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Home My WebLink AboutPermit PL12-024 - KAUR RESIDENCE - SPECIAL PERMISSION: SINGLE FAMILY DESIGN EXCEPTIONKAUR GARCHA RESIDENCE 15415 65TH AVE S P L 12-024 L 1 2-024 SPECIAL PERMISSION DIRECTOR -SINGLE FAMILY DESIGN EXCEPTION City of Tukwila Department of Community Development August 28, 2012 NOTICE OF DECISION TO: Mr. Pavel Melnik 879 Rainier Ave S #A200 Renton, WA 98057 An Haggerton, Ilayor Jack Pace, Director This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170. This notice is approved subject to the decision criteria and conclusions that follow. I. P1IZ6JECT INFORMATION Project File Number: L12-024 Associated File Numbers: D12-223 (Building Permit) Applicant: Pavel Melnik Type of Permit Applied for: Special Permission Director, Single Family Design Standard Exception, Front Door Facing the Side or Rear Yard and exceptions to 8.25.020 Parking Limitations. Project Description: This application includes three requests: (1) Request for Special Permission to allow the front door of a single-family house to face the side yard. (2) Request for an exception to TMC 8.25.020 (D) to allow a greater amount of approved durable uniform surface than the maximum allowable for the subject lot. (3) Request for an exception to TMC 8.25.020 (E) to allow greater than 50% of the front yard to be approved durable uniform surface. Location: 15415 65th Ave S (parcel #359700-0321) Comprehensive Plan Designation/ Zoning District: Low Density Residential (LDR) District Vicinity/Site Information: The subject property is on existing tax lot that is 48,069 square feet in size, and zoned Low Density Residential (LDR). The lot is currently vacant, but was previously developed with one single-family home which was demolished in July 2007.The property is surrounded by low -density residential development to the west, north, and east, and borders an area of Office zoning developed with office buildings and associated parking to the south. The property has frontage on its east side along 65`h Ave S. The site topography slopes up from 651h Ave S to a level area in the middle and rear portions of the existing lot. The lot width is approximately 153 feet. The applicant submitted building permit D12-223 in June 2012 to construct one new single-family home in the middle of the property. Plans submitted with building permit have the front door facing the south instead of the public frontage of JR Page I of 5 08/24/2012 H:\Special Permission\Harpal Bual SF Design Standard Exception\L12-024 Kaur Garcha Residence SF Design SP.doc 6300 Southcenter Boulevard, Suite 4100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206-431-3665 G 651h Ave S to the east. Plans show a long driveway along the south property line connecting from 651h Ave S to the project site. The total area of approved durable uniform surface originally proposed on the existing lot as part of D12-223, including driveway and parking area, was approximately 5,494 square feet. Due to Fire Department requirements, the driveway area has been required to be 20 feet wide instead of 12 feet wide, and a fire truck turnaround was required. These areas will not be able to be used for vehicle storage and therefore a large amount of the driveway area is no longer considered approved durable uniform surface. Plans submitted for this Special Permission application show the existing lot as part of a future three -lot short plat. The home proposed in D12-223 would be located on the middle lot of the proposed three -lot short plat. The intent of showing the future short plat is for the property owner to show that if the property is subdivided as planned, the new front yard for the middle lot would be from the south property line. Additionally, the driveway proposed on the south side of the property and the fire truck turnaround would serve all three lots as a private access drive and an emergency vehicle access drive. Decisional Criteria: Single Family Dwelling Design Standards According to Tukwila Municipal Code (TMC) 18.50.050 (5) Single Family Dwelling Design Standards require all new single-family dwellings to have the front door facing the front or second front yard if the lot is at least 40 feet wide. Upon approval as a Type 2 decision, according to TMC 18.50.55, the front door of a new single-family dwelling may face the side or rear yard when: a. The topography of the lot is such that pedestrian access is safer or more convenient from the side or rear yard; b. The house will be set back at least twice the minimum front yard setback; c. The entrance is oriented to take advantage of a site condition such as a significant view; or d. The entry feature is integral to a unique architectural design. Staff response to the Decisional Criteria: If the front door of the new home proposed under D 12-223 were to face 65t" Ave S, the door would be located on the east elevation. The entryway design has the front door located on the south elevation, facing the side yard and the driveway leading up to the