. 5362/Our Job No. 1964 Dear Jerry: • Pursuant to your site inspection and conditional letter of approval dated May 10, 1988, regarding the landscape for the above-referenced facility, I have just received verbal confirmation from Mr. Chuck Ilutchens, Field Engineer for ARCO Petroleum Products Company; The landscape contractor has been authorized to proceed with the requested landscape restoration, repairs, and replacement of stolen and vandalized plant materials. Also, the landscape contractor has indiated that several dead plants will be replaced in a timely manner. Please note that a high mortality can be expected from the large plant material installed at this AM/PM store. ARCO Petroleum Products Company has also authorized this. office to make any necessary corrections to reseeding and possible additional irrigation needs. Fluctuating • water pressure in this.area of the city may have affected the performance of the sprinklers. However, we feel that the poor response of the seed lawn was due, in most part, to heavy rainfall immediately after the first hydroseed operation that washed out much of the seed. Satisfactory germination should be possible with reseeding of the entire turf area. We are presently reviewing the possible correction to the irrigation • system if pressure fluctuations pose a problem with the designed system operation. Regarding the pedestrian barriers as installed at the east end of the site at the City's request, this office feels they are not necessary and presently pose a hazard. The stake materials used are not readily visible, are too low, and are hazardous enough to pose a potential danger to the public. Therefore, we are requesting that the barriers be removed immediately. • ,;rr Home Office: 18215 72nd Avenue South • Kent, Washington 980.32 e (206) 25'-8222 arrnrnnrlli, fflfflrn• ?1 14 A At,r,iir', c^,lirnr, .. • ;". • Mr. Jerry Lind, Land Use Inspector City of Renton June 27, 1988 -2- We appreciate your concern and patience regarding the landscape repairs. ARCO Petroleum Products Company is also proud of this facility and looks to it as a model within it's system of mini-markets. The system operators and landscape contractor are very conscientious individuals and want this market to be a presentation to the com- munity. It is unfortunate that a few who have defaced the site do not respect those efforts to make this location a showplace. If I can be of further assistance, please call. Sincerely, r/ Bruce McCrory Planner BM/kf C358.56 cc: Mr. Ron Knutson.,ARCO Petroleum Products Company (with 5/10/88 letter) Mr. John Yada, ARCO Petroleum Products Company (with 5/1'0/88 letter) Mr. flank Shcetz, ARCO Petroleum Products Company (with 5/10/88 letter) Mr. Walter ] ubandt, ARCO Petroleum Products Company (with 5/10/88 letter) Mr. Chuck llutchens, ARCO Petroleum Products Company (with 5/10/88 letter) Mr. Del Lovell, Joe Hall Construction Mr. Will Wolfert, Barghausen Consulting Engineers, Inc. Mr. Jay Grubb, Barghausen Consulting Engineers, Inc. • • • • �i , CITY OF RENTON ^ • BUILDING & ZONING DEPARTMENT —' Ronald G. Nelson, Director • Earl Clymer, Mayor May 10, 1988 . • ARCO Petroleum Products Company 6625 South 190th Street Suite #102 Kent, Washington 98032 Subject: Atlantic Richfield Company-AM/PM Mini Mart 2900 South 3rd Street, Renton, Washington Conditional Use Permit No. CU-116-86 Building Permit No. B-13582 Gentlemen: The Renton Building and Zoning Department has made a landscape inspection as a follow up to the above referenced building permit. This inspection noted that landscaping in the following areas will need to be either replaced or restored in order to comply with both the building permit and conditional use permit granted for this project. Those areas needing correction are as follows: 1. In the area near the residential to the west and northwest, there are two 5-gallon size photinia shrubs missing, three 1-gallon size California myrtle shrubs missing, and seventeen 1-gallon size rockrose shrubs missing. These shrubs will need to be replaced in order to maintain the screening required of the service station. 2. The Iawn areas were recently planted (by seed) and there is damage to those areas because of pedestrians, bicycles and vehicles. The lawn areas when planted were staked and roped off, but theft of the staking and ropes left a majority of the area unprotected. It will be necessary for ARCO to restore these areas with some regrading and reseeding. We would appreciate that the landscaping be restored in these areas at your earliest convenience in order to comply with code requirements. If you have any questions regarding this matter, please feel free to.contact me at this office at 235-2550. Sincerely, • i \.)V-AAd"tT..LA/nC1------ , ' Jerry F. Lind • Land Use Inspector arco JFL:sr -,on Lllll \ ,,I • • ;i CITY C _ ItENTON BUILDING & ZONING DEPARTMENT Earl Clymer, Mayor Ronald G. Nelson, Director ' • • MEMORANDUM • • DATE: April 15, 1988 TO: • \\ file FROM: 01.1,.% Jerry Lind, Land Use Inspector SUBJECT: Atlantic Richfield Company-Ai1f/Pi f Mini Mart File # d-I3582 I made an inspection today of the above referenced project to check landscaping compliance with the approved glans. Basically, the landscaping has been installed, but due to problems associated w4th theft and vandalism, ARCO and the contractor will have to make arrangements to see that all landscaping is restored and maintained. Some of the problems noted were: 1. In the area near the residential' to the west and northwest, there arc two 5-gallon size photinia shrubs missing, three I-gallon size california myrtle shrubs missing, and seventeen rockrosc I-gallon size shrubs missing. 2. The lawn areas were recently planted (by seed) and there is damage because of pedestrians, bicycles and vehicles. The lawn areas when planted were staked and roped off, but theft of the staking and ropes have left a majority of the lawn area unprotected. It will be necessary for ARCO to restore these areas with some regrading and seeding. 3. An illegal portable advertising sign was located in the northern planter and I had the assistant manager of the store remove the sign as it was also damaging to the establishing landscaping. 4. As part of my inspection today, I took seven polaroid photographs of the project that illustrate landscaping installed. • 200 Mill Avenue South - Renton, Washington 98055 - (206) 235-2540 . . . . LANDSCAPE PLAN LANDSCAPE NOTES NE 4th STREET Adlilli ••-firall....1 . ' :•"::::::"::::•-•1--::-.-:.::-:-....7.--;.r.:v...-• _. _ .. _ _ - - - - - -• ---- _ >. a•E ....::::.7: .zr_•::=:::-..T.::rxm::::.•— as 5 t s _____ _____._ _ / 0 ' ------,...„ ' "•••••"••' ..' ... 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I , • -.,' •),. • -- '' / . • ,X..fig‘i =:.==.•7" • '.., ?...7.-1.. ----=•=.... *:REVISION BY 8 C.E 49/1.4..1.&reh • r.' • 'Q‘.4_____._.......... ......... ...... .f,e....n .._... ., /71] hiall A(V1610161 ,/,• i /,/'.', / •• / t.4 sa.a. ..- er.. 6,...4.........e.•••To-ulf.....0.6,r.,.41.1.0% ..".... -••• „:/•-••/' .:". ,,. ' „. .,-, i 4' c... •i t• ....,...... .A.,...,.....•1 zZ II.• •, • • .7.1..-:- L: . . . -,,..7.›,7 r7 , ' •.4 ..... ..„..," „...„./. 77:::.=== ;* -----"----.....7r....=.-7.—""..=. thr..r.1.4 I ....' .." br -.-• —-..---— ___.____ ... 0,>4.1 1 U•••Pt WINO OCII,L. C.C.1.1.13 TA(Pi•••••1.0 OCTAL Barghausen Consulting Engineers Inc. ! i L.-,Pl....,F.,•1............,,••••••• •;• .....-.......-.•....-.•-•.......,...... .• •-•-•••.- . ..- . • . . . full, vigorous, estclillshed stand of turf. 'Treat with selective • `• herbicide to remove any-reeds. FlaIntaln until final acceptance, ' Including sowing. -, . . . . • - • ,• . • .. 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"Land Planning, Survey, and Design Specialists" CITY O = .RENTON IL:, y • June 27, 1988 ,f '� Mr. Jerry Lind, Land Use Inspector City of Renton, City Hall 200 Mill Avenue South Renton, WA 98055 RE: Landscape Corrections at the New ARCO AM/PM Mini-Market Facility at Northeast 3rd Street and Northeast 4th Street at Jefferson Avenue N.E., Renton, Washington ARCO FAC No. 5362/Our Job No. 1964 Dear Jerry: Pursuant to your site inspection and conditional letter of approval dated May 10, 1988, regarding the landscape for the above-referenced facility, I have just received verbal confirmation from Mr. Chuck Hutchens, Field Engineer for ARCO Petroleum Products Company. The landscape contractor has been authorized to proceed with the requested landscape restoration, repairs, and replacement of stolen and vandalized plant materials. Also, the landscape contractor has indiated that several dead plants will be replaced in a timely manner. Please note that a high mortality can be expected from the large plant material installed at this AM/PM store. ARCO Petroleum Products Company has also authorized this office to make any necessary corrections to reseeding and possible additional irrigation needs. Fluctuating water pressure in this area of the city may have affected the performance of the sprinklers. However, we feel that the poor response of the seed lawn was due, in most part, to heavy rainfall immediately after the first hydroseed operation that washed out much of the seed. Satisfactory germination should be possible with reseeding of the entire turf area. We are presently reviewing the possible correction to the irrigation system if pressure fluctuations pose a problem with the designed system operation. Regarding the pedestrian barriers as installed at the east end of the site at the City's request, this office feels they are not necessary and presently pose a hazard. The stake materials used are not readily visible, are too low, and are hazardous enough to pose a potential danger to the public. Therefore, we are requesting that the barriers be removed immediately. Home Office: 18215 72nd Avenue South • Kent, Washington 98032 • (206) 251-6222 Sacramento Office: 3134-A Auburn Blvd., • Sacramento, California 95821 • (916)484-1212 t F • • �s , CITY OF R, ENTON . kiax "r,`; BUILDING & ZONING DEPARTMENT — a, fit.,. Earl Clymer, Mayor Ronald G. Nelson, Director May 10, 1988 --1 . MAY (1(2 .988 ARCO Petroleum Products Company . 6625 South 190th Street • Suite #102 . • • Kent, Washington 98032 . -?"rt , A, Subject: Atlantic Richfield Company-A110/Prli Mini Mart 2900 South 3rd Street. Renton„ if ash.n /l(...% Conditional Use Permit No, CU-116-85 -.• . Building Permit No. B-13582 Gentlemen: The Renton Building and Zoning Department has made a landscape inspection as a follow up to the above referenced building permit. This inspection noted that landscaping in the following areas will need to be either replaced or restored in order to comply with both the building permit and conditional use .permit granted for this pioject. Those. ,u-cas nc,!diing. correction are as follows: I . In the area near the residential to the west and northwest, there are two 5-gallon size photinia shrubs missing, three 1-gallon size California myrtle shrubs missing, and seventeen 1-gallon size rockrose shrubs missing. These shrubs will need to be • replaced in order to maintain the screening required of the service station. 2. The lawn areas were recently planted (by seed) and there is damage to those areas because of' pedestrians, bicycles and vehicles. The lawn areas when planted were staked and roped off, but theft of the staking and ropes left a majority of the area unprotected. It will be necessary for ARCO to restore these areas with some regrading and reseeding. we would appreciate thin the landscaping be restored in these. areas at your earliest convenience in order to comply with code requirements. • If you have any questions regarding this matter, please feel free to contact roe at this office at 235-2550. , Sincerely, .terry F. Lind Land Use Inspector aiCO JFL.:sr Mr. Jerry Lind, Land Use Inspector City of Renton June 27, 1988 -2- We appreciate your concern and patience regarding the landscape repairs. ARCO Petroleum Products Company is also proud of this facility and looks to it as a model within it's system of mini-markets. The system operators and landscape contractor are very conscientious individuals and want this market to be a presentation to the com- munity. It is unfortunate that a few who have defaced the site do not respect those efforts to make this location a showplace. If I can be of further assistance, please call. Sincerely, Bruce McCrory Planner BM/kf C358.56 cc: Mr. Ron Knutson, ARCO Petroleum Products Company (with 5/10/88 letter) Mr. John Yada, ARCO Petroleum Products Company (with 5/10/88 letter) Mr. Hank Sheetz, ARCO Petroleum Products Company (with 5/10/88 letter) Mr. Walter Tubandt, ARCO Petroleum Products Company (with 5/10/88 letter) Mr. Chuck Hutchens, ARCO Petroleum Products Company (with 5/10/88 letter) Mr. Del Lovell, Joe Hall Construction Mr. Will Wolfert, Barghausen Consulting Engineers, Inc. Mr. Jay Grubb, Barghausen Consulting Engineers, Inc. I „ C CITY OF RENTON ..IL BUILDING & ZONING DEPARTMENT Earl Clymer, Mayor Ronald G. Nelson, Director May 10, 1988 ARCO Petroleum Products Company 6625 South 190th Street Suite #102 Kent, Washington 98032 Subject: Atlantic Richfield Company-AM/PM Mini Mart 2900 South 3rd Street, Renton, Washington Conditional Use Permit No. CU-116-85 Building Permit No. B-13582 Gentlemen: The Renton Building and Zoning Department has made a landscape inspection as a follow up to the above referenced building permit. This inspection noted that landscaping in the following areas will need to be either replaced or restored in order to comply with both the building permit and conditional use permit granted for this project. Those areas needing correction are as follows: 1. In the area near the residential to the west and northwest, there are two 5-gallon size photinia shrubs missing, three 1-gallon size California myrtle shrubs missing, and seventeen 1-gallon size rockrose shrubs missing. These shrubs will need to be replaced in order to maintain the screening required of the service station. 2. The lawn areas were recently planted (by seed) and there is damage to those areas because of pedestrians, bicycles and vehicles. The lawn areas when planted were staked and roped off, but theft of the staking and ropes left a majority of the area unprotected. It will be necessary for ARCO to restore these areas with some regrading and reseeding. We would appreciate that the landscaping be restored in these areas at your earliest convenience in order to comply with code requirements. If you have any questions regarding this matter, please feel free to contact me at this office at 235-2550. Sincerely, \)4eAA_AtV, Jerry F. Lind Land Use Inspector arco JFL:sr 200 Mill Avenue South - Renton, Washington 98055 - (206) 235-2540 ARCO Petroleum Pro s Company 7901 168th Avenue N.E. AiL Suite n7 Redmond, OrRd Washington 98052 Telephone 206 881 2113 Walter C. Tubandt Manager Site Acquisition May 16, 1988 City of Renton Finance Department 200 Mill Ave. South Renton, WA 98055 Attn: Maxine E. Motor, CMC City Clerk Re: Appeal of ARCO Conditional Use Permit CU-116-86 N.E. 3rd Street and Jefferson Ave. N.E. Dear Ms. Motor: Enclosed are the Restrictive Covenants for the above subject Conditional Use Permit which have been executed by Atlantic Richfield Company. You requested these documents from Mr. Larry J. Smith, attorney for ARCO, in your letter of March 16, 1988. Thank you for your assistance in this matter. If there are any questions, please call. Your truly, Oc://f-24A W ter C. Tubandt Manager, Site Acquisition WCT/tm Enclosure cc: Larry J. Smith CITYOFFMITON, NAY !e1 . kr UITY CLEWS OFFIC-E1 [ e.,lt M(� t:- ►_ 1 . P, 76-v y e_ epeept Az6- ARCO Petroleum Products Company is a Division of AtlanticRichfieldCompany RESTRICTIVE COVENANTS 1. ARCO will install their state-of-the-art fiberglass, underground secondary containment fuel storage system, which includes electronic monitoring of the spaces between the interior and exterior walls of the tanks and the piping . The final design shall be reviewed by the City of Renton' s consultant, CH2M Hill , and shall include any reasonable modifications suggested by said consultant. 2. ARCO agrees to remove the entire underground system if the gasoline sales operation is terminated or is discontinued for more than twelve consecutive months. ARCO agrees to be legally and economically responsible for said removal, and failure to do so shall entitle the City, upon reasonable notice of at least thirty days, to enter on the property and remove said underground system in any reasonable and necessary manner at the sole expense of ARCO. All costs incurred by the City, including indirect costs and interest associated with such a removal , shall be reimbursed to the City by ARCO upon demand . Reimbursement shall be secured by a lien against the property , and the City shall be held harmless by ARCO from any damages or liability with respect to the removal. In addition, any incidental but reasonably anticipated costs of removal such as the costs of closure or interference 'with current on-site operations, shall be solely the responsibility of ARCO. 3 . ARCO shall complete the City approved street improvement plan for 3rd Avenue N.E. prior to occupancy. 4 . ARCO will not permit the installation and/or use of video games, pinball machines or other such entertainment devices on the premises. ARCO will not use outside loudspeakers at this facility, except as such speakers are required for emergency and/or safety related communications. 5 . ARCO has illustrated its intentions regarding landscaping by presenting detailed site plans, as well as displaying a scale model of the facility. Any vegetative buffering , including trees and shrubs which provide a line of sight buffer from current residences to the north of the site, will be initially placed on the site in the approximate size depicted on those plans and/or on the model , which ever depiction involves the most extensive buffering. The vegetation referenced above will be maintained on the site . This covenant is for the specific benefit of the City of Renton and is enforceable solely by the City of Renton. 6 . ARCO agrees that no portion of this site, which consists of three separate lots, will be sold, nor will the physical : layout of the site , as depicted upon the scale model , be substantially altered, unless such sale or alteration is approved by the City of Renton. Such approval shall not be unreasonably withheld and if denied , shall be based upon evidence presented to the Council indicating that. such a sale or alteration has specific detrimental effects upon the site or upon _the surrounding neighborhood. 7 . The Covenants identified herein shall run with the land, which is legally described as follows: See Exhibit "A" attached hereto and incorporated by reference as if fully set forth. Said Covenants identified herein are for the specific benefit of the City of Renton and are enforceable solely by the City of Renton. 8. The parties herein agree that the Covenants identified herein shall be binding on all grantees , heirs and assigns. 9. In the event any paragraph herein is determined to be unenforceable, for any reason, that shall not affect the enforceability of the remaining provisions herein. May 11th. Dated: MarAh , 1988 . ATLANTIC RICHFIELD COMPANY a Delaware corporation� By '•J-• ., ' )',,``_ a9[ 3,-a.,,, 9_(k. �ZJ Byes ant V7 Ti VentY Assistant Secretary �TATR n.P GWAQP_TNG!PC)RT 1 — - CAT. NO. NN00737 TO 1945 CA(7-82) TITLE INSURANCE (Corporation) AND TRUST ATCOR COMPANY STATE OF CALIFORNIA fence COUNTY OF LOS ANGELES } SS' • On May 11, 1988 before me, the undersigned, a Notary Public in and for were said State, personally appeared S. L. McDonald .t a s personally known to me or proved to me on the basis , hi of satisfactory evidence to be the person who executed free il the within instrument as the Assistant Vice x President,and Barbara M. Hinds _ Doses Wi personally known to me or - " " OFFICIAL SR•nL < proved to me on the basis of satisfactory evidence to be I ��. a the person who executed the within instrument as the ( � BETTY JO BAKER �: Assistant Secretar of the Corporation { NOTARY PUBLIC-CALIFORNIA ''"`. LOS ANGELES COUNTY that executed the within instrument and acknowledged �Pl My comm. expires DEC 23, 19s8 _ to me that such corporation executed the within instru- _ __ _ -- __— ment pursuant to its by-laws or a resolution of its V :he board of directors. WITNESS my hand and official se 1. Signature 4 /'� W'�"" (This area for official notarial seal) 0 -. 4(.61(b • i J Received Larry J. Sm %0 CITY OF RENTON FINANCE DEPARTMENT Earl 'Clymer, Mayor Maxine E. Motor, City Clerk I March 16, 1988 Mr. Larry J. Smith 1301 5th Avenue, Suite 3400 Seattle, Washington 98101 Subject: Appeal of ARCO Conditional Use Permit CU-116-86 NE 3rd Street and Jefferson Avenue NE Dear Mr. Smith: Please obtain signatures of the Atlantic Richfield Company officials on the enclosed Restrictive Covenants for ARCO Conditional Use Permit CU-116-86 and return the covenants to this office for recording with the King County Records office. Also enclosed is excerpt of Renton City Council minutes of August 10, 1987 at which time you appeared before the City Council requesting approval of the restrictive covenants. If you have further questions please feel free to contact this office. Yours truly, • CITY OF RENTON Maxine E. Motor , CMC City Clerk Enclosures (2) cc: Lawrence Warren, City Attorney cc: Atlantic Richfield Company 7901 168th Avenue NE, Suite 107 Redmond, WA 98052 I ` • 200 Mill Avenue South - Renton, Washington 98055 - (206) 235-2501 . _ RENTON CITY COUNCIL Regular Meeting August 10, 1987 Municipal Building Monday, 8:00 p.m. Council Chambers MINUTES CALL TO ORDER Mayor Barbara Y. Shinpoch led the Pledge of Allegiance to the flag and t called the meeting of the Renton City Council to order. ROLL CALL OF THOMAS W. TRIMM, Council President; NANCY L. MATHEWS, JOHN W. COUNCIL MEMBERS REED, RICHARD M. STREDICKE, KATHY A. KEOLKER, ROBERT J. HUGHES, EARL CLYMER. CITY STAFF IN BARBARA Y. SHINPOCH, Mayor; LAWRENCE J. WARREN, City ATTENDANCE Attorney; MICHAEL W. PARNESS, Administrative Assistant; MAXINE E. MOTOR, City Clerk; LT. MICHAEL MAGULA, Police Department. PRESS Phil Emanuel, Valley Daily News APPROVAL OF MOVED BY TRIMM, SECONDED BY MATHEWS, COUNCIL APPROVE COUNCIL MINUTES THE COUNCIL MINUTES OF AUGUST 3, 1987, WITH THE CORRECTION ON PAGE 245 THAT THE SITE INSPECTION OF VICTORIA HILLS PHASE II, FPUD 042-85, TOOK PLACE ON FRIDAY, AUGUST 7, 1987, RATHER THAN THURSDAY, AUGUST 6, 1987., CARRIED. AUDIENCE COMMENT Larry Smith, 1301 5th Avenue, Seattle, requested Council approval of Appeal: Atlantic restrictive covenants required by the City Council at the June 15, 1987 Richfield Company Council Meeting for the Appeal of Hearing Examiner's decision on Atlantic Conditional Use Permit, Richfield Company Conditional Use Permit CU-116-86. Mr. Smith reported CU-116-86 working with City Attorney Lawrence Warren to draft covenants binding Atlantic Richfield Company to all requirements outlined in the Conditional Use Permit and the Environmental Review Committee's (ERC) recommendations. After reviewing the covenants that have been provided by the City Attorney, Councilwoman Mathews reported the covenants meet the intent of the Council action, and requested that the requirements of the Environmental Review Committee (ERC) and of the Hearing Examiner at the April 14, 1987 Hearing, be included as part of the record. City Attorney Warren responded to Mayor Shinpoch's inquiry that covenants meet all requirements set forth by Council. In response to Councilman Stredicke's inquiry, City Attorney Warren responded that the covenants are in effect in perpetuity, unless there is a stated length of time in the covenants, or if Council should request a specific change. MOVED BY STREDICKE, SECONDED BY CLYMER, THAT COUNCIL ACCEPT THE RESTRICTIVE COVENANTS TO THE ATLANTIC RICHFIELD COMPANY CONDITIONAL USE PERMIT,CU- 116-86, AS APPROVED BY THE CITY ATTORNEY. CARRIED In response to Councilwoman Keolker's request for explanation of Item #6 of the covenants, City Attorney Warren, explained that none of the separate lots could be sold without Council approval. In response to Councilwoman Keolker's inquiry, City Attorney Warren advised that this proposal does meet both the current containment ordinance and secondary containment ordinance requirements. MOTION BY MATHEWS, SECONDED BY CLYMER, THAT ATLANTIC RICHFIELD COMPANY CONDITIONAL USE PERMIT FILE CU-116-86, AND SITE PLAN BE APPROVED.SUBJECT TO CONDITIONS STIPULATED AT THE COUNCIL MEETING OF 6/15/87, THE HEARING EXAMINER'S DECISION OF 4/14/87, THE ENVIRONMENTAL REVIEW COMMITTEE REQUIREMENTS AND FILING OF SIGNED COVENANTS WITH THE CITY OF RENTON. CARRIED. • �; 0. CITY OF RENTON waLL BUILDING & ZONING DEPARTMENT Earl Clymer, Mayor Ronald G. Nelson, Director • MEMORANDUM • DATE: April 15, 1988 TO: File FROM: Jill Jerry Lind, Land Use Inspector SUBJECT: Atlantic Richfield Company-AM/PM Mini Mart File # B-13582 I made an inspection today of the above referenced project to check landscaping compliance with the approved plans. Basically, the landscaping has been installed, but due to problems associated with theft and vandalism, ARCO and the contractor will have to make arrangements to see that all landscaping is restored and maintained. Some of the problems noted were: 1. In the area near the residential to the west and northwest, there are two 5-gallon size photinia shrubs missing, three 1-gallon size california myrtle shrubs missing, and seventeen rockrose 1-gallon size shrubs missing. 2. The lawn areas were recently planted (by seed) and there is damage because of pedestrians, bicycles and vehicles. The lawn areas when planted were staked and roped off, but theft of the staking and ropes have left a majority of the lawn area unprotected. It will be necessary for ARCO to restore these areas with some regrading and seeding. 3. An illegal portable advertising sign was located in the northern planter and I had the assistant manager of the store remove the sign as it was also damaging to the establishing landscaping. 4. As part of my inspection today, I took seven polaroid photographs of the project that illustrate landscaping installed. 200 Mill Avenue South - Renton, Washington 98055 - (206) 235-2540 0 1,0 CITY OF RENTON salY'. ., FINANCE DEPARTMENT Earl Clymer, Mayor Maxine E. Motor, City Clerk March 16 , 1988 Mr . Larry J . Smith 1301 5th Avenue, Suite 3400 Seattle, Washington 98101 Subject : Appeal of ARCO Conditional Use Permit CU-116-86 NE 3rd Street and Jefferson Avenue NE Dear Mr . Smith: Please obtain signatures of the Atlantic Richfield Company officials on the enclosed Restrictive Covenants for ARCO Conditional Use Permit CU-116-86 and return the covenants to this office for recording with the King County Records office. Also enclosed is excerpt of Renton City Council minutes of August 10 , 1987 at which time you appeared before the City Council requesting approval of the restrictive covenants . If you have further questions please feel free to contact this office. Yours truly, CITY OF RENTON Maxine E . Motor , CMC City Clerk Enclosures (2) cc: Lawrence Warren, City Attorney cc : Atlantic Richfield Company 7901 168th Avenue NE, Suite 107 Redmond, WA 98052 200 Mill Avenue South - Renton, Washington 98055 - (206) 235-2501 •� CITY OF RENTON o. 4)`� Lawrence J. Warren, City Attorney Daniel Kellogg - David M. Dean-Mark E. Barber - Zanetta L. Fontes -Theodore R. Parry Assistant City Attorneys March 11, 1988 TO: Maxine E. Motor , City Clerk FROM : Lawrence J. Warren, City Attorney RE: Restrictive Covenants - Atlantic Richfield Company Dear Maxine: Enclosed please find the original of the Restrictive Covenats for signature by ARCO. Lawrence J. arren LJW:nd Encl. cc: Mayor N8. 20: 09 CITY 411: u orti SIAR I T [ _ f C!EM om F. Til Post Office Box 626 - 100 S 2nd Street - Renton, Washington 98057 - (206) 255-8678 RESTRICTIVE COVENANTS 1. ARCO will install their state-of-the-art fiberglass, underground secondary containment fuel storage system, which includes electronic monitoring of the spaces between the interior and exterior walls of the tanks and the piping. The final design shall be reviewed by the City of Renton' s consultant, CH2M Hill , and shall include any reasonable modifications suggested by said consultant. 2. ARCO agrees to remove the entire underground system if the gasoline sales operation is terminated or is discontinued for more than twelve consecutive months. ARCO agrees to be legally and economically responsible for said removal , and failure to do so shall entitle the City, upon reasonable notice of at least thirty days, to enter on the property and remove said underground system in any rea.sonable and necessary manner at the sole expense of ARCO. All costs incurred by the City, including indirect costs and interest associated with such a removal , shall be reimbursed to the City by ARCO upon demand. Reimbursement shall be secured by a lien against the property , and the City shall be held harmless by ARCO from any damages or liability: with respect to the removal. In addition, any incidental but reasonably anticipated costs of removal such as the costs of closure or interference with current on-site operations, shall be solely the responsibility of ARCO. 3. ARCO shall complete the City approved street improvement plan for 3rd Avenue N.E. prior to occupancy. 4 . ARCO will not permit the installation and/or use of video games, pinball machines or other such entertainment devices on the premises. ARCO will not use outside loudspeakers at this facility, except as such speakers are required for emergency and/or safety related communications. 5 . ARCO has illustrated its intentions regarding landscaping by presenting detailed site plans, as well as displaying a scale model of the facility. Any vegetative buffering , including trees and shrubs which provide a line . of sight buffer from current residences to the north of the site , will be initially placed on the site in the approximate size depicted on those plans and/or on the model, which ever depiction involves the most extensive buffering. The vegetation referenced above will be maintained on the site. This covenant is for the specific benefit of the City of Renton and is enforceable solely by the City of Renton. 6 . ARCO agrees that no portion of this site, which consists of three separate lots, will be sold, nor will the physical layout of the . site , as depicted upon the scale model , be substantially altered, unless such sale or -a alteration is approved by the City of Renton. Such approval shall not be unreasonably withheld and if denied , shall be based upon evidence presented to the Council indicating that such a sale or alteration has specific detrimental effects upon the site or upon the surrounding neighborhood . 7 . The Covenants identified herein shall run with the land , which is legally described as follows : See Exhibit "A" attached hereto and incorporated by reference as if fully set forth. Said Covenants identified herein are for the specific benefit of the City of Renton and are enforceable solely by the City of Renton. 8 . The parties herein agree that the Covenants identified herein shall be binding on all grantees, heirs and assigns. 9 . In the event any paragraph herein is determined to be unenforceable, for any reason, that shall not affect the enforceability of the remaining provisions herein. Dated: March , 1988 . ATLANTIC RICHFIELD COMPANY By By STATE OF WASHINGTON ) ss COUNTY OF KING I certify that I know or have satisfactory evidence that and signed this instrument, on oath stated that they were authorized to execute the instrument and acknowledged it as the and respectively of Atlantic Richfield Company to be the free and voluntary act of such party for the uses and purposes mentioned in the instrument. Dated: March , 1988 . Notary Public in and for the State of Washington My appointment expires: CITY: 5:10/3/11/88 April 11. 1988 Renton City Council Minutes Page 116 Vouchers Ways and Means Committee Chairman Stredicke presented a report recommending approval of Vouchers 39719 through 40072 in the amount of $1,366,163.72, having received departmental certification that merchandise/services have been received or rendered; Vouchers 39726-39735 machine voided. MOVED BY STREDICKE, SECONDED BY HUGHES, COUNCIL APPROVE THE VOUCHERS AS PRESENTED. CARRIED. NEW BUSINESS Transportation Committee Vice-Chair Trimm presented a report indicating Transportation that the Committee had met to hear a progress report on the North Renton Committee Neighborhood Protection Program from staff and the North Renton Citizens Citizen Committee: North Advisory Committee. The Transportation Committee recommended that Renton Neighborhood North Renton Citizen's Advisory Committee and staff be directed to work on Protection Program their proposal for an additional 30 days in order to work out differences between the citizen and staff recommendations, and to provide Council with sample designs of proposed diverters. MOVED BY TRIMM, SECONDED BY STREDICKE, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. treets: ARCO AMJPM Councilman Stredicke requested a staff report on the ARCO AM/PM Mini Roadway Channel, NE Mart at NE 4th Street and Jefferson Avenue NE to determine if installed 4th Street landscaping complies with requirements stipulated by Council during appeal hearing. Executive Session MOVED BY MATHEWS, SECONDED BY HUGHES, COUNCIL CONVENE INTO EXECUTIVE SESSION TO DISCUSS PROPERTY ACQUISITION. CARRIED. Time: 7:45 p.m. ' ADJOURNMENT Council reconvened into regular session; roll was called; all members were present. MOVED BY HUGHES, SECONDED BY STREDICKE, COUNCIL ADJOURN. CARRIED. Time: 8:00 p.m. MAXINE E. MOTOR, CMC, City Clerk 04/11/88 J March 28. 1988 Renton City Council Minutes Pane 97 Rezone: Dalpay, $ An ordinance was read changing the zoning classification of property located R-072-87 at 715 Sunset Boulevard NE from single family residential district (R-1) to medium density multifamily district (R-3) for James Dalpay, R-072-87. MOVED BY STREDICKE, SECONDED BY HUGHES, COUNCIL REFER THIS ORDINANCE BACK TO COMMITTEE FOR ONE WEEK. CARRIED. Vouchers Ways and Means Committee Chairman Stredicke presented a report recommending approval of Vouchers 39380 through 39718 in the amount of $935,779.22, having received departmental certification that merchandise/services have been received or rendered; Vouchers 39383, 39386-39393 machine voided. MOVED BY STREDICKE, SECONDED BY HUGHES, COUNCIL APPROVE THE VOUCHERS AS PRESENTED. CARRIED. NEW BUSINESS Council President Keolker Wheeler announced that a joint meeting with City Joint Meeting with of Tukwila has been set on Thursday, 4/28/88 at 7:30 p.m. at Tukwila City Tukwila Hall to discuss joint transportation issues, Black River quarry, and Fire District No. 1. Streets: ARCO AM/PM Councilman Stredicke noted receipt of complaints from residents regarding Roadway—Channel, NE roadway channeling on NE 4rd Street and Jefferson Avenue NE adjacent to 4th Street recently constructed ARCO AM/PM Mini Mart, west of Renton Vocational Technical Institute. Police: Animal Control Councilman Stredicke requested report from the Administration concerning Staffing staffing for animal control by the Police Department, particularly on weekends. Executive Session MOVED BY MATHEWS, SECONDED BY KEOLKER WHEELER, COUNCIL CONVENE INTO EXECUTIVE SESSION TO DISCUSS PENDING LITIGATION. CARRIED. Time: 7:46 p.m. ADJOURNMENT Council reconvened into regular session; roll was called; all members were present. MOVED BY REED, SECONDED BY TRIMM, COUNCIL ADJOURN. CARRIED. Time: 8:14 p.m. MAXINE E. MOTOR, CMC, City Clerk 03/28/88 I . RENTON CITY COUNCIL Regular Meeting August 10, 1987 Municipal Building Monday,, 8:00 p.m. Council Chambers - MINUTES CALL TO ORDER Mayor Barbara Y. Shinpoch led the Pledge of Allegiance to the flag and called the meeting of the Renton City Council to order. ROLL CALL OF THOMAS W. TRIMM, Council President; NANCY L. MATHEWS, JOHN W. COUNCIL MEMBERS REED, RICHARD M. STREDICKE, KATHY A. KEOLKER, ROBERT J. HUGHES, EARL CLYMER. CITY STAFF IN BARBARA Y. SHINPOCH, Mayor; LAWRENCE J. WARREN, City ATTENDANCE Attorney; MICHAEL W. PARNESS, Administrative Assistant; MAXINE E. MOTOR, City Clerk; LT. MICHAEL MAGULA, Police Department. PRESS Phil Emanuel, Valley Daily News I ' APPROVAL OF MOVED BY TRIMM, SECONDED BY MATHEWS, COUNCIL APPROVE COUNCIL MINUTES THE COUNCIL MINUTES OF AUGUST 3, 1987, WITH THE CORRECTION ON PAGE 245 THAT THE SITE INSPECTION OF VICTORIA HILLS PHASE II, FPUD 042-85, TOOK PLACE ON FRIDAY, AUGUST 7, 1987, RATHER THAN THURSDAY, AUGUST 6, 1987. CARRIED. ' AUDIENCE COMMENT Larry Smith, 1301 5th Avenue, Seattle, requested Council approval of ' Appeal: Atlantic restrictive covenants required by the City Council at the June 15, 1987 Richfield Company Council Meeting for the Appeal of Hearing Examiner's decision on Atlantic Conditional Use Permit, Richfield Company Conditional Use Permit CU-116-86. Mr. Smith reported CU-116-86 working with City Attorney Lawrence Warren to draft covenants binding Atlantic Richfield Company to all requirements outlined in the Conditional Use Permit and the Environmental Review Committee's (ERC) recommendations. After reviewing the covenants that have been provided by the City Attorney, (Councilwoman Mathews reported the covenants meet the intent of the 1 Council action, and requested that the requirements of the Environmental Review Committee (ERC) and of the Hearing Examiner at the April 14, 1987 Hearing, be included as part of the record. City Attorney Warren responded to Mayor Shinpoch's inquiry that covenants meet all requirements set forth by Council. l In response to Councilman Stredicke's inquiry, City Attorney Warren responded that the covenants are in effect in•perpetuity, unless there is a stated length of time in the covenants, or if Council should request a specific (change. MOVED BY STREDICKE, SECONDED BY CLYMER, THAT (COUNCIL ACCEPT THE RESTRICTIVE COVENANTS TO THE 1 ATLANTIC RICHFIELD COMPANY CONDITIONAL USE PERMIT, CU- i 116-86, AS APPROVED BY THE CITY ATTORNEY. CARRIED I � 'In response to Councilwoman Keolker's request for explanation of Item #6 of the covenants, City Attorney Warren, explained that none of the separate lots could be sold without Council approval. In response to Councilwoman Keolker's inquiry, City Attorney Warren advised that this proposal does meet both the current containment ordinance and secondary containment ordinance requirements. MOTION BY MATHEWS, SECONDED BY CLYMER, THAT ATLANTIC RICHFIELD COMPANY CONDITIONAL USE PERMIT FILE CU-116-86, AND SITE PLAN BE APPROVED SUBJECT TO CONDITIONS STIPULATED AT THE COUNCIL MEETING OF 6/15/87, THE HEARING EXAMINER'S DECISION OF 4/14/87, THE ENVIRONMENTAL REVIEW COMMITTEE REQUIREMENTS AND FILING OF SIGNED COVENANTS WITH THE CITY OF RENTON. CARRIED. C� r CITY OF RENTON "l _ FINANCE DEPARTMENT Barbara Y. Shinpoch, Mayor Maxine E. Motor, City Clerk June 19, 1987 Mr. Larry J. Smith Attorney at Law 1301 5th Avenue, Suite 3400 Seattle, WA 98101 Re: Appeal filed by Atlantic Richfield Company (ARCO), File No. CU-116-86 Dear Mr. Smith: At its regular meeting of June 15, 1987, the Renton City Council adopted the attached minority report of the Planning and Development Committee, and directed the Administration to work with the applicant to review and report to Council all mitigation measures proposed for site development, including preparation of restrictive covenants to assure retention of the eastern lot as a landscape buffer. Please feel free to contact this office if further information is desired. Sincerely, CITY OF RENTON i Ci�G���uJ Maxine E. Motor, CMC City Clerk cc: Mayor Shinpoch Council President Trimm 200 Mill Avenue South - Renton, Washington 98055 - (206) 235-2501 PLANNING AND DEVELOPMENT COMMITTEE MINORITY COMMITTEE REPORT JUNE 15, 1987 ARCO APPEAL - CU-116-86 (Referred 5/4/87) The Planning and Development Committee met on May 21 , 1987 to consider the appeal of Atlantic Richfield Company from the decision of the Land Use Hearing Examiner dated April 14, 1987. Applicant is seeking a conditional use permit and site plan approval . ARCO is requesting a conditional use permit to allow gasoline pumps in a B-1 zone, as well as a site plan approval to allow a 2400 square foot building consisting of a 24-hour convenience store space. This site is to be located at the west of the intersection of N.E 3rd Street and Jefferson Avenue. Upon review of the materials submitted on appeal , and the decision of the Hearing Examiner, the following minority report is submitted for Council consideration. Errors of fact or law, observed by this writer, follow: FINDINGS Finding No. 6: Site' s Northern Exit At issue is nighttime headlight glare which would scan one single family home when northbound traffic makes a right turn out of the site. Was there testimony of Mr. Barghausen re impact on single family homes due to headlights? The appellant suggests such testimony was disregarded by the Hearing Examiner. Finding No. 9: Landscape Buffer At° issue is a lot which could be subdivided in the future and result in loss of the curved driveway to the north and landscaping acting as a buffer. The applicant proposed to covenant to replace lost landscaping so that buffering would not be diminished. Finding No. 10: Secondary Containment The applicant has stipulated to comply with any containment requirements recommended by CH2M Hill or City staff in order to protect the aquifer. Finding No. 12: Illumination of the Store Front and Pump Island At issue is the impact of light from the site on surrounding areas. The Hearing Examiner considered testimony regarding light illumination at other sites, not the subject site. CONCLUSIONS Conclusion No. 3: Landscape Buffering See finding #9. Conclusions No. 4 & 5: Community Need There are sufficient arguments to demonstrate convenience. There was testimony regarding marketing studies. Existing and future development as recommended by the Comprehensive Plan (particularly to the south) may offer a brisk business at this location. The risk should be the applicants' . By itself, this is not reason enough to deny the request. v 7 . -2- I 4 Conclusion No. 6: Site Access To the North: See Finding No. 6. To NE 3rd: The proposed traffic revisions agreed to by the applicant appear to satisfy the city traffic department for design improvement to NE 3rd, widening along frontage of property, installation of curbing for de-acceleration lane and left-hand turns, with total cost borne by applicant. Conclusion No. 7: Signage The proposed site plan is oriented to the southeast, and away from residential uses to the west and north. A 23' high sign placed along NE 3rd would replace an existing billboard. Conclusion No. 9: Impact on Adjacent Residential Uses The orientation of the building, landscape buffering, setbacks on this and adjoining apartment complex to the west, appear to provide protection required of any potential development of this B-1: site. The undeveloped property to the south and west of the subject site and south. of the apartment complex is zoned L-1 , a more intensive use. Conclusion No. 11 : Well Stream Protection See Finding #10. Conclusion No. 16: Other Uses of Site - Hearing Examiner Authority If the Hearing Examiner does not have clear policy direction from the Council , it is his right and responsibility to make a decision based on all evidence and his own personal judgment. Conclusion No. 17: Landscape Buffer (See Finding #9) Conclusion No. 20: Overall Project Impact and Mitigation 1 ) The applicant has sufficiently mitigated potential impact of the Well Field Protection Area. 2) The single family home to the north is adversely impacted. 3) The apartment complex is not adversely impacted. 4) There is not an over-abundance of gas stations in this area. 5) A 24-hour operation is not the best use of the site. 6) Impact can be mitigated. There is wide judgmental discretion in this application for Site Plan approval and Conditional Use Permit. While I don't totally agree with the Hearing Examiner, I am not convinced a 24-hour ARCO AM/PM Mini Mart would be the best use of this property. In my opinion, there are errors in findings of fact which could allow the Council to overturn the Hearing Examiner decision. Of themse v�es, they may not be sufficient to convince the majority of Council that the decision to deny the request should be overturned. I do, however, feel sufficient safeguards could be applied to permit the request. `Y Lo Nancy Mathew% pro tem for John Reed 0472L RENTON CITY COUNCIL Regular Meeting June 15, 1987 Municipal Building Monday, 8:00 p.m. Council Chambers MINUTES CALL TO ORDER Mayor Barbara Y. Shinpoch led the Pledge of Allegiance to the flag and called the meeting of the Renton City Council to order. ROLL CALL OF THOMAS W. TRIMM, Council President; NANCY L. MATHEWS, JOHN W. COUNCIL MEMBERS REED, RICHARD M. STREDICKE, KATHY A. KEOLKER, ROBERT J. HUGHES, EARL CLYMER. CITY STAFF IN BARBARA Y. SHINPOCH, Mayor; LAWRENCE J. WARREN, City ATTENDANCE Attorney; MICHAEL J. PARNESS, Administrative Assistant; MAXINE E. MOTOR, City Clerk; DAN CLEMENTS, Finance Director; JOHN M. McFARLAND, Personnel Director; CHIEF A. LEE WHEELER, Fire Department; CAPTAIN JAMES BOURASA, Police Department. APPROVAL OF MOVED BY TRIMM, SECONDED BY STREDICKE , COUNCIL APPROVE COUNCIL MINUTES THE COUNCIL MINUTES OF JUNE 8, 1987, AS PRESENTED. CARRIED. PRESENTATION On behalf of the Municipal Arts Commission, member Ron Ringwood and Municipal Arts Chairman Greg Parsons presented the art selection for the newly remodeled Commission Selection of Library, funded by 1% for Arts. Kent fiber artist Kerstin Schweizer was Art for Library chosen by a subcommittee of the Commission from a field of 50 artists to illustrate the life cycle of the salmon in six weavings to be displayed on a new wall on the downstream side of the library. Ms. Schweizer's credentials include both BA and MBA degrees from the University of Washington, and her exhibits are displayed at the Tacoma Arts Museum, Washington State University, Henry Art Gallery, and the Smithsonian Institute. Mr. Ringwood indicated that because of the unique location of the Library over the Cedar River, the art theme was chosen in response to public interest in salmon activity in that waterway. MOVED BY HUGHES, SECONDED BY STREDICKE, COUNCIL CONCUR IN THE RECOMMENDATION OF THE MUNICIPAL ARTS COMMISSION ON THE CHOICE OF THIS WEAVING FOR THE LIBRARY. CARRIED. AUDIENCE COMMENT Joan Walker, 1433 Monterey Avenue NE, Renton, commended the selection, Citizen Comment: Walker noting that Ms. Schweizer is an accomplished master weaver who dyes and - Library Art Selection spins her own yarn as well. Advancement Requested Larry Smith, attorney, 1301 5th Avenue, #3400, Seattle, requested advancement to Planning and Development Committee report regarding the ARCO appeal. MOVED BY STREDICKE, SECONDED BY KEOLKER, COUNCIL SUSPEND THE REGULAR ORDER OF BUSINESS AND ADVANCE TO OLD BUSINESS, PLANNING AND DEVELOPMENT COMMITTEE REPORT. CARRIED. Planning and Planning and Development Committee Chairman Stredicke presented a Development Committee majority report addressing the Atlantic Richfield Company (ARCO) appeal of Majority Report the Hearing Examiner's decision to deny conditional use permit to allow Appeal• Atlantic gasoline pumps in a B-1, Business, zone, associated with a 24-hour ,RichfildaCompan r convenience store proposed west of NE 3rd and Jefferson Avenue NE, File �oniianal=LJse�@r�nit, No. CU-116-86. Upon review of materials submitted on appeal and the CU-116-86 decision of the Hearing Examiner, it was the Committee's opinion that:there was no substantial error of fact or law in the decision of the Hearing Examiner. Therefore, the Committee concurred in the decision of the Hearing Examiner and recommended that it be affirmed. Planning and Planning and Development Committee member pro tempore Mathews Development Committee (replacing member John Reed who could not attend committee meeting) Minority Report presented a minority report outlining the following errors of fact or law in Appeal: Atlantic the Hearing Examiner's report on the referenced matter: Richfield Company Conditional Use Permit, CU-116-86 '•• . June 15. 1987 Renton City Council Minutes Pane 194 Finding No. 6: Site's Northern Exit - At issue is nighttime headlight glare which would scan one single family home when northbound traffic makes a right turn out of the site. Was there testimony of Mr. Barghausen regarding impact on single family homes due to headlights? The appellant suggests such testimony was disregarded by the Hearing Examiner. Finding No. 9: Landscape Buffer - At issue is a lot which could be subdivided in the future and result in loss of the curved driveway to the north and landscaping acting as a buffer. The applicant proposed to covenant to replace lost landscaping so that buffering would not be diminished. Finding No. 10: Secondary Containment - The applicant has stipulated to comply with any containment requirements recommended by CH2M Hill or City staff in order to protect the aquifer. Finding No. 12: Illumination of the Store Front and Pump Station - At issue is the impact of light from the site on surrounding areas. The Hearing Examiner considered testimony regarding light illumination at other sites, not the subject site. Conclusion No. 3: Landscape Buffering - See Finding No. 9. Conclusions No. 4 and 5: Community Need - There are sufficient arguments { to demonstrate convenience. There was testimony regarding marketing studies. Existing and future development as recommended by the Comprehensive Plan (particularly to the south) may offer a brisk business at this location. The risk should be the applicants'. By itself, this is not reason °'enough to deny the request. Conclusion No. 6: Site Access - To the north: See Finding No. 6. To NE 1 3rd: The proposed traffic revisions agreed to by the applicant appear to satisfy the City Traffic Engineering Department for design improvement to NE 3rd, widening along frontage of property, installation of curbing for de-acceleration lane and left-hand turns, with total cost borne by applicant. Conclusion No. 7: Signage - The proposed site plan is oriented to the southeast, and away from residential uses to the west and north. A 23-foot high sign placed along NE 3rd would replace an existing billboard. Conclusion No. 9: Impact on Adjacent Residential Uses - The orientation of the building, landscape buffering, setbacks on this and adjoining apartment complex to the west, appear to provide protection required of any potential development of this B-1 site. The undeveloped property to the south and west of the subject site and south of the apartment complex is zoned L-1, a more intensive use. Conclusion No. 11: Well Stream Protection - See Finding No. 10. Conclusion No. 16: Other Uses of Site, Hearing Examiner Authority - If the Hearing Examiner does not have clear policy direction from the Council, it is his right and responsibility to make a decision based on all evidence and his own personal judgment. Conclusion No. 17: Landscape Buffer - See Finding No. 9. Conclusion No. 20: Overall Project Impact and Mitigation - Thz, applicant has sufficiently mitigated potential impact of the well field protection area; single family home to the north is adversely impacted; there is not an overabundance of gas stations in this area; a 24-hour operation is not the best use of the site; impact can be mitigated. The report stated that in Councilwoman Mathews' opinion, there is wide judgmental discretion in this application. While she does not totally agree with the Hearing Examiner, she is not convinced a 24-hour ARCO AM/PM Mini-Mart would be the best use of this property. In her opinion, there are errors in findings of fact which could allow the Council to overturn the Hearing Examiner decision. Of themselves, they may not be sufficient to convince the majority of Council that the decision to deny the request should be overturned. She does, however, feel sufficient safeguards could be applied to permit the request. Representing the appellant was Tom Barghausen, Barghausen Engineers, 6625 S. 190th Street, #102, Kent, who presented a scale model of the subject site / June 15, 1987 Renton City Council Minutes Page 195 to illustrate the proposed development. Upon Council inquiry regarding whether the model should be allowed since it had not been previously presented to the Hearing Examiner or Council committee, City Attorney Warren felt the exhibit was acceptable to illustrate information already set forth in site plans and the Hearing Examiner report. Mr. Barghausen reviewed background of the application, and described mitigation measures to reduce impact to adjacent residential uses: orientation of site towards NE 3rd Street, away from residential development; reduced sign size; restrictive covenants which prohibit loudspeakers, video games, and adult magazines; and landscape buffering. He noted that the subject site is outside the well field protection area, and the Engineering Department has reviewed and approved the plan to install double containment underground gasoline tanks installed with a liner underneath tanks. Although the proposed use is not considered noisy, fencing and landscaping over 50% of the site will provide a visual and noise buffer between residential uses. The only remaining unmitigated impact to one single family residence is headlight glare from vehicles making right turns onto NE 4th Street; however, nighttime traffic generated onto that collector street is anticipated to be minimal. Noting that there are no other gas stations on the three other corners of the intersection, Mr. Barghausen expressed his opinion that the proposal meets the conditional use criteria for community need since location of a gas station on the site shall not result in the detrimental overconcentration of that use within the City or within the immediate area. Citing City Code Section 4-748.C.2.b., City Attorney Warren clarified that the second criteria for a showing of community need is that the proposed location is suited for the proposed use. Audience comment was invited. Norman Peterson, 3402 Park Avenue N., questioned why the site cannot be left as is. • Larry Smith, address above, urged Council to overturn the Hearing Examiner due to alleged errors of fact in findings and conclusions concerning secondary containment of tanks, impacts to residential development to the north and west, and community need. He pointed out that the subject site is outside the well field area, and proposed plans for double containment of gasoline tanks satisfy concerns of City Engineering Department for protection of the aquifer. Regarding impacts to surrounding uses from the proposed use, Mr. Smith reiterated previous comments relating to landscape buffer, orientation of site, relocation of NE 3rd access to minimize glare from headlights, etc. He felt impacts from noise would be limited to car doors slamming, which would be no greater than noise generated from adjacent apartment parking lot. Referring to the last item, whether location of a gas station meets the criteria for community need, Mr. Smith discussed proposed and existing development in the area which would be served by the mini-market and gas station. He felt the Examiner had committed an error in law when, using broad discretionary authority, he denied the conditional use permit despite the fact that there was no evidence or testimony to contradict the applicant's assurances regarding impacts. Council discussion was held regarding definition of environmental Declaration of Non-Significance, options available to Council in deciding this matter, whether residents to the north of the site had objected to potential impact from headlight glare, and whether impacts from the gas station would be any greater than from the mini-market which is allowed outright in the B-1 zone on the site. It was recalled that Council had recently upheld the Examiner's decision to deny a similar conditional use permit for approval of a gas station associated with mini-market for Plaid Pantry Markets at a prime business-developed intersection a few blocks to the east because it did not meet community need criteria and created a potential impact to the well field. It was also pointed out that the Hearing Examiner has denied the subject project twice, originally and upon remand by the Council; the Hearing Examiner found that other uses could be located on the site which would not generate 24-hour per day cumulative impact; the proposed landscape buffer is located on a separate lot, and there is no assurance that the lot would not be sold and converted to a different use later; the burden is on the applicant to prove that the gas station should be allowed; the intent of the Well Field Protection Study was to eliminate as many uses that would impact the aquifer as possible. Following discussion, it was moved by Stredicke, seconded by Keolker, Council adopt the Majority Report. Roll Call: 3 Ayes - Reed, Stredicke, Keolker. 