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HomeMy WebLinkAboutOrdinance 1586-89 • r • �i ORDINANCE NO. /„ Z16 - AN ORDINANCE amending the Zoning Map of the City of Everett as provided by Ordinance No. 3572 as amended (Title 19, Everett Municipal code) rezoning the area generally described as the northeast corner of West Casino Road and Fifth Avenue West from R-3 Low Density Multiple Family to B-1 Neighborhood subject subject to the conditions of a concomitant agreement. WHEREAS, on January 19, 1989, the City of Everett Hearing Examiner held a public hearing regarding the rezone of the hereinafter described property from R-3, Low Density Multiple Family to B-1 with Contract (Neighborhood Shopping) ; and WHEREAS, the City Council has determined that said property should be rezoned and zoned B-1 with Contract (Neighborhood Shopping); and; WHEREAS, the proposed zoning is consistent with the Comprehensive General Plan and is in the best interests of the health, safety, and general welfare of the citizens of Everett; NOW, THEREFORE, THE CITY OF EVERETT DOES ORDAIN: Section 1: That the City Council does hereby find that the zoning change hereinafter set forth for the property legally described and generally shown on the map in Exhibit A, attached hereto and incorporated herein by reference, bears a substantial relationship to the health, safety and general welfare of the City of Everett and is in conformance with the Comprehensive General Plan; Section 2: That the proposed zoning change is subject to the conditions of the B-1, Neighborhood Shopping zone and the conditions stated in the concomitant agreement, which is attached hereto as Exhibit B and incorporated herein by reference. Said agreement shall be signed by all parties of record of the subject property and shall be binding upon them, their heirs, successors, assigns and tenants. Section 3: That the filing of the proposed zoning change with the Snohomish County Auditor is subject to all of the owners of record of the subject property signing the attached concomitant agreement within thirty (30) days of the passage date of this ordinance, unless a written request to the City for a single thirty (30) day extension is approved by the Planning Director, otherwise the rezone shall become null and void and the zoning shall revert to R-3, Low Density Multiple Family. Section 4: That the Zoning Map of the City of Everett, as established by Ordinance No. 3572 as amended (Title 19, Everett Municipal Code), is hereby amended from R-3, Low Density Multiple Family Zone to B-1, Neighborhood Shopping Zone, subject to the conditions of the attached concomitant agreement on the following described parcel (See attached map): qN ! ' • Section 5: That the official map in the Planning Department of the City of Everett shall be amended as hereinabove provided, and said property shall be used in accordance with the zone in which the same is now established, as provided by Ordinance No. 3572 as amended (Title 19, Everett Municipal Code) and in accordance with the requirements stated in the attached concomitant agreement. Section 6: That if any section, subsection, sentence, clause, phrase or any portion of this ordinance or the attached concomitant agreement is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this ordinance or attached agreement. The City Council of the City of Everett hereby declares that it would have adopted this ordinance and the attached agreement and each section, subsection, sentence, clause, phrase or portion thereof irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases or portions be declared invalid or unconstitutional. Section 7: The City Clerk is hereby instructed to file the duly certified copy of this ordinance and the attached concomitant agreement with the Auditor of Snohomish County, Washington. CITY OF EVERETT WILLIAM E. MOORE, Mayor ATTFS : ^ CITY CLERK Passed: 5�//p/may Valid: ,57//479 Published: /��p9 0177N -2- CONCOMITANT AGREEMENT TO REZONE ORDINANCE NO. 259445p--Al This Agreement is made and entered the / 57—day of ,774A/ L , 1989, by Laurence W. Romo, hereinafter referred to as OWNER, and the City of Everett, a municipal corporation under the laws of the State of Washington, • hereinafter referred to as the City. WITNESSETH: WHEREAS, Laurence W. Romo is the owner of the property described as approximately 26,550 sq. ft. in size, located on the northeast corner of • Casino Road and 5th Avenue West, Everett, Snohomish County, Washington, the legal description of which is attached hereto as Exhibit A and incorporated herein by this reference; and WHEREAS, a public hearing was held before the Hearing Examiner on January 19, 1989, and WHEREAS, the Hearing Examiner made a recommendation on February 8, 1989, to City Council to grant approval with 24 conditions; and • WHEREAS, The Everett City Council held a public hearing on May 10, 1989, and approved the Hearing Examiner's recommendation with 24 conditions as stated in the Hearing Examiner report dated February 8, 1989; and WHEREAS, the Owner has agreed to develop the aforementioned property in accordance with the requirements of this Agreement in consideration of the City considering designating the property B-1 Neighborhood Shopping and the Owner further agrees as part of said consideration that should the City zone the property B-1 Neighborhood Shopping, to lay out, develop and maintain the property as hereinafter set forth; NOW, THEREFORE, IT IS MUTUALLY AGREED AS FOLLOWS: I. That the development of the property described in Exhibit A shall be subject to the following conditions: a. With the exception of one of the gasoline islands and the car wash, the site shall be developed in general conformance with the site plan including all bulk, parking and open space areas as submitted One of the gasoline islands and the car wash should be deleted from the development of the site. A 10% deviation from this site plan may be approved administratively by the Planning Director. b. The building and all other structures, fences and walls shall be consistent with the elevations submitted. Minor deviations may be approved administratively by the Planning Director. c. The site shall be developed per the detailed landscaping plan submitted. d. A sight obscuring combination fence and wall shall extend from the proposed new building westerly on the north property to approximately 5 