garage. The house will be set back approximately 120 feet from the front property line; a distance six times the required front yard setback of 20 feet. The new home site has been chosen at the top of the slope, with the home, including front entryway and a balcony on the upper level, oriented to the south to take advantage of views of Mount Rainier. Parking Limitations Chapter 8.25 of the Tukwila Municipal Code (TMC) requires motor vehicles on property devoted to single-family residential use to be parked on an approved durable uniform surface. Per 8.52.010, "Approved Durable Uniform Surface" is a durable uniform surface approved for the storage of vehicles by the City of Tukwila, and should consist of gravel, concrete, blacktop, or any other configuration of materials approved by the City that maintains a durable uniform surface. According to Tukwila Municipal Code (TMC) 8.25.020 (D) Approved durable uniform surfaces outside of structures on - site may cover a maximum of 1,200 square feet or 10% of the lot surface, whichever is greater. The Director of Community Development may approve exceptions to this requirement for an access driveway, particularly on lots where there is a need for a long driveway. Additionally, TMC 8.25.020 (E) requires that no more than 50% of the front yard or 800 square feet, whichever is smaller, may be approved durable uniform surface. The Director of Community Development may approve exceptions to this requirement for an access driveway, particularly on pie -shaped or other odd shaped lots where it is infeasible to meet this requirement. JR Page 2 of 5 08/24/2012 HASpecial Permission\Harpal Bual_SF Design Standard Exception\L12-024 Kaur Garcha Residence —SF Design_SP.doc Staff response to the Decisional Criteria: The driveway proposed with the original plan set submitted for building permit D12-223 was approximately 5,494 square feet. The maximum allowable area of approved durable uniform surface for this lot, per 8.25.020 (D) is equal to 10% of the lot surface area, which is 4,806 square feet. The proposed amount under the original building permit submittal exceeds the maximum allowable square footage by 688 square feet. In response to comments from the Fire Department contained in Correction Letter # 1 to building permit D 12-223, the proposed driveway area has been widened from 12 feet wide to 20 feet wide, and a fire truck turnaround has been added. Staff recommends approval of an exception to the requirement that only 10% of the lot surface be covered with approved durable uniform surface, due to the need for a long driveway from 651h Ave S to the proposed development area, as well as the need for a 20-foot wide driveway to meet Fire Department requirements for emergency access. In addition, the driveway area from 65th Ave S to the new home, as well as the fire truck turnaround area, must remain unobstructed for emergency access vehicles; it does not meet the definition of approved durable uniform surface since it cannot be used for storage of vehicles. Plans submitted for this Special Permission application show the existing lot as part of a future three -lot short plat. As part of the future short plat, the 20-foot wide driveway and Fire truck turnaround area would serve all three lots, and would be required to remain free of obstructions. Each lot would need a separate area of approved durable uniform surface area for parking needs associated with the new single-family home on each lot. When the driveway and fire truck turnaround are subtracted from the area of approved durable uniform surface on the proposed middle lot where the new single family home is proposed under D12-223, the area of approved durable uniform surface is approximately 1,035. If the existing lot is subdivided as shown, the new approved durable uniform surface maximum for the middle lot on would be approximately 1,500 square feet. The new home proposed under D12-223 is proposing to have its front yard face the south, where the new driveway is also proposed. The new driveway area proposed is approximately 2,000 square feet within the front yard setback area. The new driveway is planned to serve as a private access drive for a future three -lot short plat. Staff recommends an exception to the requirement that no more than 50% of the front yard or 800 square feet may be approved durable uniform surface because the area is needed to serve as a driveway for the new home, and it must be 20 feet wide and cannot be used for vehicle storage to meet Fire Department requirements for emergency access. Conclusions: 1. The proposed new single-family home will be set back 120 feet from the front property line; six times the required 20- foot yard front setback requirement. 2. The location of the home at the top of the slope from 65th Ave S and the orientation of the front entrance and the balcony is intended to take advantage of the view of Mount Rainier. 