Planning 2017-04-27 COMPLETE AGENDA PACKET

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The proposal will undergo a thorough review regarding its compatibility with the surrounding neighborhood. It is also subject to the design review process, where site design, building design, and landscaping will be evaluated to ensure that it is appropriate for the Neighborhood Commercial Zone and that it is appropriately buffered from nearby residential uses. Response to Virginia Whitzel phone call dated March 2, 2017 The phone call raised the following concerns: 1. Ms. Whitzel wondered why there wasn't a proposal to site it at the corner of E Marginal Way and S 128th Street. By the conclusion of the call Ms. Whitzel was satisfied that placement in the back corner was appropriate. a. Applicant Response: The building is located in the southwest corner of the property for the several reasons. The primary use of the site is to store school buses. The maneuvering and parking space required for the buses is of priority in site design, all the while minimizing the amount of site redesign required for the addition of a small building. Furthermore, the location in the southwest corner allows the building to setback into the property for greater "eyes" on the bus lot. REPORT ORGANIZATION This staff report is divided into two sections. The first section covers the Conditional Use Permit and the second section covers the Design Review decision. Staff's conclusions and recommendations follow each section. The Board of Architectural Review is asked to make a decision on both applications. TMC 18.64 addresses conditional use criteria and TMC 18.60 address design review criteria. SECTION ONE - CONDITIONAL USE PERMIT DECISION CRITERIA- CONDITIONAL USE PERMIT The proposed project must comply with criteria detailed in TMC 18.64.050, (1 -5), concerning Conditional Use Permits. Applicant's response to conditional use criteria is attached to this staff report as Attachment C. Staff makes the following findings under the city's Conditional Use Permit criteria (TMC 18.64.050): (1) The proposed use will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity of the proposed use or in the district in which the subject property is situated. This project complies. The project will not expand the bus parking on site. The proposed building will provide a rest area for Tukwila School District bus drivers between shifts. This structure will eliminate the need for a temporary shed and portable toilet on site, in turn moving activities currently visible to neighborhood to within the proposed building. (2) The proposed use shall meet or exceed the performance standards that ore required in the district it will occupy. The Development Standards for uses in the Neighborhood Commercial Center (NCC) zone include a maximum height of 35 feet and the following setbacks: o Front Setback: ■ 6' 10