feet past the apartment building on the adjacent site. This solid visual buffer shall conform to the elevations submitted. e. Outdoor refuse disposal areas shall be screened. In addition, the Applicant shall provide an area for recycling of bottles and papers. This recycling area shall likewise be screened. f. Unless otherwise approved by Public Works, a 200 foot grass lined swale or wet pond with wetland vegetation will be required for the site drainage before discharge to 5th Avenue. g. The sole pump island must be covered and isolated from the drainage system. h. All driveway locations and size must be approved by the Public Works Department. The driveway on 5th Avenue must be 12 feet wide, signed right turn only. In addition the driveway onto 5th Avenue shall be designed to prohibit any left turn. i. Any grading/fill on this site shall be done so as not to impact the surrounding properties. j. Any broken or damaged sidewalk shall be repaired/replaced per City Public Works Inspector. k. Fire hydrants are required within 200 driving feet of building. 1. An emergency shut-off switch and sign visible from all fuel dispensers are required. This must be approved by the Fire Marshal. m. A permit from the Fire Department for fuel dispensing and installation of fuel tanks is required. n. Two minimum U.L. classification 2A 10BC portable extinguishers for the store are required. o. A 2A 20BC portable extinguisher within 75 feet of any pump dispenser or fuel pipe opening is required. P. Dumpsters must be minimum of 5 feet from any combustible wall or eave. q. The signs proposed shall be approved by the Planning Department; the Applicant will be allowed one (1) sign and one (1) building sign; each sign will not exceed 30 sq. ft. r. Parking must be provided in accordance with a parking study done by a certified traffic engineer. The study must be approved by the City before any permits may be issued. The site plan shall be modified to provide for adequate on-site parking on the basis of the parking study. In addition to the parking depicted in exhibit 19, the Applicant shall provide additional parking at or near the area where the car wash was proposed. s. The Applicant shall not be allowed to operate with a Class B liquor license. The only type of liquor license allowed on-site is C, D, E and F. Taverns, bars or other uses which require a Class B liquor license are not permitted uses. -2- t. Special charges for connection to sewer system in accordance with Ordinance 984-83 are applicable. The actual cost will be computed by the Building Department per the ordinance in effect at the time and in accordance with the information provided on the approved plans on the date the permit is issued. u. A Notice of Construction must be obtained from the Puget Sound Air Pollution Control Agency for the installation of the underground fuel tanks prior to the issuance of any permits. v. The fueling area must be covered and isolated from the drainage system. (SEPA Water Policy) w. The new fuel tanks must be registered with Ecology's Storage Tank Unit of the Hazardous Waste Program within 30 days of being put into service. The notification form can be obtained by calling Ms. Jean Witt at 1-800-826-7716. (SEPA Water Policies) x. The new fuel tanks must be installed in accordance with the Environmental Protection Agency's Underground Storage Tank Regulations. (SEPA Water Policies) II. Permitted Uses - a. The following uses shall be permitted on this property: 1. Convenience store goods and services; 2. Sit down and take-out restaurant, deli-type, hot and cold food; 3. Fresh bakery; 4. Ice cream fountain; 5. One (1) gas island with four pumps; 6. Adequate customer parking (approved by Planning Department). b. All uses not listed in Paragraph II(a) are prohibited. III. Federal, State and Local Regulations Development and all activities on this property shall be in compliance with all applicable federal, state, and local regulations. IV. Recording. This Agreement shall be filed in the records of the Snohomish County Auditor for the purpose of subjecting the property to the restrictions, conditions and limitations herein set forth which are intended and shall be deemed to be covenants running with the land and binding upon the owner, their successors, tenants and assigns. -3- V. Enforcement A. Any violation of this Agreement by the owner, his successors, tenants or assigns, shall be considered as a violation of the Zoning Code of the City of Everett and shall be subject to all applicable penalties. B. Any violation of this Agreement is subject to the cease and desist order enforcement procedure as adopted by the City of Everett. C. Any building or structure set up, erected, built, moved or maintained, or any use of the property contrary to the provisions of this Agreement, shall be and the same is hereby declared to be a public nuisance. D. The City is hereby authorized to apply to any court of competent jurisdiction for and such court, upon hearing and for cause shown, may grant a preliminary, temporary or permanent injunction restraining any person, firm and/or corporation from violating any of the provisions of this Agreement, and compelling compliance with the provisions thereof. E. The penalty and enforcement provisions provided herein shall not be exclusive and the city may pursue any action, remedy or relief it deems appropriate. VI. Change of Ownership That in the event there is a change in ownership, it is the responsibility of the new owner(s) to notify the City's Planning Department in writing within ten (10) days of the effective date of the change. VII. Legislative Power That nothing herein shall be construed as being agreed to in consideration for said rezone, nor does the City relinquish its legislative power with respect to said rezone in consideration for this Agreement. VIII. Concomitant That this Agreement is concomitant with Exhibit "A," the ordinance zoning the herein described property to B-1 Neighborhood Shopping Zone. IX. Non-Waiver That the waiver by the Owner or the City of the breach of any provision of this Agreement by the other party will not operate or be construed as a waiver of any subsequent breach by either party or prevent either party from thereafter enforcing any such provision. -4- � I 11. Effective Date A. This Agreement shall become effective only upon the occurrence of all of the following: 