3. A long driveway is needed from 65th Ave S to the development area proposed for the new home. 4. The driveway area and fire truck turnaround area must remain unobstructed for emergency vehicle access and cannot be used for vehicle storage. Given these requirements, these areas do not meet the definition of approved durable uniform surface and can be taken out of the approved durable uniform surface calculation for this lot. The remaining area to be used for vehicle storage outside of the garage is approximately 1,035 square feet. 5. The new driveway will occupy more than 50% of the front yard of the new single-family home. Because the new driveway must remain unobstructed and cannot be used for vehicle storage, it no longer meets the definition of an approved durable uniform surface. A Page 3 of 5 08/24/2012 HASpecial Pennission\Harpal Bual_SF Design Standard Exception\L12-024 Kaur Garcha Residence -SF Design_SP.doc II. DECISION SEPA Determination: The City SEPA Responsible Official has previously determined that this application does not require a SEPA threshold determination because it is categorically exempt. Decision on Substantive Permit: The Community Development Director has determined that the application for a Single Family Design Standard Exception does comply with applicable City and state code requirements and has approved this application. III. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 2 decision pursuant to Tukwila Municipal Code § 18.104.010. Other land use applications related to this project may still be pending. No administrative appeal of a DNS or an EIS is permitted. One administrative appeal to the Hearing Examiner of the Decision on the Permit itself is permitted. A party who is not satisfied with the outcome of the administrative appeal process may file an appeal in King County Superior Court from the Hearing Examiner decision. A party who is not satisfied with the outcome of the administrative appeal process may file an appeal in King County Superior Court from the Hearing Examiner decision. IV. PROCEDURES AND TIME FOR APPEALING In order to appeal the Community Development Director's decision on the Permit Application, a written notice of appeal must be filed with the Department of Community Development within 14 days of the issuance of this Decision, which is by September 11, 2012. The requirements for such appeals are set forth in Tukwila Municipal Code 18.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 1. The name of the appealing party. 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing parry's behalf. 3. A statement identifying the decision being appealed and the alleged errors in the decision, including any specific challenge to an MDNS. 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. 5. Appeal fee of $541.00. 7R Page 4 of 5 08/24/2012 HASpecial Permission\Harpal Bual_SF Design Standard Exception\L12-024 Kaur Garcha Residence —SF Design_SP.doc V. APPEAL HEARINGS PROCESS Any administrative appeal regarding the Permit shall be conducted as an open record hearing before the Hearing Examiner based on the testimony and documentary evidence presented at the open record hearing. The Hearing Examiner decision on the appeal is the City's final decision. Any party wishing to challenge the Hearing Examiner decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. An appeal challenging a DNS, an MDNS or an EIS may be included in such an appeal. If no appeal of the Hearing Examiner decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. VI. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:00 a.m. and 4:30 p.m. The project planner is Jaimie Reavis, who may be contacted at 206-431-3659 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. r. Department of Community Development City of Tukwila JR Page 5 of 5 08/24/2012 HASpecial Permission\Harpal Bual_SF Design Standard Exception\L12-024 Kaur Garcha Residence SF Design_SP.doc Cite of Jmiw" Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Jaimie Reavis HEREBY DECLARE THAT. Notice of Public Hearing Determination of Non -Significance Notice of Public Meeting Mitigated Determination of Non - Significance Board of Adjustment Agenda Determination of Significance & Packet Sc o in Notice Board of Appeals Agenda Notice of Action Packet Planning Commission Official Notice Agenda Packet Short Subdivision Agenda Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit FAX To Seattle Times Other: _ Classifieds Notice of Decision Mail: Gail Muller Classifieds _ PO Box 70 - Seattle WA 98111 Was mailed to each of the addresses listed/attached on this 28 day of August in the year 2012. Sent by mail to owner and applicant (see attached mailing labels). Sent by email to Department of Ecology. Project Name: Kaur Garcha Residence Special Permission Project Number: L12-024, PL12-024 Mailing requested by: Jaimie Reavis Mailer's signature: u H:\Special Permission\Harpal Bual_SF Design Standard Exception\L12-024 NOD —Affidavit of Distribution.doc Mr. Pavel Melnik Kamal Jit Singh 879 Rainier Ave S #A200 15415 65th Ave S Renton, WA 98057 Tukwila, WA 98188 RECEIVED' AUG 10 2012 G®MMOUP pv��.PAEi'17 August 9, 2012 �J URBAN