4 Nays - Trimm, Mathews, Hughes, Clymer. Motion failed. MOVED BY MATHEWS, SECONDED BY CLYMER, COUNCIL ACCEPT c. / June 15, 1987 Renton City Council Minutes Page 196 THE MINORITY REPORT AND DIRECT THE ADMINISTRATION TO WORK WITH THE APPLICANT TO BRING APPROPRIATE MITIGATION r MEASURES BACK TO THE COUNCIL.* City Attorney Warren indicated fthat in addition to those items alluded to in the Minority Report, the 'applicant must satisfy conditional use criteria and other conditions not appealed as well. Responding to Council concern regarding assurances that the separate lot would be retained as a buffer, Mr. Smith reassured Council that the applicant would covenant to satisfy that concern. The intent of the l motion was restated as sending the matter to the Administration to bring back Ito Council complete covenants and conditions for this project to allow it to go ahead, and the Council would have discretion to approve or disapprove at t that time. *MOTION CARRIED. RECESS _ • ED BY STREDICKE, SECONDED BY MATHEWS, COUNCIL RECESS FOR FIVE MINUTES. CARRIED. Time: 9:34 p.m. Council reconvened at 9:43 p.m.; roll was called; all members were present. AUDIENCE COMMENT Thomas Rakus, attorney, 1001 4th Avenue Plaza, Suite 3200, Seattle, (continued) representing Encore, thanked City Attorney Warren and Ways and Means Police: Dance Hall Committee for opportunity to provide input in revising proposed Dance Hall Ordinance Ordinance. He indicated that only one issue remains in dispute, Section 5- 3615, public dance readmission fee, which requires payment of the original price of admission if a patron leaves the establishment for any reason. He felt that no other entertainment activity is so regulated and the ordinance levies an unreasonable penalty against dance hall patrons. He suggested that one-half of the original admission charge be imposed the first time a patron leaves and payment of full pay for any subsquent re-entry. MOVED BY KEOLKER, SECONDED BY CLYMER, COUNCIL SUSPEND THE REGULAR ORDER OF BUSINESS AND ADVANCE TO WAYS AND MEANS COMMITTEE REPORT. CARRIED. Ways and Means Ways and Means Committee Chairman Keolker presented the revised Dance Committee Hall Ordinance for first reading. (Ordinance was on first reading on 6/1/87 but revised substantially in response to correspondence from Mr. Rakus.) Police: Dance Hall An ordinance was read providing for the licensing and regulation of public Ordinance dances and dance halls, adding a new Chapter 36 to Title V (Business Regulation) of City Code establishing penalties, establishing grounds for revocation of licenses and establishing an effective date. MOVED BY KEOLKER, SECONDED BY HUGHES, COUNCIL REFER THIS ORDINANCE BACK TO COMMITTEE FOR ONE WEEK. Public Safety Committee Chairman Hughes advised that the Committee had indicated strong support for imposing the original fee for readmission to prevent young people from going out to cars for alcohol or drugs. MOTION CARRIED. CONSENT AGENDA Items on the Consent Agenda are adopted by one motion which follows the listing. Appeal: Watson Short Plat Appeal of Hearing Examiner's decision filed by Roland Watson for denial of and Waiver, Sh. P1. 023- waiver on Olga and R. J. Watson request for short plat of 3.44 acres and 87, W-024-87 waiver of off-site improvements, Sh. Pl. 023-87, W-024-87, property located at 460 Raymond Avenue NE. Refer to Planning and Development Committee. Appeal: Leitzke Appeal of Hearing Examiner's recommendation filed by The Leitzke Architects Rezone, Architects for rezone from G-1 to R-3, site approval and conditional use R-119-86, SA-120-86, permit for multifamily development and daycare facility on 2.9 acres located CU-121-86 in the 4300 block of NE 4th Street, R-119-86, SA-120-86, and CU-121-86. Refer to Planning and Development Committee. Parks: 1987 H&CD Block Parks/Housing and Community Development Department requested Grant Program appropriation of 1987 Housing and Community Development Block Grants in the amount of $280,933. Refer to Ways and Means Committee. (See later action.) CAG: 87-032, 1987 Street Added Item: City Clerk reported bid opening 6/9/87 for 1987 Street Overlay Overlay and Library and Library Parking Lot Improvements; 3 bids; Engineer's estimate: Parking Lot $368,105.23. Refer to Transportation Committee. (See later action.) Improvements MOVED BY TRIMM, SECONDED BY CLYMER, COUNCIL ADOPT THE CONSENT AGENDA AS AMENDED. CARRIED. PLANNING AND DEVELOPMENT COMMITTEE MINORITY COMMITTEE REPORT JUNE 15, 1987 ARCO APPEAL - CU-116-86 (Referred 5/4/87) The Planning and Development Committee met on May 21 , 1987 to consider the appeal of Atlantic Richfield Company from the decision of the Land Use Hearing Examiner dated April 14, 1987. Applicant is seeking a conditional use permit and site plan approval . ARCO is requesting a conditional use permit to allow gasoline pumps in a B-1 zone, as well as a site plan approval to allow a 2400 square foot building consisting of a 24-hour convenience store space. This site is to be located at the west of the intersection of N.E 3rd Street and Jefferson Avenue. Upon review of the materials submitted on appeal , and the decision of the Hearing Examiner, the following minority report is submitted for Council consideration. Errors of fact or law, observed by this writer, follow: FINDINGS Finding No. 6: Site's Northern Exit At issue is nighttime headlight glare which would scan one single family home when northbound traffic makes a right turn out of the site. Was there testimony of Mr. Barghausen re impact on single family homes due to headlights? The appellant suggests such testimony was disregarded by the Hearing Examiner. Finding No. 9: Landscape Buffer At issue is a lot which could be subdivided in the future and result in loss of the curved driveway to the north and landscaping acting as a buffer. The applicant proposed to covenant to replace lost landscaping so that buffering would not be diminished. Finding No. 10: Secondary Containment The applicant has stipulated to comply with any containment requirements recommended by CH2M Hill or City staff in order to protect the aquifer. Finding No. 12: Illumination of the Store Front and Pump Island At issue is the impact of light from the site on surrounding areas. The Hearing Examiner considered testimony regarding light illumination at other sites, not the subject site. CONCLUSIONS Conclusion No. 3: Landscape Buffering See finding #9. Conclusions No. 4 & 5: Community Need There are sufficient arguments to demonstrate convenience. There was testimony regarding marketing studies. Existing and future development as recommended by the Comprehensive Plan (particularly to the south) may offer a brisk business at this location. The risk should be the applicants' . By itself, this is not reason enough to deny the request. I - , -2- Conclusion No. 6: Site Access To the North: See Finding No. 6. To NE 3rd: The proposed traffic revisions agreed to by the applicant appear to satisfy the city traffic department for design improvement to NE 3rd, widening along frontage of property, installation of curbing for de-acceleration lane and left-hand turns, with total cost borne by applicant. Conclusion No. 7: Signage The proposed site plan is oriented to the southeast, and away from residential uses to the west and north. A 23' high sign placed along NE 3rd would replace an existing billboard. Conclusion No. 9: Impact on Adjacent Residential Uses The orientation of the building, landscape buffering, setbacks on this and adjoining apartment complex to the west, appear to provide protection required of any potential development of this B-1 site. The undeveloped property to the south and west of the subject site and south of the apartment complex is zoned L-1 , a more intensive use. Conclusion No. 11 : Well Stream Protection See Finding #10. Conclusion No. 16: Other Uses of Site - Hearing Examiner Authority If the Hearing Examiner does not have clear policy direction from the Council, it is his right and responsibility to make a decision based on all evidence and his own personal judgment. Conclusion No. 17: Landscape Buffer (See Finding #9) Conclusion No. 20: Overall Project Impact and Mitigation 1 ) The applicant has sufficiently mitigated potential impact of the Well Field Protection Area. 2) The single family home to the north is adversely impacted. 3) The apartment complex is not adversely impacted. 4) There is not an over-abundance of gas stations in this area. 5) A 24-hour operation is not the best use of the site. 6) Impact can be mitigated. There is wide judgmental discretion in this application for Site Plan approval and Conditional Use Permit. While I don't totally agree with the Hearing Examiner, I am not convinced a 24-hour ARCO AM/PM Mini Mart would be the best use of this property. In my opinion, there are errors in findings of fact which could allow the Council to overturn the Hearing Examiner decision. Of themselves, ThiTmay not be sufficient to convince the majority of Council that the decision to deny the request should be overturned. I do, however, feel sufficient safeguards could be applied to permit the request. \It! -1/Ltsa-LA,C16., Nancy Mathew% pro tem for John Reed 0472L • 1 , PLANNING AND DEVELOPMENT COMMITTEE COMMITTEE REPORT JUNE 15, 1987 ARCO APPEAL - CU-116-86 (Referred 5/4/87) The Planning and Development Committee met on May 21 , 1987, to consider the appeal of Atlantic Richfield Company from the decision of the Land Use Hearing ,Examiner dated April 14, 1987. Applicant is seeking a conditional use permit. ARCO is requesting a conditional use permit to allow gasoline pumps in a B-1 Zone, as well as a site plan approval to allow a 2400 square foot building consisting of a 24-hour convenience store space. This site is to be located at the west of the intersection of N.E. 3rd Street and Jefferson Avenue. Upon review of the materials submitted on appeal and the decision of the Hearing Examiner, it was the Committee's opinion that there was no substantial error of fact or law in the decision of the Hearing Examiner. The Committee concurs in the decision of the Land Use Hearing Examiner. The Committee recommends that the decision of the Hearing Examiner be affirmed. Richard Stredicke, Chair Kathy Keo er June 15. 1987 Renton City Council Minutes Page 197 OLD BUSINESS Community Services Committee Chairman Mathews presented a report Community Services recommending that the Mayor and City Clerk be authorized to sign the 1988- Committee 1990 Interlocal Cooperative Agreement for sharing of Community Parks: .1988-1990 H&CD Development Block Grant funds between King County and the City of Interlocal Cooperative Renton. Agreement Parks: HUD Grant for . The Committee also recommended the Mayor and City Clerk be authorized to Emergency Shelter execute the contract for the Emergency Shelter Grant received from HUD in the amount of $16,533. MOVED BY MATHEWS, SECONDED BY TRIMM, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Transportation Transportation Committee Chairman Reed presented a report recommending Committee the offer of settlement on the Cessna Aircraft claim in the amount of $650 be Claim: Cessna Aircraft accepted by Council. MOVED BY REED, SECONDED BY KEOLKER, COUNCIL CONCUR IN THE COMMITTEE REPORT. Chairman Reed clarified that the claim arose from fence damage from a near fatal crash over a year ago, and it was determined that the cost to pursue the matter would exceed the total $1200 in damages. CARRIED. CAG: 87-032, 1987 Street Transportation Committee Chairman Reed presented a report concurring in Overlay and Library the recommendation of the Public Works Department to award the 1987 One- Parking Lot Half Cent Gas Tax Asphalt Overlay Project to Watson Asphalt Paving Improvements Company in the amount of $298,221.48. The project consists of the following elements: Schedule A - asphalt overlay of Talbot Crest Drive, Shattuck Avenue South (Mance Addition), Plat of Rolling Hills Village No. 3, S. 23rd Street from Talbot Road S. to SR-515, S. 18th Street from Eagle Ridge Drive to Grant Avenue S., S. 19th Street from Lake Street to Talbot Road S., Edmonds Avenue SE from Puget Drive to S. 160th, Duvall Avenue NE from NE 12th to SR-900. Schedule B - N. Park and Garden Avenue N., N. 6th and Logan Avenue N., Airport Way and Shattuck Avenue S., S. 3rd Place and Rainier Avenue S. MOVED BY REED, SECONDED BY KEOLKER, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Plannine and Planning and Development Committee Chairman Stredicke presented a report Development Committee regarding the KLSW Associates request for revision to the Central Area Comprehensive Plan: Comprehensive Land Use Plan. The Committee determined that 1) the Central Area, KLSW central area plan was revised and updated in 1982-83 and is not yet out of Associates Request for date; 2) the KLSW proposal for a higher than single family density plan Amendment designation was considered at the time of the last update and was rejected; 3) there has been no significant change in the area which would warrant reconsideration of the plan; and 4) there are other areas of the city which have greater need for comprehensive plan review and revision. For these reasons, the Committee recommended that an amendment to the Central Renton Plan in the vicinity of the KLSW property not be authorized at this time. MOVED BY STREDICKE, SECONDED BY REED, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Appeal: Lomas Rezone Letter was referenced by Councilman Stredicke from Hearing Examiner, Fred (One Valley Place), R- Kaufman indicating that since he was not part of the lengthy appeal process 088-86 regarding the Lomas rezone, R-088-86, he was not in a position to draft restrictive covenants required by the City Council. MOVED BY STREDICKE, SECONDED BY KEOLKER, COUNCIL REFER THIS ' MATTER TO POLICY DEVELOPMENT DEPARTMENT TO PREPARE COVENANTS AND RESTRICTIONS AS OUTLINED IN COMMITTEE MEETINGS ATTENDED BY REPRESENTATIVES OF THE DEPARTMENT. CARRIED. Anneal: Atlantic Referencing the ARCO appeal discussed previously, Councilman Clymer Richfield Company questioned whether eastbound traffic would be able to make left turns into Conditional Use Permit, the property off of NE 3rd Street, and suggested that the matter be reviewed CU-116-86 by the Traffic Engineering Department to assure safety measures are taken at existing dangerous intersection at NE 3rd Street and Jefferson Avenue NE. ORDINANCES AND RESOLUTIONS Ways and Means Ways and Means Committee Chairman Keolker presented a report Committee recommending the following ordinances for second and final reading: A I l pF 0 THE CITY OF RENTON ♦� 0. z MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON,WASH. 98055 n o BARBARA Y. SHINPOCH, MAYOR • LAND USE HEARING EXAMINER 9,0 `O FRED J. KAUFMAN. 235-2593 0•7- .o SEPIel# May 18, 1987 Members of the Renton City Council CITY OF RENTON 200 Mill Avenue South Renton, Washington 98055 Re: Arco Appeal CU-116-86 Dear Council Members: On occasion I have taken the opportunity to comment on the positions presented by an appellant when I believe it would assist the City Council in its deliberations. Please find my comments regarding the above entitled matter below. The applicant confuses testimonial assertions with fact finding. Just because the applicant stated less traffic would occur at certain hours on certain streets does not justify finding facts in support of that assertion. Similarly, the entire line of testimony regarding the community's need for a convenience store ignored the fact that it is the gasoline station which is subject to the "community needs" standard. Testimony not only has to be credible, but it must be relevant. The applicant's expert was off target. The applicant also confuses the ERC's role in the process. The ERC's determination is directed at whether or not an EIS is required. The ERC's decision to issue a Declaration (Determination) of Non- Significance merely means that the project proponent will not have to prepare an EIS, it does not mean, nor has it ever meant, that the proposed project or any project should be approved based upon the separate criteria contained in the Zoning Code. The applicant should review the separate roles of the "responsible official" and the "decision-maker." The applicant's summary paragraph quoted below misstates the Examiner's decision: "In summary, ARCO contends that, for some unknown reason, the Hearing Examiner seems to have reversed the normal land use approval process. After apparently concluding early on that a convenience store should not be built on this sight (sic), he has then seized upon the slightest potential impact and maintained that those impacts cannot be sufficiently mitigated '...with all the protection in the world.'" Analogizing to SEPA, the courts have found that even while each individual impact of a proposal may not rise to a reason for requiring an EIS, the cumulative impacts of a proposal might require an EIS. In the instant case it is the cumulative impacts and potential impacts which gave rise to the denial. Namely, along this corridor there are other gasoline stations within one to one and a half miles of the site, there is an apartment complex immediately next door, single family housing is located north, and a portion of the City's aquifer is located within an area subject to potential harm if an accidental leak r ..,.. •, , , , were to occur. Other impacts: the use will be open 24 hours per day; the canopy and building will be washed in light (contrary to the appeal = the applicant did not deny the use would be similar to that cited by the Zoning Administrator); and gasoline, a hazardous material, will be stored on the site and delivered to and dispensed from the site. The applicant did not propose replacing the vegetative buffer nor retaining portions of the site. What was submitted was a proposed condition to replace landscaping on remaining portions of the site, so that a buffer is maintained. The report accurately reflects that this might not be possible given the location of the proposed building, pump islands and existing property lines. Since the northern half of the site is now proposed to serve as a landscape buffer, if that property were to be sold, substantially all the landscaping would be lost. Replacing it with a row of trees or similar arrangement is not quite the same. And finally, the applicant misstates the examiner's position on why the permit was• rejected. The applicant indicates that it was rejected because other uses of the site would be preferable. The reasons for rejection appear in the preceding paragraphs, the cited language from Conclusion 14 merely indicates that reasonable uses exist, and that the City has not attempted to deny the applicant reasonable use of the subject site - only that the proposed use is unreasonable. In closing, I hope this information will assist you in your deliberations of the matters presented in this appeal. If this office can be of any further assistance, please feel free to call. Sincerely, Q — FRED J. KAUFMAN HEARING EXAMINER FJK/dk cc: gity i/City Clerk May 4, 1987 Renton City Council Minutes Page 150 Citizen Comment Webb - Sanford Webb, 430 Mill Avenue South, Renton, expressed appreciation to the Stop Sign at Sunnydale Administration for timely response to his suggestion that a stop sign be Avenue installed at Sunnydale Avenue. (See Administrative Report, Council Minutes of 4/27/87.) Appeal: Plaid Pantry Council action on 4/27/87 was questioned by Mr. Webb in which the Hearing Markets, Inc. Conditional Examiner's decision was upheld to deny the Plaid Pantry Markets, Inc. Use Permit, CU-117-86 request to install gas pumps as an associated use for a convenience center proposed on the northwest corner of NE 4th Street and Union Avenue NE. Mr. Webb disagreed with the decision since a gas station was successful on that site for many years, and by denying the request, he felt Council is interfering with private enterprise. CONSENT AGENDA Items on the Consent Agenda are adopted by one motion which follows the listing. Vacation: VAC-87-002, City Clerk submitted vacation request for portion of Rainier Avenue North, Rainier Avenue South, W. south of NW 2nd Place, petitioned by W. Stewart Pope, File No. VAC-002- Stewart Pope _ 87. Refer to Ways and Means Committee for resolution setting public hearing 6/8/87, and to the Board of Public Works. Vacation: VAC-001-87, City Clerk submitted vacation request for portion of Maplewood Place, south Maplewood Place, John of SE 6th Street, petitioned by John Dennis, File No. VAC-001-87. Refer to Dennis Ways and Means Committee for resolution setting public hearing 6/8/87, and to the Board of Public Works. Appeal: Atlantic Appeal filed of Hearing Examiner's decision to deny Atlantic Richfield Richfield Company Company conditional use permit to allow gasoline pumps in a B-1 zone along'=, Conditional Use Permit, with a 24-hour convenience store west of NE 3rd Street and Jefferson CU-116-86 Avenue; File No. CU-116-86. Refer to Planning and Development Committee. Appeal: Gibralter Homes Appeal filed of Hearing Examiner's decision to deny Gibralter Homes (Mark (Mark Goldberg) Rezone, Goldberg) request to rezone 3.17 acres from B-1 to R-4 for construction of R-012-86 70 multifamily units at the northwest corner of Lincoln Avenue NE and NE 40th Street, if extended; File No. R-012-86. Refer to Planning and Development Committee. CAG: 86-067, Highlands Parks/Housing and Community Development Department submitted CAG- Park Site Improvement 067-86, Highlands Park Site Improvement Project; and requested approval of Project the project, authorization for final pay estimate in the amount of $22,688.24, commencement of 30-day lien period, and release of retained amount of $5,330.19 to contractor, Fuji Hydromulch, Ltd., if all required releases have been received. Council concur. Personnel: 1988 Labor Personnel Department requested review of team appointments and bargaining Contract Negotiations parameters for 1988 labor contract negotiations. Refer to Ways and Means Committee for ongoing review. Annexation: Sierra Policy Development Department requested second public hearing be set on Heights, Rezone 6/1/87, to consider imposition of R-1, single family residential, zoning on Sierra Heights Annexation approved by King County Boundary Review Board on 4/21/87, for 33 acres located on the west side of Union Avenue NE westerly to 128th Avenue SE and from SE 102nd Street southerly to south of SE 106th Street; and refer Sierra Heights Annexation to Ways and Means Committee for ordinance. Council concur. CAG: 87-021, Removal City Clerk reported bid opening 4/29/87 for Removal of Asbestos from of Asbestos from Renton Renton Municipal Building; 5 bids; Engineer's estimate: $18,000.00. Refer to Municipal Building Community Services Committee. CAG: 86-059, 1986 Small Public Works Department submitted CAG-059-86, 1986 Small Bridge Repair Bridge Repair and Guard and Guard Rails; and requested approval of the project, authorization for Rails final pay estimate in the amount of $6,008.60, commencement of 30-day lien period, and release of retained amount of $5,295.21 to contractor, Coral Construction Co., if all required releases have been received. Council concur. MOVED BY CLYMER, SECONDED BY HUGHES, COUNCIL ADOPT THE CONSENT AGENDA AS PRESENTED. CARRIED. F r - For.Use Byr City Clerk's Office Only A. I . # (/ ` • AGENDA ITEM RENTON CITY COUNCIL MEETING • SUBMITTING • Dept./Div./Bd./Comm. City Clerk For Agenda Of 5/4/87 (Meeting Date) Staff Contact M. Motor (Name) Agenda Status: • ' SUBJECT: Appeal of Hearing Examiner's Consent XX ' Decision; Atlantic Richfield Company Public Hearing • • Correspondence Conditional Use .Permit; CU-116-86 Ordinance/Resolution Old Business Exhibits: (Legal Descr. , Maps, Etc.)Attach• New Business Study Session A. City Clerk' s Letter . Other B• Letter of Appeal C. Hearing Examiner' s Report, 4/14/87 Approval : Legal Dept. Yes No N/A COUNCIL ACTION RECOMMENDED: Refer to Finance Dept. Yes_ No. N/A , Planning and .Development Committee Other Clearance • FISCAL IMPACT: Expenditure Required $ Amount $ Appropriation- $ Budgeted Transfer Required , SUMMARY (Background information, prior action and effect of. implementation) (Attach additional pages if necessary.) This application .was .remanded..back to the..Hear.ing Examiner ,on 3/9/87 to review .new. infor.mation. The.:second appeal filed by Larry J. Smith, • attorney for ARCO, •was .received .on 4/27/87, accompanied by the..required fee. • PARTIES OF RECORD/INTERESTED CITIZENS TO BE CONTACTED: • SUBMIT THIS COPY TO CITY CLERK BY NOON ON THURSDAY WITH DOCUMENTATION. ® CITY OF RENTON FINANCE DEPARTMENT Barbara Y. Shinpoch, Mayor Maxine E. Motor, City Clerk April 28, 1987 APPEAL FILED BY LARRY J. SMITH REPRESENTING ATLANTIC RICHFIELD COMPANY RE: Appeal of Hearing Examiner's Recommendation, dated April 14, 1987, Atlantic Richfield Company Conditional Use Permit, File No. CU-116-86 To Parties of Record: Pursuant to Title IV, Chapter 30, City Code, written appeal of Hearing Examiner's decision has been filed with the City Clerk, along with the proper fee of $75.00. NOTICE IS HEREBY GIVEN that the written appeal and other pertinent documents will be reviewed by the Council's Planning and Development Committee and will be considered by the City Council when the matter is reported out of Committee. The Council Secretary will notify all parties of record of the date and time of the Planning and Development Committee meeting. If you are not listed in local telephone directories and wish to attend the meeting, please call the Council Secretary at 235-2586 any weekday after 1:00 p.m. for information. Sincerely, CITY OF RENTON Maxine E. Motor, CMC City Clerk 200 Mill Avenue South - Renton, Washington -98055 (206) 235-2501 a CITY OF RENTON "'LL FINANCE DEPARTMENT Barbara Y. Shinpoch, Mayor Maxine E. Motor, City Clerk April 28, 1987 APPEAL FILED BY LARRY J. SMITH REPRESENTING ATLANTIC RICHFIELD COMPANY RE: Appeal of Hearing Examiner's Recommendation, dated April 14, 1987, Atlantic Richfield Company Conditional Use Permit, File No. CU-116-86 To Parties of Record: Pursuant to Title IV, Chapter 30, City Code, written appeal of Hearing Examiner's decision has been filed with the City Clerk, along with the proper fee of $75.00. NOTICE IS HEREBY GIVEN that the written appeal and other pertinent documents will be reviewed by the Council's Planning and Development Committee and will be considered by the City Council when the matter is reported out of Committee. The Council Secretary will notify all parties of record of the date and time of the Planning and Development Committee meeting. If you are not listed in local telephone directories and wish to attend the meeting, please call the Council Secretary at 235-2586 any weekday after 1:00 p.m. for information. Sincerely, CITY OF RENTON Maxine E. Motor, CMC City Clerk 200 Mill Avenue South - Renton, Washington 98055 - (206) 235-2501 I/ / WRITTEN APPEAL OF HEARING EXAMINER'S DECISION/RECOMMENDATION TO RENTON CITY COUNCIL. APPLICATION NAME: FILE NO. CU-116-86 The ATLANTIC RICHFIELD COMPANY (ARCO) The undersigned interested party hereby files its Notice of Appeal from the Decision or Recommendation of the Land Use Hearing Examiner, dated April 14 1987 . 1 . IDENTIFICATION OF PARTY APPELLANT: REPRESENTATIVE (IF ANY) : Name:ATLANTIC RICHFIELD COMPANY Name:Larry J. Smith Address: Suite 107, 7901 168th Ave. N.E. Address: 1301 5th Avenue, Suite 3400 Redmond, Washington 98052 Seattle, Washington 98101 Telephone No. (206) 881-2113 Telephone No. (206) 624-8300 2. SPECIFICATION OF ERRORS (Attach additional sheets if necessary) Set forth below are the specific errors or law or fact upon which this appeal is based: See attached sheets. FINDINGS OF FACT: (Please designate number as denoted in the Examiner's Report) - No. Error: _5 ern,or twit Correction: 14PR It 1981 ( .1=0MaCT;;,;7)r ' CONCLUSIONS: METr P " No. Error: Correction: OTHER: No. ` Error: Correction: 3. SUMMARY OF ACTION REQUESTED: The City Council is requested to grant the following relief: (Attach explanation, if desired) X Reverse the Decision or Recommendation and grant the following relief: See attached sheets. Modify the Decision or Recommendation as follows: Remand to the Examiner for further consideration as follows : Other: April 22. 1987 App la t Repre ent tiv ignature Date NOTE: Please ref r to Title IV, Chapter 30 of the Renton Municipal Code, and Sections 4-3016 and 4- 017, specifically (see reverse side of page) for specific appeal procedures. / ! SPECIFICATION OF ERRORS The following paragraphs address each of the errors from which ARCO appeals. The paragraphs herein are numbered to match the paragraphs in the Hearing Examiner' s Findings and Conclusions. I , ERRORS IN FINDINGS Finding No. 6: The Hearing Examiner Erred by Refusing to Acknowledge Evidence Presented Regarding Use of the Site' s Northern Exit During Late Night Hours. The Hearing Examiner acknowledges that ARCO contends that the number of cars using the northerly driveway will be minimal during hours when headlight glare might impact houses to the north. The Hearing ' Examiner incorrectly observes, however, that there was no support for that contention in the record. In fact, ARCO' s contention was supported at the hearing by expert testimony from Tom Barghausen, consulting engineer, who has studied the traffic and use projections for this site, as well as the use patterns for many other AM/PM Mini-Markets. Obviously, the expert testimony of a consulting engineer is part of the record and properly considered by the Hearing Examiner. Mr. Barghausen' s testimony _may or may not have seemed credible to the Hearing Examiner, but his testimony was the only evidence presented on this issue and, accordingly, should not have been rejected. Finding No. 9 The Hearing Examiner Erred by Ignoring the Language and Intent of the Proposed Covenant Regarding the Landscape Buffer. The HearingExaminer was concerned that landscaping designed to buffer the market' s operation was located, , in part, on separate legal lots. He continued his opposition, despite ARCO' s assurance that it currently had no intention of using other portions of these properties for separate purposes. It is true that ARCO was reluctant to covenant never to sell a portion of the parcel. Instead, ARCO suggested that it would be happy to agree to a covenant which foreclosed the possibility that buffering might be lost. In fact, ARCO proposed a covenant containing the following language: required by the city' s consultant as a "discrepancy" is improper, is inconsistent with his other findings and is an error in fact. Finding No. 12 The Hearing Examiner Erred by Considering Statements Regarding a Differently Situated ARCO Mini-Mart and, In Consequence, the Factual Findings Based Thereon are In Error. Many ARCO Mini-Marts are located in highly developed commercial areas and the light patterns, signage and site orientation are therefore quite different than that proposed for this site. The statements in Finding No. 12 regarding lighting at another site ignore substantial testimony regarding site orientation at this location. The proposal for this site presents the illuminated face of the store to 3rd Avenue, where it will not significantly impact any residential property. Furthermore, the positive effects of substantial vegetative buffering, not usually present at ARCO Mini-Marts, will also significantly buffer from surrounding residential uses any impacts from on-site light. ERRORS IN CONCLUSIONS Conclusion No. 3 The Hearing Examiner Erred by Ignoring the Nature and Effect of ARCO' s Proposed Covenant Guaranteeing that Any Future Division of the Parcel in Question Will Not Be Allowed to Diminish the Screening Effects of Buffering Vegetation. The potential eventualities about which the Hearing Examiner appears to be concerned are entirely foreclosed by ARCO' s willingness to covenant that no sale or ' division of the parcel will be allowed unless the effects of the buffer can be maintained. The Hearing Examiner' s conclusion that the screening effects of the buffer could be jeopardized if a portion of the parcel is sold ignores the plain language and intent of the offered covenant and therefore is error. Conclusions No. 4 & No. 5 The Hearing Examiner Erred By Ignoring the Testimony Presented Regarding the Community Need for an Additional Retail Gasoline Outlet Along the Third Avenue Corridor. 3 •t Despite the fact that the conditional use permit application only applies to retail gasoline sales, the Hearing Examiner arbitrarily and capriciously ignored the evidence presented by Mr. Roger Blaylock of Blaylock and Associates regarding the need for an additional retail gasoline outlet along Third Avenue. Mr. Blaylock testified that traffic studies. show 30,000 vehicle trips ' along Third Avenue daily. [ See Hearing Examiner' s ' Narrative, p. 1, ¶ 1. ] He further testified that, given that traffic volume, the corridor was under-served with facilities for the purchase of gasoline. The City determined in 1982 that conditional use permits would be required for future retail gasoline outlets. That requirement was imposed in order to insure that new outlets were opened only where there was sufficient traffic flow to create a need for an additional outlet. ARCO has presented specific evidence indicating that such a need exists and that the proposed site would satisfy that need. No other evidence on the question of community need was presented. Nevertheless, the Hearing Examiner concluded that the community need did not exist. By reaching a conclusion that conflicts with the only evidence before him, the Hearing Examiner acted arbitrarily and capriciously, thereby committing an error in law. It is also noteworthy that, despite the fact that the conditional use permit only relates to gasoline sales, the Hearing Examiner continues to focus on whether or not the community "needs" convenience stores. The Hearing Examiner' s perception of "community need" is so narrow that it has become an abuse of discretion. The requirement that an applicant demonstrate "community need" is designed to eliminate over-concentrations of particular types of activities, rather than to pronounce judgement on the social utility of a particular activity. Although the Hearing Examiner may feel that convenience stores are superfluous and that shoppers should only frequent full-service markets, the consumer' s preference for the option of 24-hour convenience stores which also dispense gasoline cannot seriously be questioned. As the Hearing Examiner states in his narrative of the hearing, (first paragraph on page 3 of the Hearing Examiner' s Report & Decision, ) Mr. Blaylock testified that his study of the service areas of local convenience stores and 24-hour markets indicates that the subject site is a logical location for both a convenience store and a retail gasoline outlet. ARCO has demonstrated through Mr. Blaylock' s testimony that the mini-market would serve a portion of the city that is currently underserved by operations of this type. It is error for the Hearing Examiner to 4 insist that such an uncontroverted showing is insufficient to demonstrate need. Conclusion No. 6 The Hearing Examiner Erred and Abused His Discretion By Ignoring .the Conclusions of the Traffic Engineering Department and The Environmental Review Committee. The Examiner has set up his own impossibly difficult standards regarding access to the site. He objects to the proposed store because it will impact houses to the north and will require certain minor limitations on turning lanes to and from Third Avenue. As indicated in ARCO' s objection to Finding No. 6, ARCO expects that very few cars would utilize the northern exit during hours when light glare could create problems for the residents to the north. Moreover, the right in/right out limitation and the prohibition on left ' turns are standard devices used by traffic engineers to control the flow of traffic and in no way indicate that access to and from the site is a problem. If that were , not the case, it is clear that the city' s Traffic ' Department would not have endorsed ARCO' s proposal. It is an abuse of discretion and therefore error for the Hearing Examiner to ignore the inputs of the Traffic Department and object to ARCO' s proposal for access on the grounds that it is not "terrific. " Conclusion No. 7 The Hearing Examiner Erred by Stating That Arco' s Plans Calling for a Sign of a Particular Height Demonstrates That The Site " . . .Must Be Made Highly Visible to Attract Patronage. " The evidence is uncontroverted that the AM/PM Mini-Market will be "highly visible" only to those travelling on NE 3rd Avenue and, in fact, will have very ' minimal visibility from the residential areas to the west and to the north of the site. Despite uncontroverted evidence that the site will be so heavily buffered from the residential uses that it will be barely visible at all, the Hearing Examiner states that the market would be an unacceptable neighbor to residential uses because it is "highly visible" . As indicated in ARCO' s objections to Finding No. 12, Conclusion No. 10 ignores the fact that the AM/PM Mini- Market on this particular site has been designed to minimize the effect of light on the areas to the west and the north. The entire operation is oriented to the • southeast where the major thoroughfare runs and is 5 heavily buffered by landscaping to the north and west. Furthermore, the site plan, as presented to the Hearing Examiner, includes landscaping that would be sufficiently mature at the outset to accomplish the screening and buffering for which it was designed. There will, of course, be no lights on the rear (western) side of the building. Conclusion No. 9 The Hearing Examiner Erred by Failing to Acknowledge the Westward Orientation of the Neighboring Apartment Complex and the Eastward Orientation of the Proposed Market. The Hearing Examiner appears to suggest in Conclusion No. 9 that the presence of an apartment complex west of the site creates a problem because of noise from the market operation. This conclusion fails to note that the apartment complex was designed to face away from the subject site in recognition of the site' s potential commercial use. Furthermore, the market itself is designed to face away from the apartment complex to the west. The conclusion that there will be a significant noise impact on the apartment complex from the mini-market operation is contrary to the evidence and is therefore erroneous. Conclusion No. 11 The Hearing Examiner Erred By Ignoring and Mischaracterizing ARCO' s Proposal Regarding the Secondary Containment System. Conclusion No. 11 badly misstates the facts regarding the details of the proposed double containment ! system, and therefore is erroneous. The original site plan indicated, in general terms, that the storage tanks and piping would be state-of-the-art double containment systems. At the time that the original plans were submitted for approval, the actual design drawings for the system had not been finalized. ARCO felt that it would have been premature to submit extremely detailed plans for the containment system, since the city' s system for approval of such technologies requires participation by CH2M Hill, the city' s consultant on such matters. Because the Hearing Examiner had reservations about the issue, ARCO submitted detailed drawings after the first hearing. Those drawings have been referred to CH2M Hill for comment. ARCO has consistently maintained that it will provide a containment system that satisfies the reasonable requirements that are indicated by CH2M Hill. To 6 • characterize ARCO' s actions regarding the containment system as uncertain or inadequate is unfair, inappropriate and erroneous. Finally, ARCO submits that the final sentence in Conclusion No. 11 is quite telling , insofar as it reveals the attitude of the Hearing Examiner regarding this proposed project. The Hearing Examiner indicates that he would not be satisfied that the containment system was safe "with all the protection in the world" . That comment explains why the Hearing Examiner ignores the testimony by Ron Olson, Superintendent of the Renton Water Department, that the position of his department was that the ARCO double containment proposal should be accepted as secondary containment for the area in which this site is located. It would appear that the Hearing Examiner has prejudged the situation such that no possible assurance from experts from the Public Works Department and from CH2M Hill could convince him that ' the storage system is sufficiently safe for use on this site. The Hearing Examiner is not a qualified expert in this field and therefore such a position is unjustified in light of the evidence, is an abuse of discretion and is therefore error. Conclusion No. 14 The Hearing Examiner Erred by Stating That Site Plan Approval Was Required Because of the Proximity to Single Family Housing. The Hearing Examiner incorrectly states in this paragraph that site plan approval was required for this site because of its proximity to single family uses. In fact, site plan approval was required because of the small size of the three lots which make up the parcel upon which the facility is to be located. ARCO' s proposal, of course, combines all three lots into a single parcel such that the concern which originally required site plan approval has been substantially eliminated. Additional error exists in the final sentence of Conclusion No. 14. The function of the Hearing Examiner in evaluating the appropriateness of a particular use and site plan is limited to whether or not the use and the plan is sufficiently advantageous, given any ' associated drawbacks of the plan, to warrant approval. It is beyond the Hearing Examiner' s discretion, and therefore error, to reject a particular use on the grounds that the Hearing Examiner believes that there are more preferable uses to which the owner might put his or her property. Conclusion No. 16 The Hearing Examiner Erred by Concluding That the Presence of Subsidized Housing Somehow Motivates ARCO' s Request For a 24-Hour Convenience Market. The Hearing Examiner again raises the question of "subsidized housing" , as if its presence somehow encourages ARCO to apply for a 24-hour operation. ARCO is unclear as to the connection that the Hearing Examiner perceives between the proximity of subsidized housing and a 24-hour operation, but nevertheless states for the record, as it did to the Hearing Examiner, that all ARCO AM/PM Mini-Markets are operated on a 24-hour basis. ARCO further notes that, although the Hearing Examiner has indeed denied this application twice, the denials were not necessarily because the requests have been unjustified. As a matter of fact, the city' s Environmental Review Committee, Public Works Department, Traffic Engineering Department, and Department of Building and Zoning have recommended approval of this project. The Hearing Examiner acknowledges, for example, that the proposed buffers are substantial, but nevertheless still "wonders" if buffering will be enough. The Hearing Examiner consistently rejects ARCO' s mitigation efforts, either by claiming that "all the protection in the world" is insufficient, or by questioning whether mitigation efforts recommended and approved by City departments will do what they are designed to do. In view of the fact that the City departments which have reviewed the project found that there would be no significant impacts from this operation, the Hearing Examiner' s insistence on the opposite conclusion is an abuse of discretion and therefore error. Conclusion No. 17 The Hearing Examiner Erred by Refusing to Acknowledge ARCO' s Willingness to Covenant to Maintain a Satisfactory Landscape Buffer. This conclusion contains the third erroneous reference to the potential division of this parcel into three separate lots. ARCO indicated that it does not expect that this site will be used for any use other than the proposed mini-market. ARCO did refuse to accept a covenant that forever prohibited any future additional development, not because any such development was contemplated, but because such a covenant is inappropriate in principle. If, for example, the residential area to the north someday became a regional shopping center, ARCO would not wish to be foreclosed from responding to the new circumstance. A second factual error, repeated for the third time, is that the 8 buffering which is critical to the acceptance of this project is somehow threatened by the existence of the legally separate lots. ARCO has proposed to covenant that it would do nothing with this property that would ' eliminate ARCO' s ability to continue the buffering of the market operation. The Hearing Examiner' s continued refusal to recognize the importance of the proposed covenant regarding the landscaping buffer is an abuse of discretion and therefore error. Conclusion No. 20 The Hearing Examiner Erred by Concluding That the Cumulative Effect of Several Adequately Mitigated Impacts is an Overall Impact That is Not Sufficiently Mitigated. The Hearing Examiner' s logic in Conclusion No. 20 is apparently that the proposed use is only slightly objectionable in several of the specific areas examined, but becomes wholly objectionable when the "negative" impacts are added together. Although such logic looks persuasive at first glance, the Hearing Examiner' s conclusion ignores the fundamental premises of the land use approval process. If, in fact, the proposed operation has impacts in each of the areas identified by the Hearing Examiner, and if those impacts are within acceptable limits, it simply does not follow that the cumulative effect of those impacts is to put the overall project beyond acceptable limits. Just the opposite is , true. In each of the areas in which the Hearing Examiner raises issues about the operation' s impact, the impact has been mitigated to the point that it becomes insignificant. The basic notion behind our land use regulatory system is that impacts of a project will be identified and, if possible, mitigated to such an extent that the impacts become minor and acceptable in view of the utility of the overall project. The land use approval process should seldom be used to completely bar a development, but instead should be used to review, modify and condition the development so that its negative impacts are minimized to such an extent that they are outweighed by the development' s advantages. ARCO has followed that procedure, resulting in a Declaration of Non-significance from the city' s Environmental Review Committee. That process should not be subverted or discarded simply because the Hearing Examiner has a "gut" feeling which is contrary to the testimony presented and the conclusions reached by the City' s experts. 9 ti SUMMARY In summary, ARCO contends that, for some unknown reason, the Hearing Examiner seems to have reversed the normal land use approval process. After apparently concluding very early on that a convenience store should not be built on this sight, he has then seized upon the slightest potential impact and maintained that those impacts cannot be sufficiently mitigated " . . .with all the protection in the world. " As a result, the Hearing Examiner' s Report and Decision is replete with errors of fact and errors of law. He has ignored the uncontroverted testimony of both ARCO' s and the City of Renton' s experts. He has mischaracterized the facts regarding ARCO' s willingness to eliminate concerns about landscaping, tank design and lighting. Furthermore, he has set impossible standards that have the effect of foreclosing approval of this project, no matter how completely ARCO and the City manage to minimize any of the projects' potentially negative impacts. By doing so, he has reached erroneous conclusions and abused his discretion. In consequence, ARCO respectfully requests that the City Council reverse the decision and approve the site plan and conditional use permit. ljs/a 10 ® CITY OF RENTON "LL FINANCE DEPARTMENT Barbara Y. Shinpoch, Mayor Maxine E. Motor, City.Clerk April 28, 1987 CERTIFICATE OF MAILING STATE OF WASHINGTON) ss COUNTY OF KING ) MARILYN J. PETERSEN, Deputy City Clerk for the City of Renton, being first duly sworn on oath, deposes and says that she is a citizen of the United States and a resident of the State of Washington, over the age of 21 and not a party to nor interested in this matter. That on the 28th day of April, 1987, at the hour of 5:00 p.m., your affiant duly mailed and placed in the United States Post Office at Renton, King County, Washington, by first class mail to all parties of record, a true and correct NOTICE OF APPEAL OF THE HEARING EXAMINER'S DECISION FOR ATLANTIC RICHFIELD COMPANY CONDITIONAL USE PERMIT, FILE NO. CU-116-86. Marilyn J. to s , Deputy City Clerk SUBSCRIBED AND SWORN TO BEFORE me this 28th day of April, 1987. Notary Public in and for the tate of Washington, residing in 200 Mill Avenue South - Renton, Washington 98055 - (206) 235-2501 .. I 11 ..'. ,i. ,.I' I., " ;, ,I- ; y , r • .i I ' i' �' {: r41 ,,. .I. . ,• . � ,I, I 1' I! j• 'jl �1 I' ! • I i'I I'• 1 I ' I �: • l IT ,I'. . ` r 'li • C Y OF RENT-0 1., N 'PVT /� }[Y(��1n( i NANCEI' DEPARTMENT.. is ,'.I' .. ';';.: ,i ,' Iis � r ;. .. II•, I' ' . • • • • { RENTON, WA$HINGTO 9$ 5'S 1 ' ,r i'•'• i;,ii', .'i,' N 0 - 7 I19 / Ifi • 1 ; RECEIVED. OF 6ia (.1.�n/ (. lliz/-/�: I , 1 ; i ' I it� rTLt/2P� t ���1 I'' '',.'..,".;;..!• I .� '1•.I I .`iil,{1,'.,; i!j ",+II,1 • IN • Received y 4 , • TOTAL ;' : .: ;i �yI� I! 1 • �W'� ul. —1 II , .. •I'• • • ,I , � I I 1 r. I i •'I ' • „ I I,: ,!. ,' I ,,Ii'i II 1 ... ' '• ;', ( 11r.'I'r•li'',I I! I •. • .ti I'• 'Id ,i II III'I j • _ 'i } ,I; ,,j y IIl ,I: ..''I I i1 II • II • I I. I ! L' ,, !,'i • • • • j i it 11 • I ,I ij . .I III, { • • • I' ',i;; it :•' • r • 11• ,,, 1 '.I j:1', .,'i',;i . , i I 11 ,1• .I . :i +il•a.P,;III;•1,14 .,IR'it.:: . •. 4 'i • i. • „ 'i .. .I .r '.I.i.r •ri:-'JI, ;II! :I .. III. r II �I • • i ;! • '14"I.i:' { ' .1 I II I I I 17 ;li..... f i:rl +r 1; - ,. .t III HI;• :,. IN; .. ; i,i 1 WRITTEN APPEAL OF HEARING EXAMINER' S DECISION/RECOMMENDATION TO RENTON CITY COUNCIL. APPLICATION NAME: FILE NO. CU-116-86 The ATLANTIC RICHFIELD COMPANY (ARCO) - The undersigned interested party hereby files its Notice of Appeal from the Decision or Recommendation of the Land Use Hearing Examiner, dated April 14 1987 . 1 . IDENTIFICATION OF PARTY APPELLANT: REPRESENTATIVE (IF ANY) :. Name:ATLANTIC RICHFIELD COMPANY Name: Larry J. Smith Address: Suite 107, 7901 168th Ave: N.E. Address: 1301 5th Avenue, Suite 3400 Redmond, Washington 98052 Seattle, Washington 98101 . Telephone No. (206) 881-2113 Telephone No. (206) 624-8300 j . 2. SPECIFICATION OF ERRORS (Attach additional sheets if necessary). Set forth below are the specific errors or law or fact,upon which this appeal is based: See attached sheets. FINDINGS OF .,FACT: (Please designate number as denoted in the Examiner' s Report) - No. Error: . art OF ftZtiTON Correction: , p .. y' 4 31 . suers r E. CONCLUSIONS: E [rea No. Error: Correction: I , OTHER: No. ' Error: Correction: 3. SUMMARY OF ACTION REQUESTED: The City Council is requested to gipnt the following relief: (Attach explanation, if desired) X Reverse the Decision or Recommendation and grant the following relief: See attached sheets. Modify the Decision or Recommendation as follows: I , Remand to the Examiner for further consideration as follows: Other: I � April 22. 1987 App la t Repre ent tiv ignature Date NOTE: Please ref r to Title IV, Chapter 30 of the Renton Municipal Code, and Sections 4-3016 and 4- 017, specifically (see reverse side of page) for specific appeal procedures. 4-3016: AP"AL: Unless an ordinance providing for =!9w of decision of the Ex ter requires review thereof by the Supe Court, any interested party aggrieved by me Examiner's written decision:or recomi11dildation may submit a notice of appeal to the City Clerk upon a form furnished by the City Clerk, within fourteen (14) calendar days from the date of the Examiner's written report. The notice of appeal shall be accompanied by a fee in accordance with the Fee Schedule of the City. (A) The written notice of appeal shall fully, clearly and thoroughly specify the substantial errors) in fact or law which exist in the record of the proceedings from Which the appellant seeks relief. (B) Within five(5)days of receipt of the notice of appeal, the City Clerk shall notify all parties of record of the receipt of the appeal. Other parties of record may submit letters in support of their positions within ten (10) days of the dates of mailing of the notification of the filing of the notice of appeal. (C) Thereupon the Clerk shall forward to the!members of the City Council all of the pertinent- documents, including the written decision or recommendation, findings and conclusions contained in the Examiner's report, the notice of appeal, and additional letters submitted by the parties. • (D1. No public hearing .shall be held by the City Council. No new or additional evidence or testimony shall be accepted;by the City Council unless a showing is made by the party offering the evidence that the evidence could not reasonably have been available at the time of "the'hearing before the Examiner. If the Council determines that additional evidence is required, the Council may remand the 'matter' to the Examiner for reconsideration. The cost of transcription of the hearing record,shill be borne by the appellant. In the • absence of an entry upon the record of an order by the City Council authorizing new or additional evidence or testimony, it shall be presumed that no new or additional evidence or testimony has been accepted by the City Council, and that the record before the City Council is identical to the hearing record before the Hearing Examiner. (E) The consideration by the City Council shall be based solely upon the record, the Hearing Examiner's report, the notice of appeal and additional submissions Eby.parties. ' ISpeal ,of a decision of the Hearing Examiner on an application --.,-- .. submitted pursuant to Section 4-3010(A) and after examination of the record, fi theCouncil+determines that a substantial error in fact or law exists in the record; it'nay remand the proceeding.to Examiner for reconsideration,, or •modify,'.orreverse the decision Of the Examiner accordingly. (G) If, upon appeal from a recommendation of the Hearing Examiner upon an application submitted pursuant to Section .4-3010(B) or (C), and after examination:.of the record, the Council determines that a substantial error in fact.or'law exists,in the record, or that a recommendation of the Hearing Examiner should be disregarded or modified, the City Council may remand the proceeding.to the Examiner for reconsideration, or enter its own decision upon the application pursuant to Section 4-3010(B) or (C). (H) In any event, the decision of the City Council shall be in writing and shall specify any modified or amended findings and conclusions other than those set forth in the repast of the Hearing Examiner. Each material finding shall be supported by substantial evidence in the record. The burden,of proof shall rest with the appellant. (Ord. 3658, 9-13-82) 4-3017: COUNCIL ACTION: Any application requiring action by the City Council shall be evidenced by minute entry unless otherwise required by law. When taking any such final action, the Council shall make and enter findings of fact from tha` record and conclusions therefrom which support its action. Unless otherwise specified, the City Council shall be presumed to have adopted the Examiner's findings and conclusions. (A) In the case of a change of the zone classification of property (rezone), the City Clerk shall place the ordinance on the Council's agenda for first reading. Final reading of the ordinance shall not occur until all conditions, restrictions or modifications which may have been required by the Council have been accomplished or provisions for compliance made to the satisfaction of the Legal Department. 