1) The zoning ordinance affecting the subject property becoming effective; 2) The property owner identified herein has executed this Agreement and submitted it to the City within thirty days of the date of passage of the subject zoning ordinance affecting the subject property or within sixty days if an extension has been granted in accordance with the terms of the zoning ordinance; and 3) The City has executed this Agreement. IN WITNESS WHEREOF, the Owner has executed this Agreement in his name and the City of Everett has caused the same to be duly executed by its Mayor, the date and year first above written. OWNER I' I JO IliPt LA 'ENCE W. ROM. STATE OF WASHINGTON) ss. COUNTY OF SNOHOMISH) t certify that I know or have satisfactory evidence that {--( akf;oc,t_, 1 (.,)>>e-, signed this instrument and acknowledged it to be his free and voluntary act for the uses and purposes therein mentioned in the instrument. Dated �(� � t 1�'1 c1 Signature of Notary Public W Title My Commission expires —17,6--)/('(,) --i -5- CITY OF EVERETT WILLIAM E. MOORE, Mayor AT ,±1,;T: p LAINE MOSCHILLI, City Clerk STATE OF WASHINGTON) ss. COUNTY OF SNOHOMISH) I certify that I know or have satisfactory evidence that WILLIAM E. MOORE and ELAINE MOSCHILLI signed this instrument, on oath stated that they were authorized to execute the instrument and acknowledged it as the Mayor and City Clerk of the City of Everett to be the free and voluntary act of said parties for the uses and purposes therein mentioned in the instrument. Dated (P/4 7.e9 Signature of Notary Publ .�' 4.1�% i� Title +. A. i My appointment expires (2-- ;:5-1-(5 ,/ ATTEST: CITY CLERK APPROVED AS TO FORM: " 1 \ • ---L\tt4, ORNEY 05595 -6- . i • L ' • Legal description of property: THE SOUTH 130 FEET OF THE EAST 205 FEET OF THE EAST HALF OF THEE SOUTHEAST.QUARTERTHE OF THE SOUTHWEST QUARTER OF SECTION 12, TOW `HI2� 83o -�2a/17 SOUTH 10 FEET DEEDED TO CITY OF EVERETT; EXCEPT PORTION CONVEYED TO SNOHOMISH COUNTY FOR ROAD PURPOSES BY DEEDS RECORDED UNDER AUDITOR'S FILE NOS. 201946, 509799 AND 513650. SITUATE IN THE COUNTY OF SNOHOMISH, STATE OF WASHINGTON. o R, OH TIz \ FFU© C©Hem LaE TRAFFIC ENGINEERING • TRANSPORTATION PLANNING 4214 W. LAKE SAMM. PKWY. N.E.,#201 • REDMOND, WA 98052 • (206)885-2317 1E2fA"\AJ ),- -X \, January 26 , 1989 Mr. James Driscoll Land Use Hearing Examiner City Hall , Planning Department Everett, WA 98201 RE: Burger Deli Express (W. Casino Road @ 5th Avenue W. ) Peak Parking Demand at Proposed Deli /Convenience Store Dear Mr. Driscoll : Background & Methodology: At the request of Craig Corp (Owner ) and Underwood Architects, Gibson Traffic Consultants (GTC ) has completed a follow-up analysis of peak parking demand for the deli and convenience store proposed at the northeast corner of 5th Avenue W. and Casino Road in the City of Everett. We have utilized the Parking Generation manual published by the Institute of Transportation Engineers ( ITE, 2nd Edition, 1987 ) for our parking analysis. This ITE publication as well as the "sister" Trip Generation manual are widely accepted by traffic engineers and public agencies as the "source authority" for estimating traffic/parking impacts of development projects. Underwood Architects also supplied GTC with the latest Site Plan , dated January 24, 1989 . Proposed Site Development & Parking Supply: The proposed retail development would include a total of 3 , 600 S. F. , with a deli /restaurant , convenience store, car wash and gas pump facilities provided . A total of 24 parking stalls are shown on the Site Plan , although seven ( 7 ) stalls are adjacent to the gas pump islands and two ( 2 ) are located at the car wash facility . These stalls are needed , but not directly related to the building uses, and should be excluded from the parking demand and City code requirement calculations. Thus, a total of 15 parking spaces are provided: 11 customer stalls , including one handicapped space; 3 employee stalls; and , a truck load/unload space. Per City of Everett parking code requirements for a "convenience store" ( land use which best describes proposed uses ) , one space per each 300 S . F . plus 3 employee spaces are required or a total of 15 spaces . Thus, the parking supply for the revised Site Plan does satisfy code requirements. Peak Parking Demand: In order to best assess peak parking needs for the various retail uses, we have segregated the building floor area into four (4) components as summarized below. The seating area and food preparation area would be used for the deli /restaurant operations, or a total of 840 S. F. The retail COUNTS/SURVEYS • SITE IMPACTS • LOS ANALYSIS • EIS • HEARINGS • SAFETY• SIGNALS• PARKING Mr . James Driscoll January 26 , 1989 Page Two store and cooler/storage areas , total of 2 , 760 S. F . , would be utilized primarily for the convenience store operations . The most applicable sections of the ITE Parking Generation manual are "Convenience Market" ( Land Use Code 851 ) and "Fast-Food Restaurant without Drive-In Window" ( Land Use Code 851 ) . A convenience market has a very high turnover rate, with average customer stay being very short, and the estimated peak parking demand is 1 . 41 per 1 ,000 SF for an average weekday. With the proposed 2 , 760 SF of building space , 4 stalls are needed during weekday peak periods for the convenience store. The deli /restaurant would have a limited of seats and no drive-in facilities , and the estimated peak parking demand is 11 . 