DESIGN Director, Department of Community Development City of Tukwila 6300 Southcenter Boulevard, Tukwila, WA 98188 RE: Kaur Garcha Residence — 15415 — 651h Ave. South Single -Family Design Standard Submittal Package Includes: Application Affidavit of Ownership and Hold Harmless Permission to Enter Property Exterior Elevations (Sheets-A5 & A6) Site Plan Dear Director, This letter accompanied with application forms, elevations and site plan are provided in order to demonstrate the approach taken when locating the new single-family residence at 15415-65th Avenue South. The front door is facing the South as it did in the structure that was demolished in the same location. We are asking for a Single -Family Standard exception based on Tukwila Municipal Code 18.50.055 / A.2: b. The house will be set back at least twice the minimum front yard setback; c. The entrance is oriented to take advantage of a site condition such as a significant view. At this time we are also asking for an exception to the driveway limit requirement, due to the need of a long access driveway and due to the requirement for fire access to be 20 ft. wide along the entire route. Sinaerel , v 1 elnik Prin ipal 879 RAINIER AVE N., SUITE A200 PENTON, WASHINGTON 98057 PHONE: .206.638.8250 18.50.055 Single -Family Design Standard Exceptions A. The design standards required in TMC Section 18.50.050 (5) and (6) may be modified by the Community Development Director as a Type 2 Special Permission decision. 1. The criteria for approval of a roof pitch flatter than 5:12 are as follows: a. The proposed roof pitch is consistent with the style of the house (for example modern, southwestern); b. If a flat roof is proposed, the top of the parapet may not exceed 25 feet in height; c. If a sloped roof is proposed, it must have at least 24-inch eaves; and d. The house exhibits a high degree of design quality, including a mix of exterior materials, detailing, articulation and modulation. 2. The criteria for approval of a house with a front door that faces the side or rear yard are as follows: a. The topography of the lot is such that pedestrian access is safer or more convenient from the side or rear yard; b. The house will be set back at least twice the minimum front yard setback; c. The entrance is oriented to take advantage of a site condition such as a significant view; or d. The entry feature is integral to a unique architectural design. B. The design standards required in TMC Section 18.50.050 (5) and (6) may also be modified by the Community Development Director as a Type 2 Special Permission decision if the proposal includes a replacement of a single wide manufactured home with a double wide and newer manufactured home. The property owner can apply for this waiver only one time per property starting from the date of adoption of this ordinance. Additionally, the proposal should result in aesthetic improvement to the neighborhood. (Ord. 2368 §52, 2012, Ord. 2098 §3, 2005) 18.50.060 Cargo Containers as Accessory Structures A. Cargo containers are allowed outright in the LI, HI, MIC/L, MIC/H and TVS zones, subject to building setbacks. B. New containers may be allowed as accessory structures in LDR, MDR, and HDR for institutional uses, and in RC, RCM, TUC, TSO and C/LI for any permitted or conditional use. All new containers are subject to a Type 2 special permission decision and the restrictions in the various zoning districts. C. Criteria for approval are as follows: 1. Only two cargo containers will be allowed per lot, maximum length of 40 feet. 2. The container is located to minimize the visual impact to adjacent properties, parks, trails and rights -of -way as determined by the Director. TITLE 18 —ZONING 3. The cargo container is sufficiently screened from adjacent properties, parks, trails and rights -of -way, as determined by the Director. Screening may -be a combination of solid fencing, landscaping, or the placement of the cargo containers behind, between or within buildings. 4. If located adjacent to a building, the cargo container must be painted to match the building's color. 5. Cargo containers may not occupy any required off-street parking spaces. 6. Cargo containers shall meet all setback requirements for the zone. 7. Outdoor cargo containers may not be refrigerated. 