'B) All other applications requiring Council action shall be placed on the Council's agenda for consideration. (Ord. 3454, 7-28-80) (C) The action of the Council approving, modifying-or rejecting a decision of the Examiner, shall befinal and conclusive,-unless within thirty (30) calendar days from the date of the action an aggrieved party or person obtains a writ of review from the Superior Court of Washington for King County, for purposes of review of the action taken. (Ord. 3725, 5-9-83) SPECIFICATION OF ERRORS The following paragraphs address each of the errors from which ARCO appeals. The paragraphs herein are numbered to match the paragraphs in the Hearing Examiner' s Findings and Conclusions. ERRORS IN FINDINGS Finding No. 6: The Hearing Examiner Erred by Refusing to Acknowledge Evidence Presented Regarding Use of the Site' s Northern Exit During Late Night Hours. The Hearing Examiner acknowledges that ARCO contends that the number of cars using the northerly driveway will be minimal during hours when headlight glare might impact houses to the north. The Hearing Examiner incorrectly observes, however, that there was no support for that contention in the record. In fact, ARCO' s contention was supported at the hearing by expert testimony from Tom Barghausen, consulting engineer, who has studied the traffic and use projections for this site, as well as the use patterns for many other AM/PM Mini-Markets. Obviously, the expert testimony of a consulting engineer is part of the record and properly considered by the Hearing Examiner. Mr. Barghausen' s testimony may or may not have seemed credible to the Hearing Examiner, but his testimony was the only evidence presented on this issue and, accordingly, should not have been rejected. Finding No. 9 The Hearing Examiner Erred by Ignoring the Language and Intent of the Proposed Covenant Regarding the Landscape Buffer. The Hearing Examiner was concerned that landscaping designed to buffer the market' s operation was located, in part, on separate legal lots. He continued his opposition, despite ARCO' s assurance that it currently had no intention of using other portions of these properties for separate purposes. It is true that ARCO was reluctant to covenant never to sell a portion of the parcel. Instead, ARCO suggested that it would be happy to agree to a covenant which foreclosed the possibility that buffering might be lost. In fact, ARCO proposed a covenant containing the following language: " ( . . . . )Any vegetative buffering which is lost as a result of [a] conveyance will be replaced on remaining portion of the site, so that a buffer is maintained. " [ see Proposed Condition 9, Exhibit 15, attached to the Hearing Examiner' s Report and Decision. ] In view of ARCO' s offer to impose the foregoing condition upon any sale of a portion of the parcel, it is clearly erroneous for the Hearing Examiner to speculate that "replacement might not offer a similar affect [sic ] . " The whole point of the discussion was that ARCO would promise to maintain landscaping such that the effect of the buffering would not be diminished. Moreover, it is inappropriate for the Hearing Examiner to characterize ARCO' s proposed covenant as "reluctantly offered" . That is just simply not true. The covenant was willingly offered and the spirit of the covenant as well as its language indicates that the standard for replacement of a vegetative buffer will be precisely that it offer a similar effect. Confirmation of the foregoing can be found in the final paragraph on page 2 of the Hearing Examiner' s own narrative of the testimony, wherein the Hearing Examiner acknowledges that Mr. Barghausen "suggested restrictive covenants to cover landscape buffering should any portion of the property be sold in the future. " Finding No. 10 The Hearing Examiner Erred by Ignoring or Mischaracterizing ARCO' s Offer to Install a Secondary Containment System Acceptable to the City' s Expert Consultant. The Hearing Examiner' s Finding No. 10 mis- characterizes the testimony offered at the hearing. In the fourth paragraph on page 2 of the Hearing Examiner' s narrative of the testimony, the Hearing Examiner acknowledges that ARCO proposed "to submit the doublewall containment proposal to CH2M Hill for professional approval . . . . " In fact, the city' s procedures in this situation call for a review by CH2M Hill of high-technology containment systems such as the one proposed by ARCO. ARCO indicated at the hearing, as stated in the Hearing Examiner' s narrative thereof, that it would make any reasonable modifications to its proposed double protection tanks and piping system that CH2M Hill felt were necessary and appropriate. Naturally, one of the features which CH2M Hill may or may not require is an impermeable liner around the tank area. For the Hearing Examiner to characterize ARCO' s offer to provide whatever technological wrinkles were 2 required by the city' s consultant as a "discrepancy" is improper, is inconsistent with his other findings and is an error in fact. Finding No. 12 The Hearing Examiner Erred by Considering Statements Regarding a Differently Situated ARCO Mini-Mart and, In Consequence, the Factual Findings Based Thereon are In Error. Many ARCO Mini-Marts are located in highly developed commercial areas and the light patterns, signage and site orientation are therefore quite different than that proposed for this site. The statements in Finding 'No. 12 regarding lighting at another site ignore substantial testimony regarding site orientation at this location. The proposal for this site presents the illuminated face of the store to 3rd Avenue, where it will not significantly impact any residential property. Furthermore, the positive effects of substantial vegetative buffering, not usually present at ARCO Mini-Marts, will also significantly buffer from surrounding residential uses any impacts from on-site light. ERRORS IN CONCLUSIONS Conclusion No. 3 The Hearing Examiner Erred by Ignoring the Nature and Effect of ARCO' s Proposed Covenant Guaranteeing that Any Future Division of the Parcel in Question Will Not Be Allowed to Diminish the Screening Effects of Buffering Vegetation. The potential eventualities about which the Hearing Examiner appears to be concerned are entirely foreclosed by ARCO' s willingness to covenant that no sale or division of the parcel will be allowed unless the effects of the buffer can be maintained. The Hearing Examiner' s conclusion that the screening effects of the buffer could be jeopardized if a portion of the parcel is sold ignores the plain language and intent of the offered covenant and therefore is error. Conclusions No. 4 & No. 5 The Hearing Examiner Erred By Ignoring the Testimony Presented Regarding the Community Need for an Additional Retail Gasoline Outlet Along the Third Avenue Corridor. 3 Despite the fact that the conditional use permit application only applies to retail gasoline sales, the Hearing Examiner arbitrarily and capriciously ignored ' the evidence presented by Mr. Roger Blaylock of Blaylock ' and Associates regarding the need for an additional retail gasoline outlet along Third Avenue. Mr. Blaylock testified that traffic studies show 30, 000 vehicle trips along Third Avenue daily. [ See Hearing Examiner' s Narrative, p. 1, ¶ 1. ] He further testified that, given that traffic volume, the corridor was under-served with facilities for the purchase of gasoline. The City determined in 1982 that conditional use permits would be required for future retail gasoline outlets. That requirement was imposed in order to insure that new ' outlets were opened only where there was sufficient traffic flow to create a need for an additional outlet. ARCO has presented specific evidence indicating that such a need exists and that the proposed site would satisfy that need. No other evidence on the question of community need was presented. Nevertheless, the Hearing Examiner concluded that the community need did not exist. By reaching a conclusion that conflicts with the only evidence before him, the Hearing Examiner acted arbitrarily and capriciously, thereby committing an error in law. It is also noteworthy that, despite the fact that the conditional use permit only relates to gasoline sales, the Hearing Examiner continues to focus on ; whether or not the community "needs"convenience stores . The Hearing Examiner' s perception of "community need" is so narrow that it has become an abuse of discretion. The requirement that an applicant demonstrate "community need" is designed to eliminate over-concentrations of particular types of activities, rather than to pronounce judgement on the social utility of a particular activity. Although the Hearing Examiner may feel that convenience stores are superfluous and that shoppers should only frequent full-service markets, the consumer' s preference for the option of 24-hour convenience stores which also dispense gasoline cannot seriously be questioned. As the Hearing Examiner states in his narrative of the hearing, (first paragraph on page 3 of the Hearing Examiner' s Report & Decision, ) Mr. Blaylock testified that his study of the service areas of local convenience stores and 24-hour markets indicates that the subject site is a logical location for both a convenience store and a retail gasoline outlet. ARCO has demonstrated through Mr. Blaylock' s testimony that the mini-market would serve a portion of the city that is currently underserved by operations of this type. It is error for the Hearing Examiner to 4 insist that such an uncontroverted showing is insufficient to demonstrate need. Conclusion No. 6 The Hearing Examiner Erred and Abused His Discretion By Ignoring the Conclusions of the Traffic Engineering Department and The Environmental Review Committee. The Examiner has set up his own impossibly difficult standards regarding access to the site. He objects to the proposed store because it will impact houses to the north and will require certain minor limitations on turning lanes to and from Third Avenue. As indicated in ARCO' s objection to Finding No. 6, ARCO expects that very few cars would utilize the northern exit during hours when light glare could create problems for the residents to the north. Moreover, the right in/right out limitation and the prohibition on left turns are standard devices used by traffic engineers to control the flow of traffic and in no way indicate that access to and from the site is a problem. If that were not the case, it is clear that the city' s Traffic Department would not have endorsed ARCO' s proposal. It is an abuse of discretion and therefore error for the Hearing Examiner to ignore the inputs of the Traffic Department and object to ARCO' s proposal for access on. the grounds that it is not "terrific . " Conclusion No. 7 The Hearing Examiner Erred by Stating That Arco' s Plans Calling for a Sign of a Particular Height Demonstrates That The Site " . . .Must Be Made Highly Visible to Attract Patronage. " The evidence is uncontroverted that the AM/PM Mini-Market will be "highly visible" only to those travelling on NE 3rd Avenue and, in fact, will have very minimal visibility from the residential areas to the west and to the north of the site. Despite uncontroverted evidence that the site will be so heavily buffered from the residential uses that it will be barely visible at all, the Hearing Examiner states that the market would be an unacceptable neighbor to residential uses because it is "highly visible" . As indicated in ARCO' s objections to Finding No. 12, Conclusion No. 10 ignores the fact that the AM/PM Mini- Market on this particular site has been designed to minimize the effect of light on the areas to the west and the north. The entire operation is oriented to the southeast where the major thoroughfare runs and is 5 heavily buffered by landscaping to the north and west. Furthermore, the site plan, as presented to the Hearing Examiner, includes landscaping that would be sufficiently mature at the outset to accomplish the screening and buffering for which it was designed. There will, of course, be no lights on the rear (western) side of the building. Conclusion No. 9 The Hearing Examiner Erred by Failing to Acknowledge the Westward Orientation of the Neighboring Apartment Complex and the Eastward Orientation of the Proposed Market. The Hearing Examiner appears to suggest in Conclusion No. 9 that the presence of an apartment complex west of the site creates a problem because of noise from the market operation. This conclusion fails to note that the apartment complex was designed to face away from the subject site in recognition of the site' s potential commercial use. Furthermore, the market itself is designed to face away from the apartment complex to the west. The conclusion that there will be a significant noise impact on the apartment complex from the mini-market operation is contrary to the evidence and is therefore erroneous. Conclusion No . 11 The Hearing Examiner Erred By Ignoring and Mischaracterizing ARCO' s Proposal Regarding the Secondary Containment System. Conclusion No. 11 badly misstates the facts regarding the details of the proposed double containment system, and therefore is erroneous. The original site plan indicated, in general terms, that the storage tanks and piping would be state-of-the-art double containment systems. At the time that the original plans were submitted for approval, the actual design drawings for the system had not been finalized. ARCO felt that it would have been premature to submit extremely detailed plans for the containment system, since the city' s system for approval of such technologies requires participation by CH2M Hill, the city' s consultant on such matters . Because the Hearing Examiner had reservations about the issue, ARCO submitted detailed drawings after the first hearing. Those drawings have been referred to CH2M Hill for comment. ARCO has consistently maintained that it will provide a containment system that satisfies the reasonable requirements that are indicated by CH2M Hill . To 6 characterize ARCO' s actions regarding the containment system as uncertain or inadequate is unfair, inappropriate and erroneous . Finally, ARCO submits that the final sentence in Conclusion No. 11 is quite telling , insofar as it reveals the attitude of the Hearing Examiner regarding this proposed project. The Hearing Examiner indicates that he would not be satisfied that the containment system was safe "with all the protection in the world" . That comment explains why the Hearing Examiner ignores the testimony by Ron Olson, Superintendent of the Renton Water Department, that the position of his department was that the ARCO double containment proposal should be accepted as secondary containment for the area in which this site is located. It would appear that the Hearing Examiner has prejudged the situation such that no possible assurance from experts from the Public Works Department and from CH2M Hill could convince him that the storage system is sufficiently safe for use on this site. The Hearing Examiner is not a qualified expert in this field and therefore such a position is unjustified in light of the evidence, is an abuse of discretion and is therefore error. Conclusion No. 14 The Hearing Examiner Erred by Stating That Site Plan Approval Was Required Because of the Proximity to Single Family Housing. The Hearing Examiner incorrectly states in this paragraph that site plan approval was required for this site because of its proximity to single family uses. In fact, site plan approval was required because of the small size of the three lots which make up the parcel upon which the facility is to be located. ARCO' s proposal, of course, combines all three lots into a single parcel such that the concern which originally required site plan approval has been substantially eliminated. Additional error exists in the final sentence of Conclusion No. 14. The function of the Hearing Examiner in evaluating the appropriateness of a particular use and site plan is limited to whether or not the use and the plan is sufficiently advantageous, given any associated drawbacks of the plan, to warrant approval . It is beyond the Hearing Examiner' s discretion, and therefore error, to reject a particular use on the grounds that the Hearing Examiner believes that there are more preferable uses to which the owner might put his or her property. 7 Conclusion No. 16 The Hearing Examiner Erred by Concluding That the Presence of Subsidized Housing Somehow Motivates ARCO' s Request For a 24-Hour Convenience Market. The Hearing Examiner again raises the question of "subsidized housing" , as if its presence somehow encourages ARCO to apply for a 24-hour operation. ARCO is unclear as to the connection that the Hearing Examiner perceives between the proximity of subsidized housing and a 24-hour operation, but nevertheless states for the record, as it did to the Hearing Examiner, that all ARCO AM/PM Mini-Markets are operated on a 24-hour basis. ARCO further notes that, although the Hearing Examiner has indeed denied this application twice, the denials were not necessarily because the requests have been unjustified. As a matter of fact, the city' s Environmental Review Committee, Public Works Department, Traffic Engineering Department, and Department of Building and Zoning have recommended approval of this project. The Hearing Examiner acknowledges, for example, that the proposed buffers are substantial, but nevertheless still "wonders" if buffering will be enough. The Hearing Examiner consistently rejects ARCO' s mitigation efforts, either by claiming that "all the protection in the world" is insufficient, or by questioning whether mitigation efforts recommended and approved by City departments will do what they are designed to do. In view of the fact that the City departments which have reviewed the project found that there would be no significant impacts from this operation, the Hearing Examiner' s insistence on the opposite conclusion is an abuse of discretion and therefore error. Conclusion No. 17 The Hearing Examiner Erred by Refusing to Acknowledge ARCO' s Willingness to Covenant to Maintain a Satisfactory Landscape Buffer. This conclusion contains the third erroneous reference to the potential division of this parcel into three separate lots. ARCO indicated that it does not expect that this site will be used for any use other than the proposed mini-market. ARCO did refuse to accept a covenant that forever prohibited any future additional development, not because any such development was contemplated, but because such a covenant is inappropriate in principle. If, for example, the residential area to the north someday became a regional shopping center, ARCO would not wish to be foreclosed from responding to the new circumstance. A second factual error, repeated for the third time, is that the 8 buffering which is critical to the acceptance of this project is somehow threatened by the existence of the legally separate lots. ARCO has proposed to covenant that it would do nothing with this property that would eliminate ARCO' s ability to continue the buffering of the market operation. The Hearing Examiner' s continued refusal to recognize the importance of the proposed covenant regarding the landscaping buffer is an abuse of discretion and therefore error. Conclusion No. 20 The Hearing Examiner Erred by Concluding That the Cumulative Effect of Several Adequately Mitigated Impacts is an Overall Impact That is Not Sufficiently Mitigated. The Hearing Examiner' s logic in Conclusion No. 20 is apparently that the proposed use is only slightly objectionable in several of the specific areas examined, but becomes wholly objectionable when the "negative" impacts are added together. Although such logic looks persuasive at first glance, the Hearing Examiner' s conclusion ignores the fundamental premises of the land use approval process. If, in fact, the proposed operation has impacts in each of the areas identified by the Hearing Examiner, and if those impacts are within acceptable limits, it simply does not follow that the cumulative effect of those impacts is to put the overall project beyond acceptable limits. Just the opposite is true. In each of the areas in which the Hearing Examiner raises issues about the operation' s impact, the impact has been mitigated to the point that it becomes insignificant. The basic notion behind our land use regulatory system is that impacts of a project will be identified and, if possible, mitigated to such an extent that the impacts become minor and acceptable in view of the utility of the overall project. The land use approval process should seldom be used to completely bar a development, but instead should be used to review, modify and condition the development so that its negative impacts are minimized to such an extent that they are outweighed by the development' s advantages. ARCO has followed that procedure, resulting in a Declaration of Non-significance from the city' s Environmental Review Committee. That process should not be subverted or discarded simply because the Hearing Examiner has a "gut" feeling which is contrary to the testimony presented and the conclusions reached by the City' s experts. 9 SUMMARY In summary, ARCO contends that, for some unknown reason, the Hearing Examiner seems to have reversed the normal land use approval process. After apparently concluding very early on that a convenience store should not be built on this sight, he has then seized upon the slightest potential impact and maintained that those impacts cannot be sufficiently mitigated " . . .with all the protection in the world. " As a result, the Hearing Examiner' s Report and Decision is replete with errors of fact and errors of law. He has ignored the uncontroverted testimony of both ARCO' s and the City of Renton' s experts. He has mischaracterized the facts regarding ARCO' s willingness to eliminate concerns about landscaping, tank design and lighting. Furthermore, he has set impossible standards that have the effect of foreclosing approval of this project, no matter how completely ARCO and the City manage to minimize any of the projects ' potentially negative impacts. By doing so, he has reached erroneous conclusions and abused his discretion. In consequence, ARCO respectfully requests that the City Council reverse the decision and approve the site plan and conditional use permit. l j s/a 10 AFFIDAVIT OF SERVICE BY MAILING STATE OF WASHINGTON ) )ss. County of King ) DOTTY KLINGMAN being first duly sworn, upon oath, deposes and states: That on the 14th day of April , 1987 affiant `deposited in the mails of the United States a sealed envelope containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below entitled application or petition. „deo, - SUBSCRIBED AND SWORN to before me this /`% /./ day of R'',4'� , 1987. u ,s1"O.O���sssioO o. ;o �O7.4.6 m k-4,4% walk * b-49-t-4Q 0`6-e-X 144 .'•�': 8, i9��' �o� Notary Public in and for the State of Washington, �O,c......••• �,'���� residing at �eh/rnt..) , therein. _ WA S w;N,,�o Jf Application, Petition, or Case 4: CU-116-86 - THE ATLANTIC RICHFIELD CO. (Arco) (remand hearing) (The minutes contain a list of the parties of record.) V. I 11.1 I April 14, 1987 OFFICE OF THE HEARING EXAMINER CITY OF RENTON REPORT AND DECISION APPLICANT: THE ATLANTIC RICHFIELD COMPANY (ARCO) File No.: CU-116-86 LOCATION: West of the intersection of NE 3rd Street and Jefferson Avenue. SUMMARY OF REQUEST: Conditional Use Permit to allow gasoline pumps in a B-1 zone, and Site Plan approval to allow a 2400 Sq. Ft. building consisting of a 24-hour convenience store space: The latter use is a permitted use in the B-1 zone. SUMMARY OF ACTION: Building and Zoning Department Recommendation: Approval with conditions. Hearing Examiner Decision: The Conditional Use Permit and Site Plan requests are denied. BUILDING & ZONING The Building & Zoning Department Report was received DEPARTMENT REPORT: by the Examiner on March 30, 1987 PUBLIC HEARING: After reviewing the Building and Zoning Department Report, examining available information on file with the application, and field checking the property and surrounding area, the Examiner conducted a public hearing on the subject as follows: The hearing was opened on March 31, 1987 at 9:05 A.M. in the Council Chambers of the Renton Municipal Building. Parties wishing to testify were affirmed by the Examiner. This application was originally presented to the Hearing Examiner on January 6, 1987. The decision of the Hearing Examiner dated January 22, 1987 denied the requests. The matter was appealed to the City Council on February 5, 1987 and was remanded back to the Hearing Examiner to consider additional information presented by the applicant. The following exhibits were entered into the record: Exhibit #8 - New Landscape Plan. Exhibit #9 - Series of photographs showing northern and western boundaries of the site. Exhibit 10 - Map showing drainage basin and aquifer areas. Exhibit #11 - Six sheet drawing showing double wall containment system. Exhibit #12 - City Well Field Study. Exhibit #13 - Traffic Improvement Plan. Exhibit #14 - Map showing northern line of property. Exhibit #15 - Suggested conditions by applicant. Exhibit #16 - Map showing convenience store and its location on the property. The hearing opened with a presentation of the staff report by the Zoning Administrator, Don Erickson. He gave a review of the original request stating the ERC reviewed the application in 1986 and issued a mitigated DNS containing 6 conditions; referred to landscape buffering, access off 4th Avenue and its effect on properties on the north side of 4th Avenue, de-acceleration lane, size of sign on the site, setbacks, property lines, and illumination of the building at night which is in contrast to the neighborhood atmosphere. Mr. Erickson also noted the proposal is on the edge of the City's aquifer yi) THE ATLANTIC RICHFIELD COMPANY (ARCO) CU-116-86 April 14, 1987 Page 2 protection area and due to its proximity to the aquifer it was conditioned that the applicant provide secondary containment for the underground tanks and a monitoring system for both the pipes and tanks; signs should be provided to restrict turning movements onto NE 3rd. Since the original presentation the applicant has revised the site plan and modified the free-standing sign. It was pointed out the driveway has now been turned to align the driveway to protect the homes in front of the store from car headlights leaving the mini-mart; the landscaping proposed is approximately 6 ft. in height which should provide a screen to help lessen the effects of car lights on the residents to the north; and Mr. Erickson noted there have been no letters of protest from neighbors to the north of the site. Continuing the Zoning Administrator advised the setbacks comply with the B-1 zoning in terms;of lot coverage (10%); a pedestrian walkway has now been provided; increased screening, reduced size of the free-standing sign, the circulation and acceleration lane have been addressed, and based upon the presentation of the changes provided by the applicant, and upon meeting the conditions of the ERC, it is felt the revised application is moving toward compliance of the ERC conditions. The new plans have not been circulated to other city departments for comments which will be required prior to approval of the application. Testifying on behalf of the Public Works Department for the City of Renton was, Ron Olson, Utility Engineer who spoke to the secondary containment and location of the aquifer stating it was felt the proposal should be accepted as secondary containment for that area; the tanks are at the very edge of the aquifer and the proposed containment is sufficient protection. He stated there are several systems that can be used, and the system the applicant has proposed has not been approved but is in the process of going though staff review at this time. Mr. Olson stated the site is on the very edge of the aquifer protection area, and advised the City is presently drafting a aquifer protection ordinance but it has not as yet been accepted. Testifying in support of the proposal, and representing the applicant was Larry Smith. Attorney. 1301 Fifth Avenue. Suite 3400, Seattle, Washington 98101. Mr. Smith addressed some of the issues raised by city staff stating the applicant has altered the project to such a degree that it should demonstrate their desires to work with staff so the project can move ahead. Speaking to specific items of concern he stated it is felt after a review of the Well Field Study and city policies with regard to underground tanks for the storage of petroleum products it is felt the concern for the Cedar River watershed should not stop their project; referred to the 3 areas of the Well Field Study with specific emphasis on the tertiary area, the edge of which is the location of the applicant; proposed state-of-the art construction of double protection tanks and piping for the gasoline tanks; would propose to submit the double wall containment proposal to CH2M Hill for professional approval; and feels the advanced design will provide the protection necessary. Continuing, he addressed the possible impacts from a 24-hour; operation on the single family residents to the north; they have tried to buffer to minimize impacts; the driveway at the mini-mart has been moved to re-direct the headlights of automobiles as they leave the premises; trees are proposed to be a minimum of 8 ft. with the building being 13 ft.; and because of the buffering on the western side of the market and the back of the multi-family housing it is not felt the proposal will have a negative effect on that area. In closing he stated it is believed there is a definite need for this use in the area. Also testifying in support of this application was Tom Barghausen, Consulting Engineer. 6625 South 190th #102. Kent, Washington 98032. Mr. Barghausen addressed five major issues raised by staff regarding the double containment system, the Well Field Study, traffic impacts, drive-way location and the impacts of a 24-hour operation on adjacent properties and uses. He stated the plans for the proposed double wall containment fiberglass installation system have been submitted to CH2M Hill; stated Arco inspects and tests its tanks every few years; any defect in the tank would be detected in the inner liner; and reviewed the installation and monitoring procedures. Mr. Barghausen referred to the Well Field Study and using a city map pointed out the limits of the aquifer field and the location of the Arco site in the tertiary area. A traffic improvement plan was submitted and he advised the plan meets the requirements of the city Traffic Department for designed improvements to Third Avenue to include the widening proposed by .the applicant along the frontage of the property, the installation of curbing for a de-acceleration lane and left-hand turns, and noted approval of the concept has been received by the Engineering Department with the total cost being borne by Arco. Mr. Barghausen referred to Exhibit #12 explaining the driveway location and its proximity to the homes across the street noting the alignment was designed to eliminate the impact to the residences to the north from vehicle headlights leaving the site at night. There are three legal lots which are all owned by the applicant and to alleviate any concerns about the sale of any portion of the lots and loss of buffering he suggested restrictive covenants to cover landscape buffering should any portion of the property be sold in the future. Referring to the impacts on adjacent uses by a 24-hour operation he stated the light and glare concerns have been eliminated through the design process with the orientation of the market down next to 3rd Street away from the single family residences; their mini-markets are not a franchise, there are no video games inside which will eliminate loitering; and lighting used will be located away from the western and northern portions of the property using the fascia lighting for security, with no glare from inside lighting due to the design of the windows and canopy. He stated the only impact envisioned would be noise from cars leaving the site at night. In conclusion, Mr. Barghausen stated the applicant has revised the sign by lowering it and reducing its size, and requested approval of the revised request. THE ATLANTIC RICHFIELD COMPANY (ARCO) CU-116-86 April 14, 1987 Page 3 Also wishing to speak in support of this proposal was Roger Blaylock, Blaylock and Associates, 10717 SE Fourth, Suite #9, Bellevue, Wa. 98004. Mr. Blaylock wanted to show there is a community need for this proposal based upon the development of land use patterns in the northern portion of the city. He presented Exhibit 16, a zoning map for the City, which shows convenience stores and service areas around them, focusing on the north Renton area in particular. Mr. Blaylock stated the 24-hour markets are for public convenience with AM and PM hours producing a different type of need by the public. It is felt the area is a fast growing, in-fill area and since 1979 when the property was short platted there has been the addition of 800 new multi-family units and 100 new single family units. It is felt the gasoline portion of the market is secondary for night time use and the Examiner stated the gasoline pumps are the subject of the conditional use and must show community need, and, it is also located on the perimeter of the Well Field Study. Mr. Blaylock feels this is a logical location for the mini-market and gasoline pumps as the B-1 area to the north has been developed into multiple family, the L-1 property that would permit the service station has already been fully developed so is not available; there was previously a 7-11 Store on the south side of the street but he felt due to access problems has since gone out of business; the corridor involved handles approximately 30,000 vehicles per day; and concluded stating the in-fill development supports the idea of the 24-hour use, does not believe this proposal will over-crowd the commercial activity in the area; and stated the proposed berm for the driveway is not only effective for sight blockage but is also effective for noise blockage for vehicles entering and exiting the premises. Wishing to comment from staff was Don Erickson. He wanted to clarify some questions raised stating the canopy is 14'6"; referred to fiberglass and secondary containment systems stating the systems can break and recommended they be pressure treated before being placed in operation; stated there really is no way to prevent headlight glare to the homes on the north as the cars exit the premises; and noted the grade of 5'- 6' said by the applicant to be along the west property line was checked by a city survey and found to be only approximately 2 ft. In closing, Attorney Smith stated he feels the evidence clearly proves the changes made by the applicant to address staff concerns shows they have done all that can be done to ensure the impacts will be minor. This may not be the least intrusive use that could be placed on the property but feels the use is appropriate. He closed requesting the Examiner reconsider his earlier position in light of additional evidence presented today, subject to the suggested conditions. The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at 10:45 A.M. FINDINGS, CONCLUSIONS & DECISION: Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1. The applicant, Atlantic Richfield Company (hereinafter, ARCO), filed a request for approval of a Conditional Use Permit to allow installation of gasoline pumps in a B-1 (Business/Commercial) zone. They also requested site plan approval for the establishment of a 24-hour convenience store. 2. Upon initial review the request was denied by the Hearing Examiner. The applicant in the course of review modified the proposal and instituted changes to the original plan based upon the Hearing Examiner's denial. The applicant then appealed the denial to the City Council. The Council determined that the new information should be subject to review by the Hearing Examiner and remanded the matter to the Hearing Examiner for additional hearings and review. 3. These Findings, and the subsequent Conclusions found below should be read as supplementing the original report. Where Findings and/or Conclusions conflict with those of the earlier report, the new Findings and Conclusions shall prevail. 4. The proposed sign which was an issue will be 23 feet in height. 5. The northerly driveway is designed with a double curve. It has been redesigned to intersect N.E. 4th Street opposite a sideyard of the northerly facing single family home. Staff indicates that this will have a baffling effect on headlights but turning movements will inevitably allow headlights to shine on homes north of the site both east and west of the driveway. 6. The applicant indicates that traffic using this northerly driveway during hours of darkness when the headlight glare would be an issue should be minimal. No support in the record. 7. The subject site is comprised of three separate legal lots. The easternmost lot is generally defined by a north/south line approximately halfway between the intersection of N.E.3rd and N.E. 4th and the western boundary of the site. The western half of the site is again comprised of two lots. The northern lot is approximately the northwestern quadrant of the site. THE ATLANTIC RICHFIELD COMPANY (ARCO) CU-116-86 April 14, 1987 Page 4 8. The gasoline pumps and mini-mart/convenience store are located on a separate legal lot, the lot located in the southwest quadrant of the subject site. 9. The applicant has proposed to supplement landscaping along both sides of the driveway in order to further baffle the northerly properties. The area of concentrated landscaping is located on the northern lot and the eastern lot which are separate legal lots. Questions were raised regarding the possible separate sale of the parcel, and as a consequence the potential loss of landscaping. The applicant reluctantly offered to covenant to replace the landscaping. Replacement might not offer a similar affect. 10. The applicant has proposed a double containment system. There is still the discrepancy noted regarding the installation of an impermeable liner. At both the original public hearing and the new hearing the applicant indicated that such a liner was not necessary, while the appeal indicated one would be installed. Again, in other gasoline dispensing establishments recently approved the impermeable liner was required, especially when ground water contamination was possible. 11. Public Works has indicated that secondary containment with monitoring should be required on the site, but specific plans have not been reviewed. The site is at the very edge of the aquifer as best as it can be defined. Differences in underground geology would affect the rate, direction and depth of any underground water flow, and similarly, any spills. 12. Staff has reviewed an actual Arco Mini-mart. Night inspection revealed a site with substantial illumination. The Zoning Administrator indicated he would not want to live near one. The entire front of the building is washed in light at night. The two pump islands would be covered by a 30 by 53 foot canopy. Similarly the canopy is very well illuminated. The amount of light utilized makes it extremely difficult to contain on site. 13. The applicant admitted that the use is "not the least intrusive use of the site but as proposed is sufficiently unobtrusive to permit it." 14. While the record indicates delivery of gasoline by tanker, this office suspects that resupply of the mini-mart wouldalso a so involve repeated delivery vehicles arriving and departing from the site. 15. The applicant at the conclusion of the hearing submitted a list of potential conditions which they would be willing to comply with, if necessary, if the permits were approved. (See attachment). Generally these conditions reflect the conditions which have been imposed on other recent gasoline station approvals including covenants for ultimate removal, double wall tanks, impermeable liners as well as some additional conditions applicable to this site. These former conditions would prohibit outside loudspeakers, video games and assure maintenance of landscaping and landscaping of a particular size. 16. To emphasize Findings contained within the original report the following Findings are repeated. 17. The subject site is located in the Well Field Protection Area in that portion of the area designated "Sensitive Area." At Page 4-3 of the Well Field Protection Study (August, 1984) the following statement is found: "To maximize protection of the aquifer, it is recommended that commercial businesses in these areas be limited to non-polluting activities." At Page 4-2: "To the extent possible, the City should control land use and activities within the aquifer area." "Policies that limit land use within the aquifer recharge area offer Renton one of the most effective means of preventing aquifer contamination." (page 4-2). 18. "Leakage of petroleum near the wells could cause serious contamination to the aquifer., Petroleum product would rapidly migrate vertically through the permeable soil to the water table." "Service stations within the aquifer recharge area pose a continuous threat to the quality of Renton's water supply." "Even small quantities of petroleum product can contaminate large volumes of water." (3-6). "Efforts to clean up petroleum contamination can be very expensive and their results are not always successful." (3-7). "An early detection system will not prevent a leak from occurring, nor will it guarantee that the product will not reach a well. Such a system will also not reduce the long-term threat of aquifer contamination associated with a service station, or eliminate the need to clean up contamination should leakage occur." 19. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of medium density multi-family uses, but does not mandate such.development without consideration of other policies of the plan. 20. The subject site is part of a B-1 district which is located between the convergence of N.E. 3rd and N.E. 4th Streets. Part of this district contains Renton Housing Authority subsidized housing. This housing is west of the subject site and shares approximately 150 feet along the west property line. An L-1 district is located south and west of the site. • THE ATLANTIC RICHFIELD COMPANY (ARCO) CU-116-86 April 14, 1987 Page 5 21. North of the site, north of N.E. 4th Street, is a large R-1 district. Single family homes in this district are located immediately north of the subject site. Immediately to the north of the site is one single family home with approximately 60 feet of frontage along N.E. 4th. It is the home itself, not the lot, which is 60 feet wide in this aspect. These property owners did not receive special notice which had been required by the City Council when the National Car Wash application was remanded. Since National Car Wash withdrew that application, notice was not sent out for this separate request. 22. The facility is proposed to be available 24 hours per day, seven days per week. The Building Division indicated that this could have an adverse affect on the single family homes north of the site. CONCLUSIONS 1. The conclusions which follow are generally those of the original decision. The substance of the decision has not been changed as a result of the new information, and the conclusion reached is the same. The Conditional Use Permit and Site Plan proposal are denied as an unwarranted intrusion into the area. 2. The applicant for a Conditional Use Permit must demonstrate that the use is in the public interest, will not impair the health, safety or welfare of the general public, and is in compliance with the criteria found in Section 4-748(C) which provides in part that: a. The proposal generally conforms with the Comprehensive Plan; b. There is a general community need for the proposed use at the proposed locations c. There will be no undue impacts on adjacent property; d. The proposed use is compatible in scale with the adjacent residential uses, if any; e. Parking, unless otherwise permitted, will not occur in the required yards; f. Traffic and pedestrian circulation will be safe and adequate for the proposed project; g. Noise, light and glare will not cause an adverse affect on neighboring property; h. Landscaping shall be sufficient to buffer the use from right-of-ways and neighboring property where appropriate; and is Adequate public services are available to serve the proposal. The requested Conditional Use is unjustified and is denied. 3. The new information did not significantly alter the intent or intensity of the proposed gasoline/mini-mart to any degree. The scaled down pole sign was not a major concern in the first hearing outside of the ERC conditions. Those factors which were stressed by the applicant, the curved driveway and the additional landscaping, are located in such fashion that severance of the lot the subject proposal is located on from the separate legal lot to the north could negate the effects. Assurances that the landscaping would be replaced by comparable landscape materials is offset by the fact that there may not be sufficient space on the proposal's primary lot to accommodate dense landscaping. Similarly, the curved driveway which is intended to provide a baffle could be eliminated by any development of the northern lot. If the northern parcel were turned primarily into a parking area, it would be entirely open to the north - an unacceptable eventuality. 4. The applicant has still not presented persuasive justification to allow a 24-hour convenience store and gasoline station across from single family homes; adjacent to an apartment complex and over or very near the aquifer recharge zone. Again, as originally stated: Is there a "community need" for a 24-hour convenience store ? The term 'convenience' itself demonstrates the contradiction. Convenience does not demonstrate need. While it might be convenient to have such an operation along the N.E. 4th corridor, is this the right location? 5. There are six other gasoline stations along the corridor, some with mini-mart type support. While it may be the first station or the last depending upon the direction of travel in this immediate vicinity, we are still speaking of outright convenience and not of community need. There is no community need to further jeopardize the aquifer, the residential amenities of the northerly homes, or the low income apartment complex to allow the establishment of another gasoline station. Convenience can be carried too far when these other issues remain at stake. THE ATLANTIC RICHFIELD COMPANY (ARCO) CU-116-86 April 14, 1987 Page 6 6. Access to and from the site is not terrific. The northern access is directly across from single family homes which cannot be protected from headlight glare as cars exit the site. Landscaping, staff pointed out, will not screen the headlights of turning cars once they exit the baffled, curving northerly driveway. They will still glare into houses. The driveways along N.E: 3rd may require right-in/right-out limitation, and one driveway is located uncomfortably close to the signal controlled channelized intersection of N.E. 3rd and Jefferson. Because it is so close to the intersection, left turns have been prohibited to avoid conflicts with turning movements. 7. The applicants' original arguments indicating the need for the larger sign demonstrate that the site located near the top of a curving hill must be made highly visible to attract patronage. A highly visible 24-hour a day operation does not appear to be an acceptable neighbor for residential uses. 8. Staff has indicated that similar Arco establishments spill large amounts of illumination on and off the site. This office would guess the light is a major and intended effect to attract traffic at night. Obviously the site is intended to be a beacon and to beckon drivers to stop for both gasoline and mini-mart items. This beacon is inappropriate. The landscaping, until quite mature, if even then, will not be able to screen the upper floors of the apartment complex. 9. The applicant rightly noted that this office and the City Council have safeguarded this area in the past. While a 7-11 store may have been approved, it was approved prior to the construction of the apartment complex immediately to the west of the site. Patrons would be opening and closing doors, starting cars, idling cars - all within earshot of an apartment complex. Noise studies indicate landscaping has a minimal impact on noise. 10. A gasoline service station can no longer be constructed in just any location in the City. This limitation is a relatively recent change in the City Code. Gasoline storage and sales have generally been recognized as a hazardous activity. At first, this was primarily due to gasoline's explosive nature. Gasoline sales and storage is now recognized as hazardous due to the poisonous and carcinogenic chemical properties of gasoline. (Page 3-6, Well Field Study). 11. The site is located in an area designated "Sensitive Area" on the map distributed by the City of Renton Water Department entitled "Protect Your Water Supply." And while the applicant proposes a double wall tank containment system, as certain recent events both in the City (Olympic Pipeline leak) and elsewhere (various service station leaks and leak at Sea-Tac Airport) demonstrate, the best of intentions and technologies occasionally fail. Why jeopardize the City's aquifer for a convenience/gasoline store? While Public Works has not objected to the proposal they also have not seen any final plans for containment on the site. One would think that by this time the applicant would have finalized those plans, but the fact that the applicant has changed course on the impermeable barrier at least twice may be telling. With all the protection in the world, leaks could still occur leading to potential contamination of the aquifer. 12. The reason a limit was imposed on the once unrestricted placement of gasoline stations was to permit the City the option of saying that the proposed gasoline service station was inappropriate in the area proposed. In this case it appears that when weighing the various factors, the neighborhood and the neighbors, the zoning, the Comprehensive Plan, past decisions, the underlying or adjacent sensitive aquifer, the 24-hour operation, the landscaping and setbacks, that the proposed use should not be approved for the proposed location. 13. While it is quite apparent that the applicant has gone to great extents to provide a reasonable backdrop for the proposed 24-hour convenience store and gasoline pumps, the combination is inappropriate for the proposed location. The site is sensitive. Single family homes directly north cannot help but be affected by cars leaving the site all hours of the day and night,;even with the curved driveway, which may also not be a permanent amenity. The site also sits above a well field protection area. 14. And while this office recognizes that the site is located at an incredible vantage point, th'e first or last such gasoline station, depending upon direction of travel, economic considerations are not sufficient to approve the use. Site Plan approval was also required because while the site was zoned B-1, it was adjacent to single family, and was designated in the Comprehensive Plan for residential uses. There are any number of business office or service uses which could be established on the site which would not invite or generally encourage 24-hour traffic and noise. 15. While the site's amenities as a focal point for traffic on N.E. 3rd/4th is what the applicant is attempting to exploit by placing a convenience store in this location, sensitivity to surrounding uses would appear to militate against such an operation in this location. 16. As stated before, this office is tempted to conclude that the proximity of the subsidized housing encourages the applicant or property ownership to apply for a series of 24-hour a day operations which could at best be described as marginally compatible with the surrounding residential uses. The City has been placed in the position of having to deny a series of requests which appear unjustified. There must be other uses for the site which do not operate during • THE ATLANTIC RICHFIELD COMPANY (ARCO) CU-116-86 April 14, 1987 Page 7 the evening hours, and certainly there must be reasonable uses which do not require 24-hour a day, 7-day a week operation. While the proposed buffers, as indicated above, appear substantial, buffering alone. may not be enough. Certain other retail uses or office uses which would not encourage substantial evening hour patronage could also be established. 17. The applicant has further indicated that additional uses might be proposed for portions of the site which would thereby eliminate some of the landscaped areas and the baffled/curving driveway thereby opening up more of the site to late hour visitation. The applicant would not agree to refrain from this potential additional development. Since both the lot to the north and the lot to the east are legally separate lots, they could be sold off and landscaping eliminated to permit development. The curving driveway and landscaping could easily lose out in such a scenario. 18. In conclusion, when the proposed hours of operation are coupled with the proposed use, a gasoline service station, a use particularly singled out as incompatible with the City's objective of protecting and preserving the well field, it is apparent that the request should be denied. 19. The final conditions the applicant proposed still do not provide sufficient assurance, nor 'do they mitigate the potential impacts of establishing a twenty-four (24) hour gasoline station and mini- mart on the subject site. It is the impact of the entire proposal and each of its component impacts which weigh against it. The whole is greater than each attempt to mitigate the proposal. 20. The request is not inappropriate just because the site is in the Well Field Protection Area or on the fringe of that area. It is not inappropriate just because there are single family homes north of the site. It is also not inappropriate just because it is located immediately adjacent to'a low income apartment complex. Nor is it inappropriate just because there are 6 other gasoline service stations within approximately 1 to 1-1/2 miles of the subject site. And finally, it is not inappropriate because the use is proposed to be open 24 hours each day. It is inappropriate because all of these problems together simply make the use inappropriate for the proposal location - it is in sum not a location appropriate for a gasoline service station and mini-mart. DECISION The Conditional Use Permit and proposed Site Plan are not approved. The requests are denied. ORDERED THIS 14th day of April, 1987. Vak,t-Fob.. FRED J. KAUFMAN HEARING EXAMINER TRANSMITTED THIS 14th day of April, 1987 to the parties of record: Ron Olson Utility Engineer City of Renton Larry Smith Attorney At Law 1301 Fifth Avenue, Suite 3400 Seattle, Washington 98101 Tom Barghausen Consulting Engineer 6625 South 190th #102 Kent, Washington 98032 Roger Blaylock Blaylock and Associates 10717 SE Fourth, Suite #9 Bellevue, Washington 98004 TRANSMITTED THIS 14th day of April, 1987 to the following: Mayor Barbara Y. Shinpoch Councilman Richard M. Stredicke Richard Houghton, Public Works Director Larry M. Springer, Policy Development Director • THE ATLANTIC RICHFIELD COMPANY (ARCO) CU-116-86 April 14, 1987 Page 8 Members, Renton Planning Commission Ronald Nelson, Building & Zoning Director Don Erickson, Zoning Administrator Glen Gordon, Fire Marshal Lawrence J. Warren, City Attorney Renton Record-Chronicle Pursuant to Title IV, Section 3015 of the City's Code, request for reconsideration must be filed in writing on or before 5:00 P.M. April 28, 1987. Any aggrieved person feeling that the decision of the Examiner is based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth the specific errors relied upon by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title IV, Section 3016, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of $75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers.in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. II RECOMMENDED CONDITIONS FOR APPROVAL OF THE ATLANTIC RICHFIELD COMPANY (ARCO) FILE NO. CU-116-86 1. The installation of state-of-the-art double wall gasoline storage tanks and sub- systems which shall include monitors between the tank walls. 2. The installation impermeable barriers between the tanks, pumps and pipes, and the underlying and surrounding soils; and the installation of monitors between the gasoline system and the barrier. 