68 stalls per 1 ,000 SF for an average weekday . With 840 SF of building area, 10 stalls are needed during weekday peaks for the deli . Parking Supply vs. Demand : The proposed parking supply , excluding stalls provided for gas pumps and the car wash facilities separate from the retail building , is 15 stalls. The combined peak parking demand for the del /restaurant and adjacent convenience store is 14 stalls for average weekday traffic conditions ( basis of design for streets , intersections and signals for most public agencies) . Thus, the peak parking demand for the proposed site uses can be accommodated on-site and any overflow onto the adjacent street system during peak periods should be minimal . We have enclosed two ( 2 ) copies of the latest Site Plan as well as excerpts of applicable sections of the ITE manual to assist you in your review. If you have any questions on GTC ' s analysis or findings, please feel free to call me at 885-2317 . Sincerely , L GIBSON TRAFFIC CONSULTANTS '�! w 4 a 0 Terry L. Gibson, P. E. Traffic Engi neer/Presi dent 16 14 0 44; o FG/STERE' �,, • XC: Craig Corp, Owner z�S �� iso' ' -y NAL Monte Underwood , Architect Attachments 9- [1 EOOH RAFFIC LAND USE: 851 CONVENIENCE MARKET DESCRIPTION PARKING CHARACTERISTICS AND DATA LIMITATIONS More data are required in order to draw any valid Convenience markets are usually open 15 to 24 hours per day. They are characterized by high trip gener- ation rates but normally do not require large parking conclusions. areas as the average customer stay is short and parking turnover is very high. Two sites were sur- veyed; they occupied 1,750 and 3,535 square feet. I _ Parking Generation,August 1987/Institute of Transportation Engineers 159 CONVENIENCE MARKET (851 ) Peak Parking Spaces Occupied vs: 1,000 GROSS SQUARE FEET LEASABLE AREA On a: WEEKDAY PARKING GENERATION RATES Average Range of Standard Number of Average 1,000 GSF Rate Rates Deviation Studies Leasable Area 1.41 * * 1 4 CAUTION—USE CAREFULLY—SMALL SAMPLE SIZE. NO PLOT OR EQUATION AVAILABLE-INSUFFICIENT DATA* Parking Generation,August 1987/Institute of Transportation Engineers 160 LAND USE: 837 FAST FOOD RESTAURANT WITHOUT DRIVE-IN WINDOW P DESCRIPTION veyed were located in suburban areas, in California, This category includes fast food restaurants without Illinois, Minnesota, and Missouri. drive-in facilities, with a limited number of seats. Surveyed restaurants included fast-food eating places PARKING CHARACTERISTICS AND such as McDonald's, Wendy's, Burger King, and DATA LIMITATIONS Kentucky Fried Chicken. It would be desirable to obtain additional in The facilities surveyed ranged in size from 2,100 order to better determine what the average a data peak square feet to 4,100 square feet. The facilities sur- rates are. Parking Generation,August 1987/Institute of Transportation Engineers 151 FAST FOOD RESTAURANT WITHOUT DRIVE-IN WINDOW (83 7) Peak Parking Spaces Occupied vs: 1,000 GROSS SQUARE FEET LEASABLE AREA On a: WEEKDAY PARKING GENERATION RATES Average Range of Standard Number of Average 1,000 GSF Rate Rates Deviation Studies Leasable Area 11.68 2.77-19.11 3.68 17 3 a DATA PLOT AND EQUATION 60 w 50 - ❑ U o ° B (1) 40 - w U ° o_ u) 30 - ❑ z_ ° °¢- 20 - ❑ Y ❑ Q ❑ Lu 0 II 10 0a 0 1 1 1 I 1 1 I 1.8 2.2 2.6 3 3.4 3.8 4.2 X = 1000 GROSS SQUARE FEET LEASABLE AREA ❑ ACTUAL DATA POINTS FITTED CURVE Fitted Curve Equation: P = (-130.69/X) + 82.0 Rz = 0.679 Parking Generation,August 1987/Institute of Transportation Engineers 152 i EVERETT CITY COUNCIL Initiale< r` AGENDA ITEM COVER SHEET Dept. Head ,P -t_ t.,,P Mayor Council Pres. PROJECT TITLE: COUNCIL BILL # D 91/ Craig Investments Rezone #6-88 Originating Dept. Planning Dept. Contact Person Don Wood Phone Number 259-8731 For agenda of 4/26/89, 5/3/89 & 5/10/89 Preceding Action: For: discussion X public hearing action consent A public hearing by the City of Everett Land Use Hearing Examiner Attachments Vicinity Map, Site Plan, on Jan. 9, 1989. A recommendation Cross Sections, Hearing to approve was granted on Examiner Recommendation, February 8, 1989. Rezone Ordinance and Contract Agreement Depts. affected have okayed (identify): Public Works Dept. [*****************************************************************************************] [* Expenditure required: $ Amount Budgeted: $ *1 [* Add'l required: $ Account No. *1 [*****************************************************************************************] SUMMARY STATEMENT: Craig Investment Inc. has requested approval of a contract rezone from R-3 to B-l. The property is located on the northeast corner of 5th Ave. and West Casino Road. The Hearing Examiner approved a rezone and site plan that would allow the following uses: 1) Convenience store goods and services; 2) sit down and take out restaurant deli-type hot and cold food; 3) fresh bakery; 4) ice cream fountain; 5) one gas island with four (4) pumps; and 5) adequate customer parking. A public hearing was held on January 19, 1989, and a recommendation to approve with 24 conditions was made to the City Council. RECOMMENDATION: Hold first Reading on April 26, 1989; second Reading on May 3, 1989 and Public Hearing on May 10, 1989. 0561S r ..-.,rN it I WI 31I r • \c'7: 44,1. ��, ISI U - _ - - - ill. M um I ; Vj 1 . \ . M-1. WITH CONTRACT `:;\ 1a� \ , R-2 ' 14 I • ........_5w,2___in , } I1. ' �? °'�7 ` R0 sr SW �" ;; ..).„--L ! > ! / I W 74TH S7 SW : oIt f 74 T w ST S 1 �R ` ,, � , \ 1 e, ' 3 A,5A- 1 E �I i Le _� , 11 ,r ( � J, R-1 34.J ✓ 14< , NM=I=I=—UM OM=I NIB 1 ...7P' 1 ., f ET ST SW o� ,aTM cr �; 7161.114 1_ 5 W M $T 9d1. °C 1 �~ 9 R-3 17'77 PL Sw I 7 '"IS:: PL. > v L_a \� 68 Too ? SW II' a � • — I \k,1301 • I ecus+ .N I ; M ' \80TH ST ,W 1 ; 80TH PL.S. I// - �' 1 z zz � ��-'1: tiv_ _ UPPEtlOGE R0 ii W. =- WiI U Wr-I o 5 Z._ . . At CONTRAC C- i WITH i ti d -I 1i JR-3 CONTR E r7 1 'f') 1w CASIr QOAO _ ` jt\N� w PRO_ EC, I or Ao i 1i / , i cc c : .1 : , ,; � , _ - w Wl G —� / cc I \\I ~� „� �� ' , .. .,.,„E, 0 L O ; 88Th 51 S* y_+I 189 CITY OF EVERETT PLANNING DEPARTMENT 1 ,...e..., w � s`.�"� I.• ' °°a $ 12 7 28 R 4 a;aO 30 I/ 1 % FOR CURRENT ZONING INFORMATION CONTACT EVERETT PLANNI 1 EXHIBIT #2 C. ---- - c c UCI r i-alel�:,-1!, PIGOVic' A..�ou�.T,a-J I-Lc...o/u.-r��..A.cs ..P1cE CLZP.IoN) - =re GK.- i-I:O�C OIJL1 Y. - 7-tr�aGEt c..' 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'J`^ .;�': I;f} 4 • r L 1� f r�l F. - c ;pk-,4t7s', , ';7• ,$;.1`I �'; bt'.S 4La ,., I d ,4s 4 't.S , .,3 . ,tr- , ♦ try ` Y TS ,t 1t . . ^I •i !, �, t T - >•n ,,, •}g10 4! 71 ;j� •�l/ t t'.1r1111> iv ♦/ .1 ,.•., rKt•tlMr • VK I•}l"4n ;'13k .' 7 Y• .t r� [ l ' . t v: r .�� t k_ ' '1(;', ff. 3r4r"1.- • i }' • ` -,t Ylf,, .. 1 • .1 't• I �' , r : t'!( 5 ` y ;l • ��t ':..% 1 6 .,• ' <fL '(.S�'ti '.., a •4•: e. t rl. I .iso Ike , { -11..9 everett the Evergreen CITY OF everett OFFICE OF THE LAND USE and VIOLATIONS IN THE MATTER CF THE APPLICATION OF CRAIG HEARING EXAMINER INVESTMENTS, INC. FOR APPROVAL OF A CONTRACT REZONE REZONE *6-89 Order CYC February 8, 1989, the Everett Hearing Examiner issued a decision of approval for a Special Property Use Permit for the commercial development of the northeast corner of Casino Road and 5th Avenue West, Everett, Washington. On February 21, 1989, the Applicant requested reconsideration of the decision of the Hearing Examiner. The Applicant requested that the Hearing Examiner reconsider the limitation on the number gas pumps, gas islands, and the elimination of a car wash on the property. The basis of the motion of the Applicant was that the limitation creates financial difficulties for the development of the site. The basis of the limitations and the elimination by the Hearing Examiner was that the subject property is small and the extra gas pumps and islands and the car wash impede traffic circulation and parking on-site. Excessive pumps could result in traffic lines that could extend onto public right-of-way. In its application for reconsideration there was no new evidence submitted to show that the reasoning of the Hearing Examiner was in error. Accordingly, the decision of the Hearing Examiner remains as stated. Done and dated this 3rd day of March, 1989. • James M. Driscoll v Telephone:(206)259-8772 Fax:(206)259-8742 Mailing Address: City Hall,3002 Wetmore Avenue.Everett,Washington 98201 !Y Location: 3rd Floor,2731 Wetmore Avenue,Everett,Washington 98201 C6 • 1O FINDINGS AND RECOMMENDATION OF THE HEARING EXAMINER CF THE CITY OF EVERETT IN THE MATTER OF THE APPLICATION OF CRAIG INVESTMENTS, INC. FOR APPROVAL OF A CONTRACT REZONE REZONE 6-88 RECOMMENDATION: The contract rezone from R-3 to B-1 should be granted subject to the conditions listed. INTRODUCTION Craig Investments, Inc. , 7605 - 108th S.E., Renton, Washington, 98055, (hereinafter referred to as Applicant) has requested approval of a contract rezone for property located on the northeast corner of 5th Avenue and West Casino Road, in the City of Everett, Washington. The Applicant seeks a contract rezone in order to develop the property with a mixed-use convenience store that will provide the following services: A. Convenience store goods and services, B. Sit down and take out restaurant deli-type hot and cold food, C. Fresh bakery, D. Ice cream fountain, E. Gas pumps, and F. Car wash A hearing on this request was held before the Everett Hearing Examiner on January 19, 1989. At the hearing the following presented testimony and evidence: Don Wood, Planning Craig & Rachel Corp 10225 110th St. E Puyallup, WA 98374 Monte Underwood 4000 Aurora N. #210 Seattle, WA 98103 Tom Phillips 13631 N.E. 124th Kirkland, WA 98034 Craig Investments, Inc. Rezone 6-88 • Page -2- Louis Rowley 802 Newton #103 Seattle, WA 98039 Linda Cooperstein 10720 Marine View Drive Everett, WA 98204 Theresa Francis 645 View Ridge Drive Everett, WA 98203 Dan Kinney 507 W. Casino Everett, WA 98204 Ryan Mitchell 8211 142nd N.E. Redmond, WA 98052 Sharon Macgregor 7701 Hardeson Road Everett, WA 98203 Jan Bosworth 8402 Evergreen Way Everett, WA 98208 At the hearing the following exhibits were submitted and were admitted as part of the official record of these proceedings: 1. Staff Report 2. Vicinity Map/Zoning Map 3. Comprehensive Plan Map 4. Narrative Statement 5. Site Plans and Cross Sections 6. Additional Letter from Monte Underwood Architects 7. Department Comments 8. Declaration of Non-Significance 9. Noise Study 10. Landscaping Plan 11. Letter from Applicant dated 1/6/89 on Market Need 12. Letter from Applicant dated 1/11/89 Defining Uses 13. Liquor License Description 14. Floor Plan 15. Mixed Use Project Site Plan, Hoagy's and 7-11 16. Letter and Petition from Property Owners 17. Revised Staff Report Craig Investments, Inc. Rezone 6-88 Page -3- Subsequent to the hearing the following exhibits were submitted and admitted as part of the official record of these proceedings: 18. Gibson Traffic Consultants Parking Study dated 1/26/89 19. Revised Site Plan dated 1/24/89 After due consideration of the evidence presented by the Applicant; evidence elicited during the public hearing; and as the result of the personal inspection of the subject property and surrounding areas by the Everett Hearing Examiner, the following findings of fact and conclusions constitute the basis of the recommendation of the Everett Hearing Examiner. FINDINGS OF FACTS 1. The Applicant has requested approval of a contract rezone for property located at the northeast corner of 5th Avenue and West Casino Road in the City of Everett, Washington. The Applicant seeks a rezone from the current zoning designation of R-3 to a B-1 with contract. It is the intent of the Applicant to develop this property with a mixed-use convenience store that will provide the following uses: A. Convenience store goods and services, B. Sit down and take out restaurant deli-type hot and cold food, C. Fresh bakery, D. Ice cream fountain, E. Gas pumps, and F. Car wash (staff report) 2. The subject property is a 26,550 square foot parcel of land that is located on a corner lot. The property's dimensions are 290' x 90'. (staff report) 3. It is the intent of the Applicant to develop the property consistent with a revised site plan that was submitted subsequent to the hearing. The revised site plan, which was admitted as exhibit 19, depicts the location of the convenience store, the gasoline pumps and islands, and the car wash. This site plan differs from the one presented at the public hearing. A reduced copy of the revised site plan is attached hereto and by this reference is hereby incorporated as part of these findings. (exhibit 19) Craig Investments, Inc. Rezone 6-88 Page -4- 4. The proposed convenience store is projected to be 3,600 square feet and located on the eastern portion of the site. It will be located in a slight sloped area. The two gas pump islands will be located near the central portion of the site. The Applicant intends to install seven gasoline pumps on the two islands. The car wash will be located near the northwest boundary of the site. (exhibit 19) 5. Access to the site is off Casino Road, a major arterial of Everett. Traffic circulation will be throughout the site with egress from the site onto Casino Road and onto 5th Avenue in a northerly direction. (Wood testimony) 6. The Department of Public Works of the City of Everett has approved access to the proposal as set forth in the previous finding. (staff report) 7. The surrounding properties are developed as follows: A. north: multiple family units, B. south: Casino Road, C. east: vacant drainage basin, and D. west: 5th Avenue and a 7-11 store with other commercial entities Much of the area in the general vicinity is developed with multiple family dwellings. (staff