3. For purposes of this decision "state-of-the-art equipment" shall mean and be defined as: the most modern and technologically advanced system known for gasoline containment purposes, and shall be of the type of equipment which is installed where the strictest of leak detection and prevention is required. 4. The execution of Restrictive Covenants assuring the removal of the entire under- ground system if the operation should cease or be discontinued for more that 12 consecutive months. The covenants shall require that the then property owner has the legal and economic responsibility for removing the system, but failure to do so shall entitle the City to accomplish that purpose by entering onto the property and removing such equipment in any reasonable manner necessary. 5. The Covenants shall grant the City all costs associated with removal including interest, if applicable, as well as any subsidiary or indirect costs, and shall operate as a lien against the property, and the City shall be held harmless. In addition, other consequences or costs of removal including any adverse by reasonably anticipated costs such as closure of, or interference with current on-site enter- prises, shall be solely the responsibility of the property owner. 6. Prior to the issuance of building permits, the applicant shall have submitted and obtained approval on a channelization and street improvement plan for improvements to Third Avenue South to the satisfaction of the City traffic engineer. As a condition of occupancy, the improvements shall be installed and/or bonded to insure completion. 7. Prior to the issuance of building permits, the applicant shall have submitted to the City Public Works Department, a complete set of improvement plans for the installation of the underground fuel storage and delivery system, utilizing double containment facilities with monitoring equipment and other improvements as summarized in Condition Nos. 1 through 3 above. Said plans shall be reviewed by the Public Works Department of the City of Renton, as well as the consultant for the City, retained to provide the well field protection study, dated August, 1984. The plans shall be reviewed to provide reasonable assurance that the construction methods proposed will offer adequate protection of the well field recharge area. 8. 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L:'t� •Y•_'.,1. ,?••-•j.•„�?� ' s.1 , uawr.tal Parr m SPf t•NL.. :\ B... r�: ® •','4Lt(r`,•i. ::i'• ,J.Sii ',L•'r ;,. ,�, tad. •1�?,'•,: ':�: • ...� .� - . •. •. ;.ti:•;,,•.vw;- �•":: • __ ':li a fir ' ,''t�• ,i. , ;ia.:..i•t;,Fr , OF R4,4, ID ° BUILDING & ZONING DEPARTMENT t$ ® z Z RONALD G. NELSON - DIRECTOR c o soil p.) MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON,WASH.98055 • 235-2540 TiV BARBARA Y. SHINPOCH � . MAYOR R 3 0 A90 MEMORANDUM M� RENTON losposNIG DATE: March 30, 1987 TO: Fred Kaufman, Hearing Examiner FROM: Don Erickson, Zoning Administrate SUBJECT: Atlantic Richfield Company Conditonal Use Permit Appeal File No. CU-116-86 This is to inform you that this office's initial recommendations for this project still apply. We have reviewed the proposed smaller free-standing sign and find it to be more appropriate than the previous larger sign that had been proposed by the applicants. We also find that the revised driveway layout to N.E. 4th Street (Exhibit 1 (a), dated 02-05-87) and landscaping to be an improvement in that it will help create a better visual landscape baffle between the brightly lit convenience market and gas pump canopy. Since the earlier hearing, I have had the opportunity to view one of these ARCO mini-mart facilities in my own neighborhood and have greater concerns about the overall illumination levels of the building and gas pump canopy than of the sign itself. The new ARCO Mini-Mart at Drefuss (Barrett?) and about 21st on the northeast side of Magnolia is very intensely illuminated at night and becomes almost a backlit sign in its own right. Thus, any visual screening such as that shown in the revised landscape plan is an improvement which we would support. Likewise the new six (6') foot chain-link fence with cedar slats and five foot high hedge are supported for the same reason. These improvements appear consistent with the mitigation measures imposed by the Environmental Review Committee when they issued their determination of non-significance for this project on January 3, 1987. We will of course confirm that all mitigation measures have been met before issuing the building permit approved for this project. If you have any questions before tomorrows hearing please let us know. DKE:3618Z 4 March 9. 1987 Renton City Council Minutes - - Pane 87 CORRESPONDENCE Letter from Finance Director Dan Clements requested approval of contract Finance: GEO Coding with Aquilla Systems, et al. for GEO Coding information system, approved in Contract 1986 Budget. MOVED BY KEOLKER, SECONDED BY HUGHES, COUNCIL REFER THIS MATTER TO WAYS AND MEANS COMMITTEE. Council requested copies of the bid tabulation sheet. MOTION CARRIED. Public Safety Facilities Letter fiom Jim Shepherd, Parks and Recreation Department, requested Expansion Master Plan authorization to begin negotiations with Wendell Mounce, AIA, Glendale, California, to allow the Public Safety Facilities Expansion Master Plan to proceed. Mr. Mounce was one of three finalists from a total of ten reviewed by the consultant selection committee, and the Master Plan will provide for development of a new public safety building and adjacent structures and property. MOVED BY KEOLKER, SECONDED BY STREDICKE, COUNCIL REFER THIS MATTER TO WAYS AND MEANS COMMITTEE. CARRIED. OLD BUSINESS Upon Council inquiry, Mayor Shinpoch advised that the opening date for the CAG: 041-86, Library Library, which has been closed for remodeling, has been postponed from Renovation March 9th to the 16th due to construction delays. Streets: Lake Washington Transportation Committee Vice-Chairman Keolker announced that the matter Boulevard Traffic of Lake Washington Boulevard traffic will not be considered at the Council meeting of March 16th as previously announced, but will be held until March 23rd to allow Chairman Reed the oppportunity to hold a Committee meeting prior to that date. Planning and Planning and Development Committee Chairman Stredicke presented a report Development Committee recommending that the ARCO Conditional Use Permit Appeal, CU-116-86, Appeal: ARCO be remanded to the Hearing Examiner as new information has been received. Conditional Use Permit, , MOVED BY STREDICKE, SECONDED BY KEOLKER, COUNCIL CU-116-86 CONCUR IN THE COMMITTEE REPORT. CARRIED. Plat: Final, Glacier Park Planning and Development Committee Chairman Stredicke presented a report Co., Orillia Industrial recommending concurrence in the recommendation of the Administration to Park, FP-176-78, FP- approve the Glacier Park (Orillia Industrial Park) request for an additional 278-79 deferral of improvement requirements to January 1, 1988. MOVED BY STREDICKE, SECONDED BY KEOLKER, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. ORDINANCES AND RESOLUTIONS Ways and Means Ways and Means Committee Chairman Keolker presented a report Committee recommending the following ordinances for second and final reading: Ordinance #4050 An ordinance was read amending a portion of Chapter 12 of Title IX (Public Streets: Excess Right-of- Ways and Property) of City Code relating to excess right-of-way use. Way Use Policy MOVED BY KEOLKER, SECONDED BY HUGHES, COUNCIL ADOPT THE ORDINANCE AS READ. Councilman Stredicke felt that a public hearing should have been held to apprise people currently using public right- of-way of the City's policy change. It was explained that the City is complying with State law by revising existing policy to require either vacation or payment of a fee for use of City-owned property; and notification to right-of-way users will be phased so that the City is not inundated by complaints. ROLL CALL: 4 AYES: TRIMM, CLYMER, HUGHES, KEOLKER. 1 NAY: STREDICKE. CARRIED. Ways and Means Committee Chairman Keolker presented a report recommending the following ordinance for first reading: LID: 313, Talbot Road An ordinance was read relating to Local Improvement District No. 313; fixing South the amount, form, date, interest rates, maturity and denominations of the Local Improvement District No. 313 bonds; providing for the sale and delivery thereof to Seattle-Northwest Securities Corporation in Seattle, Washington; and fixing the interest rate on Local Improvement District No. 313 assessment installments; total amount of the assessment roll of $14,085.44 has been reduced by payments of $1,846.13, leaving a balance of assessments unpaid in the sum of $12,239.31. MOVED BY KEOLKER, SECONDED BY HUGHES, COUNCIL REFER THIS ORDINANCE BACK TO COMMITTEE FOR ONE WEEK. CARRIED. • PLANNING AND DEVELOPMENT COMMITTEE COMMITTEE REPORT MARCH 9, 1987 ARCO CONDITIONAL USE PERMIT APPEAL (CU-116-86) (Referred 2/17/87) The Planning and Development Committee recommends that this matter be remanded to the Hearing Examiner as new information has been received. GLACIER PARK (ORILLIA INDUSTRIAL PARK) - REQUEST FOR EXTENSION OF DEFERRAL The Planning and Development Committee recommends concurrence in the recommendation of the Administration to grant an additional deferral to January 1 , 1988. Richard Stredicke, Chairman John Reed Kathy Keol r I ' CITY OF RENTON %/..,1 Lawrence J. Warren, City Attorney Daniel Kellogg - David M. Dean-Mark E. Barber -Zanetta L. Fontes -Theodore R. Parry Assistant City Attorneys February 26, 1987 TO: Billie, Council Secretary FROM: Lawrence J. Warren, City Attorney RE: ARCO Appeal Dear Billie: By Memo dated February 24, 1987, you inquired as to whether the letter from Barghausen Consulting Engineers, Inc. dated February 13, 1987 should be given to the Planning and Development Committee. This is new information. Technically they need to ask the Council for leave to introduce new information. The letter should not be given , • to the Committee. Lawrence .Warren • LJW:nd • Post Office Box 626 - 100 S 2nd Street - Renton, Washington 98057 - (206) 255-8678 II ij jj I.i II Ij Ij Ij II jl jl it it II 11 11 ij II II ij ,;1/fre4f / • li II Ij ii II . j L OF R4,� k . : %� THE CITY OF RENTON ..• ,ry MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON,WASH.98055 o mop I "_t; BARBARA Y. SHINPOCH, MAYOR • LAND USE HEARING EXAMINER 9'O FRED J. KAUFMAN. 235-2593 OR�TFD SErre14#P February 26, 1987 Members of the Renton City Council CITY OF RENTON 200 Mill Avenue South Renton, Washington 98055 Re: The Atlantic Richfield Company (ARCO) Appeal - CU-116-86 Dear Council Members: I have enclosed excerpts from the transcript of the Public Hearing regarding the above entitled matter to demonstrate certain inaccuracies in the applicant's appeal. As you will notice, the applicant did not agree to any liner installation on the site. The applicant more or less concluded that such containment is superfluous and unnecessarily costly when double tanks are utilized. As this office has now heard a number of similar requests just within the last 2 months, it has become apparent that such liners are not superfluous. They are, at present, state-of-the-art for containment. Again there is a double monitoring system - one between the walls of the tanks and one between the tanks and the liner. The liner is the barrier between the site and the environment. Similarly, the transcript shows that the site's location at the top of a winding, hilly road was a major component of the decision to install a larger sign. Another error, not reflected in the transcript, concerns misstatements regarding the approval of the downtown Texaco gas station. This office did not approve the installation of the gasoline storage tanks. For some reason the renovation of the tank system was accomplished prior to the Public Hearing on the new site plan. I believe that staff concluded that the use was a pre-existing non-conforming use, but, again, this office was not initially involved and did not approve the tank installation. CITY OF RENTON FEB 2 6 1987 11 .CITY CLERKS OFFICE. i On a separate but related matter, it has come to the attention of this office that new plans for both the sign and the storage ! tanks have been submitted for review, and that City Staff has been reviewing those plans. Somehow, I think that such actions undermine the entire public hearing review process. Either the plans submitted for public review are the proposed plans or they are not. If the process is to have any meaning and decisions 'any merit, then the plans which are presented for analysis should ' represent the applicant's proposal and not some shifting and vague proposal. While complete flexibility is a nice concept, if the plans are ever changing, no final decision on them is meaningful. The decision of this office was based upon plans submitted for the January 6, 1987 public hearing and for new discussions to be based upon any other plans is pointless. i The plans submitted for public review were not those now presented for Council consideration. As the Wolfert letter of February 13, 1987 makes clear, even "the containment plans submitted with the appeal are not the final design plans for the system, but instead detail the concepts of containment. " Really? What plans did this office review, and when do they propose submitting final plans which the City could review with a j critical eye. Even now their plans remain conceptual. Why the formality of a Public Hearing on the Conditional Use Permit where the plans should have been submitted? The decision of this office did not deal in concepts but the plan which was! presented. Something is obviously amiss. Finally, as the report makes obvious, the containment system should not alter the decision. This office does not think that just because a series of plans have been submitted and rejected, that the City is obligated to approve plans that do not reflect a reasonable juxtaposition of land uses. There are any number of uses which could be located on the site which would not generate twenty-four (24) hour per day traffic, noise, light, glare, odor, etc. I hope this information assists you in your deliberations. Sincerely, • FRED J. KAUFMAN HEARING EXAMINER FJK/dk cc: Mayor Barbara Y. Shinpoch City Attorney City Clerk Larry Springer, Director, Policy Development Department ' PORTION OF JOHN LACEY'S TESTIMONY Hearing 1-6-87 - CU-116-86- ARCO John Lacey: "Speaking to the tanks, this permeable layer you talked about - to go back quickly - we used to build steel tanks, they rotted away. We went to fiberglass tanks, they last just about forever, we did have other problems with them. We went to impermeable layer material back east and did a few of them out here in the west. What an permeable layer is - you dig a hole out, put the permeable dirt back in (pea stone) , you put the tank in. The problem with the permeable layer is you don't know when you have a leak until a person notices gasoline is missing. What we've done now is gone to double container tanks - there's a space of roughly 4 - 6 inches around the tank that holds the product and the other tank with a monitor device in between the two of them so if we take on water from the ground in we are aware of it and if we lose gasoline out we are aware of it. We are immediately aware of any leaks in the containment vessel at all, that's why we like it a heck of a lot better then the impermeable layer. Speaking to the sign - there is a billboard on the property now, we're gonna get rid of the billboard which is I don't know how many square feet but I would assume about 3-400 sq. ft. and put on our sign. We are aware of the homes on 4th Street and we took special care to make sure there is no sign on 4th Street even though your zoning code allows it. We moved our sign as far away as we could - as Will pointed out, the size of the sign seems large on the drawing, but gasoline nowadays is sold by price. We're finding out if we try to hide the price of gasoline smaller - people look for our price with respect to our gasoline - and we're not going to ask for too much larger with respect to other signs - but we do have to make our price prominent so people won't be as Will said coming over the hill and then try to look at the price and then cut across fast. It's a safety reason we do ask for it and also an advertising reason. I think the question you addressed before, the people coming across from 4th to 3rd - I remember that situation with the Car Wash. By the way, the car wash property and the previous deals which the owners (Cuguni) are here, they no longer have any connection with the property whatsoever. All their options are expired and everything else. Coming back to this problem with 4th and 3rd Street, the car wash system was going to be 2 driveways on 4th Street and they would have invited people to cut through it. As you can see now there is basically a thin narrow strip coming off 4th Street and we do not think it is going to invite people to cut across any more than they would cut across any other basically large parking lot. " • GRAHAM & DUNN ATTORNEYS AT LAW PLEASE REPLY TO SEATTLE OFFICE 34TH FLOOR TAGOMA OFFICE RAINIER HANK TOWER SUITE13001 TACOMA FINANCIAL CIAL 1301 FIFTH AVENUE CENTER 1145 BROADWAY PLAZA SEATTLE,WASHINGTON 98101-2 6 53 P.O.Box 1215 LARRY J. SMITH 200 624-8300 TACOMA,WASHINGTON 98401-1215 (206)572-9294 TACOMA DIRECT:272-6048 SEATTLE DIRECT:624-0289 TELECOPIER:(206)024-8701 A TELEX:15-2631 February 18, 1987 Maxine E. Motor City Clerk, City of Renton 200 Mill Avenue South Renton, Washington 98055 Re: Errata in Appeal Document, Appeal brought by Larry J. Smith on behalf of Atlantic Richfield Company. Dear Ms. Motor: 44 . It has been brought to my attention that I have . inadvertently erred in describing a portion of the containment 1� plans which are part of ARCO' s design for the site in question. Please note for the city council ' s information that the reference on page 2, five lines from the bottom of the page, to lining "the • entire site with an impermeable material" is slightly inaccurate. ARCO proposes to line the entire area where underground storage tanks are buried. Obviously, there is no value to lining portions of the site quite distant from the tanks where no petroleum products will be used or stored. Similarly, line 3 on page 6 references a "site-wide seal''. Once again, ARCO' s intention is to seal the entire tank storage area, but not the whole site itself. I hope that these corrections are useful to the city council in its consideration of our request. Thank you for your assistance. Sincerely, GRAHAM & DUNN Ora:J( 67-11,/-cziWr Larry J. S ' th LJS/sc cc: Walter Tubandt7111170FFICE e `�,/f} ,Q' F ; . : ;. ST fr^' 4 I I JJU O GRAHAM & DUNN •�t_ 34TH FLOOR f d'ti c);.1 RAINIER BANK TOWER _ . FEB - -=`�-.i<X ,•_ 14. •� - 1301 FIFTH AVENUE IS F E ` s==r= '� �� SEATTLE,WASHINGTON 98101-2653 ,���� A � f �,� �� YI_w Maxine E. Motor City Clerk, City of Renton 200 Mill Avenue South Renton, Washington 98055 A v 9 CITY OF RENTON FINANCE DEPARTMENT Barbara Y. Shinpoch, Mayor Maxine E. Motor, City Clerk February 24, 1987 TO PARTIES OF RECORD: Subject: Appeal of Hearing Examiner's Decision of January 22, 1987, by the Atlantic Richfield Company (ARCO) Request for Conditional Use Permit, File No. CU 116-86 The attached letter has been submitted regarding the above-captioned appeal. Yours truly, CITY OF RENTON Maxine E. Motor, CMC City Clerk 200 Mill Avenue South - Renton, Washington 98055 - (206) 235-2501 February 16, 1987 Renton City Council Minutes• Page 60 recently adopted Site Plan Ordinance in providing an interface between commercial/industrial and residential areas. He commended the Police Department, Public Works Department and Public Safety Committee for an excellent job in drafting the ordinance. Norm Peterson, 3402 Park Avenue N., Renton, supported the ordinance and suggested that the trucking industry purchase property for use as a loading dock in the industrial area of the City. Versie Vaupel, P.O. Box 755, 1402 N. 2nd Street, Renton, thanked Administrative Assistant Michael Parness and Council for progress in developing the ordinance, which she felt would help reduce noise and promote safety in neighborhoods. She cited other areas of the City- Kennydale, Highlands, and Talbot Hill--in which truck parking problems have been experienced similar to those reported in the downtown area; and she encouraged continuation of protective measures for residents. Correspondence in support of the ordinance was read from Larry A. Pursley, Assistant Vice President of Washington Trucking Association, P.O. Box 81086, Seattle; and Betty Herrigan, 1411 N. 2nd Street, Renton. Marjorie Richter, 300 Meadow Avenue N., Renton, presented a petition containing 50 signatures in support of the ordinance, and commended the Public Safety Committee for a job well done. Judy Petrushka, 1174 Shelton Avenue NE, Renton, supported the legislation which would mitigate noise problems in her neighborhood caused by overnight parking of trucks with running refrigeration units. Chairman Hughes referenced comments opposing the ordinance from Bill Bryant, owner of Bryant Motors, who could not be in attendance. Additional letter from George Post, 1122 S. 27th Place, Renton, urged adoption of the ordinance to protect residential areas from debris and damage caused by heavy trucks and tractors parking on sidewalks and streets. Letters were read' from Norman Peterson reiterating comments expressed above; David Biggar, P.O. Box 2242, 2525 Aberdeen Avenue, Renton, complaining of noise from large trucks and suggesting that these vehicles be prohibited from using residential streets; Patricia Lavery, 1100 North 38th Street, Renton, indicating that heavy duty trucks not supplying local businesses should not be allowed on residential streets since they impair safety of pedestrians, cyclists, etc, cause road deterioration, and impact the environment with fumes, noise and ground shaking. MOVED BY HUGHES, SECONDED BY REED, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Councilman Reed commended Administrative Assistant Parness for successful development of an ordinance which satisfies concerns of both the trucking industry and residents. AUDIENCE COMMENT John Hargrove, 105 Wells Avenue North, Renton, indicated that although he (continued) had originally opposed the Wells Avenue Bridge project, he commended the Citizen Comment: Council and design engineering firm for an aesthetically attractive bridge Hargrove - Wells Avenue design, particularly the white handrail and the curved bridge configuration Bridge which accommodates the park. He felt that speeders will be discouraged by the curve and the narrowing of the intersection of First Avenue North. However, he favored use of the bridge as a secondary roadway not used by heavy trucks. In response to an inquiry by Councilman Reed, Mayor Shinpoch indicated that she would investigate whether the City has a policy for posting streets for local access only or prohibiting trucks. Councilman Stredicke favored development of truck routes, particularly in view of increased use of City streets by trucks hauling garbage to Cedar Hills landfill in Maple Valley. ,, CONSENT AGENDA Items on the Consent Agenda are adopted by one motion which follows the listing. Auoeal: ARCO Appeal of Hearing Examiner's decision filed by Larry J. Smith, representing Conditional Use Permit, The Atlantic Richfield Company (ARCO), regarding request for Conditional CU-116-86 Use Permit, CU-116-86, to allow gasoline pumps in a B-I, Business, zone, and site plan review for a convenience store located west of the intersection of NE 3rd Street and Jefferson Avenue. Refer to Planning and Development Committee. For.Use`By City Clerk's Office Only • A. I . # .d,, AGENDA ITEM RENTON CITY COUNCIL MEETING == SUBMITTING Dept./Div./Bd./Comm. City Clerk For Agenda Of 2/16/87 (Meeting Date) Staff Contact Maxine E. Motor (Name) Agenda Status: SUBJECT: Appeal of Hearing Examiner's Consent XX Decision on The Atlantic Public Hearing Correspondence Richfield Company (ARCO) Ordinance/Resolution Conditional Use Permit, CU-116-86 Old Business Exhibits: (Legal Descr. , Maps, Etc.)Attach New Business Study Session A. City Clerk's Letter Other B• Letter of Appeal C. Hearing Examiner's Report, 1/22/87 Approval : Legal Dept. Yes_ No N/A COUNCIL ACTION RECOMMENDED: Refer to Finance Dept. Yes_ No. N/A_ Planning & Development Committee Other Clearance FISCAL IMPACT: Expenditure Required $ Amount $ Appropriation- • Budgeted Transfer Required SUMMARY (Background information, prior action and effect of implementation) (Attach additional pages if necessary.) Appeal filed by Larry J. Smith, representing ARCO, filed on 2/5/87 accompanied by $75.00 fee. ' Exhibits referenced in appeal letter are on file with the City. Clerk. PARTIES OF ,RECORD/INTERESTED CITIZENS TO BE CONTACTED: SUBMIT THIS COPY TO CITY CLERK BY NOON ON THURSDAY WITH DOCUMENTATION. OF R `�``I I � � 't ° BUILDING & ZONING DEPARTMENT , '' are "`tat', RONALD G. NELSON — DIRECTOR O O + ' MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 • 235-2540 04)4TeD SEP1°° BARBARA Y. SHINPOCH MAYOR February 10, 1987 Mr. Will Wolfert Director of Planning Services Barghhausen Consulting Engineers, Inc. 6625 South 190th, #102 Kent, Washington 98032 RE: DNS - Mitigation Measures for ARCO Mini-Mart at N.E. Third Street and Jefferson N.E. , CU-116-86 Dear Will: Thank you for your letter of February 3, 1987, with the attached drawings of a smaller free-standing sign. I believe the scale and size of this sign is much closer to what the Environmental Review Committee had in mind when it requested signage more in scale with the surrounding residential area. I will run this by the Committee at their next meeting on February 18, 1987. Any new information you may have on systems that provide extra containment features would be appreciated as this topic is of general interest to members of the Environmental Review Committee and senior staff attending these meetings. I have not seen your appeal yet but will check with staff to see if it has been set for hearing. Sincerely, Donald K. Erickson, AICP Zoning Administrator DE:3461Z cc: J. Samek-McKague 0 CITY OF RENTON !kW. FINANCE DEPARTMENT Barbara Y. Shinpoch, Mayor Maxine E. Motor, City Clerk February 9, 1987 CERTIFICATE OF MAILING STATE OF WASHINGTON) ss COUNTY OF KING ) MARILYN J. PETERSEN, Deputy City Clerk for the City of Renton, being first duly sworn on _ oath, deposes and says that she is a citizen of the United States and a resident of the State of Washington, over the age of 21 and not a party to nor interested in this matter. That on the 9th dayof February, 1987, at the hour of 5:00 Y� p.m., your affiant duly mailed and placed in the united States Post Office at Renton, King County, Washington, by first class mail to all parties of record, a true and correct NOTICE OF APPEAL OF THE HEARING EXAMINER'S DECISION FOR THE ATLANTIC RICHFIELD COMPANY (ARCO), File No. CU-116-86. (;7A \ 1 ezeis„. Marilyn J tee' , Deputy City Clerk SUBSCRIBED AND SWORN TO BEFORE me this 9th day of February, 1987. I!_'., / / • L I i Notary ' blic in and fo the St to of Washi , residing in i h ( r u 200 Mill Avenue South - Renton, Washington 98055 - (206) 235-2501 0 CITY OF RENTON FINANCE DEPARTMENT Barbara Y. Shinpoch, Mayor Maxine E. Motor, City Clerk February 9, 1987 APPEAL FILED BY LARRY J. SMITH FOR ATLANTIC RICHFIELD COMPANY (ARCO) RE: Appeal of Hearing Examiner's Decision, dated January 22, 1987, The Atlantic Richfield Company (ARCO) Request for Conditional Use Permit, File No. CU-116-86. To Parties of Record: Pursuant to Title IV, Chapter 30, City Code, written appeal of Hearing Examiner's decision has been filed with the City Clerk, along with the proper fee of $75.00. NOTICE IS HEREBY GIVEN that the written appeal and other pertinent documents will be reviewed by the Council's Planning and Development Committee and will be considered by the City Council when the matter is reported out of Committee. The Council Secretary will notify all parties of record of the date and time of the Planning and Development Committee meeting. If you are not listed in local telephone directories and wish to attend the meeting, please call the Council Secretary at 235-2586 any weekday after 1:00 p.m. for information. Sincerely, CITY OF RENTON Maxine E. Motor, CMC City Clerk 200 Mill Avenue South - Renton, Washington 98055 - (206) 235-2501 February 6., 1987 • To: Files From: Maxine Motor Subject: Appeal by ARCO on CU • The Barghousen Engineer and Attorney filing Appeal re ARCO Conditional Use Permit were both advised no new or additional evidence shall be submitted to -the City Council. They both advised this is not new evidence, but clarification. " ARCO Rep Attorney Larry Smith, 624-8300 advises the exhibits are submitted to more fully illustrate points, not as new or additional information. Mr. Smith asks that Council make their own determination if these exhibits are helpful or if in violation to their policy. CITY OF RENTO NT 19807 FINANCE DEPARTMENT RENTON., WASHINGTON 9 8 0 5 5 19 2Z_ RECEIVED OF 6a)//l/1121e 7/2/0;//1.. *va/p/ Aie/z7 14.. €41.5- (458151/12,1 Received by • TOTAL7,5 : . __..._. . • .• • • / _. BARGHAUSEN CONSULTNG ENGINEERS, INC. "Land Planning, Survey, and Design Specialists" February 3, 1987 err' ref „F N;pN M [til [Pi 1_"' ill W D FEB 4 Ig87 Mr. Don Erickson Zoning Administrator BUILDING/ZONING DEPT. City of Renton Building and Zoning Department Renton City Hall 200 Mill Avenue South Renton, WA 98055 Re: Proposed Free-Standing Pole Sign to be Located at the Proposed ARCO AM/PM Mini-Market Site Between N.E. Third Street and N.E. Fourth Street at Jefferson N.E. ARCO FAC No. 5362/Our Job No. 1964 Dear Don: In response to our brief conversation regarding the sign on this site, I have recontacted ARCO representatives and discussed with them your preference of a double- pole sign versus a single-pole type as I had originally recommended as an option. Enclosed for your review and comment, are four (4) copies of the standard ARCO AM/PM Mini-Market sign which best meets the recommendations which you had put forth. As you will note upon comparison with the previous sign submitted with our Conditional Use Permit, the new proposed sign is 46 square feet smaller per face. You will also note that the ARCO logo and the AM/PM logo have been cdmbined on'a single face instead of two separate faces as had previously been submitted for your approval. The previously submitted 150-square-foot-per-face sign was to be placed at a height of 28 to 30 feet. The new proposal would reduce the sign height to approximately 23 feet 9 inches. Please review the enclosed drawing and advise me as to the acceptability of this sign design and size to meet the staff's concerns and conditions as outlined in the previously prepared staff report for this project. 6625 South 190th, #102 o Kent, Washington 98032 • (206) 872-5522 Mr. Don Erickson Zoning Administrator City of Renton Building and Zoning Department -2- February 3, 1987 I would like you to thank you for taking time out of your very busy schedule to meet with me last week to discuss the conclusions of the hearing examiner and his subsequent denial of the Conditional Use Permit for the above-referenced project. I found your thoughts and comments very enlightening, and I very much appreciate your candidness and support of our application. At this time, we are in the process of preparing an appeal of the hearing examiner's decision, and will submit the necessary documentation to the city clerk prior to the Thursday, February 5 deadline. A Preliminary Grading Plan is now being prepared for this project for your review, a well as that of other responsible Renton officials. My discussion with Mr. Ron Olson of your Public Works Department also was very enlightening as to the city's position on protection of the aquifer, as well as the design elements of the future underground tanks which will be appropriate for this site. I have been recently advised by representatives of the ARCO Petroleum Products Company that additional containment systems beyond that of the double-wall constructed tanks are available, and that these plans can be made available to you and Mr. Olson in the very near future. Again, thank 'you for your time last week, and I look forward to working with you further on this project, as well as other projects which our firm may present to the City of Renton. Respectfully, ,///‘ __ Will Wolfert Director of Planning Services WW/sm C223.01 enc: (4) ARCO Standard Sign Drawing No. 394 cc: Mr. Walter Tubandt, ARCO (w/enc.) Mr. John F. Lacey, Jr., ARCO (w/enc.) WRITTEN;APPEAL OF HEARING EXAMINER'S DECISION/RECOMMENDATION TO RENTON CITY COUNCIL. APPLICATION NAME: FILE NO. CU-116-86 The ATLANTIC RICHFIELD COMPANY (ARCO) The undersigned interested partyherebyfiles its Notice of Appeal from the Decision 9 PP or Recommendation of the Land Use Hearing Examiner, dated January 22 19 87. 1 . IDENTIFICATION OF PARTY APPELLANT: REPRESENTATIVE (IF ANY) : Name: ATLANTIC RICHFIELD COMPANY Name: Larry J. Smith Address:Suite 107. 7901 168th Ave. N.E. Address: 130,1 5th Avenue, Suite 3400 Redmond, Washington 98052 Seattle, Washington 98101 Telephone No. (206 ) 881 -21 1 3 Telephone No. (206) 624-8300 2. SPECIFICATION OF ERRORS (Attach additional sheets if necessary) Set forth below are the specific errors or law or fact upon which this appeal is based: See attached additional sheets. FINDINGS OF FACT: (Please designate number as denoted in the Examiner's Report) - No. Error: Correction: CONCLUSIONS: No. Error: • CYo'.R 4fE8 S 1987 avaarsomet Correction: 11.V ' ILLUI E0 OTHER: No. • Error: Correction: 3. SUMMARY OF ACTION REQUESTED: The City Council is requested to grant the following relief: (Attach explanation, if desired) X Reverse the Decision or Recommendation and grant the following relief: See attached additional sheets. Modify the Decision or Recommendation as follows: Remand to the Examiner for further consideration as follows: Other: February 5, 1987 ppel ant Repr sen tive Signature Date NOTE: Please r er to Title IV, Chapter 30 of the Renton Municipal Code, and Sections 4-3016 and 4-3047, specifically (see reverse side of page) for specific appeal procedures. 4-3016: APPEAL: Unless an ordinance providing for review of decision of the ' • ' , Examiner requires review thereof by the Superior Court, any interested ' party aggrieved I ie Examiner's written decision or recorr idation may submit a . notice of appeal the City Clerk upon a form furnished L, .he City Clerk, within fourteen (14) calendar days from the date of the Examiner's written report. The notice of appeal shall be accompanied by a fee in accordance with the Fee Schedule of the City. (A) The written notice of appeal shall fully, clearly and thoroughly specify the substantial error(s) in fact or law which exist in the record of the proceedings from which the appellant seeks relief. (B) Within five(5)days of receipt of the notice of appeal, the City Clerk shall notify all parties of record of the receipt of the appeal. Other parties of record may submit letters in support of their positions within ten (10) days of the dates of mailing of the notification of the filing of the notice of appeal. . (C) Thereupon the Clerk shall forward to the members of the City Council all of the pertinent documents, including the written decision or recommendation, findings and conclusions contained in the Examiner's report, the notice of appeal, and additional letters submitted by the parties. • .- (Col No public hearing shall be held by the City Council. No new or additional evidence or testimony shall be accepted by the City Council unless a showing is made by the party offering the evidence that the evidence could not reasonably have been available at the time of the hearing before the Examiner. If the Council determines that additional evidence is required, the Council may remand the matter to the Examiner for reconsideration. The cost of transcription of the hearing record shall be borne by the appellant. In the • absence of an entry upon the record of an order by the City Council authorizing new or additional evidence or testimony, it shall be presumed that no new or additional evidence or testimony has been accepted by the City Council, and that the record before the City Council is identical to the hearing record before the Hearing Examiner. IE) The consideration by the City Council shall be based solely upon the record, the Hearing Examiner's report, the notice of appeal and additional submissions by parties. (F) If, upon appeal of a decision of the Hearing Examiner on an application submitted pursuant to Section 4-3010(A) and after examination of the record, the Council determines that a substantial error in fact or law exists in the record, it may remand the proceeding to Examiner for reconsideration, or modify, or reverse the decision of the Examiner accordingly. �L ,^ ,,f:, 1�G),1 �vflf,'uupon appeal from a recommendation of the Hearing Examiner upon an app�iattion :tubmitted pursuant to Section 4-3010(B) or (C), and after TP,P-1: Z examination f the record, the Council determines that a substantial error in ---fe—creirl la vi► exists in the record, or that a recommendation of the Hearing ill lam. , Examirt,r�.s ould be disregarded or modified, the City Council may remand the i ;='- 1proA eedingl.toathe Examiner for reconsideration, or enter its own decision .,`� upon ' , .-9 the application pursuant to Section 4-3010(B) or (C). (H) In any event, the decision of the City Council shall be in writing and shall specify any modified or amended findings and conclusions other than those set forth in the report of the Hearing Examiner. Each material finding shall be supported by substantial evidence in the record. The burden of proof shall rest with the appellant. (Ord. 3658, 9-13-82) 4-3017: COUNCIL ACTION: Any application requiring action by the City Council shall be evidenced by minute entry unless otherwise required by law. When taking any such final action, the Council shall make and enter findings of fact from the record and conclusions therefrom which support its action. Unless otherwise specified, the City Council shall be presumed to have adopted the Examiner's findings and conclusions. (A) In the case of a change of the zone classification of property (rezone), the City Clerk shall place the ordinance on the Council's agenda for first reading. Final reading of the ordinance shall not occur until all conditions, restrictions or modifications which may have been required by the Council have been accomplished.or provisions for compliance made to the satisfaction of the Legal Department. (B) All other applications requiring Council action shall be placed on the Council's agenda for consideration. (Ord. 3454, 7-28.80) (C) The action of the Council approving, modifying-or rejecting a decision of the Examiner, shall be final and conclusive, unless within thirty (30) calendar days from the date of the action an aggrieved party or person obtains a writ of review from the Superior Court of Washington for King County, for purposes of review of the action taken. (Ord. 3725, 5-9-83) • • CITY OF REMrpN x�.•�r��; FEB 51987 SPECIFICATION OF ERRORS ][E ( CITY CLEWS OFFICE. ) ERRORS IN FACT WW1@ Findings of Fact #14 & #15 The Hearing Examiner was concerned that the limited traffic exiting the facility to the north onto Northeast 4th would present a disruption to a single family dwelling located across the street. Because of the substantial distance of the dwelling from the actual Mini-Market facility itself, and because of the complete buffering of the site provided by extensive landscaping, no such disruption can be expected. A portion of finding of fact #14 states, "the existing home is configured in such a manner (it is 60 feet wide) , that it appears unlikely that realignment of . the proposed drive could totally eliminate headlights from illuminating the home at night." This conclusion is erroneous and not based upon the evidence presented at the hearing. The narrative summary of the evidence presented indicates testimony by Mr. Will Wolfert to the effect that ". . .there should be no intrusion of headlights into the residence located at the end of the driveway." ARCO indicated that the northern driveway could be designed to exit the site at an angle, in conjunction with substantial vegetative buffering, such that impacts from headlights would be non-existent or at least very minimal. [See attachments 1,2, 3 & 4 to this application for appeal. Exhibit 1 is a diagram of the site showing a proposed layout of the northern driveway which provides an angled exit and landscaping which fully screens the facility parking lot from the dwellings north of 4th Avenue. Exhibit 2 shows a view looking north from the proposed facility parking lot, demonstrating that the single family dwellings to the north will not be visible. Exhibit 3 is a similar view looking from the dwellings themselves south to the facility, showing that the facility parking lot will be wholly screened from the dwelling. Exhibit 4 is a series of pictures showing the area in detail. ARCO notes that, although these four exhibits were not shown to the Hearing Examiner, they are offered here merely to illustrate testimony which was presented. Therefore, they do not constitute new evidence. ] Finding of fact #15 indicates that the landscaping is designed to screen out stray light from headlights "except when the driveways are in use." As the exhibits illustrate, the landscaping is designed to screen against light from the headlights even when cars are using the northern driveway. Obviously, cars using driveways south of the site and cars entering from the north will cause no impact whatsoever on surrounding residences. Finding of Fact #16 The Hearing Examiner correctly stated that ARCO had proposed a 28 to 32 foot tall sign along the main arterial of Northeast ' 3rd. Obviously, no signage would be placed where it might impact residential uses to the north of the property. The Hearing Examiner also correctly stated that the city planning staff recommended that the size of the sign be scaled back. The Hearing Examiner erred, however, in stating that ARCO indicated that a sign of that particular size was necessary. The sign that ARCO proposed was of a size that ARCO desired, but ARCO did not take the position that the size could not be altered. As a matter of fact, although ARCO has argued in favor of a sign of the size previously indicated, ARCO has always been willing to accept the planning department's ultimate conclusions with respect to the size of the sign. ARCO expects that Mr. Erickson of the planning department will confirm that fact. Findings of Fact #20 & #21 The Hearing Examiner states that the subject site is located "in the well field protection area in that portion of the area designated 'sensitive area' ." The Hearing Examiner based that factual finding upon a brochure prepared by the city excerpting certain information from the well field protection study itself. Careful examination of the maps on page 2-9 and particularly page 2-13 of the Well Field Study show that the subject area is just outside the Cedar River drainage area. [See Exhibit 5, a map of Cedar River drainage basin prepared directly from the Well Field Study. ] The brochure used by the Hearing Examiner does not necessarily correlate to the Well Field Study maps. Although, still within the basin itself, the site is in the third and least sensitive tier of the Well Field area. The Well Field Study recommends that the city monitor land uses within the entire basin, but it is only in the area above the acquifer, itself that the study recommends no additional gasoline sales outlets. [See page xii of Study. ] In the recharge area more than one half mile from the acquifer, the appropriate action is to require that storage tanks and site plans reflect new technological advances which insure that petroleum products will not escape the site. The mitigation measures proposed by ARCO are so extensive and complete that the potential for leakage of petroleum products beyond the confines of the site itself is remote, such that the Hearing Examiner's concern is wholly unjustified and without any support in the evidence presented. ARCO proposes to install double wall tanks made of corrosion resistant materials with electronic monitoring equipment located between the tank walls. In the unlikely event of a leak, the monitoring equipment could detect it immediately. Furthermore, ARCO has proposed to line the entire site with an impermeable material so that no petroleum products could escape the site. [See Exhibit 6 - a drawing illustrating the proposed design. Although this particular drawing was not presented to the Hearing Examiner, it is illustrative of evidence which was presented. ] The state of the - 2 - • art protection and containment devices proposed by ARCO are precisely the technologies which the Well Field Study suggests for storage of petroleum products at existing sites within the acquifer area itself - the most sensitive protected area. Clearly, such protective and containment technologies should be adequate for storage of petroleum products at a new. facility on the fringes of the least protected area. It should be remembered that the original requirement that facilities selling gasoline be reviewed as a conditional use stemmed from the city's concern that traffic and access issues be adequately studied and mitigated rather than from a concern about the protection of the Cedar River Basin. Although concerns about the acquifer are certainly justified, the use proposed here is well outside the acquifer area and has adequately addressed the concern for the recharge areas. Therefore, the project should not be denied approval on the basis of the Well Field Study. After all, the concept of a conditional use is that certain uses exist which are acceptable within particular zones so long as the potential adverse effects from those uses are studied and mitigated. ARCO calls the council's attention to the fact that the City's Environmental Review Committee, with the support of the Building/Planning Department, examined the plans for ARCO's proposed Mini-Market and found no significant environmental impacts. ARCO further notes that the Hearing Examiner recently granted a conditional use permit for the expansion of a Texaco gas station whose storage tanks are within the acquifer area and only 90 feet from one of Renton's wells. In the hearing on Texaco's conditional use application, the Hearing Examiner concluded that the modern technology proposed ". .guards against any hidden leaks and contains even small spills." ARCO proposes the same or better technology more than one half mile away from the nearest well. Finding of Fact #21 [sic-#23] The Hearing Examiner incorrectly indicated that the building division opposes a twenty four hour operation and incorrectly indicated that the building division found that such an operation would have an adverse effect on the single family homes north of the site. See discussion above regarding vegetative buffering. The Building/Planning Department shares ARCO's opinion that this project will be an asset to the surrounding neighborhood and that any potential adverse impacts will be sufficiently mitigated that their effect will be minimal. ERROR OF LAW Conclusion #2 The code of the City of Renton requires that an applicant for a conditional use permit demonstrate, among other things, that "there is a general community need for the proposed use at - 3 - • the proposed location." See section 4-748 (C) (b) . The only testimony before the Hearing Examiner was that such a need did exist. The city's building department stated as follows: "Although inconsistent with the comprehensive plan designation for this area, the proposed use does appear to make sense at this location since there currently are no neighborhood convenience stores in the immediate area. The proposed location, although not at the intersection of two arterials, is located at the elbow of a major traffic arterial, Northeast 4th Street. It is also within easy walking distance of the abutting medium density multi-family area." Similarly, ARCO presented testimony to the Hearing Examiner that no other convenience store was located within the normal radius of service for such stores. [See Exhibit #7, also an illustration of testimony which was presented to the Hearing Examiner] . The Hearing Examiner made no finding of fact which contradicts or even conflicts with the testimony presented regarding need. His comment in conclusion of law #2 that, by definition, a "convenience" store can never be "needed" is not an appropriate judgment for a hearing examiner to make under the guise of evaluating need and is therefore an arbitrary abuse of discretion and contrary to law. Conclusion of Law #3 The Hearing Examiner stated that "access is not great." Such a conclusion not only conflicts with findings of fact #11, 13 & 18, but is not an explicit conclusion upon which denial of the conditional use nor the site plan approval can be based. Access is not required, of course, to be "great. " Instead, access must be acceptable within the guidelines created by the traffic engineers and City Building/Planning Department. The planning department recommended certain mitigating conditions, such as the left turn lane and the pedestrian access, which unquestionably make access to this site acceptable. Finally, the remainder of conclusion of law #3 is not a conclusion of law at all. Instead, the Hearing Examiner recites the mitigations made to make traffic and access acceptable. The Hearing Examiner's comment that one driveway is "uncomfortably close", to the signal controlled intersection is not a proper conclusion of law. The traffic engineers and City Building/Planning Department have adequately considered the effect of the various driveways on traffic and access and have concluded that, with the desired mitigations, such access and traffic impacts are acceptable. - 4 - Conclusion of Law #4 The Hearing Examiner found that ARCO's request for a large sign demonstrated that the site would not otherwise be visible to patrons. That conclusion is wholly divergent from the evidence presented to the Hearing Examiner. [See Error of Fact #16] Furthermore, the Hearing Examiner concluded that the single family homes to the north of the site ". . .can not be protected from headlight glare as cars exit the site." That conclusion is not based upon the facts presented at the hearing. [See Errors in Findings of Fact #'s 14 & 15. ] Finally, the Hearing Examiner states that a "highly visible" twenty-four a day operation does not appear to be an acceptable neighbor for residential uses. That conclusion, which characterizes the proposed use as "highly visible" is directly in conflict with the evidence which was presented to the Hearing Examiner. The site itself is a very large piece of land which ARCO has indicated will contain extensive vegetative buffering. The city recommends a buffer of fifteen feet of heavily landscaped setback when a commercial use appears along a border of a residential zone. The buffer which ARCO has designed will be ten times the required amount. Once again, the Hearing Examiner's conclusion appears to be based upon his own preconceived idea of ARCO's proposal rather than upon the evidence presented. Conclusion #5 Conclusion #5 is based upon an error of fact and is therefore incorrect. The Hearing Examiner appears to imply that a 7-Eleven previously approved for this very site would not have been approved had the apartment complex to the west been in place. Moreover, the Hearing Examiner indicated that noise from the ARCO Mini-Market would impact the apartment complex. The Hearing Examiner failed to acknowledge, however, that the apartment complex was specifically designed, at the city's insistence, in such a fashion so as to provide its own buffer to expected commercial uses on the subject site. Accordingly, the complex is designed to open and face to the west away from the site. The only likely impact on the apartment complex is the provision of a small grocery and convenience store which could be accessed by the apartment dwellers without having to depend upon automobiles or public transportation. Because this complex has many low income subsidized tenants, access to such a facility is a great service. Similarly, any small impacts resulting from this project on the single family dwellings to the north are heavily outweighed by the convenience and advantages of such a store. Conclusion #7 A close examination of the maps contained in the well field study indicate that the site is at the Northern border of the sensitive area indicated by the Hearing Examiner and is not located above the acquifer. [See error in finding of fact #20 & - 5 - #21. ] Furthermore, the Hearing Examiner's reference to leaks at other locations are misleading. None of the sites mentioned used the double wall containment system with an impermeable site-wide seal such as those proposed by ARCO. This state of the art technology has come into being as a result of recent awareness of the potential impacts of petroleum which escapes offsite. The very leaks to which the Hearing Examiner refers have been, in part, the impetus to the development of a technology which does not "jeopardize" the city's acquifer. Conclusion #12 The Hearing Examiner has somehow concluded that the proximity of subsidized housing drives ARCO's request for a twenty-four hour operation. The evidence clearly indicated that all AM-PM Mini-Markets are twenty-four hour operations. The Hearing Examiner states in this and several conclusions of law that he would prefer a business office or a retail use other than a convenience store at the subject location. Such a conclusion is arbitrary and beyond the discretion of the Hearing Examiner. If the application for a conditional use is appropriately mitigated so as to be, on the whole, a positive addition to the neighborhood, such a use should be granted. It is not within the scope of the Hearing Examiner's duty to deny conditional use permits or reject thoroughly mitigated site plans which are wholly acceptable to the county building department on the grounds that the Hearing Examiner would like to see some other particular type of business or use located on the site. The question is not whether the proposed use would have the least possible impacts on the neighborhood, but rather whether the impacts that this proposal will have are minimized to the point that the benefit of the project outweighs any negative impacts. The evidence clearly demonstrates that such is the case with ARCO's proposal. ARCO notes, without assigning error, that conclusions #8, 9, 10, 11, 14 & 15 are also incorrect to the degree that they rely upon incorrect statements of fact as indicated in the preceding paragraphs. Conclusion #13 The Hearing Examiner has incorrectly stated as a conclusion of law testimony presented by ARCO's representatives. While it is true that ARCO opposes the imposition of some undefined covenant on the entire site, ARCO has no plans at this time to develop any areas on the site other than what is shown in the proposed plan. SUMMARY OF ACTION REQUESTED ARCO is of the opinion that the use which it proposed for the subject site is not only compatible with the surrounding neighborhoods, but will be a distinct service to those - 6 - neighborhoods as well as to individuals travelling through the area on Northeast 3rd Avenue. Furthermore, ARCO, with the support of the City's Building/Planning Department, is convinced that the site plan submitted has virtually eliminated any potential negative impacts of the operation of the Mini-Market. Accordingly, ARCO requests that the City Council reverse the decision of the Hearing Examiner, approve the conditional use permit and approve the site plan as proposed, with the only further condition being the resolution of the sign size and the northern driveway location to the satisfaction of the City Building/Planning Department. - 7 - VAA) 1" 41,11 ‘50 OF i 0.1 0 0 ,c EbsEP"-Is' City of Renton Land Use Hearing Examiner will hold a puetic HEAR1110 in CITY COUNCIL CHAMBERS , CITY HALL ON JANUARY 6, 1986 BEGINNING AT 9 :00 A.M.. __P.M. CONCERNING: ARCO APPLICATION FOR A CONDITIONAL USE PERMIT TO ALLOW THE CONSTRUCTION OF A GASOLINE SERVICE STATION WITH A ONE-STORY CONVENIENCE STORE BUILDING ON PROPERTY ZONED B-1, BUSINESS ZONE, FILE CU-116-86. GENERAL LOCATION AND/DR ADDRESS: NORTH OF N.E. 3RD ST, & SOUTH OF N.E. 4TH ST. & WEST OF JEFFERSON AVE. N.C. FOR FURTHER INFORMAT ON CALL THE CITY OF RENTON BUILDING& ZONtiN,G 'DEPARTMENT 235-2550 THIS NOTICE NOT TO OE REMOVED WITHOUTA gnars eltritampli E Vie 0910 It silo latt21, q-cl 1 n,d OF R4,4/ mo , BUILDING & ZONING DEPARTMENT RONALD G. NELSON - DIRECTOR 09 ® - �� MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 o 235-2540 0 94, SEP� .c, BARBARA Y. SHINPOCH MAYOR February 10, 1987 Mr. Will Wolfert Director of Planning Services Barghhausen Consulting Engineers, Inc. 6625 South 190th, #102 Kent, Washington 98032 RE: DNS - Mitigation Measures for ARCO Mini-Mart at N.E. Third Street and Jefferson N.E. , CU-116-86 Dear Will: Thank you for your letter of February 3, 1987, with the attached drawings of a smaller free-standing sign. I believe the scale and size of this sign is much closer to what the Environmental Review Committee had in mind when it requested signage more in scale with the surrounding residential area. I will run this by the Committee at their next meeting on February 18, 1987. Any new information you may have on systems that provide extra containment features would be appreciated as this topic is of general interest to members of the Environmental Review Committee and senior staff attending these meetings. I have not seen your appeal yet but will check with staff to see if it has been set for hearing. Sincerely, 1 ,/ I Ca' Donald K. Erickson, AICP Zoning Administrator DE:3461Z cc: J. Samek-McKague d • WRITTEN APPEAL OF HEARING EXAM R'S DECISION/RECOMMENDATION TO NTON CITY COUNCIL. APPLICATION NAME: FILE NO. CU-116-86 The ATLANTIC RICHFIELD COMPANY (ARCO) The undersigned interested party hereby files its Notice of Appeal from the Decision or Recommendation of the Land Use Hearing Examiner, dated January 22 19 87. 1 . IDENTIFICATION OF PARTY APPELLANT: REPRESENTATIVE (IF ANY) : Name: ATLANTIC RICHFIELD COMPANY, Name: Larry J. Smith Address:Suite 107. 7901 168th Ave, N.E. Address: 1301 5th Avenue, Suite 3400 Redmond, Washington 98052 Seattle, Washington 98101 Telephone No. (206) 881 -21 1 3 Telephone No. ( 206 ) 624-8300 2. SPECIFICATION OF ERRORS (Attach additional sheets if necessary) Set forth below are the specific errors or law or fact upon which this appeal is based: See attached additional sheets. FINDINGS OF FACT: (Please designate number as denoted in the Examiner's Report) - No. Error: Correction: CONCLUSIONS: No. Error: errif OF RE1rrold FE8 S 1987 Correction: I .avwJI,iQmclu 111 LIU raj, OTHER: No. • Error: Correction: 3. SUMMARY OF ACTION REQUESTED: The City Council is requested to grant the following relief: (Attach explanation, if desired) X Reverse the Decision or Recommendation and grant the following relief: See attached additional sheets. Modify the Decision or Recommendation as follows: Remand to the Examiner for further consideration as follows: Other: 42L 2 February 5, 1987 AppelFant Rep/ sen tive-Signature Date NOTE: Please refer to Title IV, Chapter 30 of the Renton Municipal Code, and Sections 4-3016 and 4-3017, specifically (see reverse side of page) for specific appeal procedures. CRY O F RENTON t' FEB 51987 SPECIFICATION OF ERRORS O,l CfiY CLERK'S OFFICE. l D ERRORS IN FACT LB E C WT Findings of Fact #14 & #15 g The Hearing Examiner was concerned that the limited traffic exiting the facility to the north onto Northeast 4th would present a disruption to a single family dwelling located across the street. Because of the substantial distance of the dwelling from the actual Mini-Market facility itself, and because of the complete buffering of the site provided by extensive landscaping, no such disruption can be expected. A portion of finding of fact #14 states, "the existing home is configured in such a manner (it is 60 feet wide) , that it appears unlikely that realignment of the proposed drive could totally eliminate headlights from illuminating the home at night." This conclusion is erroneous and not based upon the evidence presented at the hearing. The narrative summary of the evidence presented indicates testimony by Mr. Will Wolfert to the effect that ". . .there should be no intrusion of headlights into the residence located at the end of the driveway." ARCO indicated that the northern driveway could be designed to exit the site at an angle, in conjunction with substantial vegetative buffering, such that impacts from headlights would be non-existent or at least very minimal. [See attachments 1,2,3 & 4 to this application for appeal. Exhibit 1 is a diagram of the site showing a proposed layout of the northern driveway which provides an angled exit and landscaping which fully screens the facility parking lot from the dwellings north of 4th Avenue. Exhibit 2 shows a view looking north from the proposed facility parking lot, demonstrating that the single family dwellings to the north will not be visible. Exhibit 3 is a similar view looking from the dwellings themselves south to the facility, showing that the facility parking lot will be wholly screened from the dwelling. Exhibit 4 is a series of pictures showing the area in detail. ARCO notes that, although these four exhibits were not shown to the Hearing Examiner, they are offered here merely to illustrate testimony which was presented. Therefore, they do not constitute new evidence. ] Finding of fact #15 indicates that the landscaping is designed to screen out stray light from headlights "except when the driveways are in use." As the exhibits illustrate, the landscaping is designed to screen against light from the headlights even when cars are using the northern driveway. Obviously, cars using driveways south of the site and cars entering from the north will cause no impact whatsoever on surrounding residences. Finding of Fact #16 The Hearing Examiner correctly stated that ARCO had proposed a 28 to 32 foot tall sign along the main arterial of Northeast 3rd. Obviously, no signage would be placed where it might impact residential uses to the north of the property. The Hearing Examiner also correctly stated that the city planning staff recommended that the size of the sign be scaled back. The Hearing Examiner erred, however, in stating that ARCO indicated that a sign of that particular size was necessary. The sign that ARCO proposed was of a size that ARCO desired, but ARCO did not take the position that the size could not be altered. As a matter of fact, although ARCO has argued in favor of a sign of the size previously indicated, ARCO has always been willing to accept the planning department's ultimate conclusions with respect to the size of the sign. ARCO expects that Mr. Erickson of the planning department will confirm that fact. Findings of Fact #20 & #21 The Hearing Examiner states that the subject site is located "in the well field protection area in that portion of the area designated 'sensitive area' ." The Hearing Examiner based that factual finding upon a brochure prepared by the city excerpting certain information from the well field protection study itself. Careful examination of the maps on page 2-9 and particularly page 2-13 of the Well Field Study show that the subject area is just outside the Cedar River drainage area. [See Exhibit 5, a map of Cedar River drainage basin prepared directly from the Well Field Study. ] The brochure used by the Hearing Examiner does not necessarily correlate to the Well Field Study maps. Although, still within the basin itself, the site is in the third and least sensitive tier of the Well Field area. The Well Field Study recommends that the city monitor land uses within the entire basin, but it is only in the area above the acquifer, itself that the study recommends no additional gasoline sales outlets. [See - page xii of Study. ] In the recharge area more than one half mile from the acquifer, the appropriate action is to require that storage tanks and site plans reflect new technological advances which insure that petroleum products will not escape the site. The mitigation measures proposed by ARCO are so extensive and complete that the potential for leakage of petroleum products beyond the confines of the site itself is remote, such that the Hearing Examiner's concern is wholly unjustified and without any support in the evidence presented. ARCO proposes to install double wall tanks made of corrosion resistant materials with electronic monitoring equipment located between the tank walls. In the unlikely event of a leak, the monitoring equipment could detect it immediately. Furthermore, ARCO has proposed to line the entire site with an impermeable material so that no petroleum products could escape the site. [See Exhibit 6 - a drawing illustrating the proposed design. Although this particular drawing was not presented to the Hearing Examiner, it is illustrative of evidence which was presented. ] The state of the - 2 - l r• art protection and containment devices proposed by ARCO are precisely the technologies which the Well Field Study suggests for storage of petroleum products at existing sites within the acquifer area itself - the most sensitive protected area. Clearly, such protective and containment technologies should be adequate for storage of petroleum products at a new facility on the fringes of the least protected area. It should be remembered that the original requirement that facilities selling gasoline be reviewed as a conditional use stemmed from the city's concern that traffic and access issues be adequately studied and mitigated rather than from a concern about the protection of the Cedar River Basin. Although concerns about the acquifer are certainly justified, the use proposed here is well outside the acquifer area and has adequately addressed the concern for the recharge areas. Therefore, the project should not be denied approval on the basis of the Well Field Study. After all, the concept of a conditional use is that certain uses exist which are acceptable within particular zones so long as the potential adverse effects from those uses are studied and mitigated. ARCO calls the council's attention to the fact that the City's Environmental Review Committee, with the support of the Building/Planning Department, examined the plans for ARCO's proposed Mini-Market and found no significant environmental impacts. ARCO further notes that the Hearing Examiner recently granted a conditional use permit for the expansion of a Texaco gas station whose storage tanks are within the acquifer area and only 90 feet from one of Renton's wells. In the hearing on Texaco's conditional use application, the Hearing Examiner concluded that the modern technology proposed ". .guards against any hidden leaks and contains even small spills." ARCO proposes the same or better technology more than one half mile away from the nearest well. Finding of Fact #21 [sic-#23] The Hearing Examiner incorrectly indicated that the building division opposes a twenty four hour operation and incorrectly indicated that the building division found that such an operation would have an adverse effect on the single family homes north of the site. See discussion above regarding vegetative buffering. The Building/Planning Department shares ARCO's opinion that this project will be an asset to the surrounding neighborhood and that any potential adverse impacts will be sufficiently mitigated that their effect will be minimal. ERROR OF LAW Conclusion #2 The code of the City of Renton requires that an applicant for a conditional use permit demonstrate, among other things, that "there is a general community need for the proposed use at - 3 - the proposed location." See section 4-748 (C) (b) . The only testimony before the Hearing Examiner was that such a need did exist. The city's building department stated as follows: "Although inconsistent with the comprehensive plan designation for this area, the proposed use does appear to make sense at this location since there currently are no neighborhood convenience stores in the immediate area. The proposed location, although not at the intersection of two arterials, is located at the elbow of a major traffic arterial, Northeast 4th Street. It is also within easy walking distance of the abutting medium density multi-family area. " Similarly, ARCO presented testimony to the Hearing Examiner that no other convenience store was located within the normal radius of service for such stores. [See Exhibit #7, also an illustration of testimony which was presented to the Hearing Examiner] . The Hearing Examiner made no finding of fact which contradicts or even conflicts with the testimony presented regarding need. His comment in conclusion of law #2 that, by definition, a "convenience" store can never be "needed" is not an appropriate judgment for a hearing examiner to make under the guise of evaluating need and is therefore an arbitrary abuse of discretion and contrary to law. Conclusion of Law #3 The Hearing Examiner stated that "access is not great. " Such a conclusion not only conflicts with findings of fact #11, 13 & 18, but is not an explicit conclusion upon which denial of the conditional use nor the site plan approval can be based. Access is not required, of course, to be "great. " Instead, access must be acceptable within the guidelines created by the traffic engineers and City Building/Planning Department. The planning department recommended certain mitigating conditions, such as the left turn lane and the pedestrian access, which unquestionably make access to this site acceptable. Finally, the remainder of conclusion of law #3 is not a conclusion of law at all. Instead, the Hearing Examiner recites the mitigations made to make traffic and access acceptable. The Hearing Examiner's comment that one driveway is "uncomfortably close", to the signal controlled intersection is not a proper conclusion of law. The traffic engineers and City Building/Planning Department have adequately considered the effect of the various driveways on traffic and access and have concluded that, with the desired mitigations, such access and traffic impacts are acceptable. - 4 - L' Conclusion of Law #4 The Hearing Examiner found that ARCO's request for a large sign demonstrated that the site would not otherwise be visible to patrons. That conclusion is wholly divergent from the evidence presented to the Hearing Examiner. [See Error of Fact #16] Furthermore, the Hearing Examiner concluded that' the single family homes to the north of the site ". . .can not be protected from headlight glare as cars exit the site. " That conclusion is not based upon the facts presented at the hearing. [See Errors in Findings of Fact #'s 14 & 15. ] Finally, the Hearing Examiner states that a "highly visible" twenty-four a day operation does not appear to be an acceptable neighbor for residential uses. That conclusion, which characterizes the proposed use as "highly visible" is directly in conflict with the evidence which was presented to the Hearing Examiner. The site itself is a very large piece of land which ARCO has indicated will contain extensive vegetative buffering. The city recommends a buffer of fifteen feet of heavily landscaped setback when a commercial use appears along a border of a residential zone. The buffer which ARCO has designed will be ten times the required amount. Once again, the Hearing Examiner's conclusion appears to be based upon his own preconceived idea of ARCO's proposal rather than upon the evidence presented. Conclusion #5 Conclusion #5 is based upon an error of fact and is therefore incorrect. The Hearing Examiner appears to imply that a 7-Eleven previously approved for this very site would not have been approved had the apartment complex to the west been in place. Moreover, the Hearing Examiner indicated that noise from the ARCO Mini-Market would impact the apartment complex. The Hearing Examiner failed to acknowledge, however, that the apartment complex was specifically designed, at the city's insistence, in such a fashion so as to provide its own buffer to expected commercial uses on the subject site. Accordingly, the complex is designed to open and face to the west away from the site. The only likely impact on the apartment complex is the provision of a small grocery and convenience store which could be accessed by the apartment dwellers without having to depend upon automobiles or public transportation. Because this complex has many low income subsidized tenants, access to such a facility is a great service. Similarly, any small impacts resulting from this project on the single family dwellings to the north are heavily outweighed by the convenience and advantages of such a store. Conclusion #7 A close examination of the maps contained in the well field study indicate that the site is at the Northern border of the sensitive area indicated by the Hearing Examiner and is not located above the acquifer. [See error in finding of fact #20 & - 5 - ' 7 #21. ] Furthermore,. the Hearing Examiner's reference to leaks at other locations are misleading. None of the sites mentioned used the double wall containment system with an impermeable site-wide seal such as those proposed by ARCO. This state of the art technology has come into being as a result of recent awareness of the potential impacts of petroleum which escapes offsite. The very leaks to which the Hearing Examiner refers have been, in part, the impetus to the development of a technology which does not "jeopardize" the city's acquifer. Conclusion #12 The Hearing Examiner has somehow concluded that the proximity of subsidized housing drives ARCO's request for a twenty-four hour operation. The evidence clearly indicated that all AM-PM Mini-Markets are twenty-four hour operations. The Hearing Examiner states in this and several conclusions of law that he would prefer a business office or a retail use other than a convenience store at the subject location. Such a conclusion is arbitrary and beyond the discretion of the Hearing Examiner. If the application for a conditional use is appropriately mitigated so as to be, on the whole, a positive addition to the neighborhood, such a use should be granted. It is not within the scope of the Hearing Examiner's duty to deny conditional use permits or reject thoroughly mitigated site plans which are wholly acceptable to the county building department on the grounds that the Hearing Examiner would like to see some other particular type of business or use located on the site. The question is not whether the proposed use would have the least possible impacts on the neighborhood, but rather whether the impacts that this proposal will have are minimized to the point that the benefit of the project outweighs any negative impacts. The evidence clearly demonstrates that such is the case with ARCO's proposal. ARCO notes, without assigning error, that conclusions #8, 9, 10, 11, 14 & . 15 are also incorrect to the degree that they rely upon incorrect statements of fact as indicated in the preceding paragraphs. Conclusion #13 The Hearing Examiner has incorrectly stated as a conclusion of law testimony presented by ARCO's representatives. While it is true that ARCO opposes the imposition of some undefined covenant on the entire site, ARCO has no plans at this time to develop any areas on the site other than what is shown in the proposed plan. SUMMARY OF ACTION REQUESTED ARCO is of the opinion that the use which it proposed for the subject site is not only compatible with the surrounding neighborhoods, but will be a distinct service to those - 6 - neighborhoods as well as to individuals travelling through the area on Northeast 3rd Avenue. Furthermore, ARCO, with the support of the City's Building/Planning Department, is convinced that the site plan submitted has virtually eliminated any potential negative impacts of the operation of the Mini-Market. Accordingly, ARCO requests that the City Council reverse the decision of the Hearing Examiner, approve the conditional use permit and approve the site plan as proposed, with the only further condition being the resolution of the sign size and the northern driveway location to the satisfaction of the City Building/Planning Department. - 7 - .' Oid "V CITY OF RENTON C C F 5an'i4arP2 , 987 OFFICE OF THE HEARING EXAMIN 1 J P 2 21987 • CITY OF RENTON BUILDING / ZONING DEPT. REPORT AND DECISION APPLICANT: THE ATLANTIC RICHFIELD COMPANY (ARCO) File No.: CU-116-86 LOCATION: West of the intersection of N.E. 3rd Street and Jefferson Avenue. SUMMARY OF REQUEST: Conditional Use Permit to allow gasoline pumps in a B-1 zone, and a Site Plan to allow a 2400 sq. ft. building consisting of a 24-hour convenience store space. The latter use is a permitted use in the B-1 zone. SUMMARY OF ACTION: Building and Zoning Department Recommendation: Approval with conditions. Hearing Examiner Decision: Conditional Use Permit and Site Plan requests are denied. BUILDING & ZONING The Building & Zoning Department Report was received DEPARTMENT REPORT: by the Examiner on December 31, 1986. PUBLIC HEARING: After reviewing the Building and Zoning Department Report, examining available information on file with the application, and field checking the property and surrounding area, the Examiner conducted a public hearing on the subject as follows: The hearing was opened on January 6, 1987 at 9:55 A.M. in the Council Chambers of the Renton Municipal Building. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit #1 - Yellow File containing application, proof of posting and publication and other documentation pertinent to this request. Exhibit #2 - Site Plan. . • Exhibit #3 - Elevation Plans (2 pages). Exhibit #4 - By reference, Map showing environmentally sensitive well field areas within the City. Exhibit #5 - By reference, File SP-382-79. Exhibit #6 - Revised Site Plan dated 10-30-86. Exhibit #7 - Revised Landscape Plan. The hearing opened with a presentation of the staff report by the Zoning Administrator, Don Erickson, covering such information as the site consisting of 1.42 acres measuring 295 ft. across the top and 350 ft. along the western property line; is designated at medium density/multifamily, with no other convenience stores located within approximately one-half mile of the multifamily area. He clarified this will not be a full service station with repairs, etc., but will consist of only a convenience store with outside gasoline pump islands and a clerk to be located in the convenience store. A review was given of the four issues to be considered which included compatibility, containment of potential gasoline spills, ingress and egress for the site, and safe pedestrian access to the store. Continuing, he pointed to the surrounding uses in the area and noted the site is within the City's environmentally sensitive area; there are provisions in the Comprehensive Plan to permit gasoline pumps in the area; grocery stores are permitted in the B -1 zone; the shape of the site as well as its location it is felt would not lend itself to residential uses; it is felt a community need does exist for this service as there are no other convenience stores within one-half mile of this site; and there should be no impact on surrounding properties as B-1 zoning permits 65% lot coverage and this proposal is utilizing only 10% lot coverage. Continuing, Mr. Erickson stated the development complies with the required setbacks; screening has been increased to lessen any possible noise and glare; extensive landscaping is located on the site; THE ATLANTIC RICHFIELL ..3MPANY CU-116-86 January 22, 1987 Page 2 public right-of-way on, the site will be landscaped by the applicant; parking requirements have been met and it was suggested:the large gasoline delivery tankers deliver at early AM or late PM to ensure there will be no loss of traffic movements on the site. The Zoning Administrator advised further that public improvement issues with regard to ingress and egress as well as signs were highlighted with the recommendation that the proposal be approved subject to the mitigating conditions set out by the ERC requiring secondary containment measures to prevent contamination of the aquifer sensitive areas; further setbacks from the residential areas.to reduce noise and glare; pedestrian walkway; screening of light sources; a acceleration/deceleration lane on N.E. 3rd; on-site traffic circulation signs; and on-site signs to be on a scale compatible with the surrounding residential areas. An opportunity was presented for testimony in support of this proposal from the applicant or their representative. Responding on behalf of the applicant was Will Wolfert. Senior Planner for Arco Petroleum. 6625 South. 190th, Suite 102, Kent, Washington 98032. Mr. Wolfert clarified the proposal is only for a 24-hour convenience store with 2 gasoline pump islands located under a canopy, with the store being 2400 sq. ft. There will be 24 parking spaces,provided although only 12 are required, and there will be three underground storage tanks with double wall containment. He referenced previous applications for this site that had been approved by the city; with another member of his staff they clarified for the Examiner what they believe to be the double wall containment procedure for the tanks and how they plan to utilize on this project; there is one'free-standing sign proposed for the project; the proposal is located where 3 streets intersect, with N.E. 3rd being the major arterial and traffic from this site being directed toward N.E. 3rd away from the adjoining apartment complex and single family area located nearby. Mr. Wolfert stated the property is 1.24 acres in size, there are three separate legal lots involved on this site; the unused lots are not anticipated to be developed or sold in the foreseeable future but will be landscaped; access will primarily be from N.E. 3rd Street; reviewed the ingress and egress for the property; and stated utilities are included in the vicinity of the site. He presented a revised site plan and continued with a review of the plan stating it shows turning restrictions on both driveways located on the,site; feels there is a community need for this proposal; feels there will be no impact on adjoining residential development; there will be extensive landscaping to provide a buffer as well as fencing and screening; a walkway will be located along the west property line; proposed site coverage is.less than 10%; and there should be no intrusion of headlights into the residence located at the end of the driveway., Mr. Wolfert advised the applicant would have no problem with any of the conditions suggested by staff. Referring to the proposed sign for the site, he stated the sign would be 28 ft. and is within the code requirements for the B-1 zone and will be placed as far as possible from any residential development (190 ft. from the apartment complex and 255 ft. from the residential development to the north). The sign is to be oriented toward N.E. 3rd. The billboard currently located on the property is to be removed. He had no further comments at this time.. Testifying further for the applicant was John Lacey. Site Acquisition Representative for Arco Petroleum. Suite 107, 7901 168th Ave. N.E., Redmond, Wa. 98052. Mr. Lacey referred to the gasoline storage tanks and the permeable layer material and stated)it can create a problem, because it is possible one may not know there is a gasoline leak until the gasoline has disappeared. They have gone to double containment tanks which contain a space 4 - 6 inches around the tank with monitoring devices between the two tanks which will detect if water is taken in from the ground or if gasoline has leaked out onto the ground. Speaking to the sign, he said they intend to remove the billboard on the property; being aware of the residences on 4th has prompted them :not to place a sign on that side of the property; and the size of the sign must serve them, for advertising, especially with regard to the price of gasoline at their'establishment. Further testimony was given from the applicant's representative, Tom Barghausen, 6625 So. 190th, Suite 102, Kent, Washington 98032. A further review was given of the proposal and Mr. Barghausen stated it is felt the technical issues have been addressed on this proposal; feels the design takes into consideration the possible impacts of a 24-hour proposal; the location of the building; landscaping and buffering; sensitivity to surrounding properties; noise and light; feels there is a definite need for this proposal in the neighborhood; noted they have placedthelproject and all activities associated with same as far as they could in the southwest corner of the property to lessen any suggested protrusion into the surrounding neighborhood; and'closed stating he. feels they,applicant has,provided a plan that will be of benefit to the community as well as the City.. I, . The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at 11:15 A.M. FINDINGS, CONCLUSIONS & DECISION: . Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1. The applicant, Atlantic Richfield Company, filed a request 'for approval of a Conditional Use Permit to allow installation of gasoline pumps in a' B-1 (Business/Commercial) zone, along with an accessory 24-hour convenience store. THE ATLANTIC RICHFIELD COMPANY CU-116-86 January 22, 1987 Page 3 2. The yellow file containing the staff report, the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit #1. 3. The Environmental Review Committee (ERC), the City's responsible official, issued a Declaration of Non-Significance (DNS) for the subject proposal. 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. There was no opposition from the public regarding the subject proposal. 6. The subject site is located between N.E. 3rd Street and N.E. 4th Street, 135 ft west of Jefferson Avenue N.E. 7. The site was annexed into the City in June 1966 by the adoption of Ordinance 2249. The site was rezoned from the G zoning it received automatically upon annexation, to its current B-1 (Business/Commercial) classification by the adoption of Ordinance 2655 in August, 1971. There have been a number of applications submitted for development of the subject site. A 7-11 Store was approved prior to the development of the apartment complex west of the site. It was never constructed. Other applications have been submitted but conditioned to eliminate the 24- hour aspect. National Car Wash has withdrawn its application. 8. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of medium density multi-family uses, but does not mandate such development without consideration of other policies of the plan. 9. The subject site is part of a B-1 district which is located between the convergence of N.E. 3rd and N.E. 4th Streets. Part of this district contains Renton Housing Authority subsidized housing. This housing is west of the subject site and shares approximately 150 feet along the west property line. An L-1 district is located south and west of the site. 10. North of the site, north of N.E. 4th Street, is a large R-1 district. Single family homes in this district are located immediately north of the subject site. Immediately to the north of the site is one single family home with approximately 60 feet of frontage along N.E. 4th. It is the home itself, not the lot, which is 60 feet wide in this aspect. These property owners did not receive special notice which had been required by the City Council when the National Car Wash application was remanded. Since National Car Wash withdrew that application, notice was not sent out for this separate request. 11. N.E. 3rd Street is a major arterial. The intersection of N.E. 3rd and Jefferson is now controlled by a new traffic signal. N.E. 4th, north of the site, is a designated collector arterial. Traffic Engineering has recommended a minimization of curb cuts along N.E. 3rd to protect its arterial status. In addition, the site is located just west of the Jefferson intersection on a curving portion of N.E. 3rd which also makes access a sensitive issue. 12. The applicant proposes constructing a 24-hour convenience store and 2 pump islands. The applicant submitted modified plans just prior to the public hearing. The modifications concerned mainly the landscaping and sidewalk access for the site. Those plans were not thoroughly reviewed by staff. The description of the project is based upon those modified plans. 13. The store would be located more or less centrally along the subject site's west property line and 10 feet from that west property line. A sidewalk would connect the store to the sidewalk along N.E. 3rd Street. Sidewalks would be provided from the N.E. 4th frontage to the vicinity of the store. These latter sidewalks could meander through large expanses of lawn approximately 150 feet deep on either side of the proposed driveway connecting to N.E. 4th Street. 14. The northern driveway to N.E. 4th would be 30 feet wide. A single family home located on the north side of N.E. 4th is located directly in line with this proposed driveway. The existing home is configured in such a manner (it is 60 feet wide), that it appears unlikely that realignment of the proposed drive could totally eliminate headlights from illuminating the home at night. 15. The applicant has proposed denser landscaping at the junction of the driveway with the parking lot to minimize glare when cars are maneuvering in the parking area. Denser landscaping has also been proposed for the perimeter of the site. This double tier of landscaping is proposed to screen out stray light from headlights except when the driveways are in use. Landscaping would also be provided along the public right-of-way and in the relatively large triangular portion of the right-of-way at the east end of the site where N.E. 4th and N.E. 3rd Streets meet at an angle. 16. A billboard located at the east end of the site would be removed. The applicant proposes placing a 28 to 32 foot tall sign along the N.E. 3rd frontage. Staff has recommended the size be THE ATLANTIC RICHFIELD COMPANY CU-116-86 January 22, 1987 • Page 4 scaled back in consideration of the fact that the site is designated for residential uses on the Comprehensive Plan and is located adjacent to.a multiple family apartment complex on the west and single family homes on the north. The applicant contends that a sign this size is necessary at this location to attract clientele. 17. The two pump islands would be covered by a 30 by 53 foot canopy. The gasoline service area would be just off of the N.E. 3rd frontage, located approximately halfway between the two driveways proposed for N.E. 3rd. • 18. These two driveways would be 40 feet wide to allow easy entry and exit onto the arterial. The easterly driveway closest to the Jefferson intersection would be limited to right-in/right-out only to avoid conflicts with the center left turn lane for access to Jefferson from N.E. 3rd. The westerly driveway would allow both left and right turns. An acceleration/deceleration lane reservation along the frontage would be provided and would be constructed if necessary. 20. The subject site is located in the well field protection area in that portion of the area designated "Sensitive Area." At Page 4-3 of the Well Field Protection Study (August, 1984) the following statement is found: "To maximize protection of the aquifer, it is.recommended that commercial businesses in these areas be limited to non-polluting activities." At Page 4-2: "To the extent possible, the City should control land use and activities with the aquifer area." "Policies that limit land use within the aquifer recharge area offer Renton one of the most effective means of preventing aquifer.contamination." (page 4-2). 21. "Leakage of petroleum near the wells could cause iserious contamination to the aquifer. Petroleum product would rapidly migrate vertically through the permeable soil to the water table." "Service stations within the aquifer•recharge area pose a continuous threat to the quality of Renton's water supply." Even small quantities bf petroleum product can contaminate large volumes of water." (3-6). "Efforts to clean up petroleum contamination can be very expensive and their results are not always successful." (3-7)'.'1, "An early detection system will not prevent a leak from occurring, nor will it guarantee that the product will not reach a well. Such a system will also not reduce the long-term threat of aquifer contamination associated with a service station or eliminate the need to clean up contamination should leakage occur." 19. The applicant proposes double wall tanks to provide a safe installation. Monitoring equipment is located between the tank walls and would detect.leaks in either wall of the tank - measuring infiltration'into' the interspace of either gas through the inside wall or water through the outside wall. Additional protection/detection measures have been required by the City for newly approved gasoline stations in the City. The additional measures have been particularly imposed when the station is within the vicinity of a well field or natural water feature. The measures include lining the area in which the tanks and distribution lines and pumps are located with a gasoline impermeable material and the.addition of further monitoring equipment. 20. Parking would be provided as required by code. Twenty stalls would be located on the site. 21. The facility is proposed to be available 24 hours per day, seven days per week. The Building Division indicated that this could have an adverse affect on the single family homes north of the site. ' CONCLUSIONS 1. The applicant for a Conditional Use Permit must,demonstrate that the use is in the public interest, will not impair the health, safety or'welfare of the general public and is in compliance with the criteria found in Section 4-748(C) which provides in part that: a. 'The proposal generally conforms with the Comprehensive Plan; b. There is a general community need•for the proposed use at the proposed location; c. There will be no,undue impacts on adjacent property; d. The proposed use is compatible in scale with the adjacent residential uses, if any; e. Parking, unless otherwise permitted, will not occur in the required yards; f. Traffic and pedestrian circulation will be safe and adequate for the proposed project; g. Noise, light'and glare will not cause an adverse affect'on neighboring property; h. Landscaping shall be sufficient to buffer the use from right-of-ways and neighboring property where appropriate; and i. Adequate public services are available to serve the'proposal. THE ATLANTIC RICHFIELD COMPANY CU-116-86 January 22, 1987 Page 5 The requested Conditional Use appears unjustified and should be denied. 2. The applicant's arguments were revealing but notwithstanding that, countervailing arguments appear to exist. One: Is there a community need for a 24-hour convenience store - the term 'convenience' itself demonstrates the contradiction. Convenience does not demonstrate need. While it might be convenient to have such an operation along the N.E. 4th corridor, is this the right location? 3. Access is not great. The northern access is directly across from single family homes which cannot be protected from headlight glare as cars exit the site. The driveways along N.E. 3rd may require right-in/right-out limitation, and one driveway is located uncomfortably close to the signal controlled channelized intersection of N.E. 3rd and Jefferson. Because it is so close to the intersection, left turns have been prohibited to avoid conflicts with turning movements. 4. The applicant's arguments indicating the need for the larger sign demonstrate that the site located near the top of a curving hill must be made highly visible to attract patronage. The north driveway cannot but direct cars directly at a single family home. A highly visible 24 hour a day operation does not appear to be an acceptable neighbor for residential uses. 5. The applicant rightly noted that this office and the City Council have safeguarded this area in the past. While a 7-11 may have been approved, it was approved prior to the construction of I' the apartment complex immediately to the west of the site. Patrons would be opening and iclosing doors, starting cars, idling cars - all within earshot of an apartment complex. 6. The second countervailing factor: A line service station an no longer be constructed in just any location in the City. This limitation is a relatively recent change in the City Code. Gasoline storage and sales have generally been recognized as a hazardous activity. At first, this was primarily due to gasoline's explosive nature. Gasoline sales and storage is now recognized as hazardous due to the poisonous and carcinogenic chemical properties of gasoline. (Page 3-6, Well Field Study). 7. The site is located in an area designated "Sensitive Area" on the map distributed by the City of Renton Water Department entitled "Protect Your Water Sutoply." And while the applicant proposes a double wall tank containment system, as certain recent events both in the City (Olympic Pipeline leak) and elsewhere (various service station leaks and leak at Sea-Tac Airport) demonstrate, the best of intentions and technologies occasionally fail. Why jeopardize the City's aquifer for a convenience/gasoline store? 8. The reason a limit was imposed on the once unrestricted placement of gasoline stations was to occasionally give the City the option of saying that the proposed gasoline service station was inappropriate in the area proposed. In this case it appears that when weighing the various factors, the neighborhood and the neighbors, the zoning, the Comprehensive Plan, past decisions, the underlying or adjacent sensitive aquifer, the 24-hour operation, the landscaping and setbacks, that the proposed use should not be approved for the proposed location. 9. While it is quite apparent that the applicant has gone to great extents to provide a reasonable backdrop for the proposed 24-hour convenience store and gasoline pumps, the combination is inappropriate for the proposed location. The site is sensitive. A single family home directly north cannot but be affected by cars leaving the site all hours of the day and night. The site sits above a well field protection area. 10. And while this office recognizes that the site is located at an incredible vantage point, the first or last such gasoline station, depending upon direction of travel, economic considerations are not sufficient to approve the use. Site Plan approval was also required since while the site was zoned B-I, it was adjacent to single family, and was designated in the Comprehensive Plan for residential uses. There are any number of business office or service uses which could be established on the site which would not invite or generally encourage 24-hour traffic and noise. 11. While the site's amenities as a focal point for traffic on N.E. 3rd/4th is what the applicant is attempting to exploit by placing a convenience store in this location, sensitivity to surrounding uses would appear to militate against such an operation in this location. Finall 12 encourages the officepplicant�or property ownership tto apply forya series o subsidized 4 hour aday operatio Y. _ n-s) which could at best be described as marginally compatible with the surrounding residential uses. The City has been placed in the position of having to deny a series of requests which appear unjustified. There must be other uses for the site which do not operate during the evening hours, and certainly there must be reasonable uses which do not require 24 hour a day, 7 day a week operation. While the proposed buffers, as indicated above, appear substantial, buffering THE ATLANTIC RICHFIELD L UMPANY CU-116-86 January 22, 1987 Page 6 alone may not be enough. Certain other retail uses or office uses which would not encourage substantial evening hour patronage could also be established. 13. In addition, the applicant has indicated that additional uses might be proposed for portions of the site which would thereby eliminate some of the landscaped areas opening up more of the site to late hour visitation. The applicant would not agree to refrain from this potential additional development. 14. In conclusion, when the proposed hours of operation are coupled with the proposed use, a Igasoline service station, a use particularly singled out as incompatible with the City's objective of protecting and preserving the well field, it is apparent that the request should be denied. 15. While this office does not generally, at this stage, provide guidance to the City Council in anticipation of an appeal, this office has recently approved similar gasoline service uses and I thought the Council should be apprised of the conditions which were imposed to protect ground water quality, whether it be a well field or Honey Creek. Those conditions are attached for your review. DECISION The Conditional Use Permit and proposed Site Plan are not approved. The requests are denied. ORDERED THIS 22nd day of January, 1987. FRED J. KAUFMAN HEARING EXAMINER TRANSMITTED THIS 22nd day of January, 1987 to the parties of record: Will Wolfert 6625 South 190th, Suite 102 Kent, Washington 98032 Tom Barghausen 6625 South 190th, Suite 102 Kent, Washington 98032 John Lacey 7901 168th Ave. N.E., Suite 107 Redmond, Washington 98052 TRANSMITTED THIS 22nd day of January, 1987 to the following: Mayor Barbara Y. Shinpoch Councilman Richard M. Stredicke Richard Houghton, Public Works Director Larry M. Springer, Policy Development Director Members, Renton Planning Commission Ronald Nelson, Building & Zoning Director Don Erickson, Zoning Administrator Glen Gordon, Fire Marshal Lawrence J. Warren, City Attorney Renton Record-Chronicle Pursuant to Title IV, Section 3015 of the City's Code, request for reconsideration must be filed in writing on or before 5:00 P.M. February 5. 1987. Any aggrieved person feeling that the decision of the Examiner is based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth the specific errors relied upon by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title IV, Section 3016, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of $75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. i F THE ATLANTIC RICHFIELL i:OMPANY CU-116-86 January 22, 1987 Page 7 The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. se, TH_E FOLLOWING CONTAINS AN EXCERPT OF THE CONDITIONS IMPOSED ON RECENTLY APPROVED PLAID PANTRY STORES TO PROTECT GROUND WATER. DECISION The Conditional Use Permit and Site Plan requests are approved subject to the following conditions: 1. The installation of state-of-the-art double wall gasoline storage tanks and subsystems which shall include monitors between the tank walls. 2. The installation of impermeable barriers between the tanks, pumps and pipes, and the underlying and surrounding soils; and the installation of monitors between the gasoline system and the barrier. 3. For purposes of this decision "state-of-the-art equipment" shall mean and be defined as: the most modern and technologically advanced system known for gasoline containment purposes, and shall be of the type of equipment which is installed where the strictest of leak detection and prevention is required. 4. The execution of Restrictive Covenants assuring the removal of the entire underground system if the operation should cease or be discontinued for more than 12 consecutive months. The covenants shall require that the then property owner has the legal and economic responsibility for removing the system, but failure to do so shall entitle the City to accomplish that purpose by entering onto the property and removing such equipment in any reasonable manner necessary. 5. The Covenants shall grant the City all costs associated with removal including interest, if applicable, as well as any subsidiary or indirect costs, and shall operate as a lien against the property, and the City shall be held harmless. In addition, other consequences or costs of removal including any adverse but reasonably anticipated costs of removal such as closure of, or interference with current on-site enterprises, shall be solely the responsibility of the property owner. • ID¢...su.z ems mac .IeYa6• YOu��CAatD°f . r� ::i ,--true es Cutter Meow aeo+a r ;Yvgr..a)�b'`O MAIN RRyrwW aT97• r� T. RL',lo1 1 ` . 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(IF . !tit b 11 : - I1 - r fp a V -4.7:::71•i713 ,.-.17::MA- > 11.•a . M '1.44 i ii' I;-i' al! gliiii ii 1 % - 11-; - • i.41 • = 01 1 " "t13/44-7:33.1e• . la 0 1 ! ,;a4NEAT.trAlitif i I F3 o • 1 X 1111 P 1 I ; A 1 1 li I ! i ! I g 1 -' - 01-111LW r .13 i f 1• i 1. if. mai : _ '111,-- 41ainD - • i. 23 ; . . . PRELIMINARY SITE PLAN ARCO Petroleum Products Company •••i 10E4 NEW AWPM fall MARKET MALMO Dh011oti of Allintion1011.1000OOloy •4.CI NE ard STRL,TT. a JEFFERSt" ,va KE Retail Marketing . Moto&Engineering Nor, ic . . ,,, RE, ..,,,,,s,.... 515 South Flower St.,Los Angotos,'CA 130071 - e .. _. „ goo NO. 064 : 3331Z MITIGATED DETERMINATION OF NON SIGNIFICANCE Effective Determination Date: January 3, 1987 File: ECF-096-86 Proponent: The Atlantic Richfield Company Description: Application for conditional use permit to allow the construction of a gasoline service station in B-1 zoned district with a one story convenience store building. Location: Located North of N.E. 3rd Street and south of N.E. 4th Street and west of Jefferson Avenue N.E. The above-referenced proposal has completed a mitigation process pursuant to WAC 197-11-350. The following agreements made with the project applicant or conditions imposed by the Building and Zoning Department are now a part of the proposed action. The conditions or agreements are deemed necessary or beneficial to mitigate environment impacts identified during the State Environmental Policy Act (SEPA) and City of Renton Environmental Ordinance review processes. Conditions or Agreements: 1. The convenience market be set back an additional five (5) feet from the west property line to create a more substantial landscape buffer between it and the apartment building to the west; 2. A clearly delineated and separate pedestrian walkway to be provided connecting the convenience market to N.E. 4th Steet and to N.E. 3rd Street; (Note: Such walkway system should avoid conflicts with moving as well as other non-compatible elements. ) 3. All on-site source illuminators with an intensity greater than 300 watts be screened from view of nearby residential areas; 4. A secondary containment system be constructed for the underground tank and piping that can be monitored by an approved means; 5. Accomplishment of the future acceleration lane at the onset of the project; and 6. Appropriate signing be provided restricting left turn movements onto N.E. 3rd Street and marking the acceleration lane to discourage its use as a through lane. The Building and Zoning Department has determined that an environmental impact statement (EIS) is not required under RCW 43. 21C030 (2) (c). This decision was made after review of a completed environmental checklist and other information on file at the Zoning Division's office. Agencies, affected tribes and other interested parties may submit written comments on this proposal for fifteen (15) days from the above determination date. Written comments will be accepted until 5 p.m. , Tuesday, January 2, 1987. This determination may be appealed within the fifteen (15) day comment period. Any appeal shall state with specificity the reasons why the determination should be reversed. • Mitigated Determinati 5f Non Significance Page 2 Comments and/or appeal arguments should be addressed to: City of Renton Building and Zoning Department 200 Mill Avenue S. Renton, WA 98055 CD,Ij Signature of R ponsible Official or Designee: g n/r�r I uvLu LJ MrrrrvvLu ria r n Limn n m mrrt'UvCU _ I e-24 G/-z---efr • (94t DATE: 402/ (5)‘ SIGNAT RE OF DIRECTOR OR AUTHORIZED REPRESENTATIVE REVISION 5/108 2 Form 182 5. REVIEWING DEPARTMENT/DIVISION , 2e---DL ® APPROVED (0 APPROVED WITH CONDITIONS NOT APPROVED gEQ'D • 8L06s B co der DATE: yi/ 2/a-s'41.‘ SIGNAT R F U DIRECTOR OR AUTHORIZED REPRESENTATIVE REVISION 8/1882 Form 182 REVIEWING DEPARTMENT/DIVISION : E APPROVED IPPROVED WITH CONDITIONS ONOT APPROVED /-'iG� L�ovQs s°,r✓o d��/.,400eS ALA C A/ r ,? ®�j '4 Figs !may®.�- 'r C /m'A' /So' a s �10v�Trr.� AdOi/0007 1/A A/o c gQ ai.�,er. ‘ o s "'SO 14 ,92. / 773,a Ser:ono a?4j/ A/y.0 ,fig 9 e • zrw s 4 zz A•if --1 ®49 ,3,e/szp4 Ocs9376-® 4 / , pc//1 ice .�� st RPAeor:e.4 (4') Ai.� e-r.i� Co T /.vav� a✓.v-i S. /� .BE L 0 s7 'ciFo �'� i�6 C/.�fy, Tv�s .gJ© /A./.4/ 4,AJ® d Qe. 7720i1-7 To24eD By /9/0s9..ea u Z'D /21 `c is A/S DATE: 7w . .?�___ se SIGNATURE OF DIRECTOR OR AUTHORIZED REPRESENTATIVE . REVISION 5/1982 �,,, 1 R 2 i CQte' Ci.( C�.ffdc2ra ' - hll.f beiw g!(le'm 1_, etfima6ile cuer, • /he rile. &t‘,/eePierft/K, the •s'Ille ,c€'?rof de sari-4' • • /6" "de rb ei at/elf. .2-74 ew 6e errreIPJ bceac,fe oc the S(/Ef e1 fe ioroximaly 76 a. ,fri4.0.dee6v/ are a. and. 76 to in. t/ac 7?c, ./64' a peree,Waye ac the cei bMor-X wo o iie Me .7 &i l/ 6e c��J?tee TAe file ,J- eedel e ' `" ag:f/r/7d A atia400,47:G ff,:r.e eael/1/.1,1 MoVeWe r M bat- - hia - yttoe 1, PJ ec! K 0i ,e„„„tek 5-¢ree71- 4,49re Me 9or17( /! /j DATE: /2 f6 ► SIG uRE OF DIR CTOR OR AUTHORIZED REPRESENTATIVE . r -L OF / nr to ill auierr tie .r/ le. /'�e A...,dlrev a j,/ i Jr fed if� �� /e 60We�� elR aosigN a/1 g �••-e" REVIEWING DEPARTMENT/DIVISION: ()miry . t/6/A/E�EE'Nl6 DAPPROVED 0 APPROVED WITH CONDITIONS El NOT APPROVED Nair. IN AQUIF.Sle deeCheAZGE 4aA4 Italia SUBJECT TO J — OF I4 /..S — w/la- M4k:e T? 8 IT-LATER �.S t/Y-/ 3 LI �/r/o-4r Screli4 rioA.€. 1.21 I8 -WATER A y 9 �/ Jy.E.C.G> 07--S T�Z•F. x 377. 73' z 47/, 9ir4L /3 No SSA DEVELIMENT CHARGE-WATER S , e Q • x t 2,2.32 10- 0.2,44 aj SYSTEM I EVUCP6TENT CHARGE-SEWER. �/,ss 01).Gast/e-Cls• '/ _ 0*4 it8'9• Wig- SPECIAE ASSESSMENT AREA C:IARCE-WAITER ,tjO 4 4• I/1 ! 7g ' ' SPECK!.ASSESSMEUT ARE.1 CRIP;CE-SEWER A/0 t' APPROVED WATER PLAII �I �,.,A `• 1.t 4PPlSOHI:D SEWER PEBI! :, "• A FM FIRE HYDRk. Lt:Ci 8I�IS s-;' • F CM. }1Es FIRE FL ;LVSIS /Io dr J DATE: �/ I / SIGNATUR; OF DIRECTOR OR AUTHORIZED REPRESENTATIVE ' . REVISION 8/1982 Form 182 1 REVIEWING DEPARTMENT/DIVISION : Z C)(UI (UG.. ® APPROVED 0 APPROVED WITH CONDITIONS INOT APPROVED • e' 0 R 0'`^ two ion l No ..?OIn 6 s-f►: -4 Tfz.E 1 oru6 N,Ea . 3 -o c I-r, DATE: I2.- D. 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I„ •,�. :� I I I 1 t•., '_ s.. p•'� ,r tile •1\� •�.f i1 !. ��' I I t • '' f � o•I I I s� ' gip, f )op"�O 1 1 J)i9 41 ' \7� use uc �t I Y hSa'. �'. 1:)' '1!)• ® t.' 3 if�•r. _r—.Tr r r `0 , ." •` , „ _• - Tr "/'r %r11 S., S1 •y �'. 9 't\tr 2a q _ ! 4..34 .J F 4S 1 1 1 a • ,_• . t rnA!,�t,}b N:•1 " alit• 0 •a• N E ' iifl 7� J 1 I75 1 •i • ,e I • •.,`•, IN', \ I :1..• \ `f\' �y� '• r r y F.,. „ 4 7 1 `• .1 • t a1 I -� • I 5 ry to 495?SP , ri0 65 w • .:. - �, m� ` WINDSOR HILLS , ®®5_ � 5, ad �j _._ R�N•'Jr • PARK a=-.' ��r ss r• JOCAI l��rlltl I IP' ' ' - - • - 4„, r y_ Ip,>Et)n_'L9 •s 7413 7' 6'' :0 z •I 1. 5(.HUOI • . ''' : .''' Air*Z---- ...'''''' - fa-- i.,,,.,-;-:,{-,..- " Ir , G— 1 . ,SOWEcer 4 ' te •l — —7� -/ _ ' \\ �/��i rye 2 imti \ . / , • THE ATLANTIC RICHFIELD COMPANY CONDITIONAL USE PERMIT: CU-116-86 • • APPL I CANT THE ATLANTIC RICHFIELD CO. TOTAL AREA 1.42 ACRES PRINCIPAL ACCESS N.E. 4th STREET AND N.E. 3rd STREET. 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DATE; /as84 SIGNATURE OF DIRECTOR OR AUTHORIZED REPRESENTATIVE : REVISION 8/1982 Fnrm 1A2 OF 124, }. u �� ° BUILDING & ZONING DEPARTMENT RONALD G. NELSON - DIRECTOR -9 � MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 • 235-2540 O —P 17. 1) SEPIE•' BARBARA Y. SHINPOCH MAYOR December 23, 1986 Atlantic Richfield Company 7906 186th Ave. N.E., Suite 107 Redmond, WA 98052 Re: Application for a conditional use permit to allow the construction of a gasoline service station with a one-story convenience store building on property zoned B-1, Business Zone, file CU-116-86: property located north of N.E. 3rd St. and south of N.E. 4th St. and west of Jefferson Ave. N.E. Dear Sirs: The City of Renton Building and Zoning Department formally accepted the above mentioned application on November 18, 1986. A public hearing before the City of Renton Land Use Hearing Examiner has been scheduled for January 6, 1987. The public hearing commences at 9:00 a.m. in the Council Chambers on the second floor of City Hall. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you before the hearing. If you have any questions, please call the Building and Zoning Department at 235-2550. S'►. - d Donald Erickson Zoning Administrator DE:JMM:wr 3337Z • cc: Thomas Barghausen Emma Cugini ) ( I BUILDING N& ZONING DEPARTMENT gm cS;.N T 0,v\ 200 Mill Avenue South \,,,4; in 1 ! Renton,Washingto?I 98055 DEC31 9 4I '86 q, sEP -c L ..); :. .. -...