report) 8. The area in which the subject property is located has been designated in the Everett General Plan as Neighborhood Business. A review of the policies of this General Plan has been made by the Everett Planning Department in its review of the requested contract rezone. (staff report) 9. The Applicant intends to provide nine parking spaces for customers near the convenience store. Four of the parking spaces will be immediately west of the convenience store while the other five spaces will be located on the northern boundary west of the store. In addition, the Applicant proposes two other customer parking spaces on the west boundary of the property. Three employee spaces are also projected on the west boundary. The Applicant has noted in its submittal that there are spaces for parking near the gasoline pumps and two spaces in the car wash. However, these spaces are not used in the calculation of parking for the customers. It is noted that one of the parking spaces will be for handicapped individuals. (Craig testimony) ti Craig Investments, Inc. Rezone 6-88 Page -5- 10. Policy #1 of the Everett General Plan states that Neighborhood Business Districts should be of a size and scale which will preserve and enhance the character of a residential area in which they are intended to serve. The Everett Planning Department has determined that the 3,600 square foot proposed building is consistent with this policy. In addition, the structure will be one-story and will be compatible with adjacent residential uses. (Wood testimony) 11. Policy #2 of the Everett General Plan sets forth that the type of uses allowed in Neighborhood Business Districts and should provide for the basic consumer needs and conveniences of the neighborhood in which they are located and should discourage traffic intensive businesses. The size of the structures in a Neighborhood Business District should be limited to size that assures a neighborhood market orientation rather than a community or regional market orientation. (staff report) 12. The Everett Planning Department submitted that Policy #2 can be satisfied. The facility, as proposed by the Applicant, will provide convenience store amenities along with other services including ice cream fountain, bakery, etc. that will be provided to the neighborhood. (Wood testimony, Craig testimony) 13. Policy #3 of the Everett General Plan establishes that Neighborhood Business Districts and developments should be concentrated and compact and should promote efficient use of the land. The City submitted that the requested rezone is located in a Neighborhood Business Area and node. The Applicant is developing the property to its highest density. (staff report) 14. Policy #4 of the Everett General Plan sets forth that the existing commercial areas should be improved and fully developed before expansion in nearby business districts catering to the same neighborhood is allowed. In interpreting this policy, the City submitted that Evergreen Way, the nearest commercial area of similar quality, is intensely developed and that this area of town can be developed with proposals such as the Applicant's without significant commercial impact on other commercial development. (staff report) 15. Policy #5 of the Everett General Plan provides that the creation of new, or the expansion of existing, Neighborhood Business Districts shall only be allowed when it can be determined that existing commercial zones cannot adequately serve the consumer needs of the neighborhood, and, then only when it can be determined that use of the site proposed to be rezoned will not be detrimental to the residents' areas. The City submitted that the market needs have been demonstrated and that there are no other uses in the neighborhood that can provide a broad range of uses as can the proposal of the Applicant. (Wood testimony, staff report) 1` Craig Investments, Inc. Rezone 6-88 Page -6- 16. Testimony was received from other merchants in the area indicating that excessive business does occur at nearby commercial facilities. This is evidenced by parking problems experienced in other small convenience type stores. It would appear that the proposed commercial zone can adequately serve the consumer needs of the neighborhood. 17. Policy #6 of the Everett General Plan sets forth that the development of sites within Neighborhood Business Districts should be subject to specific standards and review process which assure compatibility with adjoining uses in the surrounding neighborhood. These standards should include landscaping, screening, building design and orientation, site design, and parking access. (staff report) 18. The Applicant has been required to do a contract rezone which will include landscaping, screening, specific building design, site design, parking and access plans. Policy #6 of the General Plan is satisfied. (Wood testimony) 19. Policy #7 of the Everett General Plan requires parking areas for neighborhood businesses to be oriented to minimize the impact on residential areas. The Applicant submitted a revised site plan which depicts at least fourteen parking spaces for customers and employees. It is noted that the spaces near the gas pumps are not to be considered as parking spaces for customers. 20. Policy #8 of the Everett General Plan and historic buildings, Policy #9 and non-conforming uses, Policy #10 and the re-opening of non-conforming grocery/convenience store buildings, and Policy #11 and residential development are not applicable to the requested contract rezone. (staff report) 21. Policy #12 of the Everett General Plan requires that the height of structures allowed in the Neighborhood Business Zone shall not be greater than the height allowed in a neighborhood residential district. Height requirements for the R-3 zone are 35' and the proposed development will not exceed this height standard. (Wood testimony) 22. Screening of the site with a masonry wall and other landscaping will be provided on the north boundary . The City has determined that the entire landscaping plan, as submitted by the Applicant, is adequate and will provide adequate screening. (Wood testimony) 23. Many letters of opposition and petitions of opposition were submitted as part of the official record of these proceedings. The general tenor of the letters of opposition was that the space in which the proposed convenience store is to be located