- JAAt • ' • - • -,-;:-..,=f; 1,.1.82li--i.:2.,.;? ,,, „,•• (-3 I ij, -i----, ,-; ,-, 72,`,,L.•I pt-i,,, . . 1 D. P , ,i 1 1 Fi_ce, 3 1987, L_____) Atlantic Richfield Company 7906 186th Ave. N.E. Suite 107 CUP! DING/ZONP'•-• Redmond, WA 98052 • , DEPT: _ ____---- •-.-•- -: _ ____- ----- z_ -/----- ":„e:-.,,,,,-,,, ,, .1 , •4. ' il r, I rs !IV, -i -,----.. : -- •1!_„--------- -R I'I 0 S E N.LIE R 1 .: ---.'...-....--,' .,_.....-•--- , �f, o Oil-I 6) zici .1 a f,of, 0,7 7) �� if '' - 3342Z P a/7/ii t /l1-x'1 7 i2 M efr BUILDING AND ZONING DEPARTMENT (l i 2/ �� o 6\1\1' PRELIMINARY REPORT TO THE HEARING EXAMINER , v dP /�,;v�" PUBLIC HEARING P , ell 0,50). ) /KO 6; , 0-c- g144/4 il'i PLICANT: The Atlantic Richfield Company 11 LOCATION: Located north of N.E. 3rd Street and south of N.E. 4th Str et and west of Jefferson Avenue N.E. `�U �v` p . /N Q' / ' FILE NUMBER: CU-116-86 ( .1 A. SUMMARY & PURPOSE OF REQUEST: The applicant seeks approval of a conditional use permit to allow gasoline pumps in a B-1, Business Use Zone and a site plan to allow a 2400 square foot building consisting of a 24-hour convenience store space. The latter use is a permitted use in the B-1 zone. B. ISSUES FOR CONSIDERATION: 1. Whether this proposed vehicular-oriented use, as submitted, is compatible with the surrounding residential area to the north and west of the site? 2. Whether sufficient provision has been made to contain potential spills and leaks of hazardous materials related to the operation of the proposed gasoline pumps? 3. Whether vehicular ingress and egress from the site has been developed sufficiently to minimize impacts on off-site vehicular circulation? and 4. Whether sufficient provision has been made to facilitate safe pedestrian access to the convenience store from surrounding residential areas and Renton Vocational School? C. GENERAL INFORMATION: 1. Date of Application: November 18, 1986 2. Owner of Record: Emma Cugini 353 Vuemont Place N.E. Renton, WA 98055 3. Applicant: The Atlantic Richfield Company 4. Location: (Vicinity Map Attached) West of the intersection of N.E. 3rd Street and Jefferson Avenue 5. Existing Zoning: B-1, Business Use 6. Existing Zoning in the Area: L-1, Light Industry District; G-1, General Zone; and R-1, Residential Zone 7. Comprehensive Land Use Plan: Medium Density, Multi-Family Residential �seUt Ma e p , 5 ; A aP ty.i PRELIMINARY REPORT TO : HEARING EXAMINER THE ATLANTIC RICHFIELu LOMPANY DECEMBER, 1986 PAGE 2 8. Size of Property: + 1.42 acres 9. Access: N.E. 3rd Street 10. Land Use: The site is cleared and vacant and covered with uncut grass. No improvements exist on the site. 10. Neighborhood Characteristics: North: Single-family residential East: Governmental South: Governmental West: Multi-family D. HISTORY/BACKGROUND: Action File Ordinance Date Annexation --- 2249 June 22, 1966 Rezone (G to B-1) R-676-71 2655 August 16, 1971 ric Short Plat Short Plat-382-79 --- August 17, 1979 Waiver W-383-79 --- August 17, 1979 yp/1;411h Lot Line Adjustment LLA-025-79 --- December 26, 1979 Site Plan rU � Approval SA-008-86 --- May 14, 1986 ►��' . ` �� E. PUBLIC SERVICES: 1. Utilitie s: a. Water: An 8-inch water line is located directly north of the site along N.E. 4th Street and a 16-inch water line is located directly south of the site along N.E. 3rd Street and a 12-inch water line runs east of the site along Jefferson Avenue N.E. . b. Sewer: An 8-inch sanitary sewer line is located north of the site along N.E. 4th Street. c. Storm Water Drainage: Storm water flows into an existing storm water system. 2. Fire Protection: Provided by the City of Renton as per ordinance requirements. 3. Transit: METRO Transit routes ##110 operates along N.E. 3rd Street. 4. Schools: a. Elementary Schools: N/A b. Middle Schools: N/A c. High Schools: N/A 5. Recreation: N/A F. APPLICABLE SECTIONS OF THE ZONING CODE: 1. Section 4-711, Business Use (B-1) 2. Section 4-748, Conditional Use Permit G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN OR OTHER OFFICIAL CITY DOCUMENT: 1. Objective A. , Commercial Areas, Commercial Goal, Policies Element, City of Renton Comprehensive Plan Compendium, January 1985, p. 16. PRELIMINARY REPORT TO : HEARING EXAMINER THE ATLANTIC RICHFIELD COMPANY DECEMBER, 1986 PAGE 3 2. Objective B. , Commercial Structures and Sites, Commercial Goal, Policies Element, City of Renton Comprehensive Plan Compendium, January 1985, p. 17. 3. Objective C. , Neighborhood Commercial Areas, Commercial Goal, Policies Element, City of Renton Comprehensive Plan Compendium, January, 1985, pgs. 17 and 18. H. STAFF ANALYSIS: 1. ; The applicant, the Atlantic Richfield Company, is requesting approval of a conditional use application to allow gas pumps in a B-1 zone. 2. ' Because the proposed development is located in an environmentally sensitive acquifer protection area, it is not categorically exempt under WAC 197-11-800. 3 - Because conditional use permit developments are exempt from the 4requirements of site plan review, no such review was carried out by the Environmental Review Committee. A.,_ 4. The ERC did issue a __preliminary mitigated Determination of �FNon-significance on December 18, 1986. The Env-Iionmentai Review Committee, upon review of the project, felt that secondary containment measures were needed to prevent contamination of the City's aquifer sensitive area. In addition, they requested additional set back from nearby residential areas to the northwest to reduce noise and visual impacts; a clearly delineated and separate pedestrian walkway connecting the convenience market to nearby residential areas; screening of bright on-site sources of illumination; a future acceleration/deceleration lane along N.E. 3rd Avenue; on-site traffic circulation signage; and on-premise signage more in scale with the surrounding residential areas. Conditional Use Permit 5. The subject proposal, as required to be mitigated by the Environmental Review Committee, will generally comply with most of the eleven conditional use criteria listed in Section 4-748(C). The following highlights some of the more pertinent criteria: Comprehensive Plan: The subject site is shown as medium density residential on the Land Use Element of the City of Renton Comprehensive Plan, revised April 1985. The proposed use is not in keeping with__the land use designation for this area. Neighborhood commercial uses presumably could be provided in the L-1, Light Industrial zone to the east of the site on N.E. 3rd across from the Renton Vocational School and have not been done so. The nearest shopping is located nearly a half mile to the east. This zone does allow gasoline service stations but is silent in regard to 'convenience stores. In regards to compliance with the City's general goals and objectives for commercial areas it would appear that the subject proposal does generally comply. Where it does not, the mitigation conditions of approval imposed by the ERC in their SEPA review will result in compliance. (' 'Although the Comprehensive Plan designates this area for medium 3 density residential use, the site in question, at the conjunction of three streets, would not appear to lend itself that well to residential uses. , This and the fact that the intensity of commercial propose is very low suggest that with appropriate conditions these dissimilar land uses can be made compatible. PRELIMINARY REPORT TO HEARING EXAMINER THE ATLANTIC RICHFIELD COMPANY DECEMBER, 1986 PAGE 4 ("The provision of a convenience store adjacent to an existing residential enclave of some magnitude should help minimize travel and congestion and generally promote safety in the neighborhood by lessening travel distances both by car and on foot. With an increased setback along the west property line and screening of 0\1i\ bright light sources, the proposed commercial use is expected to be compatible with the residential land uses. The uses proposed, convenience food and gas pumps, appear compatible certainly from a convenience standpoint. Circulation on the site and its interface with abutting streets will be adequate for emergency and service equipment. The site plan design is expected to provide for the efficient and functional use of the site. Any future development at a latter date, however, will have to be carefully evaluated to ensure that the existing level of efficiency is maintained. The mitigation measures called for by the ERC are expected to avoid adverse impacts on adjacent properties. 4 ( In terms of neighborhood commercial policies, the proposed uses are - in general compliance. Although the site is not located at the intersection of two arterials, there are no nsuch intersections in !the immediate area. Also, this policy appears to be intended for \ larger neighborhood commercial areas. The proposal does comply with the policy pertaining to utilizing only one corner of an intersection, however, and it is sufficiently spaced (more than a half mile) to ensure no encroachment on another commercial areas service area. Community Need: Although inconsistent with the Comprehensive Plan designation for this area, the proposed use does appear to make sense at this location since there currently are no neighborhood convenience stores in the immediate area. The proposed location, although not at the intersection of two arterials, is located at the elbow of a major traffic arterial, N.E. 4th Street. It is also within easy walking distance of the abutting medium density multi-family area. 01 Effect on Adjacent Properties: The proposed use has a lot coverage of less than ten (10) percent, well under the 65% allowed in the 8-1 zone. In addition, it exceeds the ten (10) foot front and street setback requirements.* In addition, a five (5) foot landscaped rear yard/side yard setback is provided, although none is required under the B-1 zone. .��� With the mitigation measures imposed for the DNS, it is unlikely i\ that the proposed use at this location will result in substantial or undue adverse effects on adjacent property. 0° A Compatibility: In general, staff believe that the proposed use is compatible with the residential scale and character of the neighborhood. The ERC did feel the free-standing sign was somewhat out of scale and did encourage a reduction in its size so as to be more in keeping with the adjacent residential uses.js.� (404 *The applicant's free-standing sign will have to:5e set back ai additioRetzfPe (5) feet from the N.E. 3rd Avenue property line in order to comply with the front yard setback. I t, � /i- 9.17 -/Ot 4 /1 Li� � � eo 44et ,iw+ 0 0 1. PRELIMINARY REPORT TO HEARING EXAMINER THE ATLANTIC RICHFIELD COMPANY DECEMBER, 1986 PAGE 5 Parking: At-grade parking is proposed and is appropriate for this use. The proposal appears to comply with all parking and loading req Cat ol . Some conflicts may with parkinguirements spaces andin tankers servicing22 fTit the storage tanks occur. It is suggested specified thath deliveriesper be limited e IV to late evening or early morning hours (before 7:00 a.m.). : Enn the a ' .rg" 3 plan Traffic and requestedThe gi the eering provisionDepartment of has an acceleration/decelerationreviewed pplicants lane along N.E. 3rd Street. It has also requested that "no left turn" signs be posted at the curb cut on N.E. 3rd Steet closest to the intersection of N.E. 3rd and Jefferson Avenue N.E. Noise, Glare: The ERC in reviewing the applicant's environmental it(C checklist felt efforts should be made in siting the driveway on la-N.E. 4th Street so as to minimize glare from exiting cars on the *0 '�, single family dwellings to the north. It also thought that tom'" consideration should be given to reducing the height of the S • `111 \N applicant's free-standing sign. These recommendations were 4 (\ believed to be more appropriate to site plan approval and were, a� therefore, not made a condition of the DNS-mitigated. AveLandscaping: The applicant has submitted a landscape plan indicating extensive landscaping of all areas not occupied by paving or building. Public Improvements: The ERC, as a mitigating measure in issuing its DNS for this project, has required the applicant to provide a future acceleration/deceleration lane at the onset of' the project. Other utilities and public services were deemed adequate for the proposal based upon comments received from reviewing departments. �} ' The major issue regarding the gasoline pumps and underground '' storage tanks is the potential for leaks from these tanks adversely Oti 1 effecting the City's domestic water supply since the site is on the ' sedge of the Cedar River aquifer "sensitive area". The ERC, in ro reviewing the applicant's environmental checklist and making its preliminary threshold determination, was concerned about this issue and conditioned its determination of nonsignificance on the applicant providing a secondary containment system for both underground tanks and piping that can be monitored. In addition Engineering is seeking an infiltration system that is to be designed into the applicant's "retention/detention" system for �• storm drainage. If implemented, it is believed that these systems 99.) 3 will provide a reasonable level of protection to the City's well system. Other conditions that the ERC imposed as a part of their environmental review are expected to address the other major issues identified. A ten (10) foot landscape buffer along the west property line is expected to make the proposal more compatible with 'i the existing low/moderate income housing project that abutts a 0' portion of the site here. Screening of stationary lighting (in excess of 300 watts) is also expected to make the project more compatible at night with surrounding residential areas. The provisions of a clearly delineated and separate pedestrian walkway system connecting the convenience market to N.E. 3rd Street and N.E. 4th Street will also make this facility more usable and, therefore, more compatible to the surrounding residential area. The provision appropriate on-site signage and a acceleration/deceleratiofon lane on N.E. 3rd Street is expected future to minimize impacts on off-site vehicular circulation. PRELIMINARY REPORT TO HEARING EXAMINER . THE ATLANTIC RICHFIELD COMPANY - DECEMBER, 1986 PAGE-6 I DEPARTMENTAL RECOMMENDATION: .rf1 Based upon the above analysis and discussion, it is recommended that the conditional use permit, file CU-116-86 be approved subject to: ` 1. hh The applicant complying with the mitigation conditions established Y�by the Environmental Review Committee in its preliminary mitigated Determination of Nonsignificance, and 2. The applicant reducing the size of the proposed free-standing gasoline use related sign to a scale more in keeping with the surrounding residential area (and comprehensive plan designation). 1 I`i y AA:vim m istv*7 W . . .... •i . 0,.. • , 1 ctp. * i 11114----------7—; ---1 „X-.3k.,• 4dP4, Ali Oak...! ,R • AN-r-slootgokia:vo_irow,it--Alowomboi -_..-. ,:-. . -.: • • - ..,-. - - _mf44---44-4-rive4,-04,-,w.ii-....4 •,•• , ,N4 ..44. lit. (--•romir---, -41.0. 1 liPs ------ -.L. 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Oh i51.i4-1:1 ii ',.. !IP I li !' .:.I. --il INS HI Pp .. ..•I 10 F 11 !.;11.- Titi qi..elf. a: f:t P :C is 74 if IP i'llIssi r ii ir ,1 11 .1 ,,i:; iii. 41 It= iill I. .4i. tiii ,E , II ..1 id -, i 1... 4.1! :,,! to_!I d -I Iffi g 'sin, 1 P `• 6 ; u =I .-1 6, 1 511 t; I .iii lia @ ...1 , ell Wi t.‘il .ili i l ! i ,t li •i a./ • . I- gip 1:i -4 LANDSCAPE PLAN. MINI • _ . ARCO Petroleum Products Company ,.. 2, '1? NEVV AM/PM MARKET BUIDNO Division of AllonlicillthlioldCompony t ': • at NE.ard STREET & JEFFERSON AVE NE. Retail Marketing . Design&Engineering 1.71.0 A 1.1 RENTON.WASliNGTO4 -• l' 515 South Flower St.,Los Angelee,CA 90071 2. 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Q:REVISION BY ARCO 9 1YANr iNctialaW •i Sri ttY�t[n UwNniG�•h. a••52 ovr.wW h•o W T-.I„• ; y i� ��• f.•,,� rr'l' RETRACTOR BAR SECTI ® 1: "+. }•.•• • ;• ,. ; Consulting EhflTo¢¢Pf ••• Q I,yy Wbt lNeDALDeb LLnD ADDeo•A+tf, F••r„e.;e l-n o'ert.w• .,,,o 1S5'L ei :t t,r:. r:..:'. .:t C'+- 't-. s: REVISION BY B.C.E. `rYmp.4galqurua t•�y.N. Il IYc4.ODr CONTa.Cta� - , .J.L. INci a ,• ' • , `:l'.o d4�•'�-N" '.."w.. rL6 RAra„c>:u'.A. -._.-. I �..awAr tO ...•a aR w. _ ("/'' '.lt ` -.��t,f: v. 'l)It�,-lfi�.;tr• :.5-:; - .rr_'rr i`'S�:Tt-ey,,:r` ,rf f✓ 4111) 1, OF R,4 Is®r BUILDING & ZONING DEPARTMENT ax, � z RONALD G. NELSON - DIRECTOR 09 MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON,WASH. 98055 • 235-2540 0 Q 9�rED �SEPEM�� BARBARA Y. SHINPOCH MAYOR December 23. 1986 Atlantic Richfield Company 7906 186th Ave. N.E.. Suite 107 Redmond. WA 98052 Re: Application for a conditional use permit to allow the construction of a gasoline service station with a one-story convenience store building on property zoned B-1. Business Zone, file CU-116-86: property located north of N.E. 3rd St. and south of N.E. 4th St. and west of Jefferson Ave. N.E. Dear Sirs: The City of Renton Building and Zoning Department formally accepted the above mentioned application on November 18, 1986. A public hearing before the City of Renton Land Use Hearing Examiner has been scheduled for January 6, 1987. The public hearing commences at 9:00 a.m. in the Council Chambers on the second floor of City Hall. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you before the hearing. If you have any questions, please call the Building and Zoning Department at 235-2550. 4110444tit Donald Erickson Zoning Administrator DE:JMM:wr 3337Z cc: Thomas Barghausen Emma Cugini 411. 411110 hid OF R4,� 4s --- ° BUILDING & ZONING DEPARTMENT RONALD G. NELSON — DIRECTOR 0 mom p. MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 • 235-2540 co• 041 7- S0 SEPIS° BARBARA Y. SHINPOCH MAYOR December 23. 1986 Emma Cugini 353 Vuemont P1. N.E. Renton. WA 98056 Re: Application for a conditional use permit to allow the construction of a gasoline service station with a one-story convenience store building on property zoned B-1, Business Zone. file CU-116-86; property located north of N.E. 3rd St. and south of N.E. 4th St. and west of Jefferson Ave. N.E. Dear Ms. Cugini: The City of Renton Building and Zoning Department formally accepted the above mentioned application on November 18, 1986. A public hearing before the City of Renton Land Use Hearing Examiner has been scheduled for January 6. 1987. The public hearing commences at 9:00 a.m. in the Council Chambers on the second floor of City Hall. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you before the hearing. If you have any questions, please call the Building and Zoning Department at 235-2550. (p_no Donald Erickson Zoning Administrator DE:JMM:wr 3337Z cc: Thomas Barghausen Atlantic Richfield Company 4111 9' J 41° --'. ° BUILDING & ZONING DEPARTMENT RONALD G. NELSON - DIRECTOR � r o n e. ,, o MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH.98055 • 235-2540 co- 0 ,9gT`D SEPI°4‘ BARBARA Y. SHINPOCH MAYOR December 23, 1986 Thomas Barghausen Thomas Barghausen Consulting Engineers 6625 S. 190th, #102 Kent, WA 98032 Re: Application for a conditional use permit to allow the construction of a gasoline service station with a one-story convenience store building on property zoned B-1. Business Zone, file CU-116-86; property located north of N.E. 3rd St. and south of N.E. 4th St. and west of Jefferson Ave. N.E. Dear Mr. Barghausen: The City of Renton Building and Zoning Department formally accepted the above mentioned application on November 18, 1986. A public hearing before the City of Renton Land Use Hearing Examiner has been scheduled for January 6, 1987. The public hearing commences at 9:00 a.m. in the Council Chambers on the second floor of City Hall. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you before the hearing. If you have any questions, please call the Building and Zoning Department at 235-2550. (inautit Donald Erickson Zoning Administrator DE:JMM:wr 3337Z cc: Atlantic Richfield Emma Cugini AFFIDAVIT OF SERVICE BY MAILING STATE OF WASHINGTON ) )ss. County, of King ) DOTTY KLINGMAN being first duly sworn, upon oath, deposes and states: That on, the 22nd day of January , 1987 affiant deposited in the mails of the United States a sealed envelope containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below entitled application or petition. f/, 1 r SUBSCRIBED AND SWORN to before me this Ain day of �i\kUta , 1987. ��'"�N mM p l! �► n off,.,,....;.,,, yo a. ttt $ 66t 8 �,:�` Notary bl ip and or the State of Washington, � 311e,, Q rY�` residing at �.,`+ , therein. t :w •N� • wt.. ' * e Vp catiOff eitllion, or Case #: CU-116-86 - ATLANTIC RICHFIELD CO. ( Arco PETROLEUM) 41° ' lie minutes contain a list of the parties of record.) S31� 's..`.io./0..../ January 22, 1987 OFFICE OF THE HEARING EXAMINER CITY OF RENTON REPORT AND DECISION APPLICANT: THE ATLANTIC RICHFIELD COMPANY (ARCO) File No.: CU-116-86 LOCATION: West of the intersection of N.E. 3rd Street and Jefferson Avenue. SUMMARY OF REQUEST: Conditional Use Permit to allow gasoline pumps in a B-1 zone, and a Site Plan to allow a 2400 sq. ft. building consisting of a 24-hour convenience store space. The latter use is a permitted use in the B-1 zone. SUMMARY OF ACTION: Building and Zoning Department Recommendation: Approval with conditions. Hearing Examiner Decision: Conditional Use Permit and Site Plan requests are denied. BUILDING & ZONING The Building & Zoning Department Report was received DEPARTMENT REPORT: by the Examiner on December 31, 1986. PUBLIC HEARING: After reviewing the Building and Zoning Department Report, examining available information on file with the application, and field checking the property and surrounding area, the Examiner conducted a public hearing on the subject as follows: The hearing was opened on January 6, 1987 at 9:55 A.M. in the Council Chambers of the Renton Municipal Building. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit #1 - Yellow File containing application, proof of posting and publication and other documentation pertinent to this request. Exhibit #2 - Site Plan. Exhibit #3 - Elevation Plans (2 pages). Exhibit #4 - By reference, Map showing environmentally sensitive well field areas within the City. Exhibit #5 - By reference, File SP-382-79. Exhibit #6 - Revised Site Plan dated 10-30-86. Exhibit #7 - Revised Landscape Plan. The hearing opened with a presentation of the staff report by the Zoning Administrator, Don Erickson, covering such information as the site consisting of 1.42 acres measuring 295 ft. across the top and 350 ft. along the western property line; is designated at medium density/multifamily, with no other convenience stores located within approximately one-half mile of the multifamily area. He clarified this will not be a full service station with repairs, etc., but will consist of only a convenience store with outside gasoline pump islands and a clerk to be located in the convenience store. A review was given of the four issues to be considered which included compatibility, containment of potential gasoline spills, ingress and egress for the site, and safe pedestrian access to the store. Continuing, he pointed to the surrounding uses in the area and noted the site is within the City's environmentally sensitive area; there are provisions in the Comprehensive Plan to permit gasoline pumps in the area; grocery stores are permitted in the B -1 zone; the shape of the site as well as its location it is felt would not lend itself to residential uses; it is felt a community need does exist for this service as there are no other convenience stores within one-half mile of this site; and there should be no impact on surrounding properties as B-1 zoning permits 65% lot coverage and this proposal is utilizing only 10% lot coverage. Continuing, Mr. Erickson stated the development complies with the required setbacks; screening has been increased to lessen any possible noise and glare; extensive landscaping is located on the site; THE ATLANTIC RICHFIELD COMPANY CU-116-86 January 22, 1987 Page 2 public right-of-way on the site will be landscaped by the applicant; parking requirements have been met and it was suggested the large gasoline delivery tankers deliver at early AM or late PM to ensure there will be no loss of traffic movements on the site. The Zoning Administrator advised further that public improvement issues with regard to ingress and egress as well as signs were highlighted with the recommendation that the proposal be approved subject to the mitigating conditions set out by the ERC requiring secondary containment measures to prevent contamination of the aquifer sensitive areas; further setbacks from the residential areas to reduce noise and glare; pedestrian walkway; screening of light sources; a acceleration/deceleration lane on N.E. 3rd; on-site traffic circulation signs; and on-site signs to be on a scale compatible with the surrounding residential areas. An opportunity was presented for testimony in support of this proposal from the applicant or their representative. Responding on behalf of the applicant was Will Wolfert, Senior Planner for Arco Petroleum, 6625 South 190th, Suite 102, Kent, Washington 98032. Mr. Wolfert clarified the proposal is only for a 24-hour convenience store with 2 gasoline pump islands located under a canopy, with the store being 2400 sq. ft. There will be 24 parking spaces provided although only 12 are required, and there will be three underground storage tanks with double wall containment. He referenced previous applications for this site that had been approved by the city; with another member of his staff they clarified for the Examiner what they believe to be the double wall containment procedure for the tanks and how they plan to utilize on this project; there is one free-standing sign proposed for the project; the proposal is located where 3 streets intersect, with N.E. 3rd being the major arterial and traffic from this site being directed toward N.E. 3rd away from the adjoining apartment complex and single family area located nearby. Mr. Wolfert stated the property is 1.24 acres in size, there are three separate legal lots involved on this site; the unused lots are not anticipated to be developed or sold in the foreseeable future but will be landscaped; access will primarily be from N.E. 3rd Street; reviewed the ingress and egress for the property; and stated utilities are included in the vicinity of the site. He presented a revised site plan and continued with a review of the plan stating it shows turning restrictions on both driveways located on the site; feels there is a community need for this proposal; feels there will be no impact on adjoining residential development; there will be extensive landscaping to provide a buffer as well as fencing and screening; a walkway will be located along the west property line; proposed site coverage is less than 10%; and there should be no intrusion of headlights into the residence located at the end of the driveway. Mr. Wolfert advised the applicant would have no problem with any of the conditions suggested by staff. Referring to the proposed sign for the site,he stated the sign would be 28 ft. and is within the code requirements for the B-1 zone and will be placed as far as possible from any residential development (190 ft. from the apartment complex and 255 ft. from the residential development to the north). The sign is to be oriented toward N.E. 3rd. The billboard currently located on the property is to be removed. He had no further comments at this time. Testifying further for the applicant was John Lacey, Site Acquisition Representative for Arco Petroleum, Suite 107, 7901 168th Ave. N.E., Redmond, Wa. 98052. Mr. Lacey referred to the gasoline storage tanks and the permeable layer material and stated it can create a problem because it is possible one may not know there is a gasoline leak until the gasoline has disappeared. They have gone to double containment tanks which contain a space 4 - 6 inches around the tank with monitoring devices between the two tanks which will detect if water is taken in from the ground or if gasoline has leaked out onto the ground. Speaking to the sign, he said they intend to remove the billboard on the property; being aware of the residences on 4th has prompted them not to place a sign on that side of the property; and the size of the sign must serve them for advertising, especially with regard to the price of gasoline at their establishment. Further testimony was given from the applicant's representative, Tom Barghausen, 6625 So. 190th, Suite - 102, Kent, Washington 98032. A further review was given of the proposal and Mr. Barghausen stated it is felt the technical issues have been addressed on this proposal; feels the design takes into consideration the possible impacts of a 24-hour proposal; the location of the building; landscaping and buffering; sensitivity to surrounding properties; noise and light; feels there is a definite need for this proposal in the neighborhood; noted they have placed the project and all activities associated with same as far as they could in the southwest corner of the property to lessen any suggested protrusion into the surrounding neighborhood; and closed stating he feels the applicant has provided a plan that will be of benefit to the community as well as the City. The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at 11:15 A.M. FINDINGS, CONCLUSIONS & DECISION: Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1. The applicant, Atlantic Richfield Company, filed a request for approval of a Conditional Use Permit to allow installation of gasoline pumps in a B-1 (Business/Commercial) zone, along with an accessory 24-hour convenience store. THE ATLANTIC RICHFIELD COMPANY CU-116-86 January 22, 1987 Page 3 2. The yellow file containing the staff report, the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit #1. 3. The Environmental Review Committee (ERC), the City's responsible official, issued a Declaration of Non-Significance (DNS) for the subject proposal. 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. There was no opposition from the public regarding the subject proposal. 6. The subject site is located between N.E. 3rd Street and N.E. 4th Street, 135 ft west of Jefferson Avenue N.E. 7. The site was annexed into the City in June 1966 by the adoption of Ordinance 2249. The site was rezoned from the G zoning it received automatically upon annexation, to its current B-1 (Business/Commercial) classification by the adoption of Ordinance 2655 in August, 1971. There have been a number of applications submitted for development of the subject site. A 7-11 Store was approved prior to the development of the apartment complex west of the site. It was never constructed. Other applications have been submitted but conditioned to eliminate the 24- hour aspect. National Car Wash has withdrawn its application. 8. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of medium density multi-family uses, but does not mandate such development without consideration of other policies of the plan. 9. The subject site is part of a B-1 district which is located between the convergence of N.E. 3rd and N.E. 4th Streets. Part of this district contains Renton Housing Authority subsidized housing. This housing is west of the subject site and shares approximately 150 feet along the west property line. An L-1 district is located south and west of the site. 10. North of the site, north of N.E. 4th Street, is a large R-1 district. Single family homes in this district are located immediately north of the subject site. Immediately to the north of the site is one single family home with approximately 60 feet of frontage along N.E. 4th. It is the home itself, not the lot, which is 60 feet wide in this aspect. These property owners did not receive special notice which had been required by the City Council when the National Car Wash application was remanded. Since National Car Wash withdrew that application, notice was not sent out for this separate request. 11. N.E. 3rd Street is a major arterial. The intersection of N.E. 3rd and Jefferson is now controlled by a new traffic signal. N.E. 4th, north of the site, is a designated collector arterial. Traffic Engineering has recommended a minimization of curb cuts along N.E. 3rd to protect its arterial status. In addition, the site is located just west of the Jefferson intersection on a curving portion of N.E. 3rd which also makes access a sensitive issue. 12. The applicant proposes constructing a 24-hour convenience store and 2 pump islands. The applicant submitted modified plans just prior to the public hearing. The modifications concerned mainly the landscaping and sidewalk access for the site. Those plans were not thoroughly reviewed by staff. The description of the project is based upon those modified plans. 13. The store would be located more or less centrally along the subject site's west property line and 10 feet from that west property line. A sidewalk would connect the store to the sidewalk along N.E. 3rd Street. Sidewalks would be provided from the N.E. 4th frontage to the vicinity of the store. These latter sidewalks could meander through large expanses of lawn approximately 150 feet deep on either side of the proposed driveway connecting to N.E. 4th Street. 14. • The northern driveway to N.E. 4th would be 30 feet wide. A single family home located on the north side of N.E. 4th is located directly in line with this proposed driveway. The existing home is configured in such a manner (it is 60 feet wide), that it appears unlikely that realignment of the proposed drive could totally eliminate headlights from illuminating the home at night. 15. The applicant has proposed denser landscaping at the junction of the driveway with the parking lot to minimize glare when cars are maneuvering in the parking area. Denser landscaping has also been proposed for the perimeter of the site. This double tier of landscaping is proposed to screen out stray light from headlights except when the driveways are in use. Landscaping would also be provided along the public right-of-way and in the relatively large triangular portion of the right-of-way at the east end of the site where N.E. 4th and N.E. 3rd Streets meet at an angle. 16. A billboard located at the east end of the site would be removed. The applicant proposes placing a 28 to 32 foot tall sign along the N.E. 3rd frontage. Staff has recommended the size be THE ATLANTIC RICHFIELD COMPANY CU-116-86 January 22, 1987 Page 4 scaled back in consideration of the fact that the site is designated for residential uses on the Comprehensive Plan and is located adjacent to a multiple family apartment complex on the west and single family homes on the north. The applicant contends that a sign this size is necessary at this location to attract clientele. 17. The two pump islands would be covered by a 30 by 53 foot canopy. The gasoline service area would be just off of the N.E. 3rd frontage, located approximately halfway between the two driveways proposed for N.E. 3rd. 18. These two driveways would be 40 feet wide to allow easy entry and exit onto the arterial. The easterly driveway closest to the Jefferson intersection would be limited to right-in/right-out only to avoid conflicts with the center left turn lane for access to Jefferson from N.E. 3rd. The westerly driveway would allow both left and right turns. An acceleration/deceleration lane reservation along the frontage would be provided and would be constructed if necessary. 20. The subject site is located in the well field protection area in that portion of the area designated "Sensitive Area." At Page 4-3 of the Well Field Protection Study (August, 1984) the following statement is found: "To maximize protection of the aquifer, it is recommended that commercial businesses in these areas be limited to non-polluting activities." At Page 4-2: "To the extent possible, the City should control land use and activities with the aquifer. area." "Policies that limit land use within the aquifer recharge area offer Renton one of the most effective means of preventing aquifer contamination." (page 4-2). 21. "Leakage of petroleum near the wells could cause serious contamination to the aquifer. Petroleum product would rapidly migrate vertically through the permeable soil to the water table." "Service stations within the aquifer recharge area pose a continuous threat to the quality of Renton's water supply." Even small quantities of petroleum product can contaminate large volumes of water." (3-6). "Efforts to clean up petroleum contamination can be very expensive and their results are not always successful." (3-7). "An early detection system will not prevent a leak from occurring, nor will it guarantee that the product will not reach a well. Such a system will also not reduce the long-term threat of aquifer contamination associated with a service station or eliminate the need to clean up contamination should leakage occur." 19. The applicant proposes double wall tanks to provide a safe installation. Monitoring equipment is located between the tank walls and would detect leaks in either wall of the tank - measuring infiltration into the interspace of either gas through the inside wall or water through the outside wall. Additional protection/detection measures have been required by the City for newly approved gasoline stations in the City. The additional measures have been particularly imposed when the station is within the vicinity of a well field or natural water feature. The measures include lining the area in which the tanks and distribution lines and pumps are located with a gasoline impermeable material and the addition of further monitoring equipment. 20. Parking would be provided as required by code. Twenty stalls would be located on the site. 21. The facility is proposed to be available 24 hours per day, seven days per week. The Building Division indicated that this could have an adverse affect on the single family homes north of the site. CONCLUSIONS 1. The applicant for a Conditional Use Permit must demonstrate that the use is in the public interest, will not impair the health, safety or welfare of the general public and is in compliance with the criteria found in Section 4-748(C) which provides in part that a. The proposal generally conforms with the Comprehensive Plan; b. There is a general community need for the proposed use at the proposed location; c. There will be no undue impacts on adjacent property; d. The proposed use is compatible in scale with the adjacent residential uses, if any; e. Parking, unless otherwise permitted, will not occur in the required yards; f. Traffic and pedestrian circulation will be safe and adequate for the proposed project; g. Noise, light and glare will not cause an adverse affect on neighboring property; h. Landscaping shall be sufficient to buffer the use from right-of-ways and neighboring property where appropriate; and i. Adequate public services are available to serve the proposal. THE ATLANTIC RICHFIELD COMPANY CU-116-86 January 22, 1987 Page 5 The requested Conditional Use appears unjustified and should be denied. 2. The applicant's arguments were revealing but notwithstanding that, countervailing arguments appear to exist. One: Is there a community need for a 24-hour convenience store - the term 'convenience' itself demonstrates the contradiction. Convenience does not demonstrate need. While it might be convenient to have such an operation along the N.E. 4th corridor, is this the right location? 3. Access is not great. The northern access is directly across from single family homes which cannot be protected from headlight glare as cars exit the site. The driveways along N.E. 3rd may require right-in/right-out limitation, and one driveway is located uncomfortably close to the signal controlled channelized intersection of N.E. 3rd and Jefferson. Because it is so close to the intersection, left turns have been prohibited to avoid conflicts with turning movements. 4. The applicant's arguments indicating the need for the larger sign demonstrate that the site located near the top of a curving hill must be made highly visible to attract patronage. The north driveway cannot but direct cars directly at a single family home. A highly visible 24 hour a day operation does not appear to be an acceptable neighbor for residential uses. 5. The applicant rightly noted that this office and the City Council have safeguarded this area in the past. While a 7-11 may have been approved, it was approved prior to the construction of the apartment complex immediately to the west of the site. Patrons would be opening and closing doors, starting cars, idling cars - all within earshot of an apartment complex. 6. The second countervailing factor: A gasoline service station can no longer be constructed in just any location in the City. This limitation is a relatively recent change in the City Code. Gasoline storage and sales have generally been recognized as a hazardous activity. At first, this was primarily due to gasoline's explosive nature. Gasoline sales and storage is now recognized as hazardous due to the poisonous and carcinogenic chemical properties of gasoline. (Page 3-6, Well Field Study). 7. The site is located in an area designated "Sensitive Area" on the map distributed by the City of Renton Water Department entitled "Protect Your Water Supply." And while the applicant proposes a double wall tank containment system, as certain recent events both in the City (Olympic Pipeline leak) and elsewhere (various service station leaks and leak at Sea-Tac Airport) demonstrate, the best of intentions and technologies occasionally fail. Why jeopardize the City's aquifer for a convenience/gasoline store? 8. The reason a limit was imposed on the once unrestricted placement of gasoline stations was to occasionally give the City the option of saying that the proposed gasoline service station was inappropriate in the area proposed. In this case it appears that when weighing the various factors, the neighborhood and the neighbors, the zoning, the Comprehensive Plan, past decisions, the underlying or adjacent sensitive aquifer, the 24-hour operation, the landscaping and setbacks, that the proposed use should not be approved for the proposed location. 9. While it is quite apparent that the applicant has gone to great extents to provide a reasonable backdrop for the proposed 24-hour convenience store and gasoline pumps, the combination is inappropriate for the proposed location. The site is sensitive. A single family home directly north cannot but be affected by cars leaving the site all hours of the day and night. The site sits above a well field protection area. 10. And while this office recognizes that the site is located at an incredible vantage point, the first or last such gasoline station, depending upon direction of travel, economic considerations are not sufficient to approve the use. Site Plan approval was also required since while the site was zoned B-1, it was adjacent to single family, and was designated in the Comprehensive Plan for residential uses. There are any number of business office or service uses which could be established on the site which would not invite or generally encourage 24-hour traffic and noise. 11. While the site's amenities as a focal point for traffic on N.E. 3rd/4th is what the applicant is attempting to exploit by placing a convenience store in this location, sensitivity to surrounding uses would appear to militate against such an operation in this location. 12. Finally, this office is tempted to conclude that the proximity of the subsidized housing encourages the applicant or property ownership to apply for a series of 24 hour a day operations which could at best be described as marginally compatible with the surrounding residential uses. The City has been placed in the position of having to deny a series of requests which appear unjustified. There must be other uses for the site which do not operate during the evening hours, and certainly there must be reasonable uses which do not require 24 hour a day, 7 day a week operation. While the proposed buffers, as indicated above, appear substantial, buffering THE ATLANTIC RICHFIELD COMPANY CU-116-86 January 22, 1987 Page 6 alone may not be enough. Certain other retail uses or office uses which would not encourage substantial evening hour patronage could also be established. 13. In addition, the applicant has indicated that additional uses might be proposed for portions of the site which would thereby eliminate some of the landscaped areas opening up more of the site to late hour visitation. The applicant would not agree to refrain from this potential additional development. 14. In conclusion, when the proposed hours of operation are coupled with the proposed use, a gasoline service station, a use particularly singled out as incompatible with the City's objective of protecting and preserving the well field, it is apparent that the request should be denied. 15. While this office does not generally, at this stage, provide guidance to the City Council in anticipation of an appeal, this office has recently approved similar gasoline service uses and I thought the Council should be apprised of the conditions which were imposed to protect ground water quality, whether it be a well field or Honey Creek. Those conditions are attached for your review. DECISION The Conditional Use Permit and proposed Site Plan are not approved. The requests are denied. ORDERED THIS 22nd day of January, 1987. FRED J. KAUFMAN HEARING EXAMINER TRANSMITTED THIS 22nd day of January, 1987 to the parties of record: Will Wolfert 6625 South 190th, Suite 102 Kent, Washington 98032 Tom Barghausen 6625 South 190th, Suite 102 Kent, Washington 98032 John Lacey 7901 168th Ave. N.E., Suite 107 Redmond, Washington 98052 TRANSMITTED THIS 22nd day of January, 1987 to the following: Mayor Barbara Y. Shinpoch Councilman Richard M. Stredicke Richard Houghton, Public Works Director Larry M. Springer, Policy Development Director Members, Renton Planning Commission Ronald Nelson, Building & Zoning Director Don Erickson, Zoning Administrator Glen Gordon, Fire Marshal Lawrence J. Warren, City Attorney Renton Record-Chronicle Pursuant to Title IV, Section 3015 of the City's Code, request for reconsideration must be filed in writing on or before 5:00 P.M. February 5, 1987. Any aggrieved person feeling that the decision of the Examiner is based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth the specific errors relied upon by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title IV, Section 3016, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of $75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. • THE ATLANTIC RICHFIELD COMPANY CU-116-86 January 22, 1987 Page 7 The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. � u I • IRE FOLLOWING CONTAINS AN EXCERPT OF THE CONDITIONS IMPOSED ON RECENTLY APPROVED PLAID PANTRY STORES TO PROTECT GROUND WATER. DECISION The Conditional Use Permit and Site Plan requests are approved subject to the following conditions: 1. The installation of state-of-the-art double wall gasoline storage tanks and subsystems which shall include monitors between the tank walls. 2. The installation of impermeable barriers between the tanks, pumps and pipes, and the underlying and surrounding soils; and the installation of monitors between the gasoline system and the barrier. • 3. • For purposes of this decision "state-of-the-art equipment" shall mean and be defined as: the most modern and technologically advanced system known for gasoline containment purposes, and shall be of the type of equipment which is installed where the strictest of leak detection and prevention is required. 4. The execution of Restrictive Covenants assuring the removal of the entire underground system if the operation should cease or be discontinued for more than 12 consecutive months. The covenants shall require that the then property owner has the legal and economic responsibility for removing the system, but failure to do so shall entitle the City to accomplish that purpose by entering onto the property and removing such equipment in any reasonable manner necessary. 5. 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U ;�X;• _ - � .fA•"'')� ••+' .. - L'S - • - :,�iE'r::.r,.tr:i' N Gir°°R.s.,+r¢f•oian^e IP•.Idm. 1 ,dLn Duna Sssr,u.1=1 evrM I 2 ® `' 1 _tt t•;\'-^l -'�' �'i• ...I•'..'' • .t fY= -r:•=,?�'ft..1}�X ... .�....m...=�e iw°imr AL4 RLL6+.CP:,.iAllf __._._. •.rs, to rGr ,-.,`:16 ..I'.',� ,,.••'' S k.....,. . 7..-g .- f -ou4k...Lo P4:..:j•1 ;''i•-•• r( ~f. r' :�4r:'F�• ::44k':cIy:{:;�::6,..1' • Imo\ 11` `\ • 3342Z BUILDING AND ZONING DEPARTMENT PRELIMINARY REPORT TO THE HEARING EXAMINER PUBLIC HEARING APPLICANT: The Atlantic Richfield Company LOCATION: Located north of N.E. 3rd Street and south of N.E. 4th Street and west of Jefferson Avenue N.E. FILE NUMBER: CU-116-86 A. SUMMARY & PURPOSE OF REQUEST: The applicant seeks approval of a conditional use permit to allow gasoline pumps in a B-1, Business Use Zone and a site plan to allow a 2400 square foot building consisting of a 24-hour convenience store space. The latter use is a permitted use in the B-1 zone. B. ISSUES FOR CONSIDERATION: 1. Whether this proposed vehicular-oriented use, as submitted, is compatible with the surrounding residential area to the north and west of the site? 2. Whether sufficient provision has been made to contain potential spills and leaks of hazardous materials related to the operation of the proposed gasoline pumps? 3. Whether vehicular ingress and egress from the site has been developed sufficiently to minimize impacts on off-site vehicular circulation? and 4. Whether sufficient provision has been made to facilitate safe pedestrian access to the convenience store from surrounding residential areas and Renton Vocational School? C. GENERAL INFORMATION: 1. Date of Application: November 18, 1986 2. Owner of Record: Emma Cugini 353 Vuemont Place N.E. Renton, WA 98055 3. Applicant: The Atlantic Richfield Company 4. Location: (Vicinity Map Attached) West of the intersection of N.E. 3rd Street and Jefferson Avenue 5. Existing Zoning: B-1, Business Use 6. Existing Zoning in the Area: L-1, Light Industry District; G-1, General Zone; and R-1, Residential . Zone 7. Comprehensive Land Use Plan: Medium Density, Multi-Family Residential . PRELIMINARY REPORT TO THE HEARING EXAMINER THE ATLANTIC RICHFIELD COMPANY DECEMBER, 1986 PAGE 2 1 8. Size of Property: + 1.42 acres 9. Access: N.E. 3rd Street 10. Land Use: The site is cleared and vacant and covered with uncut grass. No improvements exist on the site. 10. Neighborhood Characteristics: North: Single-family residential East: Governmental South: Governmental West: Multi-family D. HISTORY/BACKGROUND: Action File Ordinance Date Annexation --- 2249 June 22, 1966 Rezone (G to B-1) R-676-71 2655 August 16, 1971 Short Plat Short Plat-382-79 --- August 17, 1979 Waiver W-383-79 --- August 17, 1979 Lot Line Adjustment LLA-025-79 --- December 26, 1979 Site Plan Approval SA-008-86 --- May 14, 1986 E. PUBLIC SERVICES: 7"1 t -- 1. Utilities: a. Water: An 8-inch water line is located directly north of the site along N.E. 4th Street and a 16-inch water line is located directly south of the site along N.E. 3rd Street and a 12-inch water line runs east of the site along Jefferson Avenue N.E. . b. Sewer: An 8-inch sanitary sewer line is located north of the site along N.E. 4th Street. c. Storm Water Drainage: Storm water flows into an existing storm water system. 2. Fire Protection: Provided by the City of Renton as per ordinance requirements. 3. Transit: METRO Transit routes #110 operates along N.E. 3rd Street. 4. Schools: a. Elementary Schools: N/A b. Middle Schools: N/A c. High Schools: N/A 5. Recreation: N/A F. APPLICABLE SECTIONS OF THE ZONING CODE: 1. Section 4-711, Business Use (B-1) 2. Section 4-748, Conditional Use Permit G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN OR OTHER OFFICIAL CITY DOCUMENT: 1. Objective A. , Commercial Areas, Commercial Goal, Policies Element, City of Renton Comprehensive Plan Compendium, January 1985, p. 16. • PRELIMINARY REPORT TO THE HEARING EXAMINER THE ATLANTIC RICHFIELD COMPANY DECEMBER, 1986 PAGE 3 2. Objective B., Commercial Structures and Sites, Commercia l Goal, Policies Element, City of Renton Comprehensive Plan Compendium, January 1985, p. 17. 3. Objective C. , Neighborhood Commercial Areas, Commercial Goal, Policies Element, City of Renton Comprehensive Plan Compendium, January, 1985, pgs. 17 and 18. H. STAFF ANALYSIS: 1. The applicant, the Atlantic Richfield Company, is requesting approval of a conditional use application to allow gas pumps in a B-i zone. 2. Because the proposed development is located in an environmentally sensitive acquifer protection area, it is not categorically exempt under WAC 197-11-800. 3. Because conditional use permit developments are exempt from the requirements of site plan review, no such review was carried out by the Environmental Review Committee. 4. The ERC did issue a preliminary mitigated Determination of Non-significance on December 18, 1986. The Environmental Review Committee, upon review of the project, felt that secondary containment measures were needed to prevent contamination of the City's aquifer sensitive area. In addition, they requested additional set back from nearby residential areas to the northwest to reduce noise and visual impacts; a clearly delineated and separate pedestrian walkway connecting the convenience market to nearby residential areas; screening of bright on-site sources of illumination; a future acceleration/deceleration lane along N.E. 3rd Avenue; on-site traffic circulation signage; and on-premise signage more in scale with the surrounding residential areas. Conditional Use Permit 5. The subject proposal, as required to be mitigated by the Environmental Review Committee, will generally comply with most of the eleven conditional use criteria listed in Section 4-748(C). The following highlights some of the more pertinent criteria: Comprehensive Plan: The subject site is shown as medium density residential on the Land Use Element of the City of Renton Comprehensive Plan, revised April 1985. The proposed use is not in keeping with the land use designation for this area. Neighborhood commercial uses presumably could be provided in the L-1, Light Industrial zone to the east of the site on N.E._ 3rd across from the Renton Vocational School and have not been done so. The nearest shopping is located nearly a half mile to the east. This zone does allow gasoline service stations but is silent in regard to convenience stores. In regards to compliance with the City's general goals and objectives for commercial areas it would appear that the subject proposal does generally comply. Where it does not, the mitigation conditions of approval imposed by the ERC in their SEPA review will result in compliance. Although the Comprehensive Plan designates this area for medium density residential use, the site in question, at the conjunction of three streets, would not appear to lend itself that well to residential uses. This and the fact that the intensity of commercial proposed is very low suggest that with appropriate conditions these dissimilar land uses can be made compatible. PRELIMINARY REPORT TO THE HEARING EXAMINER THE ATLANTIC RICHFIELD COMPANY DECEMBER, 1986 1 PAGE 4 The provision of a convenience store adjacent to an existing residential enclave of some magnitude should help minimize travel and congestion and generally promote safety in the neighborhood by lessening travel distances both by car and on. foot. With an increased setback along the west property line and screening of bright light sources, the proposed commercial use is expected to be compatible with the residential land uses. The uses proposed, convenience food and gas pumps, appear compatible certainly from a convenience standpoint. Circulation on the site and its interface with abutting streets will be adequate for emergency and service equipment. The site plan design is expected to provide for the efficient and functional use of the site. Any future development at a latter date, however, will have to be carefully evaluated to ensure that the existing level of efficiency is maintained. The mitigation measures called for by the ERC are expected to avoid adverse impacts on adjacent properties. In terms of neighborhood commercial policies, the proposed uses are in general compliance. Although the site is not located at the intersection of two arterials, there are no such intersections in \155 the immediate area. Also, this policy appears to be intended for I larger neighborhood commercial areas. The proposal does comply with the policy pertaining to utilizing only one corner of an intersection, however, and it is sufficiently spaced (more than a half mile) to ensure no encroachment on another commercial areas service area. Community Need: Although inconsistent with the Comprehensive Plan designation for this area, the proposed use does appear to make sense at this location since there currently are no neighborhood convenience stores in the immediate area. The proposed location, although not at the intersection of two arterials, is located at the elbow of a major traffic arterial, N.E. 4th Street. It is also within easy walking distance of the abutting medium density multi-family area. Effect on Adjacent Properties: The proposed use has a lot coverage of less than ten (10) percent, well under the 65% allowed in the B-1 zone. In addition, it exceeds the ten (10) foot front and street setback requirements.* In addition, a five (5) foot landscaped rear yard/side yard setback is provided, although none is required under the B-1 zone. With the mitigation measures imposed for the DNS, it is unlikely that the proposed use at this location will result in substantial or undue adverse effects on adjacent property. Compatibility: In general, staff believe that the proposed use is compatible with the residential scale and character of the neighborhood. The ERC did feel the free-standing sign was somewhat out of scale and did encourage a reduction in its size so as to be more in keeping with the adjacent residential uses. *The applicant's free-standing sign will have to be set back an additional etive 5 t from the N.E. 3rd Avenue property line in order to comply with the front yard setback. PRELIMINARY REPORT TO THE HEARING EXAMINER THE ATLANTIC RICHFIELD COMPANY DECEMBER, 1986 PAGE 5 Parking: At-grade parking is proposed and is appropriate for this use. The proposal appears to comply with all parking and loading requirements specified in Chapter 22 of Title IV. Some conflicts with parking spaces and tankers servicing the storage tanks may occur. It is suggested that deliveries be limited to late evening or early morning hours (before 7:00 a.m.). Traffic: . The Engineering Department has reviewed the applicant's plan and requested the provision of an acceleration/deceleration lane along N.E. 3rd Street. It has also requested that "no left turn" signs be posted at the curb cut on N.E. 3rd Steet closest to the intersection of N.E. 3rd and Jefferson Avenue N.E. Noise, Glare: The ERC in reviewing the applicant's environmental checklist felt efforts should be made in siting the driveway on N.E. 4th Street so as to minimize glare from exiting cars on the single family dwellings to the north. It also thought that consideration should be given to reducing the height of the applicant's free-standing sign. These recommendations were believed to be more appropriate to site plan approval and were, therefore, not made a condition of the DNS-mitigated. Landscaping: The applicant has submitted a landscape plan indicating extensive landscaping of all areas not occupied by paving or building. Public Improvements: The ERC, as a mitigating measure in issuing its DNS for this project, has required the applicant to provide a future acceleration/deceleration lane at the onset of the project. Other utilities and public services were deemed adequate for the proposal based upon comments received from reviewing departments. The major issue regarding the gasoline pumps and underground storage tanks is the potential for leaks from these tanks adversely effecting the City's domestic water supply since the site is on the edge of the Cedar River aquifer "sensitive area". The ERC, in reviewing the applicant's environmental checklist and making its preliminary threshold determination, was concerned about this issue and conditioned its determination of nonsignificance on the applicant providing a secondary containment system for both underground tanks and piping that can be monitored. In addition Engineering is seeking an infiltration system that is to be designed into the applicant's "retention/detention" system for storm drainage. If implemented, it is believed that these systems will provide a reasonable level of protection to the City's well system. Other conditions that the ERC imposed as a part of their environmental review are expected to address the other major issues identified. A ten (10) foot landscape buffer along the west property line is expected to make the proposal more compatible with the existing low/moderate income housing project that abutts a portion of the site here. Screening of stationary lighting (in excess of 300 watts) is also expected to make the project more compatible at night with surrounding residential areas. The provisions of a clearly delineated and separate pedestrian walkway system connecting the convenience market to N.E. 3rd Street and N.E. 4th Street will also make this facility more usable and, therefore, more compatible to the surrounding residential area. The provision of appropriate on-site signage and a future acceleration/deceleration lane on N.E. 3rd Street is expected to minimize impacts on off-site vehicular circulation. PRELIMINARY REPORT TO THE HEARING EXAMINER THE ATLANTIC RICHFIELD COMPANY DECEMBER, 1986 PAGE 6 I. 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NF Ai lb' t0 • • .:,/ r' t K >'Y,_ a 1'Q •7, • nZph1 • s I�°a-„ ?e TJ .L�.�I,., \ILL�'`• , _....�i •5 t0 1. ,c•" (••,7 y Aii\�, o I .M •:, \ ht ' „ • • { � Sly �'- Ly 1 ..� � a .....) , ,.z.....,: '.L,,„,Ps....,,f.6.5.- .if.........-..4 .:4 ,Iv.. ,ic, ' ,ai:•!.. '•:v ' . I I °e' ' po Ill Ji. � • [ u - \ -jL:: + �w ,%•• ‘'•'‘' ', •�I•1 ' • -),, v Wm"'F5 !7 37 �1 47 s • �.. .f 10 '°t . ' 1 J= ti ) 65 • s j :'' !•-rli:' .r\ WINDSOR HILLS I ��; i ®®5'� 5, 6e4:—,ilY r� _•_- R r+ e` PP an q \ E PARK ,J--f ET r d� -=j'I• 69 0,' r=f •JOCA1 low,' ' I ' `• e k,! IP4.?0l H,`'1'9 c 741 3 ?.7, 6-; 7c ' -I I•~ i• —�(HOOI ' • ,e.4 a„,k,,,,,,•7,.., 4- , , • G , �i ,' I j • ) I +y}7 • 1t111 • /' .:11"-.1.. *: 2 • • ' \ II I THE ATLANTIC RICHFIELD COMPANY . 4 CONDITIONAL USE PERMIT: CU-116-86 ' • . t 1 4• APPLICANT THE ATLANTIC RICHFIELD• CO. TOTAL AREA 1.42 ACRES ' I - • PRINCIPAL ACCESS N.E. 4th STREET AND N.E. 3rd STREET. - AI . EXISTING ZONING B-1 (BUSINESS USE) ; EXISTING USE VACANT LAND - UNDEVELOPED. r • PROPOSED USE GASOLINE SERVICE STATION WITH MINI-MARKET. 1 COMPREHENSIVE LAND USE PLAN MEDIUM DENSITY MULTI-FAMILY. ! 1g 1 • COMMENTS • ' 1 1 1 • 11.E -- _ ... a ,., i...d..1 `"an 1 Mr"r fiiiyebfie ewer, h, me Srfe. & „7'1afia/K, the 5iiiie c€'yjof k 5-47 G Ae "der e e' aaeif. 2 ear 6e 49i-dwell.1. bceaUjc the P• e C/aie /wit M I/ a. rfl'il deed ct/ 12:i1c? Pet er/Wa e ®/ /he CQ-airrnei' 1.1-,h® ale "he .C771e 149/7/ 6e "t"��f/fr( -°17--f; /le j-de ,i74.0ald is6e Pede°11.end a'ild//57°1‘lie faiCe Syfrer pci 4// oteaLe c7e4 5-7er 'e e'46 "C 'he pia foal 0 0,1..1CT DATE: �� P/�� SIG ✓ URE OF DIR OR OR AUTHORIZED REPRESENTATIVE of- . Madei d'l c.t?f aid/ u /lefT i'Ae J? te. REVISION 8/19 x__ , 7; e �ale� . 4 aV i , o� %e 6c.'e7d (*el- t'!o 7--_g� 1 REVIEWING DEPARTMENT/DIVISION ; Ej APPROVED El APPROVED WITH CONDITIONS El NOT APPROVED /t/onE".• IN AQv/FE, deReMA .G 4 e 4 .._.... lila BMW TO — OF®F '€J.4.S - PV/A.c dig 11 .�S4V,E TO .4�ra7 nun /9 C � ,,.c s /Y/�? "3 T/0a 1. a -SEWER ` , US 3 DUMP i . CHARGE-GRATER SA/ �'a• X 6'2,2.32 Liz- 0%2,44n ar SYSTEM P E GNARGE-SEWER Oae¢ 0:.:.. ,/ _ '�, L89• fib' SPECIAL figISSMEDT AREA CHARGE-WATE11 r A// :s f` SPEW&ASSESS=P.REA Ci►9.,CE SEWER : . / APPROVED WATER PLAN4 :w M�—k`,��i•n+au. uau�iM+'r'Jea.Yhw 9�MJk 4'�ie„•. ;.r.+.hAI�• 11T'ff b fffIREE11DAla:'e 6i:vA7i.^,t�S _ . . C=111E Bad. .T FIRE FL d p,.: YStS _. 4Pr. dk , DATE /a; / 8'.61) SIGNATURI OF DIRECTOR OR AUTHORIZED REPRESENTATIVE REVISIONS S/1982 _....,.. . :,- . .. Form 182 REVIEWING DEPARTMENT/DIVISION : Z ILaiX I 0 APPROVED 11,; APPROVED WITH CONDITIONS JJNOT APPROVED Q1 I E G o A wv 0\0 ►'c DO i iv& .-30 m E S--(RCL1 1Jr c c Moil) �,E. 3 1-� c �O i ''1A•'r OF D9 DATE: 2 2:11 i OR OR AUTHORIZED REPRESENTATIVE I ' REVCSIO J S/1982 ' ' Gc ,s, �-Z o7-7 `Z/ .-- 3 _- G. z , ,��"� , / 2. 2_ �, , -7-- 7_- ".1.- --ec, , ?-.-e------4:' 3_ Z- r,,,,_;.e7 - , _ ('- --, -,--,& , -/_,--7;,z /// --- ---- c'/- t-ez------ e''7 --/-- -v az --7 - .„.v.4.-e _,....{ - , _ ---e-e--4-,-:-..-2 __:,,,_,I," . 7/ • c-F' `ei= DATE: 102/ 8 SIGNATURE OF DIRECTOR OR AUTHORIZED REPRESENTATIVE REVISION 6/1082 Form 182 :.. REVIEWING DEPARTMENT/DIVISION; ,a-D-<=' 0 APPROVED 110 APPROVED WITH CONDITIONS JJ NOT APPROVED • ID le r ;i2„-) 5/6 5 --eige• 8 L 0 .5- zwcz 57— ./2'r =7' B L .v co p .s ( l/l DATE: 11- Z/ -.?42‘ SIGNATUR F DIR ECTOR OR AUTf-IORIZED REPRESENTATIVE . . REVISION 6/9082 - - - - Form 182 REVIEWING DEPARTMENT/DIVISION : Ell APPROVED BIPPROVED WITH CONDITIONS J NOT APPROVED Av /-'Pew C'o.e,ers sv® 0,e.o/.Y 4 itvcma's ,e2a4r C o,004® °c s.® Ai/ Tes✓, .2• ��mrvfy P—AL,,, A/ya.F,2w e— !.v /77..0/.v/ /.So' o .c .S T1¢ve..Lei.'e, -F. iii®A o,Q'i a7 E A'/,ems- i ',0o c..r e//,):*o /.r o?o1 SD 4 .1 /rl. 7 ' �' CorJ® 64,s /'c/y8 7nJ v ,�'4-p ed/�.a-d �ePs7' .D •C' Al/Ts # ) mod® a c ,j�t/cTa,e,g, 44 J cie s 6 e-/'o /&co T iv , Arj AQ(4/!sz'.e.2 .S'a,v_s- 'e®try 609.ee,9, d" R ,,e,r� (87 .A-jeE e�i� ...5 C s v,,4,� aatvTkl-/A✓;7/2,gstii s', f jel'e C o A✓sT.'.. - 7E® i•e-- i 6 e4 1 Ts�yr//ra /hi)D P/i"/A/4/ Apia® / aL0 "7-20Ni70 ..-A a3y /)6',0,moo a,'f 171 e'AA/S -e& a9 DATE: Le! i9S1 SIGNATURE OF DIRECTOR OR AUTHORIZED REPRESENTATIVE . 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D fff / G` re: i,, // ,, i :.ci"/iheS" c`�/G,71,�71e / Tra ',o 6h21ha,Crrn E �J� t e_ -` c?7 `-�- 4 _, DATE: SIGNATURE OF DIRECTOR OR AUTHORIZED REPRESENTATIVE / REVISION 5/1982 Form 182 REVIEWING DEPARTMENT/DIVISION : J El APPROVED fl APPROVED WIT CONDITIONS � NOT APPROVED —__ i-1..e. ` i .c: (,---- . -----3 /.,___ , 2-4 27A- e'l 't lt v 1 v r )11, it' N` 0 yam, ! !.�; `r ifY' M DATE: SIGNATURE OF DIRECTOR OR AUTHORIZED REPRESENTATIVE REVISION 6/1982 Form 182 REVIEWING DEPARTMENT/DIVISION : / f ( 06-V-6LAV/YICALT— ® APPROVED APPROVED WITH CONDITIONS ® NOT APPROVED — 030.77A14179° cel"ti_i±j / eL ,,,--"itia,,,,„,,,,_e,&„ 1,,,,,a_...,„__ Az-fil,,. ..1.e1;) 4 Meedeel Y1( 1 'A-4/44Z / , p (,-) f'- ___5' Amr1 �'a---44/e'-'443./ cam' /u 0 ....-04e-cgrt-cip . ' A ±,Gu s a r 4 e lx-t-i.,/ , - d.,, c.,...A, (41-- ;;!Vs...,,,,217::,. .‘„ p:1-1,7,61,4,,,„t„,„7.6 „,,, , -- 60,e Az, .:,ice(2_ , Lam. c s s� � .c--,) ,_ 5 . 4 4044-t-4-6k, (..„1- �"'� ��- DATE: 2 s g 4 1 SIGNATURE OF DIRECTOR OR AUTHORIZED REPRESENTATIVE REVISION 6/1982 • __, . llpl.k NN11�� D D ! r7nI. foil a X r `�1I �9. Jin61 :lill,., II —70 ,i(Sk"sm m_ m S m c2 c, m 51: ' Nr \''t J , F• ' Ln Z% 40y)' .® o'''' I., >ni , %— `. `+„ 11i �O+ tJ I 11 'C/ z o > .r I y 6 �` 41 L-- '� .e`fn o ,- I I / Inr I ` a� zZ o I" s m W ^e- fex I ) 0 i( 4 J •--T- OI OLOOI DOM, O IN N I @mI I lin • m f� ! L.- I -..l 6'-.o. �a'•IOI Fo 0 Z �31 P / rED JA it ® V 1 I - .F� + 1 o/1 r I I i NA 8 fll uI I o I. ro . was lc,m s UT IL ]; Viiiiro. ..� p g L, • Ii m O` Q ,. I�, t.i 1 F. , , , 0 0 9° D I' 9 M CHANICAL 00UIPMF-N\1T ENCLOSURE ° albFOR DIAMOND SHAPE AND RECTANGULAR ARCO Petroleum Products Company ,,,, GROUND UPS f11rI I a1*11on leRloMbldOompenp . 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S * i�4 �t �' JiIM� c.i7 !7 • •0 9 I t i t g I6 i t *liy_ !t4r4th 93 Y ® ply ' , p 4 _ • P ill 1is r ' El Is fI 4 i d E;9 9 PRELIMINARY SITE PLAN r! Z: NEw , MINI ARCO Petroleum Products Company ®® Division of t11nn11eR1or111oIECom�.nY at NE 3<d STREET & ,EFFERSON AVE NE Retail Msrk�Ung . Design&Engineering ``,.. i I• t st�NTON.wAsro�TON 515 South Rower St.,Los AngeCas,'CA 90071 tr �.a K08 NC/ 1 64 I , ' I • ENvi oNmENT,3,. ail. APPLICATION NO. ECF-096-86 & CU-116-86 APPLICANT ATLANTIC RICHFIELD COMPANY (ARCO AM/PM MINI MARKET) PROPOSED ACTION APPLICATION FOR A CONDITIONAL USE PERMIT TO ALLOW THE CONSTRUCTION OF A GAS SERVICE STATION IPJ A B- • WITH A 1 ST CONVENIENCE STORE BUILDING, 1 ZONED DISTRICT ORY GENERAL LOCATION AND/OR ADDRESS NORTH OF N.E. 3RD STREET & SOUTH OF N.E. 4TH STREET & WEST OF. JEFFERSON AVENUE N.E. POSTED TO NOTIFY INTERESTED PERSONS OF AN. ENVIRONMENTAL ACTION. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (E.R.C.) HAS DETERMINED THAT THE PROPOSED ACTION DOES F1,4 DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. AN ENVIRONMENTAL IMPACT STATEMENT WILL WILL NOT BE REQUIRED. THE CITY OF RENTON WILL NOT ACT ON THIS PROPOSAL FOR 15 DAYS FROM THE DATE BELO W. COMMENTS MUST BE RECEIVED BY JANUARY 19, 1987 • AN APPEAL OF THE ABOVE DETERMINATION MAY BE FILED WITH-JANUARY 19.IITON�$7EARING EXAMINER BY 5:00 P.M., I ' FOR FURTHER INFORMATION, CONTACT THE CITY OF RENTON BUILDING & ZONING DEPARTMENT AT 235-2550. DO NOT REMOVE THIS NOTICE li WITHOUT PROPER AUTHORIZATION. 2123N CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE ENVIRONMENTAL CHECKLIST NO.: ECF-096-86 APPLICATION NO(s).: CU-116-86 DESCRIPTION OF PROPOSAL: Application for conditional use permit to allow the construction of a gasoline service station in a B-1 zoned district with a one story convenience store building. PROPONENT: The Atlantic Richfield Co. (Arco AM/PM Mini-Market) LOCATION OF PROPOSAL: Property located north of N.E. 3rd Street and South of N.E. 4th Street and west of Jefferson Avenue N.E. LEAD AGENCY: City of Renton. Building and Zoning Department. The lead agency for this proposal has determined that it does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. Additional conditions were imposed as mitigating measures by the Environmental Review Committee under their authority of Section 4-2822(D) Renton Municipal Code. Responsible Official: Environmental Review Committee City of Renton 200 Mill Avenue South, Renton, WA 98055 Phone: 235-2550 APPEAL: You may appeal this determination in writing to Renton Hearing Examiner no later than January 19, 1987. You should be prepared to make specific factual objections. Contact City of Renton, Building and Zoning Department to read or ask about the procedures for SEPA appeals. DATE OF ISSUE: January 5, 1987 PUBLICATION DATE: January 5, 1987 /ICI �rl : , R ald G. Nelson Larry M. Sprin• Building and Zoning Director Policy Develop . nt Director � • Richard C. H• ,ghton Public Works a irector - , i6-�C AFFIDAVIT OF PUBLICATION - Public Notice y Audrey DeJoie , being first duly sworn on oath states that tkL • Notice of he/she is the Chief Clerk of the Environmental ,•" . Determination a3 environmental Review Committee, Renton VALLEY NEWSPAPERS Washington The Environmental Review Committee- (ERC) has issued a declaration of NON- Daily News Journal, Daily Record Chronicle, Daily Globe News .SIGNIFICANCE for the following project with additional conditions imposed as Daily newspapers published six (6) times a week.That said newspapers mitigating measures under their authority. are legal newspapers and are now and have been for more than six of Section 4-2822(D) of 'the Renton Municipal Code: months prior to the date of publication referred to,printed and published t<` ECF-096-86 in the English language continually as daily newspapers in Kent, King CU-116-86: THE ATLANTIC RICHFIELD COMPANY (ARCO AM/PM MINI-MAR- Washington. Valley Newspapers have been approved as legal .KET)Application for conditional use permit newspapers by order of the Superior Court of the State of Washington for to allow the construction of a gasoline 'service station in a B-1 zoned district with a-g King County. one story convenience store building, , Property located north of N.E. 3rd Street, The notice in the exact form attached, was published in the Daily News iJeffer on Avenue N.E.Street and west of Journal , Daily Record Chronicle y , Daily Globe News , (and ;` Further information regarding this action — js available In the Building and Zoning not in supplement form) which was regularly distributed to its Department, Municipal Building, Renton, subscribers during the below stated period. The annexed notice a Washington, 235-2540. Any appeal of eRC action must be filed with the Renton Notice of Environmental Determination was published Hearing Examiner by January 19, 1987. PuPiishad in the,Nal** Daily. Nees on January 5, 1987 R2(118 'January 5, 1987. R201/8. 1 The full amount of the fee charged for said foregoing publication is the • sumof $20' 79 ��� Subscribed and sworn to before me this 15th day of Jan 19L. Not r Public for the State of Washington, residing at Federal Way, King County, Washington. vN#87 Revised 10/84 k_ 0)-6If� y.c[I 00 ft 1-6 O R�Q - I6- 8(c) F t$ , Q. ° BUILDING & ZONING DEPARTMENT RONALD G. NELSON - DIRECTOR 09 co,g2 MUNICIPAL BUILDING 200 MILL AVE.SO. RENTON, WASH. 98055 • 235-2540 SE BARBARA Y. SHINPOCH MAYOR January 2, 1987 Thomas A. Barghausen, P.E. President Barghausen Consulting Engineers, Inc. 6625 South 190th #102 Kent, Washington 98032 RE: Clarification of Information in Mitigated DNS for ARCO, File No. ECF-096-86 Dear Mr. Barghausen: Thank you for your letter of December 26, 1986 regarding clarification of language in the Mitigated DNS. As you note in your letter the "effective determination date" should read as January 3, 1987 rather than January 3, 1986. Since this was a typographical error we do not expect it to have any impact on the advertising or circulation requirements for this project. Regarding Condition #6 of the Mitigated DNS, you are absolutely correct in noting that the signing mentioned should have stipulated that left-hand turn movements onto N.E. Third Avenue are to be restricted not "right-hand" turn movements. Again, this was a typo that was subsequently caught by us but which we appreciate your having brought it to our attention. I spoke to Will Wolfert regarding these two items this morning and hope everything is now clear. We expect to take your item to the Hearing Examiner on January 6th, 1987 as now scheduled. If you have any questions please let me know. ce` , _ 1 Do d K rickson, AICP Zoning Administrator . 4 BARGHAUSEN CONSULTING ENGINEERS, INC. "Land Planning, Survey, and Design Specialists" December 29, 1986 N1 �m;T:n Don Erickson, AICP Zoning Administrator fl C 3 C City of Renton 1.➢ Building and Zoning Department Municipal Building BUILDING/ZONING DEPT. 200 Mill Avenue South Renton, WA 98055 Re: Response to the Conditions of the Determination of Nonsignificance for the Proposed ARCO AM/PM Mini-Market and Gasoline Service Station to be Located North of Northeast Third Street and South of Northeast Fourth Street and West of Jefferson Avenue Northeast, Renton, Washington Our Job No. 1964 Dear Mr. Erickson: Enclosed please find ten (10) copies of the revised site plan and ten (10) copies of the revised landscape plan for the above-referenced project. Both the site plan and the landscape plan have been changed to show compliance with the conditions of the Determination of Nonsignificance effective January 3, 1987, File No. ECF-096-86 for the Atlantic Richfield Company. In response to the conditions of the Determination of Nonsig- nificance the following modifications to the site plan and landscape plan have been made. Condition 1. "The convenience market be setback at an additional' five (5) feet from the west property line to create a more substantial landscape buffer between it and the apartment building to the west:" Project Modification: The proposed ARCO AM/PM Mini-Market building has been modified both on the site plan and the landscape plan to reflect a 10 foot setback from the west property line. (Please note that the building configuration shown on the new plan is slightly different than the previous plan. This change was made due to architectural modifications to the standard ARCO building which have been made since the submittal of this application to the City of Renton. There is no change to the size or basic configuration of this building.) 6625 South 190th,#102 • Kent,Washington 98032 • (206)872-5522 T Don Erickson, AICP Zoning Adminstrator -2- December 29, 1986 Condition 2. "A clearly delineated and separate pedestrian walkway to be provided connecting the convenience market to N.E. Fourth Street and to N.E. Third Street:" Project Modification: A five (5) foot walkway has been place between N.E. Fourth Street and the building. This walkway runs west and adjacent to the proposed driveway and parking area. Another walkway has been placed near the west property line. This walkway runs between N.E. Third Street and the proposed building location. Condition 3. "All on-site source illuminators with an intensity greater than 300 wats be screened from view of nearby residential areas:" Project Modification: A note has been placed in the site data section of the site plan indicating the requirement of screening for all lost lights on this site. The specifics of the screening will be detailed in the building permit plan submittal. Condition 4. "A secondary containment system be constructed for' the underground tanks and piping that can be monitored by an approved means:" Project Modification: There is no modification required. A secondary containment system is the standard mode of construction for underground tanks and piping systems utilized by ARCO. Condition 5. "Accomplishment of the future acceleration lane at the on set of the project:" Project Modification: The development of the future acceleration' lane will be accomplished at time of construction. This lane is shown on the site plan and on the accompanying landscape plan. Condition 6. "Appropriate signing be provided restricting right' turn movement onto N.E. Third Street and marking the acceleration lane to discourage its use as a through lane:" Project Modification: Appropriate signing restricting left turn movement onto N.E. Third has been shown on the site plan and the landscape I plan. Details of the sign shall be included in the building permit submit-' tal to the City of Renton. Don Erickson, AICP Zoning Adminstrator -3- December 29, 1986 Please review the attached drawings and indicate if there are any further modifications required to meet the conditions of the Determination of Nonsignificance. I look forward to the receipt of the staff report for this project and the future public hearing before the City of Renton Hearing Examiner. Please feel free to contact me at this office if you have any questions. Respectfully, /71,k Will Wolfer Senior P1 ner WW/bb C213.51 enc: (10) Site Plan (10) Landscape Plan cc: Mr. Walter Tubandt, ARCO (w/enc.) Mr. John Lacey, ARCO (w/enc.) eu - n(4. NOTICE OF PUBLIC HEARING RENTON HEARING EXAMINER RENTON, WASHINGTON AFFIDAVIT OF PUBLICATIONA HEARING LL BE HELD BY THEPUBLIC RENTON HEARING EXAMINER Al` HIS REGULAR MEETING IN THE COUNJ CIL CHAMBERS ON THE SECONb Audrey DeJoie , being first duly sworn on oath states that FLOOR OF CITY HALL, RENTON, WASHINGTON ON JANUARY 6,1987.AT he/she is the Chief Clerk of the 9:00 A.M.TO CONSIDER THE FOLLOW- ING PETITIONS: M-V PROPERTIES(VALLEY GARDEN VALLEY NEWSPAPERS HEALTH CENTER). Applications for con- ditional use permit and site plan approval to allow the construction of a four-story Daily News Journal, Daily Record Chronicle, Daily Globe News medical/dental office,file CU-083-86;prt7, perty located at the southwest intersection Daily newspapers published six (6) times a week.That said newspapers of S.E. Carr Road and 98th Avenue S.E., are legal newspapers and are now and have been for more than six ARCO.Application the for a conditionalinof use permit to allow construction a months prior to the date of publication referred to,printed and published gasoline service station with a one-story in the English language continually as daily newspapers in Kent, King convenience store building on property Count Washington. ValleyNewspapers have been approved as legal zonedproperty located Business hZof N.E.,file 3rd St.ar)q Y, gPP g located north of N.E. 3rd eon newspapers by order of the Superior Court of the State of Washington for south of N.E.4th St.and west of Jefferson County. Ave. N.E. KingLegal descriptions of the files noted above are on file in the Renton Building and The notice in the exact form attached was P Y ublished in the Dail News Zoning Department. ALL INTERESTED PERSONS TO SAID Journal , Daily Record Chronicle X , Daily Globe News , (and PETITIONS ARE INVITED TO BE PRE- SENT AT THE PUBLIC HEARING O,N not in supplement form) which was regularly distributed to its JANUARY 6, 1987, AT 9:00 A.M. TO subscribers during the below stated period. The annexed notice a EXPRESS THEIR OPINIONS. Ronald G. Nelson Notice of Public Hearin was published Building and Zoning Directdt Published in the Valley Daily News; on December 26, 1986 il2003 December 26, 1986. R2003 The full amount of the fee charged for said foregoing publication is the sum of $ 26.73 . Subscribed and sworn to before me this 2nd day of Jan NotaWublic for the State of Washington, CITY o� R�:P: CI I residing at Federal Way, King County, Washington. VN.®7 Revised,o,84 FEB 101987 r_ i�INC: DEFT Btilt_plt\V1c0 (r17 cu. - 1 ►6 ;8 BARGHAUSEN CONSULTING ENGINEERS, INC. "Land Planning, Survey, and Design Specialists" Ci i Y Or rsznNTOON ILI DEC 2 9ipito; December 26, 1986 C'ULDING/ZQNINd DEPT. Mr. Donald K. Erickson, A.I.C.P. Zoning Administrator Building and Zoning Department City of Renton 200 Mill Avenue South Renton, WA 98055 Re: Request for Clarification of Information Contained Within the Mitigated Determination of Nonsignificance for ARCO Under File No. ECF-096-86 ARCO FAC No. 5362/Our Job No. 1964 Dear Mr. Erickson: We have received the Mitigated Determination of Nonsignificance from the city, together with your letter dated December 18, 1986, in regard, to the proposed ARCO project at N.E. Third Street near Jefferson Avenue N.E. I have several questions that I would like to have clarified as soon as possible with regard to the final determination. 1. There appears to be a typographical error on the Deter- mination of Nonsignificance at the top. Please note that the "effective determination date" appears to be January 3, 1986'. We assume that the actual date is intended to be 1987. Would you please let me know if this will have any impact on the advertising and/or circulation requirement for this Deter- mination of Nonsignificance. 2. Condition No. 6 of the Determination of Nonsignificance refers to a restriction of right-hand turn movements onto N.E. Third Street. This statement appears to be in error, since right-hand turn movements would be the natural direc- tion for traffic flowing in the westerly direction adjacent to the property on N.E. Third Street. I assume that the intent of the committee was to restrict left-hand turning I 6625 South 190th,#102 • Kent,Washington 98032 • (206) 872-5522 . -, ".'. Mr. Donald K. Erickson, A.I.C.P. Zoning Administrator Building and Zoning Department City of Renton -2- December 26, 1986 movements onto N.E. Third Street from the site, and I would , like to have this clarified as soon as possible. Would you please review this specific restriction with your committee and clarify to this office exactly which turning movements are being recommended for restriction. I appreciate your assistance and look forward to hearing from you in the near future. Also, please be sure to advise our office as soon as a hearing date has been scheduled for the Conditional Use Permit. Thank you. Respectfully Thomas A. Barghausen, P.E. President TAB/sm C212.76 cc: Mr. Walter Tubandt, ARCO Mr. John F. Lacey, Jr. , ARCO Mr. Will Wolfert, Barghausen Consulting Engineers, Inc. NOTICE OF PUBLIC HEARING RENTON HEARING EXAMINER RENTON, WASHINGTON A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE SECOND FLOOR OF CITY HALL, RENTON, WASHINGTON ON JANUARY 6, 1987, AT 9:00 A.M. TO CONSIDER THE FOLLOWING PETITIONS: M-V PROPERTIES (VALLEY GARDEN HEALTH CENTER). Applications for conditional use permit and site plan approval to allow the construction of a four-story medical/dental office, file CU-083-86; property located at the southwest intersection of S.E. Carr Road and 98th Avenue S.E. ARCO. Application for a conditional use permit to allow the construction of a gasoline service station with a one-story convenience store building on property zoned B-1, Business Zone, file CU-116-86; property located north of N.E. 3rd St. and south of N.E. 4th St. and west of Jefferson Ave. N.E. Legal descriptions of the files noted above are on file in the Renton Building and Zoning Department. ALL INTERESTED PERSONS TO SAID PETITIONS ARE INVITED TO BE PRESENT AT THE PUBLIC HEARING ON JANUARY 6, 1987, AT 9:00 A.M. TO EXPRESS THEIR OPINIONS. PUBLISHED: December 26, 1986 Ronald G. Nelson Building and Zoning Director CERTIFICATION I, JAMES C. HANSEiN, HEREBY CERTIFY THAT THREE COPIES OF THE ABOVE DOCUMENTS WERE POSTED BY ME IN THREE CONSPICUOUS PLACES ON THE PROPERTY DESCRIBED ABOVE AS PRESCRIBED BY LAW. ATTEST: Subscribed and sworn to before me, a Notary Public, in and for the State of Washington residing in Renton, Washington, on the 23rd day of December, 1986.� eci t.. 0. g®�so �� ES ;, �i�:+►R G. �.� SIGNED• ;,* P G os 3333Z o co: ti v;.. e eLI ' 100 • e__AlSH0,;:of ��sO/A4✓fie BEN' V BUILDING & ZONING DEP .TMENT DEVELOPMENT APPLICATION REVIEW SHEET ECF - 096 - 86 APPLICATION NO(S) : CONDITIONAL USE PERMIT: CU-116-86 PROPONENT: THE ATLANTIC RICHFIELD COMPANY PROJECT TITLE : ARCO AM/PM MINI-MARKET with SERVICE FACILITIES. • BRIEF DESCRIPTION OF PROJECT: APPLICATION FOR CONDITIONAL USE PERMIT TO ALLOW THE CONSTRUCTION OF A GASOLINE SERVICE STATION IN A B-1 ZONED DISTRICT WITH A ONE STORY CONVENIENCE STORE BUILDING. LOCATION : LOCATED NORTH OF N.E. 3rd STREET AND SOUTH OF N.E. 4th STREET AND WEST OF JEFFERSON AVENUE N.E. TO: PUBLIC WORKS DEPARTMENT • SCHEDULED ERC DATE.: 12-10-86 EIENGINEERING DIVISION TRAFFIC ENG, DIVISION SCHEDULED HEARING DATE : UTILITIES ENG , DIVISION FIRE PREVENTION BUREAU SPARKS & RECREATION DEPARTMENT I . [21 BUILDING & ZONING DEPARTMENT POLICE DEPARTMENT El POLICY DEVELOPMENT DEPARTMENT OTHERS ' COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING, PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT BY 5:00 P.M. ON DECEMBER 4, 1986 REVIEWING DEPARTMENT/DIVISION : 7,F*--// E/(IISI/f/ OAPPROVED J' APPROVED WITH CONDITIONS ® NOT APPROVED c_01T a a car >- S = i 0.(e_ efe_ e A 0 / 2,2/(72/-4 4.7,/ �/ h e - I a - � Ca) Sfr c-c-/ Z Q40- 2"41/1 I _ — Cf e 1Y Z 2 A( 35/ /l� /- - E fez-... /`ii' �- '�'�- -y o'"i-.5 f-�� ,.�••/c.c'--r£:,. c" s-7 ff-s/�r'vr C �1 , hG�.S 7uK+r/r�l�' `� `a7' ',; CAT ..hts fsY'(fteL___76 Ca7 DATE: //a/i 7 ,�4; SIGNATURE OF DIRECTOR OR THORIZED REPRESENTATIVE . REVISION 5/1982 Form 182 is RENT I BUILDING & ZONING DER.__,,FMENT DEVELOPMENT APPLICATION REVIEW SHEET ECF - 096 - 86 APPLICATION NO(S) : CONDITIONAL USE PERMIT: CU-116-86 PROPONENT: THE ATLANTIC RICHFIELD COMPANY I ' PROJECT TITLE : ARCO AM/PM MINI-MARKET with SERVICE FACILITIES. • BRIEF DESCRIPTION OF PROJECT: APPLICATION FOR CONDITIONAL USE PERMIT TO ALLOW THE CONSTRUCTION OF A GASOLINE SERVICE STATION IN A B-1 ZONED DISTRICT WITH A ONE STORY. CONVENIENCE STORE BUILDING. LOCATION : LOCATED NORTH OF N.E. 3rd STREET AND SOUTH OF N.E. 4th STREET AND WEST OF JEFFERSON AVENUE N.E. TO: OPUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : 12-10-86 • OENGINEERING DIVISION OTRAFFIC ENG. DIVISION SCHEDULED HEARING DATE : OUTILITIES ENG . DIVISION 0 FIRE PREVENTION BUREAU OPARKS & RECREATION DEPARTMENT BUILDING & afiivc DEPARTMENT OPOLICE DEPARTMENT OPOLICY DEVELOPMENT DEPARTMENT [' OTHERS : COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING. PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT , BY 5:00 P.M., ON DECEMBER 4, 1986 REVIEWING DEPARTMENT/DIVISION : ?SAL El APPROVED 1-ZiAPPROVED WITH CONDITIONS 0 NOT APPROVED i /6' -r 7- ri7,,,i 5/(0,LJ .0� 4 ''E-Q°D 8 L 0 6 s /WU fi— 21 `-_. 13 L . co p—. a,,, _., < DATE: )1We'-'41-‘ SIGN R F ATU IRECTOR OR AUTHORIZED REPRESENTATIVE REVISION 5/1982 Form 182 REN1 I BUILDING & ZONING DEP-. , TMENT DEVELOPMENT APPLICATION REVIEW SHEET ECF - 096 - 86 APPLICATION NO(S) : CONDITIONAL USE PERMIT: CU-116-86 PROPONENT: THE ATLANTIC RICHFIELD COMPANY PROJECT TITLE : ARCO AM/PM MINI-MARKET with SERVICE FACILITIES. BRIEF DESCRIPTION OF PROJECT: APPLICATION FOR CONDITIONAL USE PERMIT TO ALLOW THE CONSTRUCTION OF A GASOLINE SERVICE STATION IN A B-1 ZONED DISTRICT WITH A ONE STORY CONVENIENCE STORE BUILDING. LOCATION : LOCATED NORTH OF N.E. 3rd STREET AND SOUTH OF N.E. 4th STREET AND WEST ' OF JEFFERSON AVENUE N.E. TO: OPUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : 12-10-86 ENGINEERING DIVISION TRAFFIC ENG. DIVISION SCHEDULED HEARING DATE : UTILITIES ENG , DIVISION 'ir)� FIRE PREVENTION BUREAU I PARKS & RECREATION DEPARTMENT BUILDING & ZONING DEPARTMENT ® POLICE DEPARTMENT POLICY DEVELOPMENT DEPARTMENT 0 OTHERS : COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING . PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT BY 5:00 P .M. ON DECEMBER 4, 1986 REVIEWING DEPARTMENT/DIVISION : EMPPROVED APPROVED WITH CONDITIONS 1:1NOT APPROVED /GE I G7oGEs ,q,vo 04.0/.vA.vC'ef ,4900 CoAt4/9 / ,w .? P2/n9A47 Fier ya. . ..— Gv ,i/.v /So' o a r<i ems, ✓�- /5P1ieo ,'SATE F/.eE Alec.) T E S'Eca.e./a .q,ey 4'yo jai: ,eg Q c/%eEa eri as' ,a .E w/ru,c) .mods o C 5'TP-i/c-e.e ' 4/ J fie /o E/A,.. 0 j E,e7 /�V Apt/ Ap e/o FE,Q .S-ENSi Ti),%E A eE Q, ,9A R0,46eoyE0 (By A-/,eE _EP iJ �ECav D A Ca,v Tsai v Ec�i 5.66 d�1> .BE e 0 s/sze#C?ED p[+G 776A-E C/� %Av/rs /9000 /0/P/A/i,/i/ A.ve / QE m6Ni ToQ.ED By /2/0,0,Qo a EX) Ea A/S DATE: . �y /57,4! SIGNATURE OF DIRECTOR OR AUTHORIZED REPRESENTATIVE REVISION 5/1982 Form 182 REN' d BUILDING & ZONING DEP TMENT DEVELOPMENT APPLICATION REVIEW SHEET ECF - 096 - 86 APPLICATION NO(S) : CONDITIONAL USE PERMIT: CU-116-86 PROPONENT: THE ATLANTIC RICHFIELD COMPANY PROJECT TITLE : ARCO AM/PM MINI-MARKET with SERVICE FACILITIES. BRIEF DESCRIPTION OF PROJECT: APPLICATION FOR CONDITIONAL USE PERMIT TO ALLOW THE CONSTRUCTION OF' A GASOLINE SERVICE STATION IN A B-1 ZONED DISTRICT WITH A ONE STORY CONVENIENCE STORE BUILDING. LOCATION : LOCATED NORTH OF N.E. 3rd STREET AND SOUTH OF N.E. 4th STREET AND WEST OF JEFFERSON AVENUE N.E. TO: 0 PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : 12-10-86 0 ENGINEERING DIVISION U TRAFFIC ENG. DIVISION SCHEDULED HEARING DATE : 1=1 UTILITIES ENG . DIVISION 0 FIRE PREVENTION BUREAU El PARKS & RECREATION DEPARTMENT El BUILDING & ZONING DEPARTMENT (EIPOLICE DEPARTMENT ® POLICY DEVELOPMENT DEPARTMENT OOTHERS : COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED ' IN WRITING . PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT BY 5:00 P .M. ON DECEMBER 4, 1986 REVIEWING DEPARTMENT/DIVISION : OAPPROVED APPROVED WITH CONDITIONS ONOT APPROVED DATE: Z72 7 U SIGNATURE OF DIRECTOR OR AUTHORIZED REPRESENTATIVE REVISION 5/1982 Form 182 REN1 I BUILDING & ZONING DEP_ rMENT DEVELOPMENT APPLICATION REVIEW SHEET ECF - 096 - 86 APPLICATION NO(S) : CONDITIONAL USE PERMIT: GU-116-86 PROPONENT: THE ATLANTIC RICHFIELD COMPANY PROJECT TITLE : ARCO AM/PM MINI-MARKET with SERVICE FACILITIES. • BRIEF DESCRIPTION OF PROJECT: APPLICATION FOR CONDITIONAL USE PERMIT TO ALLOW THE CONSTRUCTION OF A GASOLINE SERVICE STATION IN A B-1 ZONED DISTRICT WITH A ONE STORY CONVENIENCE STORE BUILDING. LOCATION : LOCATED NORTH OF N.E. 3rd STREET AND SOUTH OF N.E. 4th STREET AND WEST OF JEFFERSON AVENUE N.E. TO: 0 PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE: 12-10-86 lEIENGINEERING DIVISION OTRAFFIC ENG. DIVISION SCHEDULED HEARING DATE: UTILITIES ENG . DIVISION 0 FIRE PREVENTION BUREAU OPARKS & RECREATION DEPARTMENT OBUILDING & ZONING DEPARTMENT POLICE DEPARTMENT OPOLICY DEVELOPMENT DEPARTMENT E] OTHERS : COMMENTS OR .SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING . PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT BY 5:00 P.M. ON DECEMBER 4, 1986 REVIEWING DEPARTMENT/DIVISION : OAPPROVED ❑ APPROVED WIT CONDITIONS TNOT APPROVED DATE: SIGNATURE OF DIRECTOR OR AUTHORIZED REPRESENTATIVE REVISION 5/1982 Form 182 , REN. V BUILDING & ZONING DEP 'TMENT DEVELOPMENT APPLICATION REVIEW SHEET ECF - 096 - 86 Ci a r uF RENTON APPLICATION NO(S) ; CONDITIONAL USE PERMIT: CU-116-86 AiLIV 21 1986 PROPONENT: THE ATLANTIC RICHFIELD COMPANY POLICY DEYELOPME"T nrrr. PROJECT TITLE : ARCO AM/PM MINI-MARKET with SERVICE FACILITIES. BRIEF DESCRIPTION OF PROJECT: APPLICATION FOR CONDITIONAL USE PERMIT TO ALLOW THE CONSTRUCTION OF A GASOLINE SERVICE STATION IN A B-1 ZONED DISTRICT WITH A ONE STORY CONVENIENCE STORE BUILDING. LOCATION : LOCATED NORTH OF N.E. 3rd STREET AND SOUTH OF N.E. 4th STREET AND WEST OF JEFFERSON AVENUE N.E. ' TO: LI PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : 12-10-86 LI ENGINEERING DIVISION LI TRAFFIC ENG. DIVISION SCHEDULED HEARING DATE: UTILITIES ENG . DIVISION [7] FIRE PREVENTION BUREAU El PARKS & RECREATION DEPARTMENT ® BUILDING & ZONING DEPARTMENT ❑ POLICE DEPARTMENT (POLICY DEVELOPMENT DEPARTMENT LI OTHERS : COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING. PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT BY 5:00 P .M. ON DECEMBER 4, 1986 1 REVIEWING DEPARTMENT/DIVISION : fO_f ( CL)6'V-6161,9enGNZ ❑ APPROVED APPROVED WITH CONDITIONS NOT APPROVED coK,4s1-0--4±-,/ (L. / 0,-4-N 61,41/\,,„Ze /44-z;0-7 ok4/11g ,-6 / Y,}( (A9 ,Le-6te...; 464 6e— 9(-64e Ge 6QRG"ovw c SS 9;,-2 DATE: �� sS.� SIGNATURE OF DIRECTOR OR AUTHORIZED REPRESENTATIVE REVISION 5/1982 Form 182 REN1 1 BUILDING & ZONING DEP TMENT DEVELOPMENT APPLICATION REVIEW SHEET EC F - 096 - 86 APPLICATION NO(S) : CONDITIONAL USE PERMIT: CU-116-86 PROPONENT: THE ATLANTIC RICHFIELD COMPANY PROJECT TITLE : ARCO AM/PM MINI-MARKET with SERVICE FACILITIES. • BRIEF DESCRIPTION OF PROJECT: APPLICATION FOR CONDITIONAL USE PERMIT TO ALLOW THE CONSTRUCTION OF A GASOLINE SERVICE STATION IN A B-1 ZONED DISTRICT WITH A ONE STORY CONVENIENCE STORE BUILDING. LOCATION : LOCATED NORTH OF N.E. 3rd STREET.AND SOUTH OF N.E. 4th STREET AND WEST OF JEFFERSON AVENUE N.E. TO: El PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE: 12-10-86 El ENGINEERING DIVISION ® TRAFFIC ENGQ DIVISION SCHEDULED HEARING DATE : UTILITIES ENG , DIVISION El FIRE PREVENTION BUREAU El PARKS & RECREATION DEPARTMENT BUILDING & ZONING DEPARTMENT • LI POLICE DEPARTMENT El POLICY DEVELOPMENT DEPARTMENT OTHERS : COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING, PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT BY 5:00 P.M. ON DECEMBER 4, 1986 REVIEWING DEPARTMENT/DIVISION : 0T/L/T4/ ,E,itl6./ . ,2/ 6, El APPROVED ® APPROVED WITH CONDITIONS El NOT APPROVED Alor.E'. /AI AQO/FE,IZ ,e-. 4W14,ea.E 44-.64 IN IWY APPROVAL SUBJECT TO I _ ©F W.E:rc.,ts — , 146. To COIN AGREEMENT-WATER A-7/T/6-A. T,E v/T0,4770.1. LATE t y,E� i.I'/93 C/ry 11E44> sr,S.zSr/z.f x .`rcr}r7� G�°, 47.4c LATE MRS AGREEMENT-SEWER . SYSTEM DEVELOPMENT CHARGE-WATER >Es. r00.0¢/s ).,4-• x AV*.ed... SYSTEM DEVELOPMENT CHARGE-SEWER )/ . _ '564 :re • -- SPECIAL ASSESSMENT AREA CHARGE-WATER Am SPECIAL ASSESSMENT AREA CRINGE-SEWER A/0 APPROVED WATER PLAN Y. APPROVED SEWER PLAN R!0 APPROVED FIRE HYDRA LuCAIICNS YFMEO'"T. V I EIRE FL 'a A. IBIS DATE: /A / /13'64 SIGNATUR OF DIRECTOR OR AUTHORIZED REPRESENTATIVE REVISION 5/1982 \ Form 182 RENT 'I BUILDING & ZONING DEPI. FMENT DEVELOPMENT APPLICATION REVIEW SHEET EC F — 096 — 86 APPLICATION NO(S) : CONDITIONAL USE PERMIT: CU-116-86 PROPONENT: THE ATLANTIC RICHFIELD COMPANY PROJECT TITLE : ARCO AM/PM MINI-MARKET with SERVICE FACILITIES. • BRIEF DESCRIPTION OF PROJECT: APPLICATION FOR CONDITIONAL USE PERMIT TO ALLOW THE CONSTRUCTION OF A GASOLINE SERVICE STATION IN A B-1 ZONED DISTRICT WITH A ONE STORY CONVENIENCE STORE BUILDING. LOCATION : LOCATED NORTH OF N.E. 3rd STREET AND SOUTH OF N.E. 4th STREET AND WEST is OF JEFFERSON AVENUE N.E. TO: PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : 12-10-86 El ENGINEERING DIVISION El TRAFFIC ENG. DIVISION SCHEDULED HEARING DATE: UTILITIES ENG . DIVISION FIRE PREVENTION BUREAU El PARKS & RECREATION DEPARTMENT 12--BlITEFIEFF6 & ZONING DEPARTMENT El POLICE DEPARTMENT POLICY DEVELOPMENT DEPARTMENT OTHERS : COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING . PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT BY 5:00 P .M. ON DECEMBER 4, 1986 REVIEWING DEPARTMENT/DIVISION : ZC war'UC El APPROVED APPROVED WITH CONDITIONS El NOT APPROVED ® EJC,?iv\1vk Do r00 501v1 NL,olu6 ' A.f . Leo. DATE: I -E3-8,0, SIGNATURE OF DIREOR OR AUTHORIZED REPRESENTATIVE REVISION 5/1982 1 Form 182 REN1 4 BUILDING & ZONING DEP, TMENT DEVELOPMENT APPLICATION REVIEW SHEET ECF - 096 - 86 APPLICATION NO(S) : CONDITIONAL USE PERMIT: CU-116-86 PROPONENT: THE ATLANTIC RICHFIELD COMPANY PROJECT TITLE : ARCO AM/PM MINI-MARKET with SERVICE FACILITIES. • BRIEF DESCRIPTION OF PROJECT: APPLICATION FOR CONDITIONAL USE PERMIT TO ALLOW THE CONSTRUCTION OF A GASOLINE SERVICE STATION IN A B-1 ZONED DISTRICT WITH A ONE STORY CONVENIENCE STORE BUILDING. LOCATION : LOCATED NORTH OF N.E. 3rd STREET AND SOUTH OF N.E. 4th STREET AND WEST OF JEFFERSON AVENUE N.E. TO: El PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE: 12-10-86 El ENGINEERING DIVISION TRAFFIC ENG. DIVISION SCHEDULED HEARING DATE : EIUTILITIES ENG . DIVISION 0 FIRE PREVENTION BUREAU 'PARKS & RECREATION DEPARTMENT BUILDING & ZONING DEPARTMENT f 0 POLICE DEPARTMENT El POLICY DEVELOPMENT DEPARTMENT OTHERS COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING. PLEASE PROVIDE COMMENTS TO THE BUILDING . & ZONING DEPARTMENT BY 5:00 P.M. ON DECEMBER 4, 1986 REVIEWING DEPARTMENT/DIVISION : 1?7,04-r CSC( A'toci 'r740,1 APPROVED [4 APPROVED WITH CONDITIONS El NOT APPROVED Caversa_( CoiradarediaA h4.r bee.i grvem 7o a��md6./C alert lc /he pie, &4..-/uha/19/K, the 5Q4e ceii at 6e sa( a/er bf 1U1 ocle f.i. 1t can 6e trije #ntacti, be«ofe o,C the Sodes C/ .re rax1Gnfi a_ tior(•okei v/ air� ard 7 e ,, (/ac rec, ftigfa kerieeage dF /he cQJ 74oerf e4.4 are /he c/e ze}/l/ 6e f aiteybr awf % e r7/e ,T oa/d he tedefi rn'°/ 7 a(la od‘fe race e e 'cam lea/A Three Q"d boa•-71ti. ped r/r QGc dve G1 f- ec/ u// ieace�f4 r/ree/- wore the Ma/ar-t /,J � DATE: /2/1/ SIG IURE OF DIR CTOR OR AUTHORIZED REPRESENTATIVE / de/I/ a f wd/ a(/erx .r/ /e. R rie i /A & i T , it- �, /he 6ce/dt4 deer /2a N 5/19 �-- 3331Z MITIGATED DETERMINATION OF NON SIGNIFICANCE Effective Determination Date: January 3, 1987 File: ECF-096-86 Proponent: The. Atlantic Richfield Company Description: . Application for conditional use permit to allow the construction of a gasoline service station in B-1 zoned district with a one story convenience store building. Location: Located North of N.E. 3rd Street and south of N.E. 4th Street and west of Jefferson Avenue N.E. The above-referenced proposal has completed a mitigation process pursuant to WAC 197-11-350. The following agreements made with the project applicant or conditions imposed by the Building and Zoning Department are now a part of the proposed action. The conditions or agreements are deemed necessary or beneficial to mitigate environment impacts identified during the State Environmental Policy Act (SEPA) and City of Renton Environmental Ordinance review processes. Conditions or Agreements: 1. The convenience market be set back an additional five (5) feet from the west property line to create a more substantial landscape buffer between it and the apartment building to the west; 2. A clearly delineated and separate pedestrian walkway to be provided connecting the convenience market to N.E. 4th Steet and to N.E. 3rd Street; (Note: Such walkway system should avoid conflicts with moving as well as other non-compatible elements.) 3. All on-site source illuminators with an intensity greater than 300 watts be screened from view of nearby residential areas; 4. A secondary containment system be constructed for the underground tank and piping that can be monitored by an approved means; 5. Accomplishment of the future acceleration lane at the onset of the project; and 6. Appropriate signing be provided restricting turn movements onto N.E. 3rd Street and marking the acceleration lane to discourage its use as a through lane. The Building and Zoning Department has determined that an environmental impact statement (EIS) is not required under RCW 43. 21C030 (2) (c). This decision was made after review of a completed environmental checklist and other information on file at the Zoning Division's office. Agencies, affected tribes and other interested parties may submit written comments on this proposal for fifteen (15) days from the above determination date. Written comments will be accepted until 5 p.m. , Tuesday, January 2, 1987. This determination may be appealed within the fifteen (15) day comment period. Any appeal shall state with specificity the reasons why the determination should be reversed. Mitigated Determination` of Non Significance Page 2 Comments and/or appeal arguments should be addressed to: City of Renton Building and Zoning Department 200 Mill Avenue S. Renton, WA 98055 C3) Signature of Re ponsible Official or Designee: ti _ VIRONMENTAL CHECKLIST REVIEW S•__,_T REVIEWING DEPARTMENT: c I (2-tr \-:NTV DATE CIRCULATED: NOVEMBER 21, 1986 COMMENTS DUE: DECEMBER 4, 1986 ECF .- 096 - 86 APPLICATION NO(s). CONDITIONAL USE PERMIT: CU-116-86 PROPONENT: THE ATLANTIC RICHFIELD COMPANY PROJECT TITLE: ARCO AM/PM MINI-MARKET with SERVICE STATION FACILITIES. BRIEF DESCRIPTION OF PROJECT: APPITCATTON FOR CONOTTTONAI NSF PFRMTT Tn AlIOW THE CONSTRUCTION OF A GASOLINE SERVICE STATION IN A B-1 ZONED DISTRICT WITH A ONF STORY CONVENIENCE STORE BUILDING. LOCATION: LOCATED NORTH OF N.E. 3rd STREET AND SOUTH OF N.E. 4th STREET AND WEST OF JEFFERSON AVENUE N.E. SITE AREA: 1.42 ACRES BUILDING AREA (gross): 2,400 SQUARE FEET • IMPACT REVIEW ON ENVIRONMENTAL ELEMENTS MINOR MAJOR MORE IMPACTT IMPACT INFORMATION 1) Earth 2) Air 3) Water 4) Plants 5) Animals 6) Energy and Natural Resources 7) Environmental Health 8) Land and Shoreline Use 9) Housing 10) Aesthetics 11) Light and Glare L--'' 12) Recreation (_,/ 13) Historic and Cultural Preservation 14) Transportation 15) Public Services 16) Utilities COMMENTS: �/ ✓2/�/ 1�O .C1.i. e: l`/ c t. F c✓. ,? / % (14r � � s. • li (. e_ 1.t U Cam' , - 7 L1,5 , RECOMMENDATION: DNS QMITIGATED DNS EIS REVIEWED BY: TITLE: DATE: /*' /, FORM #14 REVISED 9/10/85 I VIRONMENTAL CHECKLIST REVIEW S..-. T REVIEWING DEPARTMENT: .D 1 Zo ) ` DATE CIRCULATED: NOVEMBER 21, 1986 COMMENTS DUE: DECEMBER 4, 1986 ECF .- 096 - 86 APPLICATION NO(s). CONDITIONAL USE PERMIT: CU-116-86 PROPONENT: THE ATLANTIC RICHFIELD COMPANY PROJECT TITLE: ARCO AM/PM MINI-MARKET with SERVICE STATION FACILITIES. BRIEF DESCRIPTION OF PROJECT: APPI TCATTON FOR CONOTTTONAI IISF PFRMTT Tn Al I nW THE CONSTRUCTION OF A GASOLINE SERVICE STATION IN A B-1 ZONED DISTRICT WITH A nNF STQRY CONVENIENCE STORE BUILDING. LOCATION: LOCATED NORTH OF N.E. 3rd STREET AND SOUTH OF N.E. 4th STREET AND WEST OF JEFFERSON AVENUE N.E. SITE AREA: 1.42 ACRES BUILDING AREA (gross): 2,400 SQUARE FEET IMPACT REVIEW ON ENVIRONMENTAL ELEMENTS MINOR MAJOR MORE IMPACT IMPACT INFORMATION 1) Earth c� 2) Air 3) Water 4) Plants 5) Animals c/ 6) Energy and Natural Resources 7) Environmental Health 8) Land and Shoreline Use 9) Housing r 10) Aesthetics C/ 11) Light and Glare 12) Recreation 13) Historic and Cultural Preservation 14) Transportation 15) Public Services 16) Utilities COMMENTS: I) era✓i G ey-d 44; Li) �y b vw.-.�w � ��. ems-- ..��(� le5�,// RECOMMENDATION: DNS Q MITIGATED DNS Q • EIS REVIEWED BY: TITLE: DATE: /2-/1(Z7 FORM #14 REVISED 9/10/85 F,://2 F IVIRONMENTAL CHECKLIST REVIEW L.._•_T • REVIEWING DEPARTMENT: 'FcsLIC `fL- eV r `C I DATE CIRCULATED: NOVEMBER 21, 1986 COMMENTS DUE: DECEMBER 4, 1986 ECF .- 096 - 86 U9 ,Y Lib= RENTON APPLICATION NO(s). CONDITIONAL USE PFRMIT: CU-116-86 2.1 3986 PROPONENT: THE ATLANTIC RICHFIELD COMPANY ruuCY PROJECT TITLE: ARCO AM/PM MINI-MARKET with SERVICE STATION FACILIT9FgginfMFtT nffe . . BRIEF DESCRIPTION OF PROJECT: APPI TCATTON FOR CONfTTTfNAI 11SF PFRMIT.TO Al I OW THE CONSTRUCTION OF A GASOLINE SERVICE STATION IN A B-1 ZONED DISTRICT WITH A • nNF STORY CONVENIENCE STORE BUILDING. LOCATION: LOCATED NORTH OF N.E. 3rd STREET AND SOUTH OF N.E. 4th STREET AND WEST OF JEFFERSON AVENUE N.E. . 1 SITE AREA: 1.42 ACRES BUILDING AREA (gross): 2,400 SQUARE FEET • IMPACT REVIEW ON ENVIRONMENTAL ELEMENTS MINOR MAJOR MORE IMPACT IMPACT INFORMATION 1) Earth 2) Air 3) Water 4) Plants 5) Animals 6) Energy and Natural Resources r/ 7) Environmental Health 8) Land and Shoreline Use 9) Housing • 10) Aesthetics 11) Light and Glare 12) Recreation 13) Historic and Cultural Preservation 14) Transportation 15) Public Services 16) Utilities _ !/ COMMENTS: Gv-02-e-e) .4-4:64) • bNs e .1.,a45t&,_Le 47,,a1-1460d • • RECOMMENDATION: [I DNS MITIGATED DNS Q . EIS REVIEWED BY: f urls0r>•, TITLE: Assis-fct.-TVRek ier DATE: / /6-/RC • FORM #14 REVISED 9/10/85 __JVIRONMENTAL CHECKLIST REVIEW REVIEWING DEPARTMENT: \�� 1 �- I T I ( Th c t V • DATE CIRCULATED: NOVEMBER 21, 1986 COMMENTS DUE: DECEMBER 4, 1986 ECF .- 096 - 86 APPLICATION NO(s). CONDITIONAL USE PERMIT: CU-116-86 PROPONENT: THE ATLANTIC RICHFIELD COMPANY PROJECT TITLE: ARCO AM/PM MINI-MARKET with SERVICt STATION FACILITIES. BRIEF DESCRIPTION OF PROJECT: APPITCATTnN FnR C0NnTTTnNAI IISF PFRMTT Tn Al1nW THE CONSTRUCTION OF A GASOLINE SERVICE STATION IN A B-1 ZONED DISTRICT WITH A nNF STORY CONVENIENCE STORE_UILDING. LOCATION: LOCATED NORTH OF N.E. 3rd STREET AND SOUTH OF N.E. 4th STREET AND WEST OF JEFFERSON AVENUE N.E. SITE AREA: 1.42 ACRES BUILDING AREA (gross): 2,400 SQUARE FEET IMPACT REVIEW ON ENVIRONMENTAL ELEMENTS MINOR MAJOR MORE IMPACT IMPACT INFORMATION 1) Earth 2) Air 3) Water 4) Plants 5) Animals 6) Energy and Natural Resources 7) Environmental Health 8) Land and Shoreline Use 9) Housing 10) Aesthetics 11) Light and Glare 12) Recreation 13) Historic and Cultural Preservation 14) Transportation 15) Public Services 16) Utilities COMMENTS: d/st, •' 1 • Gaia, - — Q12l� ) trim it4R4 44:61Aliel 6614.:14,10a,vt" . RECOMMENDATION: DNS MITIGATED DNS EIS REVIEWED BY: TITLE: UT/4./ ,E,Es DATE: kV / / �c, FORM #14 REVISED 9/10/85 _.__'IRONMENTAL CHECKLIST REVIEW REVIEWING DEPARTMENT: 7' k. KI)C), DATE CIRCULATED: NOVEMBER 21, 1986 COMMENTS DUE: DECEMBER 4, 1986 ECF .- 096 - 86 APPLICATION NO(s). CONDITIONAL USE PERMIT: CU-116-86 PROPONENT: THE ATLANTIC RICHFIELD COMPANY PROJECT TITLE: ARCO AM/PM MINI-MARKET with SERVICE STATION FACILITIES. BRIEF DESCRIPTION OF PROJECT: APPITCATTON FOR CONOTTTONAI USF PFRMTT TO AIInW THE CONSTRUCTION OF A GASOLINE SERVICE STATION IN A B-1 ZONED DISTRICT WITH A nNF STQRV CONVENIENCE STORE BUILDING. LOCATION: LOCATED NORTH OF N.E. 3rd STREET AND SOUTH OF N.E. 4th STREET AND WEST OF JEFFERSON AVENUE N.E. 1 SITE AREA: 1.42 ACRES BUILDING AREA (gross): 2,400 SQUARE FEET • IMPACT REVIEW ON ENVIRONMENTAL ELEMENTS MINOR MAJOR MORE IMPACT IMPACT INFORMATION 1) Earth 2) Air • 3) Water 4) Plants 5) Animals 6) Energy and Natural Resources 7) Environmental Health • 8) Land and Shoreline Use '5 \ 9) Housing 10) Aesthetics 11) Light and Glare 12) Recreation , 13) Historic and Cultural Preservation 14) Transportation 15) Public Services 16) Utilities COMMENTS: 11UGLuOe, WNsiKKOj (3 8 ' f ( uuNa\Y1 covv ►M ouzo R.ecoonolei\)014--lion:.) 1.46NN(\kJ g KA::: ) LA(i&ic 'U 1 C ovo S pf -rfveA-fir e,j./ c c 51 RECOMMENDATION: DNS u MITIGATED DNS n EIS REVIEWED BY: \,.)`\\�� TITLE: n � DATE: FORM1#14 REVISED 9/10/85 _IVIRONMENTAL CHECKLIST REVIEW S'., a REVIEWING DEPARTMENT: T/ ) '2-- S DATE CIRCULATED: NOVEMBER 21, 1986 COMMENTS DUE: DECEMBER 4, 1986 ECF .- 096 - 86 APPLICATION NO(s). CONDITIONAL USE PERMIT: CU-116-86 PROPONENT: THE ATLANTIC RICHFIELD COMPANY PROJECT TITLE: ARCO. AM/PM MINI-MARKET with SERVICE. STATION FACILITIES. BRIEF DESCRIPTION OF PROJECT: APPI TCATTON FOR CONl)TTTfNAI IISF PFRMTT in Al IOW THE CONSTRUCTION OF A GASOLINE SERVICE STATION IN A B-1 ZONED DISTRICT WITH A nNF STORY CONVENIENCE STORE BUILDING. LOCATION: . LOCATED NORTH OF N.E. 3rd STREET AND SOUTH OF N.E. 4th STREET AND WEST OF JEFFERSON AVENUE N.E. SITE AREA: 1.42 ACRES BUILDING AREA (gross): 2,400 SQUARE FEET IMPACT REVIEW ON ENVIRONMENTAL ELEMENTS MINOR MAJOR MORE IMPACT IMPACT INFORMATION 1) Earth 2) Air 3) Water 4) Plants 5) Animals 6) Energy and Natural Resources 7) Environmental Health 8) Land and Shoreline Use 9) Housing 10) Aesthetics 11) Light and Glare 12) Recreation X 13) Historic and Cultural Preservation 14) Transportation 15) Public Services 16) Utilities COMMENTS: /�c 4 f. //a s/9 `Iici?Q474 &',l// dfi� 67� r��`�u7� eot / I 1 RECOMMENDATION: IN DNS Q MITIGATED DNS Q EIS REVIEWED BY: (/r1ki1 TITLE: h1 w I 0c�DATE: a/ FORtri #14 REVISED 9/10/85 / . __'iVIRONMENTAL CHECKLIST REVIEW 5j,6. T REVIEWING DEPARTMENT: POLl Ge <� � DATE CIRCULATED: NOVEMBER 21, 1986 COMMENTS DUE: 'DECEMBER 4, 1986 ECF .- 096 - 86 APPLICATION NO(s). CONDITIONAL USE PERMIT: CU-116-86 PROPONENT: THE ATLANTIC RICHFIELD COMPANY PROJECT TITLE: ARCO AM/PM MINI-MARKET with SERVICE STATION FACILITIES. BRIEF DESCRIPTION OF PROJECT: APPITCATTON FAR c1N1TTTONAI I1SF PFRMTT.TO AIIOW THE CONSTRUCTION OF A GASOLINE SERVICE STATION IN A B-1 ZONED DISTRICT WITH A ONF STORY CONVENIENCE STORE BUILDING. LOCATION: LOCATED NORTH OF N.E. 3rd STREET AND SOUTH OF N.E. 4th STREET AND WEST OF JEFFERSON AVENUE N.E. SITE AREA: 1.42 ACRES BUILDING AREA (gross): 2,400 SQUARE FEET • IMPACT REVIEW ON ENVIRONMENTAL ELEMENTS MINOR MAJOR MORE IMPACT IMPACT INFORMATION 1) Earth 2) Air 3) Water 4) Plants 5) Animals 6) Energy and Natural Resources 7) Environmental Health 8) Land and Shoreline Use 9) Housing 10) Aesthetics 11) Light and Glare 12) Recreation 13) Historic and Cultural Preservation 14) Transportation 15) Public Services 16) Utilities COMMENTS: -£3, l r�RL . Ur. �IiC©MdlieucQ \ 3v-Oc9ca_ \Juse G� otu T�es� I . C_�--40v-c kt„r -1,%. \ aw Cow t. and) b accr,u.PL(sLt�� 2 , "` "A-An c CA.CCe U.ctreci l0 (a►tP b e eCef�� V\.eCet 1c eeQ C'e S is u44, ±o e lscoou-Ce e 14-S LLS? Ce.S & 'il tV C9Qkildt .� c \' ?OSSl tlt� IOLA 01/4- h%(�u frin Ce-t4.-C v cu. Lc1z e Of CtcCtSSeS at,4, a 114A.sis‘o2 b j &r rarra si&S. 3- Q x t w A,v ct 41 C. Vi< tis'�`r�e'� �� C� 444-..-+Ltr 0 LLA o fz -tr4 AsrC.L 'LC_ (1_,‘s La I To o e� YLcc cf� RECOMMENDATION: El DNS Er MITIGATED DNS Q EIS REVIEWED Bl,:__ //� r� TITLE: (f7 �? DATE: �o�—�—�t� FORM #14 REVISED 9/10/85 _-;VIRONMENTAL CHECKLIST REVIEW S.-._-T REVIEWING DEPARTMENT: LA ` L 1 N DATE CIRCULATED: NOVEMBER 21, 1986 COMMENTS DUE: DECEMBER 4, 1986 ECF .- 096 - 86 APPLICATION NO(s). CONDITIONAL USE PERMIT: CU-116-86 PROPONENT: THE ATLANTIC RICHFIELD COMPANY PROJECT TITLE: ARCO AM/PM MINI-MARKET with SERVICE STATION FACILITIES. BRIEF DESCRIPTION OF PROJECT: APPI TCATTON FOR CONnTTTONAI IJSF PFRMTT•TO Al I OW THE CONSTRUCTION OF A GASOLINE SERVICE STATION IN A B-1 ZONED DISTRICT WITH A nrvF STORY CONVENIENCE STORE BUILDING. LOCATION: LOCATED NORTH OF N.E. 3rd STREET AND SOUTH OF N.E. 4th STREET AND WEST OF JEFFERSON AVENUE N.E. SITE AREA: 1.42 ACRES BUILDING AREA (gross): 2,400 SQUARE FEET IMPACT REVIEW ON ENVIRONMENTAL ELEMENTS MINOR MAJOR MORE IMPACT IMPACT INFORMATION 1) Earth 2) Air 3) Water 4) Plants 5) Animals 6) Energy and Natural Resources e� 7) Environmental Health 8) Land and Shoreline Use 9) Housing 10) Aesthetics 11) Light and Glare 12) Recreation 13) Historic and Cultural Preservation 14) Transportation 15) Public Services 16) Utilities COMMENTS: I I RECOMMENDATION: ErDNS D MITIGATED DNS n EIS REVIEWED BY: G TITLE: DATE: _�l' FORM #14 i I REVISED 9/10/85 ENVIRONMENTAL CHECKLIST REVIEW S F,c__fan aLre REVIEWING DEPARTMENT: I K.-t, ` eiG ‹ENYT-1--( DATE CIRCULATED: NOVEMBER 21, 1986 COMMENTS DUE;. DECEMBER 4 1986 ECF .