is too narrow and small to adequately accommodate the traffic and that there is insufficient parking proposed by the Applicant. In addition, the issue of safety and traffic congestion was raised in the letters. (exhibit 16) Craig Investments, Inc. Rezone 6-88 Page -7- 24. Property owners of a convenience store development immediately west of 5th Avenue and across the street from the proposed site testified to be in opposition to the proposal. The owner of the property submitted that inadequate parking is being provided on-site by the Applicant. She contended that convenience stores, like the one on her property, require excessive parking and is evidenced by her properties. She contended that seven parking spaces at the 7-11 store on her property are inadequate to handle the demands placed on that property. (Cooperstein testimony) 25. The lessee of the 7-l1 store submitted that the proposed development of the site will create additional traffic in the area. The witness submitted that the use of the site for a restaurant purpose and ice cream parlor will be an inducement to children in nearby schools to utilize the site. She claimed that the excessive traffic on Casino Road and 5th Avenue will result in pedestrian safety problems. (Francis testimony) 26. The owner of a gas station in the immediate area submitted that he is serviced by a major petroleum company. He contended that if that petroleum company desires to create a convenience store type of operation, the entire area will be inundated with developments such as the Applicant's. He objected to the rezone. 27. A resident of a condominium in the area submitted that there is adequate public services such as convenience stores as those proposed by the Applicant and that no new development should occur. She objected to the rezone. (Macgregor testimony) 28. The Everett Planning Department recommended approval of the proposed contract rezone subject to conditions which will be part of the contract. Those conditions are set forth in the staff report. CONCLUSIONS 1. The application is for the approval of a contract rezone from an R-3 designation to a B-1 designation for property located on the northeast corner of 5th Avenue and West Casino Road in the City of Everett, Washington. The Applicant's request is a contract rezone for the allowance of a mixed-use convenience store that will provide the services as set forth in finding #1 of this document. 2. The subject property is located in an area designated as Neighborhood Business. The general purposes of Neighborhood Business have been reviewed and the proposal, with some modifications, satisfies these general purposes. 3. The proposed rezone will provide and protect an area of town for retail businesses and services primarily for the residents of the surrounding c - neighborhood. It is consistent with the purposes of the B-1, �" Neighborhood Shopping Zone. Craig Investments, Inc. Rezone 6-88 Page -8- 4. The proposed business of the Applicant is a permitted use in a B-1 zone. 5. The rezone will be on a major arterial in Casino Road which is adequate to handle the increased traffic. 6. The proposed site will provide consumer needs of the neighborhood. However, the narrowness and small area of the lot require a limitation on its development. Because of lack of area for vehicular movement and parking, the car wash and one of the gasoline pump islands must be removed in order to create a development that is not detrimental to the residential neighborhood in the vicinity. RIDATION Based upon the preceding findings of facts and the conclusions, the testimony and evidence submitted at the public hearing, and upon the impressions of the Everett Hearing Examiner upon a site view, it is hereby recommended that the contract rezone from R-3 to B-1 for a mixed use convenience store at the northeast corner of 5th Avenue and West Casino Road should be granted. The contract rezone should allow a convenience store with the following services: A. Convenience store goods and services, B. Sit down and take out restaurant deli-type hot and cold food, C. Fresh bakery, D. Ice cream fountain, and E. One gasoline island with four pumps. F. Adequate customer parking This rezone should be approved subject to the following conditions: 1. With the exception of one of the gasoline islands and the car wash, the site shall be developed in general conformance with the site plan including all bulk, parking and open space areas as submitted One of the gasoline islands and the car wash should be deleted from the development of the site. A 10% deviation from this site plan may be approved administratively by the Planning Director. 2. The building and all other structures, fences and walls shall be consistent with the elevations submitted. Minor deviations may be approved administratively by the Planning Director. 3. The site shall be developed per the detailed landscaping plan submitted. 4. A sight obscuring combination fence and wall shall extend from the proposed new building westerly on the north property to approximately 5 feet past the apartment building on the adjacent site. This solid visual buffer shall conform to the elevations submitted. 5. Outdoor refuse disposal areas shall be screened. In addition, the Applicant shall provide an area for recycling of bottles and n"Tprs. This recycling area shall likewise be screened. Craig Investments, Inc. Rezone 6-88 Page -9- 6. Unless otherwise approved by Public Works, a 200 foot grass lined swale or wet pond with wetland vegetation will be required for the site drainage before discharge to 5th Avenue. 7. The sole pump island must be covered and isolated from the drainage system. 8. All driveway locations and size must be approved by the Public Works Department. The driveway on 5th Avenue must be 12 feet wide, signed right turn only. In addition the driveway onto 5th Avenue shall be designed to prohibit any left turn. 9. Any grading/fill on this site shall be done so as not to impact the surrounding properties. 10. Any broken or damaged sidewalk shall be repaired/replaced per City Public Works Inspector. 11. Fire hydrants are required within 200 driving feet of building. 12. An emergency shut-off switch and sign visible from all fuel dispensers are required. This must be approved by the Fire Marshal. 13. A permit from the Fire Department for fuel dispensing and installation of fuel tanks is required. 