- 096 - 86 APPLICATION NO(s). CONDITIONAL USE PERMIT: CU-116-86 r r PROPONENT: THE ATLANTIC RICHFIELD COMPANY PROJECT TITLE: ARCO AM/PM MINI-MARKET with SERVICt STATION FACILITIES. BRIEF DESCRIPTION OF PROJECT: APPITCATTON FOR CONOTTTONAI HCF PFRMTT TO AIIOW TIF CONSTRUCTION OF A GASOLINE SERVICE STATION IN A B-1 ZONED DISTRICT WITH A nNF cTnpv CONVENIENCE STORE BUILDING. LOCATION: LOCATED NORTH OF N.E. 3rd STREET AND SOUTH OF N.E. 4th STREET AND WEST OF JEFFERSON AVENUE N.E. SITE AREA: 1.42 ACRES , BUILDING AREA (gross): 2,400 SQUARE FEET IMPACT REVIEW ON ENVIRONMENTAL ELEMENTS MINOR MAJOR MORE IMPACT IMPACT INFORMATION 1) Earth 2) Air 3) Water 4) Plants 5) Animals 6) Energy and Natural Resources 7) Environmental Health 8) Land and Shoreline' Use 9) Housing 10) Aesthetics 11) Light and Glare 12) Recreation 13) Historic and Cultural Preservation 14) Transportation / 15) Public Services 16) Utilities COMMENTS: _54a�.Ec'T /a I/.CE Cop Es A.t/� D,�d/../An/CES' II RECOMMENDATION: El DNS Q MITIGATED DNS Q EIS REVIEWED BY: i� i' TITLE: DATE: a% /9,G FORM #14 REVISED 9/10/85 1 _ , , ' Li-) OF R�� - "- O �y .r. z BUILDING & ZONING DEPARTMENT 0, RONALD G. NELSON — DIRECTOR Z o o O MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 • 235-2540 9,0 co. 0,9gTP0 SEPT°°P BARBARA Y. SHINPOCH MAYOR December 18, 1986 Thomas A. Barghausen, P.E. Barghausen Consulting Engineers, Inc. 6625 S. 190th #102 Kent, Wa. 98032 SUBJECT: MITIGATED DECLARATION OF NON-SIGNIFICANCE FOR ARCO AM-PM/MINI MARKET, ECF-096-86 Dear Mr. Barghausen: " As you know, the City of Renton Environmental Review Committee considered your Conditional Use Permit on December 9, 1986, and recommended at that time the issuance of a Determination of Non-Significane - Mitigated for this project. At its meeting of December 16, 1986, your response to the Committee's request for voluntary compliance in regard to a restrictive covenant , limiting development to that shown on your current application and the provisions of a pedestrian pathway linking the corner was discussed. The Committee respected your views but also wanted the record to show that no noxious uses will be allowed in the area to the east since this was seen as a buffering area from the residential development to the north. The Committee did agree to uphold their decision of December 9, 1986 that this project has a non-significant adverse impact on the environment and to issue a preliminary. Determination of Non-significance - Mitigated for this project. This decision was made after review by the lead agency of your completed environmental checklist. Attached is a copy of this preliminary . determination. A fifteen (15)' day appeal and comment period is provided for under Section 4-2813(f) of the. Building Regulations of the City of Renton. Written comments will be accepted until 5:00 p.m. on January 2, 1987. If no appeals are filed within this fifteen (15) day comment and appeal period, a final Determination of Non-significance - Mitigated shall be issued by us during the first week of Janua!ry. . If you have any y questions please feel free to call me. 7 yours,7.tt) 0( Don Erickson, AICP Zoning Administrator DKE:plp BARGHAUSEN CONSULTING ENGINEERS, INC. "Land Planning, Survey, and Design Specialists" t_ N piLIU DEC 15,. December 15, 1986 BUILDING/ZONING DEPT. City of Renton Building and Zoning Department City Hall 200 Mill Avenue South Renton, WA 98055 Attn: Mr. Donald K. Erickson, A.I.C.P Re: Response to 'Voluntary" Conditions.Requested Affecting the ARCO Project at N.E. Third Street and Jefferson Avenue N.E. ARCO FAC No. 5362/Our Job No. 1964 Dear Mr. Erickson: I have received your letter, dated December 10, 198,6., in regard to the City of Renton's Environmental Review Committee analysis of the above- referenced project. Upon receipt of the letter, I reviewed your request for the voluntary condition with ARCO officials, and I want to offer the following comments forlyour review. 1. First of all, the request of the city to have ARCO voluntarily restrict the development of the property appears to be excessive and will generally not be agreed to by the . applicant. As you are probably aware, the property involved in the application includes several lots created;=through a short plat process. ARCO originally was proposing to locate , at the intersection, subsequent negotiations have warranted a more suitable location for their facility as presently shown on the plans. ARCO, however, is purchasing the entire property and, therefore, is concerned with the general appearance of the overall corner. Therefore, they have chosen to propose some general landscaping treatment on the undeveloped portion of the property at the present time, and to provide the required landscaping frontage improvements around the entire property at this time. �r { 6625 South 190th,#102 • Kent,Washington 98032 • (206)872-5522 Mr. Donald L. Erickson, A.I.C.P. City of Renton Building and Zoning Department -2- December 15, 1986 These considerations by ARCO do not extend to placing this property under a voluntary restriction to limit any possibility for future development activity. As you will note from reviewing the plan, ARCO is developing less than half of,the property involved, all of which is zoned commer- cial. It would be unreasonable to expect that ARCO would not want toy realize some benefit in the future in accordance with applicable city codes and standards for this extra area. ARCO may wish to expand their project in the future, or anotherhdeveloper may apply to the city for a complimentary proposal on this adjoining property. At this time, ARCO does ' not have any specific plans and there are no negotiations in process with any other developers. This does not mean that ARCO does not want to retain this flexibility. We have located the ARCO facility as far from the residential neighborhood as possible. A voluntary restriction on the excess property currently not being developed would not serve any purpose to mitigate impacts from the ARCO facility. We also realize that any future development application for this additional property would need to be reviewed by city personnel and would be subject to the same rules, regulations and environmental review as is currently being processed for the ARCO project. This means that the city will always have the ability to review another proposal and to analyze its respective impact on the neighborhood and the city in general,l. We believe it is unreasonable to request ARCO to give up half of its property value for a restriction which does not actually mitigate any impacts from the ARCO facility. 2. The second issue raised by the city relates to a requirement to connect a sidewalk from the corner to the ARCO facility. At this time, once again ARCO does not want to bisect the corner parcel with a pedestrian walkway which becomes a "fixture" and encourages pedestrian traffic along that alignment. There are existing walkways on both streets leading to the ARCO facility from the Renton Vocational school. We also believe that this would encourage pedestrian traffic from the corner diagonally across the undeveloped portion of the ARCO property to a point opposite of the building where pedestrians would have to cross through the middle of the ARCO parking lot in an uncontrolled manner. ' I Mr. Donald L. Erickson, A.I.C.P. City of Renton Building and Zoning Department -3- December 15, 1986 We have proposed to provide an alternate solution which would provide for better pedestrian access to the building. This would involve extension of a concrete sidewalk or other suitable pathway from N.E. Fourth Street along the westerly side of the access driveway proposed from the ARCO project to N.E. Fourth Street. This sidewalk would extend from the existing sidewalk on N.E. Fourth Street south to a connection point with the sidewalk around the ARCO facility. This would accomplish the objective I believe the City of Renton Environmental Review Committee is trying to accomplish. This walkway would provide a safe pedestrian way to the con- venience market itself from the closest sidewalk to the vocational school, which is by way of N.E. Fourth Street. This will also help eliminate pedestrian traffic randomly through the ARCO parking lot. Would you please take this information under advisement and continue with your processing of the environmental review of the applica- tion. ARCO has proposed much more landscaping than would typically be required for a project of this type and has voluntarily agreed to landscape those portions of the property not being developed at this time. We also understand that any application in the future to expand the ARCO project and/or to develop another use on the property will, of course, be subject to full review of the city at that time. However, ARCO certainly does not want to give up the right of developing more uses on the property, since the current proposal provides for substantial under-utilization of the available area and is well below limits established by the city for commercial projects. I look forward to the opportunity of continuing to pursue this project with your office. Please call me with your questions or comments. Respectfully, Thomas A. Barghausen, P.E. President TAB/sm C209.70 cc: Mr. Walter Tubandt, ARCO Mr. John F. Lacey, ARCO Mr. Will Wolfert, Barghausen Consulting Engineers, Inc. C-\ T \to: .._ ..._ ..... P 1lo(..0 O g R 4$ ., ° BUILDING & ZONING DEPARTMENT 0: Z RONALD G. NELSON - DIRECTOR 09 co� MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON,WASH. 98055 • 235-2540 0 94TFD SEFA°4-�P BARBARA Y. SHINPOCH • MAYOR December 10, 1986 Thomas A. Barghausen, P.E. Barghausen Consulting Engineers, Inc. 6625 S. 190th #102 Kent, Wa. 98032 SUBJECT: MITIGATED DECLARATION OF NON-SIGNIFICANCE FOR ARCO MINI MARKET Dear Mr. Barghausen: The City of• Renton's Environmental Review Committee considered your Conditional Use Permit on December 9, 1986 and recommended the issuance of a mitigated DNS for this project. Because some of the mitigation measures the Environmental Review Committee has asked for may not be directly attributable to the identified adverse impacts of your proposal, your voluntary compliance with these measures is sought. Specifically, the Committee has asked that you voluntarily agree to: restrict future development on the site by entering into a restrictive covenant limiting development to that shown on your current application; and provide a pedestrian pathway linking the corner of the site to the convenience store (Note: although sidewalks will be or are provided on N.E. 3rd and N.E. 4th Streets, the Committee felt that a walkway that would more closely reflect pedestrian circulation patterns between the Renton Vocational School and your project should be provided. ) Other mitigation measures directly related to identified adverse impacts will be set forth in the Determination of Non-significance (Mitiggted). In order to expedite your application and the Determination of Non-significance we will need to know whether you will accept these two mitigation measures which are classified as . "voluntary". Please let us know as soon as possible. If we do not hear back from you by 5:00 p.m. on December 15, 1986, we will assume that you do not voluntarily agree to these measures and will reconsider your application at the next ERC meeting, now. scheduled for December 17, 1986. i my yo s Do K. Erickson, AICP Zoning Administrator DKE:plp ® • IT 1 OF RENT ' d FILE NO(S): GU VI (p-O . ' �C F � LDONG :LONONG DEPART91n���T ■ '4 a° - O MASTER APPLICATiON NOTE TO (APPLICANT:- Since this is a comprehensive application' form, only those ' items related to your specific type of application(s) are to be completed. #1964 (Please print or type. Attach additional'sheets if necessary.) N APPLICA T 1TYPE OF APPLICATION NAME - FEES • THE ATLANTIC RICHFIELD COMPANY ® REZONE*(FROId TO ) ADDRESS 7906-186TH AVENUE N.E., SUITE #107 _ SPECIAL PERMIT* ( � CITY ZIP TEMPORARY PERMIT* REDMOND, WA 98052. CONDITIONAL USE PERMIT* _ 3'/0.00 D SITE PLAN APPROVAL TELEPHONE ' . ® GRADING AND FILLING PERMIT ' (206) 881-2113 No. of Cubic'lards: . VARIANCE CONTACT PERSON From Section: • NAME * Justification Required . THOMAS A. BARGHAUSEN, P.E. . } BARGHAUSEN CONSULTING ENGINEERS, INC. • ADDRESS ' SUBDIVISIONS: ' ; 6625 S. 190TH, #102 ® SHORT PLAT ' CITY ZIP Q TENTATIVE PLAT KENT, WA 98032 ® PRELIMINARY PLAT TELEPHONE ® FINAL PLAT ; (206) 872-5 -2-- -S- f—Co 2- -a- ® WAIVER (Justification Required) OWNER NO. OF LOTS; NAME , PLAT NAME: EMMA CUGINI M • ADDRESS. • ' PLANNED UNIT DEVELOPMENT: . . - - 353 VUEMONT PLACE N.E. Q PRELIMINARY CITY ZIP FINAL RENTON, WA ' 98055 • P.U.D. NAME: ' TELEPHONE (206) 255-5117 ., ® Residential E] .Industrial ® Commercial c El Mixed LOCATION J - MOBILE HOME PARKS: PROPERTY ADDRESS WEST OF THE INTERSECTION OF NA,.3RD STREET-, ' AND JEFFERSON AVENUE EJ TENTATIVE EXISTING USE PRESENT ZONING 0 PRELIMINARY - , '%. _> FINAL 'i- VACANT • B-1 ' . PROPOSED USE 24-HOUR CONVENIENCE STORE PARK NAME: AND GASOLINE STATION NUMBER OF SPACES: El ENVIRONMENTAL REVIEW COMMITTEE 11 ®,W 1 SQ. FT. ACRES • l , j AREA: . 62,232 7- 1 ,42 ' :C�/;0 i . 21�,jVe• TOTAL FEES ,00 �-7 E611Y Milk AV'- : SE ONLY -- ADMINISTRATIVE PROCESSING DATES E1 t ug V- - ' APPLICATION' RECEIVED BY: NOV 7t,; APP ICA ION DETERMINED TO BEr"-.....:) A•nne• Accepted , BUILDING/ZONING DEPT, Incomplete Notification Sent On By: , (Initials) DATE ROUTED ADDITIONAL MATERIAL RECEIVED BY: APPLICATION DETERMINED TO BE: : \ \ ._, ` ® Accepted Incomplete Notification Sent On By: (Initials) • ROUTED TO: Building 'f 1 Design Eng. 05N Fire A:20 Parks L"Police Policy Dev...___---- ----- . _Traffic Eng. Utilities ''' -'• REVISION 8/1BS�2 r , • Legal description of property (if more space is required, attach a separate sheet). THE WEST 265 FEET OF THE WEST HALF OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 16, TOWNSHIP 23 NORTH, RANGE 5 _EAST, W.M. , ' KING COUNTY, WASHINGTON, LYING NORTHERLY OF ;NORTHEAST THIRD STREET. EXCEPT THE NORTH 30 FEET FOR STREET. SUBJECT- TO EASEMENTS AND RESERVATIONS OF RECORD. AFFIDAVIT I, EMMA CUGINI . ,i being S duly sworn, declare that I am 0 authorized representative to act for the property owner,Mowner of the property involved in this application and that the foregoing statements and answers herein contained and the information herewith submitted are in all respects true and-correct to the best of my knowledge and belief. SUBSCRIBED AND SWORN TO BEFORE ME THIS • 7TH • DAY OF NOVEMBER 1986 . NOTARY PUBLIC IN AND FOR THE STATE OF WASHINGTON,- RESIDING AT RL TON. WASHINGTON (Name of Notary ublic) (Signature of Owner) RAY L. PERETTI EMMA CUGINI 17819 .110th Avenue S.E. Renton, Washington 98055 353 VUEMONT PLACE N.E. (Address) , (Address) RENTON,, WASHINGTOI' 98056 (City) (State) (Zip) (206)-255-5117 (Telephone) Acceptance of this application and required filing I fee does not constitute a complete application. Plans and other materials required to constitute a complete application are listed in the "Application Procedure." . Form #174 BARGHAUSEN. CONSULTING ENGINEERS, INC. "Land Planning, Survey, and Design Specialists" November 14, 1986 Ms. Jennette Samek-McKague Acting Zoning Administrator City of Renton Building and Zoning Department Municipal Building 200 MiII Avenue South Renton, WA 98055 Re: Application for Conditional Use Permit an Site Plan Approval fart Proposed ARCO AM/PM Mini-Market with Service Station Facilities Located Near the Intersection of N.E. Third Street and N.E. Fourth Street on the North Side of. Jefferson Avenue, Renton, WA ARCO AFC #2464/Our Job No. 1964 Dear Jennette: On behalf of the ARCO Petroleum Products Company and the owner of the above-referenced property, I am herewith submitting the following documentation to secure a hearing date for the project. 1 . Eight (8) copies of the original application form and Affidavit of Ownership for this project. A single master application has been prepared to cover both the site plan approval process and the Conditional Use Permit for the gasoline sales. 2. Eight (8) copies and one (1 ) original of a completed Environmental Checklist for the. project. 3. One (1 ) check in the amount of $320.00 to cover permit fees for the Conditional Use Permit, and one (1 ) check in the amount of $110.00 to cover the processing fee for the Environmental Checkl 1st. 4. Eight (8) copies of a ful ly-dimensioned site plan for the project. Grading information has not been provided, since the site is relatively flat and we do not anticipate any cuts or fills adjacent to the property boundaries which would exceed 24 inches. CITY OT.RENTON16)- Wi LIU NOV 181986 Li BUIL. 6625 South 190th, #102 • Kent,Washington 98032 • (206)872-5522 Ms. Jennette Samek-McKague Acting Zoning Administrator City •of Renton - Building and Zoning Department -2- November 14, 1986 5. Eight (8) copies of a landscape plan for the project. 6. Eight (8) copies of a set of construction drawings for the project providing architectural elevations of the building, pump island construction, and canopy, and related site i m;:rovements, including general site details and d unpster enclosure standards. 7. Eight (8) copies of a construction plan for the proposed free-standing pole sign identified as the "ARCO No. 46 double pole sign." 8. Eight (8) copies of the construction drawings for the roof- mounted mechanical equipment screening. 9. One (1 ) 8 1/2" x 11" reduction of each of the above- referenced plans provided in accordance with city standards. 10. Eight (8)' copies of a justification for the Conditional Use Permit addressing the specific areas of concern which will be reviewed by the Hearing Examiner and your office. 11. One (1 ) copy of a colored photographic rendition of the proposed ARCO AM/PM Mini-Market project to' illustrate the color scheme and architectural style of the mini-market building. Would you please proceed to review this information and schedule a public hearing date for this project at the earliest possible date,.. Please let me know when the hearing date can be scheduled for this project, and notify me if any additional information is required. I appreciate your assistance in this regard, and I lock forward to working with you on this project. Thank you. Respectfully, Will Wolfert Senior Planner WW/sm ' C205.04 enc: As Noted cc: Mr. Walter Tubandt, ARCO (w/enc. ) Mr. John F. Lacey, Jr., ARCO I JUSTIFICATION FOR CONDITIONAL USE PERMIT FOR PROPOSED ARCO AM/PM 24-HOUR MINI-MARKET CONVENIENCE STORE AND SELF-SERVICE GASOLINE STATION OUR JOB NO. 1964 A. COMPREHENSIVE PLAN The proposed project is consistent with the existing zoning on the site, which is classified as "B-1 ." This classification provides for reasonably intensive commercial uses in the City of Renton as summar- ized in the zoning code. The convenience market is an allowed use outright, and gasoline sales are allowed with a Conditional Use Permit. In this particular case, the gasoline sales aspect of the • project is accessory to the convenience market. A rezone is not required for this project and, therefore. fhe proposal js consistent with the adopted zoning for the site. The City of Renton Comprehensive Land Use Plan includes a number of policy statements and objectives regarding various aspects of commer- cial development. The proposed project primarily provides convenience items for motorists already on the adjoining streets and for residents in the immediate vicinity of the project. There are extensive single and multi-family developments located west and north of the subject property, which provides a reasonably dense population base within the service influence area for the project. The parcel itself is unique with respect to 'its location, since it is bounded by two public streets and is located at an intersection which effectively prohibits the expansion of the commercial area any further than is already provided for within the adopted zoning. The Renton Vocational School is located northeast of the project, and the Seattle- King County Health Department is located southeast of the project. There is a large undeveloped area lying south of N.E. Third Street which is designated for public or quasi-public uses and for multiple- family development. The property to the north is designated for single-family development, and the property to the west is designated for multi-family and commercial development. Based upon 1'.Aese parameters, it is unlikely that there will be any further expansion of the commercial area which would generally be inconsistent with the Comprehensive Plan regarding strip development 1964.07 -1- � 0 , Nov 181996 I BUILDING/ZONI u PT. along N.E. Third Street and N.E. Fourth Street, respectively. At the same time, this site is unique with respect to its street frontage, and is generally not suitable for residential use due to the adverse impacts from the adjoining public street system. On pages 16 through 18, respectively, the Comprehensive Land Use Plan addresses commercial goals and objectives. The proposed project is generally consistent with goals identified under, Section, "A" with Policies 4, 5, 6, 8, 9, 10, and 13. The project is also considered of a type which is intended to provide specific convenience shopping opportunities for miscellaneous items and for gasoline for motorists for the benefit of the general neighborhood near the property. As such, it can be classified as a "neighborhood commercial" area in accordance with Section "C" under Chapter 5 of the City of Renton Comprehensive Land Use Plan. Depending upon the classification of Jefferson Avenue N.E., the' proposed development is basically consistent with Policy No. 1 under the "Community Commercial" classification in the Comprehensive Plan. The other two policies under this particular code section, including Policies 2 and 3, respectively, are also met by this proposal . This particular corner of the intersection is the only one that has been developed for convenience retail activities, as required under Policy No. 2.. In additio.n, there are no other convenience stores or service stations which are located in the vicinity of the subject property, and the next nearest convenience stores located east. on N.E. Fourth Street are of a more limited variety and do not offer the same services and goods offered by the proposed project. Therefore, the third policy under this particular classification of the Comprehensive Plan is met by this proposal . Based upon this information, it is reasonably clear that the proposed project is generally consistent with the policies of the Comprehensive Land Use Plan. It should be noted that the actual plan designation for the property. is "Multi-Family," although the zoning on the site controls development on the property and the implementation of business uses are appropriate, provided there are no significant adverse impacts on adjoining residential, developments, and further provided that the project is designed to be compatible with the dissimilar uses. In this particular case, steps have been taken to ensure compatibility, and the convenience aspect of the proposal clearly represents compati- bility since the goods and services being offered are specifically meant to be offered to residents in the surrounding neighborhood, as well as motorists on the adjoining streets. 1964.07 -2- / B. COMMUNITY NEED 1 . The establishment of a convenience market and service station at this location will not represent a detrimental "over-concentra- tion" of this particular use within the City of Renton in general . In this particular area. there are no other convenience markets or service station facilities located within one-half mile of the subject property. The next nearest food mart is located at the intersection of Union Avenue S.E. and N.E. Fourth Street, approxi- mately two-thirds of a mile east of the subject location. There are two service stations located at this intersection, and there is an Exxon service station located approximately one-half mile to the east of the site on N.E. Fourth Street, which also includes a limited selection convenience market. To the west of the site on N.E. Third Street, there are rig other convenience packets or service etations until after the roadway passes underneath 1-405,_ which is approximately three-Quarters of a mile tQ the west. N.E. Third Street then turns into Sunset Boulevard N.E., where there are other commercial uses. However, for traffic coming off the hill along N.E. Third Street and gaining access to 1-405 west- bound, there are no service stations ayailable. There is a heavy concentration of multi-family housing located along N.E. Third Street and N.E. Fourth Street west of the subject property and northeast of the subject site. The residential population located in this area provides the basic substantiation for the need for a service station and convenience market in this area. In particular, many of these people would likely travel westbound on N.E. Third Street to and from their places of employment and for other opportunities. At the pr.esent time, there are no service stations or convenience markets located along the alignment that they would traverse to reach their destination, as indicated along N.E. Third Street down onto Sunset Boulevard N.E. and then westbound on 1-405. Dy locating a conyenience market and service station at this location on the north aide of the street. which is ideally convenient for }westbound traffl c, the residents in this area will have easy access to the facility in the morning and evening hours. which should eliminate "back tracking" on N.E. Fourth Street and would potentially reduce the, number of vehicular trips at other critical intersections along N.k. Third_Street. 2. The existing site is cleared of all vegetation and is located at the confluence of N.E. Third Street, N.E. Fourth Street, and Jefferson Avenue N.E. N.E. Third Street is a major arterial which becomes N.E. Fourth Street east of the property. The parcel is triangular shaped and is bounded by public streets to the north, east, and south, and by multi-family residence to the northwest, 1964.07 -3- • %- and vacant B-1 parcel to the southwest. All public utilities are. available to the site, and a new signalization project is currently underway at the intersection of N.E. Third Street and Jefferson Avenue N.E. adjacent to the property. The surrounding street system is adequate to handle traffic from the subject project, particularly considering the fact that at least 50 percent of the anticipated trips that will be generated by the project will be "diverted trips" from traffic already on the adjoining street system. Since there are no other convenience markets/service stations within a one-half mile radius of the site, and there is extensive multi-family development within this same area of influence, it is reasonable to assume that the need for a facility such as this can be justified. At the same time, the relative isolation of the site makes it ideal for the estab- Iishment of t i s type of bvsIness. C. EFFECT ON ADJACENT PROPERTIES . 1 . Lot Coverage: The total area of the site is approximately 62,232 , square feet, and the mini-market itself has a gross floor area of 2,400 square feet, which represents approximately 3.8 percent site coverage. The pump island canopy adds another 3.5 percent to the site coverage percentage, bringing the total building area on the site to approximately 7 percent. This building coverage Is certainly well within the allowable limits for the zone classi- fication and Is much less intensive than many residential developments. 2. Yards: The project has been designed to meet all of the required setbacks within the "B-1" classification. No setback variances are being requested from the code. 3. Height: The proposed AM/PM Mini-Market building has a height of approximately 13 feet, which is typically equal to or less than the height of single-family homes. The canopy has a height of approximately 16 feet, which is also generally consistent with the height of a peaked-roof single-family dwelling. Obviously, both of these buildings are lower in height than a typical two-story residential house, and certainly much lower than the height of multi-family buildings similar to those located to the west. The tallest structure proposed will be the free-standing pole sign approximately 28-feet in height to be located along N.E. Third Street where it will also have the least impact on residential development on the north side of N.E. Fourth Street along the opposite property boundary. No variances are being requested for the project relative to height limitations. 1964.07 -4- D. COMPAT I r3 I L 1TY The convenience market/service station is being developed at a scale in order to not be physically out of place within a general residential area, while still providing sufficient floor area for a wide selection of convenience store items. The service station portion of the project is an integral part of the "convenience" aspect of the development. The neighborhood around the property beyond the immediate boundaries is a unique mixture. There is a vocational school located north and east of the property, along with the Seattle-King County Health Department located south and east of the property. There are other commercial uses located along N.E. Fourth Street east of the property, and there is a large, gravel pit operation (which is generally not active at the present time) located directly south of the site across N.E. Third Street. To the northwest of the property is a multi-story, multiple-family development. Other multi-family projects are located farther west of the site on the north side of N.E. Third Street, as well as north and east of the project around the vocational school . Finally, there is an older single-family neighborhood located north of the project on the north side of N.E. Fourth Street and westerly of Jefferson Avenue N.E. Any development on the subject property should generally be designed to • reflect the existence of the existing single-family neighborhood to the north and should take appropriate steps to minimize impacts on this neighborhood. We believe that the design that has been proposed accomplishes this fact through the following specific design features. 1 . As indicated above, the size and scale of the structures proposed are actually less than typical multi-family buildings located just to the northwest of the project, which are also adjacent to the single-family neighborhood. The project will therefore not be a /' ' "bulky" development. 2. The mini-market is proposed to be oriented basically away from the single-family neighborhood and toward the south and east for visibility along the major arterial . The project will ji of have any windows facing N.E. Fourth Street or northwest towards tite existing apartment. 3. We are proposing to provide a vegetative screen/buffer using a combination of landscaped lawn, street trees, and screening shrubs and pine trees. The depth of this landscaped area varies from 90 feet at the parking lot to 140 feet to the building. This vegetative screen will be more significant than would be normally required under the zoning code and will effectively proyide a landscaping buffer between the project and resisients on the north 1964.07 -5- /I/ - , side of N.E. Fourth Street as well as proyjde an open feeling of landscape. 4. The gas pump islands are located along N.E. Third Street, with the circulation on the site being set up to primarily attract motorists entering and leaving the site on and off of N.E. Third Street. The pump islanfis and free-standing sign will_ be located along ttte boundary line opposite of the single-family neighbor.hood to the Borth and would therefore have less of an impact. The neighborhood surrounding the project cannot be characterized with a specific classification, either commercial, single-family residential, or multiple-family housing. Instead, the surrounding nejghborbood is a mixture of these uses, and the subject project will not be out of character ylth this general mixture of jand uses. With the project orientation and screening as proposed, the development will further be reflective of the potential impacts on properties to the north and will mitigate these impacts as indicated. E. PARKING The proposed development will include sufficient parking stalls as required by the zoning code for motorists patronizing the subject project. It is not anticipated that the project will have any adverse impact on vehicular parking requirements in the area. F. TRAFFIC As indicated above, the project is oriented to primarily prpmote vehicular traffic from N.E. Third Street. which is the adjacent major arterial . The site also has access proposed to N.E. Fourth Street as well, and the site will benefit from the new signalization being proposed at Jefferson Avenue N.E. with N.E. Third Street and N.E. Fourth Street,. respectively. Finally, the project incorporates a common driveway access to minimize the number of driveways on N.E. Third Street. Access locations have been reviewed and discussed with City officials prior to development of the site plan. Much of the traffic to and from the site is expected to occur westbound on N.E. Third Street in the morning hours. It is likely that access will be prohibited for left-hand turns onto the property from N.E. Third Street, and with the new signalization at Jefferson Avenue N.E., motorists will be able to turn at the intersection and travel a short distance on N.E. Fourth Street before turning into the subject project. Almost all of the traffic generated by the project will be directed away from the single-family neighborhood to the north. As a result, we 1964.07 -6- / - ' f would not expect any adverse traffic impacts, particularly after the signalization is improved at Jefferson Avenue N.E. The applicant wild also be improving N.E. Third Street with an additional lane of asphalt paving to provide for an „scceleratiop/deceleration lane fpr traffic on N.E. Third Street. These improvements will be coordinated with the City of Renton Traffic Division with regard to the final design criteria. Pedestrian access tQ and from the site is safely availaDle by way of existing sidewaiJcs on N.E. Fourth Street and N.E. Third Street extend- ing into the rgsidential jQusing to the north and yvest Qt the subject property. Pedestrian walkways will be provided on this site around the mini-market building to promote safe pedestrian access to the )� structure itself, primarily from the residential development to the north. There are no identified sight distance problems or grade k transitions which will impact visibility for motorists or pedestrians having access to the property, and all of the improvements on the site within the parking lot will meet minimum City of Renton design codes. G. NOISE/GLARE 1 . No i se The project itself will not generate any significant noise levels since it is not a manufacturing or other commercial business which incorporates heavy machinery or equipment. The primary source of noise from the project will be from motorists driving to and from the subject project. Similar noise levels exist in the vicinity of the site from traffic on N.E. Third Street and other local access streets and, therefore, the impacts of the proposed project are expected to be minimal . The use of the new electronic gas pumps also eliminate any noise associated with ringing bells which were traditional in the older service stations, Finally, no repairs or other services will be provided on the project and._ therefore, there will be nonoise generated by any mechanics. Since the station will be self service, there will also be fewer employees on the site and less interaction between patrons and employees involving conversation. The business will be operated 24 hours a day consistent with general operating procedures for convenience markets and self- service gas stations. However, the heaviest business hours are expected to be between 6:00 a.m. and 10:00 p.m., and there should be a significantly reduced level of activity at other times. Ihg noises generated by motorists driving to the site for gasoline or groceries during the later hours will be similar to tre noises that would be generated by vehicular travel along the adjoining 1964.07 -7- streets. and the add jt i on of the landscaping buffer and agreuirig strip along NE. Fourth Street and the west property Jjne stpul1 further buffer noise from the project relative to the residential neighborhood to the north. 2. Gl.re The project will incorporate low-level on-site lighting specifi- cally directed to minimize the spread of illumination and any glare affecting adjoining properties. This lighting is required for security purposes and will be developed in accordance with City of Renton codes. Other sources of light would relate tQ headlights from motorists, which will generally be shielded from surroundiDg residential properties to the north and west by the landscaping screen along the north and west property lines. General light levels in the area of the project are generated by street lights, residential housing lights, and vehicular head- lights on the adjoining streets. The proposed project will not generate significant levels of additional lighting, while at the same time the light sources will be identical to those which currently exist in the area. H. LANDSCAPING The proposal incorporates a park-like setting which reflects the landscaping to the east and to the south at the Vocational Technical. School and Health Department building. A 5-foot screen is provided at the northwesterly boundary. .This will incorporate evergreen shrubs and flowering trees, as well as pine trees which will help screen the mini-market from the residential homes to the northeast, as well as the apartment complex. The screening trees will also provide an effective buffer against car lights on Fourth Street. To the north- east, the street tree theme is continued, a combination of berms, lawn and pine trees will effectively screen the commercial use of this site from the single-family residences north of Fourth Street. The right-of-way portion of the site's small triangle to the east will be landscaped with lawn berm and flowering trees. The proposal Is consistent with the requirements of the City of Renton zoning code and the zoning district within which the project is located. At the present time, the site is completely devoid of all vegetation, other than grasses, and the proposed project will introduce significant landscaping to enhance the quality of the project and to provide appropriate buffering, where necessary, along the north and west property lines. 1964.07 -8- I / • / " I. ACCESSORY USES This section is not applicable to this project since all of the uses proposed are allowed outright in the existing zone classification for the property. The gasoline sales aspect of the business does require the approval of a Conditional Use Permit, and the entire project will involve the 24-hour convenience market and self-service gas station. The gasoline sales can be considered an accessory use to the con- venience market, which is allowed outright in the zoning code. J. CONVERSION Not applicable. K. PUBLIC IMPROVEMENTS The existing property is served by both public water and sanitary sewer service from the City of Renton, as well as other utilities including power and telephone service. The proposed project will not adversely impact any of these utilities. Other public services such as police and fire protection are also readily available in the area of the project site, and it is not anticipated that the convenience market will require supplemental personnel or would place an un- reasonable burden on existing city services. The taxes that will be generated by the business activity on the site should help to offset the associated requirements for public services. The developers of the project are also providing street improvements on N.E. Third Street to incorporate an acceleration/deceleration lane to mitigate impacts from traffic movement along N.E, Third Street. It is also understood that left-hand turns from N.F. Third Street onto and off of the subject property will be prohibited, and these modifi- cations, together with the improvements proposed, Should mitigate any adverse Impacts from the project with regard to traffic circulation. This would actually provide a benefit to the public and the City of Renton, since the improvements proposed along N.E. Third Street will be financed by the developer at no cost to the City. Finally, the improvements proposed at the intersection of N.E. Third Street and Jefferson Avenue N.E. should clearly improve traffic circulation in the vicinity of the property, and these improvements should further mitigate any traffic impacts from the proposed project. 1964.07 -9- . 15Ce 41•Pj, ECF: ICE=- ()et - jC e, do O L U: G�1 - t t �- t$ 0 z City of Renton • o ammo 9�,9gT ���Q� ENVIRONMENTAL CHECKLIST Fp SEP1E Purpose of Checklist: The State Environmental Policy Act (SEPA), chapter 43,21C RCW. requires all governmental agencies to consider the environmental impacts of a proposal before making s. decisions. An environmental impact statement (EIS) must be prepared for allproposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal. if it can be done) and to help the agency decide whether an EIS is required. Instructions for Applicants: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does not apply." Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal. even if you plan to do them over a period of, time or on different parcels of land. Attach any additional information,..that will help describe your proposal or its environmental effects. The agency to 'which you submit this checklist may ask you to explain your answers or provide . additional -information reasonably related to determining .if -there may be significant adverse impacts. Use of Checklist for Nonproject Proposals: (Please Type or Print Legibly) Complete this checklist for nonproject proposals, even though questions may be answered "does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). For'nonproject actions (actions involving decisions on policies, plans and programs), the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposal," "proposer," and "affected geographic area," respectively. A. BACKGROUND 1. Name of proposed project, if applicable: ARCO AM/PM Mini Market • 2. Name of applicant: The Atlantic Richfield Company 3. Address and phone number of applcant and contact person: Barghausen Consulting Engineers, Inc. 6625 South 190th, Suite 102 Kent, WA 98032 4. DaOte checklist prepared: October 16, 1986 5. Agency requesting checklist: City of Renton 6. Proposed timing or schedule (including phasing, if applicable): Completion by June, 1987. CITi' O :TOM_ NOV 1 s 1986 BUILGnNG/ZONING 7. Do you have any is for future additions. expansiorn, further activity related to or connected with this proposal? if yes. explain. No. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. A previous environmental checklist was prepared for a similar project located immediately east of the proposed location. That checklist was submitted to the City of Renton on or about June 1, 1986. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes. explain. No. 10. List any governmental approvals or permits that will be needed for your proposal, • if known. Conditional use permit for gasoline sales, site plan approval, and building permits. 11. Give brief. complete description of your proposal. including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. The project will include the construction of a 2,400 square foot wood frame, one story convenience market building, together with a 30 x 53 foot pump island canopy with two pump islands, and three 12,000 gallon underground storage tanks. There will also be a free standing sign and associated site paving and landscaping, on site lighting, and a trash enclosure. 12. Location of the proposal. Give sufficient Information for a person to understand the precise location of your proposed project, including a street address. if any. and section. township, and range if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description. site plan. vicinity map, and topography map, if reasonably available. While you should submit any plans required by the agency. you are not required to duplicate maps or detailed plans submitted with any permit—applications related to this checklist. The property is located at the intersection of N.E. 3rd Street with N.E. 4th Street and Jefferson Avenue. The area of development is approximately 62,232 square feet. The property.. is generally flat and is devoid of any significant vegetation or other structures. B. ENVIRONMENTAL ELEMENTS 1. EARTH • a. General dc:;cription of the site (circle one); flat. rolling. hilly. steep slopes, mountainous, other b. What is the steepest slope on the site (approximate percent slope)? Two to three percent. c. What general types of soils are found on the site (for example. caly, sand. gravel, peat, muck)? If you know the classification of agricultural soils. specify them and note any prime farmland. The soils are generally Everett gravely sands and have no agricultural value. • d. Are there surface indications or history of unstable soils in the immediate vicinity? If so. describe. No significant fill is anticipated. - 2 - a. Describe purpose. type. and approximate quantities of any filling or grading proposed. Indicate source of fill. • No significant fill is anticipated. f. Could erosion occur as a result of clearing. construction. or use? If so. generally describe. There is limited erosion potention due to the quality of soils on the site and the flat topography. g. About what percent of the site will be covered with impervious surfaces after project construction (for example. asphalt or buildings)? Approximately 35% of the developed portion of the site. h. Proposed measures to reduce or control erosion, or other impacts to the earth. if any: Temporary erosion control measures will be adopted if required by the City of Rentoi to control erosion during construction. 2. AIR a. What types of emissions to the air would result from the proposal (i.e., dust. automobile, odors. industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Emissions would result from automobile traffic from customers visiting the site and should be noted that a significant percentage of these vehicles are expected to result from diverted trips by cars already, in the area. b. Are there any off-site sources of emission? Off-site sources would include vehicular traffic on adjoining streets. c. Proposed measures to reduce or control emissions or other impacts to air. if any: None. 3. WATER a. Surface: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams. saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate. state what stream or river it flows into. No 2) Will the project require any work over, in. or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. No. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. None. - 3 - • • ' 4) Will the prcN.i al require surface water withdrawd1s or diversions? Give general description, purpose, and approximately quantities if known. No. 5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. No. 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No. b. . Ground: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and appaoximately quantities if known. No. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals . . .; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. None. Sanitary sewers will be used for sewage disposal with the City of Renton. c. Water Runoff (including storm water): 1) Describe the source of runoff •(including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. Storm water runoff will be created from the asphalt surfaces and buildings constructed on the site. 2) Could waste materials enter ground or surface waters? If so, generally describe. Grease and oil deposited on the parking lot surface will collect with storm water- runoff on the site. -'4 - d. Proposed asures to reduce or control surface. ground. and runoff water impacts, if any: A complete storm drainage and retention system will be installed in accordance with City of Renton standards to control the rate of runoff to the pre-developed conditions and to direct the discharge to an approved location off the site. An oil/water separator will also be installed as needed to mitigate impacts from the surface water runoff of oils and greases. 4. Plants a. Check or circle types of vegetation found on the site: o deciduous tree: alder, maple. aspen, other o evergreen tree: fir, cedar, pine, other o Shrubs XIllx grass o crop or grain o Wet soil plants: cattail, buttercup, bullrush. skunk cabbage, other o water plants: water lily, eel grass, milfoil, other o other types of vegetation b. What kind and amount of vegetation will be removed or altered? There is no significant vegetation on site to be removed or altered. c. List threatened or endangered species known to be on or near the site. None. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: New landscaping will be provided on the project in accordance with a landscape plan approved by the City of Renton. A special vegetative buffer will also be constructed for screening purposes along the west property line adjacent to the existing multi family development. 5. Animals a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: None. Birds: Hawk, heron, eagle, songbirds, other Mammals: deer, bear, elk, beaver, other Fish: bass, salmon, trout, herring, shellfish. other b. List any threatened or endangered species known to be on or near the site. None. C. Is the site part of a migration route? If so, explain. • No. - 5 - • • d. Proposed measures to preserve or enhance wildlife, it any: • None. • • 6. Energy and Natural Resources a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Electricity will be used for the project for heating and electrical appliances. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. • c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: None are anticipated. 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. The installation of underground fuel, storage tanks, poses the potential for rupture of the tanks in the future and leakage of petroleum products. 1) Describe special emergency services that.mightbe required. X Reponse by fire department officials. 2) Proposed measures to reduce or control environmental health hazards, if any: Double containment tanks will be used with fiberglass construction in order to minimize any potential damage or rupture to the tanks and fuel lines. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Noise levels in the area are primarily effected by vehicular traffic on N.E. 3rd Street and the adjacent residential streets. - 6 - 2) ' What types and levels of noise would be'created'by or associated with"the project on a short-term or a long-term basis (for example: traffic, construction, operation. other)? Indicate what hours noise would come from the site. • Noise on the site itself would result in levels consistent with traffic on N.E. 3rd Street with the majority of noise being concentrated during ' the hours. of 6:00 a.m. to 10:00 p.m. During the off hours, some noise would be associated with vehicular traffic to and from. the site, which would be consistent with vehicular traffic on N.E. 3rd Street. 3) Proposed measures to reduce or control noise impacts, if any: A vegetative buffer is proposed along the west property line to screen some of the project from the multi family residential development to the west. 8. Land and Shoreline Use • a. What is the current use of the site and adjacent properties? The current site is vacant. The properties to the west are vacant and developed with a multi family residential apartment building. The site is bounded on the north, south and east by public streets. Adjacent properties to the south are vacant or being used for businesses or a gravel pit, and properties to the north are developed with single family residential dwellings. b. Has the site been used for agriculture? If so, describe. no. c. Describe any structures on the site. None. d. Will any structures be demolished? If so, what? None. e. What is the current zoning classification of the site? B-1 f. What is the current comprehensive plan designation of the site? • r 14Ia po%ic rhi g. If applicable, what is the current shoreline master program designation of the site? Not applicable. h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. No. i. Approximately how many people would reside or work in the completed project? One to two persons would work at this site at any given time. j. Approximately how many people would the completed project displace? None. k. Proposed measures to avoid or reduce displacement impacts,.if any: None are required - 7 - % : , • 1. Proposed n ures to ensure the proposal is co tible with existing and projected lanu uses and plans, if any: The project is consistent with the existing zoning (land use plan, and additional landscaping is being proposed on the west side of the developed portion of the 9. Housing property to buffer the project from the multi-family residential housing to the west. a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. None. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. None. c. Proposed measures to reduce or control housing impacts, if any: Not required. 10. Aesthetics a. What is the . tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed. The tallest structure will be the free standing pole sign which will be approximately 28' high. The building will be approximately 13' ,high. Exterior building materials will be wood frame sheeting with a stucco finish. D. what views in the-immediate vicinity-Would be altered or obstructedr None. c. Proposed measures to reduce or control aesthetic impacts, if any: None are required. 11. Light and Glare • ••• • a. What type of light or glare will the proposal produce? What time of day would it mail ily occur? On-site low level lighting will be provided which should not adversely impact adjoining properties. Light and glare from automobile headlights will occur on-site during the evening hours. b. Could light or glare from the finished project be a safety hazard or interfere with views? No. • c. - What existing off-site sources of light or glare may affect your proposal? Street lighting off-site will contribute to the general light level in the area. d. Proposed measures to reduce or control light and glare impacts, if any: • Screeing is provided along the west property line adjacent to the multi-family residential development. - 8 - • • 12. Recreation a. What designated and Informal recreational opportunities are in the immediate vicinity? Not applicable. b. Would the proposed project displace any existing recreational uses? If so. describe. No. C. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: None are required. 13. Historic and Cultural Preservation a. Are there any places or objects listed on,-or proposed for, national, state. or local preservation registers known to be on or next to the site? If so, generally describe. No. b. Generally describe any landmarks or evidence of historic, archaeological. scientific, or cultural importance known to be on or next to the site. None. c. Proposed measures to reduce or control impacts, if any: None are required. 14. Transportation a. Identify public streets and highways serving the site, and describe proposed access to the existing street.system. Show on site plans, if any. Access is provided by way of N.E. 3rd Street and N.E. 4th Street. b. Is site currently served by public transit? If not, what is the approximately distance to the nearest transit stop? Transit is available along N.E. 3rd Street c. How many parking spaces would the. completed project have? How many would the project eliminate? The completed project will have a minimum of 20 parking stalls. No parking stalls will be eliminated by the project. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). Widening of N.E. 3rd Street will be provided including an acceleration de-acceleration land as required by the City of Renton. • - 9 - / • • e. Will the prc use (or occur in the immediate v___.•.ity of) water. rail, or air transportation? If so. generally describe. No. f. How many vehicular trips per day would be generated by the completed project? If known. indicate when peak volumes would occur. It is expected to generate approximately 1,500 vehicle trips per day; approximately 50% would be diverted tri s. Peak hour volu e is expected to be g. Proposed measures to reduce or control transportationpe impacts, it any: approximately 112 vehicle trips. An acceleration/de-acceleration lane will be addes on N.E. 3rd Street adjacent to the property. 15. Public Services a. Would the project result in an increased need for public services (for • example: fire protection, police protection. health care, schools, other)? • If so, generally describe. Fir and police protection will be required but no increase in service levels in the area are anticipated. • b. Proposed measures to reduce or control direct impacts on public services, if any. None. 16. Utilities a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other. b. Describe the utilities that are proposed for the project. the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. The City of Renton will provide water and sanitary sewer service, Puget Power will provide electrical power for the project. C. SIGNATURE I. the undersigned. state that to the best of my knowledge the above information is true and complete. It is understood that the lead agency may withdraw any declaration of non-significance that it might issue in reliance upon this checklist should there be any willful misre ent nor willf lack of full disclosure on my part. Proponent: Name Printed: Thomas A. Barghausen - 10 - #176 11-8-8,i