14. TWo minimum U.L. classification 2A 10BC portable extinguishers for the store are required. 15. A 2A 20BC portable extinguisher within 75 feet of any pump dispenser or fuel pipe opening is required. 16. Dumpsters must be minimum of 5 feet from any combustible wall or eave. 17. The signs proposed shall be approved by the Planning Department; the Applicant will be allowed one (1) sign and one (1) building sign; each sign will not exceed 30 sq. ft. 18. Parking must be provided in accordance with a parking study done by a certified traffic engineer. The study must be approved by the City before any permits may be issued. The site plan shall be modified to provide for adequate on-site parking on the basis of the parking study. In addition to the parking depicted in exhibit 19, the Applicant shall provide additional parking at or near the area where the car wash was proposed. 19. The Applicant shall not be allowed to operate with a Class B liquor license. The only type of liquor license allowed on-site is C, D, E and F. Taverns, bars or other uses which require a Class B liquor license are not permitted uses. (, 4 Craig Investments, Inc. Rezone 6-88 Page -10- 20. Special charges for connection to sewer system in accordance with Ordinance 984-83 are applicable. The actual cost will be computed by the Building Department per the ordinance in effect at the time and in accordance with the information provided on the approved plans on the date the permit is issued. 21. A Notice of Construction must be obtained from the Puget Sound Air Pollution Control Agency for the installation of the underground fuel tanks prior to the issuance of any permits. 22. The fueling area must be covered and isolated from the drainage system. (SEPA Water Policy) 23. The new fuel tanks must be registered with Ecology's Storage Tank Unit of the Hazardous Waste Program within 30 days of being put into service. The notification form can be obtained by calling Ms. Jean Witt at 1-800-826-7716. (SEPA Water Policies) 24. The new fuel tanks must be installed in accordance with the Environmental Protection Agency's Underground Storage Tank Regulations. (SEPA Water Policies) StWATION The proposed contract rezone has been reviewed with the provisions of the Everett General Plan and the Everett Zoning Code. Testimony and evidence of all parties have been considered. Based upon all of this input, it is my impression that the site can be developed with a B-1 use for a convenience store with the amenities allowed in my recommendation. The main objections to the contract rezone were the lack of parking, the excessive traffic, and the lack of demand of such a facility. The Applicant has presented a parking plan that proposes fourteen spaces. Of these fourteen spaces, eleven are projected to be for customers while three are for employees. It is noted that these spaces do not include the parking spaces near the gas island. Although this appears to be, at the very minimum, adequate parking, the removal of one of the gas pump islands on-site and the removal of the car wash will allow additional parking to be developed on-site. This will effectively create a safer area within the site to park the vehicles, will reduce the amount of on-site traffic circulation, and will provide alternative spaces to park other than adjacent to the load and unload area near the southeastern corner of the site. As testified to by witnesses who are involved in the convenience store business, there is a demand for parking at these facilities. In fact, the property immediately to the west of this property is developed with a convenience store. The owner of the property and the lessee of the property testified that there is a constant demand for parking at this type of facility. This testimony implies that there is adequate demand for the services of the convenience store to support and allow for the develcpmer t—of this proposal. With the removal of the car wash and one of the gasa],ir}r,. pumps, this site will definitely have sufficient parking to meet the demands. f Craig Investments, Inc. Rezone 6-88 Page -11- It should be noted that the industrious proposal of the Applicant will cause this store to be somewhat different from the other stores. With the ice cream parlor, the bakery, the deli restaurant, etc. there will most likely be a created demand on the services of this convenience store than others. Thus, the need for increased parking is warranted. The car wash has been eliminated from my recommendation because it appears that the car wash would use valuable space and result in a tight and restricted traffic circulation on the narrow lot. It is my opinion that this site is too small to handle the traffic that would be generated by a car wash. Further, the space can be used for parking. It is also noted that I recommend the reduction of the number of pump islands from two pump islands to one pump island. A one pump island can provide four gasoline pumps to be operated on-site. This should be sufficient and it also will reduce the traffic circulation within the site. With the conditions as set forth in this document, it is my opinion that the contract rezone should be granted. Done and dated this 8th day of February, 1989. n • n I CZ-,.� „ /21, iL;'��:-cam J�[ies M. Driscoll The recommendation on this application has been made by the Hearing Examiner based on the authority granted in Ordinance 692-80, as amended. This recommendation will be forwarded to the Everett City Council to be placed on the City Council agenda, at a later date of which you will notified by mail, unless the following procedure is followed: 1. Any aggrieved party of record who has actively participated in the hearing before the Examiner may file a written request with the Examiner for reconsideration within ten (10) working days of the date of the Examiner's decision. The request shall explicitly set forth alleged errors of procedure, fact or law. The Examiner shall act within ten (10) working days after the date of the filing of the request for reconsideration by either denying the request, issuing a revised decision or calling for an additional public hearing. If an additional hearing is required, notice of said hearing shall be mailed to all parties of record not less than five (5) working day prior to the hearing date. The final date for requesting reconsideration is February 23, 1989.