8. Outdoor cargo containers may not be stacked. D. Licensed and bonded contractors may use cargo containers in any zone for temporary storage of equipment and/or materials at a construction site during construction that is authorized by a City building permit. (Ord. 2235 § 12, 2009,• Ord. 2066 § 1, 2004; Ord. 1989 §9, 2002) 18.50.070 Yard Regulations A. Fences, walls, poles, posts, and other customary yard accessories, ornaments, furniture may be permitted in any yard subject to height limitations and requirements limiting obstruction of visibility to the detriment of public safety. The height of opaque fences along street frontages is limited to 4 feet, with lattice or other open material allowed up to 6 feet. B. In the case of through lots, unless the prevailing front yard pattern on adjoining lots indicates otherwise, front yards shall be provided on all frontages. C. Where the front yard that would normally be required on a lot is not in keeping with the prevailing yard pattern, the DCD may waive the requirement for the normal front yard and substitute therefore a special yard requirement, which shall not exceed the average of the yards provided on adjacent lots. D. In the case of corner lots, a front yard of the required depth shall be provided in accordance with the prevailing yard pattern, and a second front yard of half the depth required generally for front yards in the district shall be provided on the other frontage. E. In the case of corner lots with more than two frontages, the DCD shall determine the front yard requirements, subject to the following conditions: 1. At least one front yard shall be provided having the full depth required generally in the district; . 2. The second front yard shall be the minimum set forth in the district; 3. In the case of through lots and corner lots, there will be no rear yards but only front and side yards; 4. In the case of through lots, side yards shall extend from the rear lines of front yards required. In the case of corner lots, yards remaining after full and half depth front yards have been established shall be considered side yards. (See Figure 18-4.) (Ord. 2199 §15, 2008; Ord. 1758 §1(part), 1995) Produced by the City of Tukwila, City Clerk's Office Page 18-163 CARGO CONTAINERS Approval criteria for cargo containers to be installed in the LDR, MDR, and HDR zones for institutional uses and in the RC, RCM, TUC or C/L.I zones for permitted or conditional uses: Only two cargo containers will be allowed per lot, maximum length 40 feet. The container is located to minimize the visual impact to adjacent properties, parks, trails and rights -of -way as determined by the Director. The cargo container is sufficiently screened from adjacent properties, parks, trails and rights -of -way, as determined by • the Director. Screening may be a combination of solid fencing, landscaping, or the placement of the cargo containers behind, between or within buildings. If located adjacent to a building, the cargo container must be painted to match the building's color. • Cargo containers may not occupy any required off-street parking spaces. • Cargo containers shall meet all setback requirements for the zone. Outdoor cargo containers may not be refrigerated. Outdoor cargo containers may not be stacked. SINGLE-FAMILY DESIGN STANDARD EXCEPTIONS The design standards required at 18.50.050 (5) and (6) may be modified by the DCD Director. The criteria for approval of a roof pitch flatter than 5:12 are as follows: 1. The proposed roof pitch is consistent with the style of the house (for example modern, southwestern); 2. If a flat roof is proposed, the top of the parapet may not exceed 25 feet in height; 3. If a sloped roof is proposed, it must have at least 24-inch eaves; and 4. The house exhibits a high degree of design quality, including a mix of exterior materials, detailing, articulation and modulation. The criteria for approval of a house with a front door that faces the side or rear yard are as follows: 1. The topography of the lot is such that pedestrian access is safer or more convenient from the side or rear yard; 2. The house will be set back at least twice the minimum front yard setback; 3. The entrance is oriented to take advantage of a site condition such as a significant view; or 4. The entry feature is integral to a unique architectural design. li Land Use Applications in PDilSpecial Pertnission Dircclor-March 2011 doc 3-4-11 CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX.- (206) 431-3665 E-mail: planning@TykivilaWAgov AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON ss COUNTY OF KING T)ie undersigned being duly sworn and upon oath states as follows: L I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter upon Owner's real property, located at C, L/ / L ;' �;r S . T;44;ifoyr the purpose of application review, for the limited timed ssecene'ary o complete that purpose. /�Y/ 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. lion -responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. EXECUTED at ' RECEIVED AUG 1'DAsk 2021 COMMUNITY DEVELOPMENT (city), (state), on Aye llSt O 20 �. (Print Name) I y L11 Ll 'avL-- 5. (Address) L•� (Phone Number) (Signature) v On this day personally appeared before me AJ) / tL �( aj to me known to be the individual who executed the foregoing instrument and acknowledged that he/she signed the same as his/her voluntary act and deed for the uses and purposes mentioned therein. Me a M"ILI. H:\Land Use Applical ME ON THIS / d DAY OF GC S� , 20 oZ O ARY PUBLIC in and for the State of Washington residing at 1< t)1' Gt 2011.doc My Commission expires on Ds,_d9" / CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX.- (206) 431-3665 E-mail: planning@Tuk-wilaWA.gov SPECIAL PERMISSION - DIRECTOR FOR STAFF USE ONLY Permits Plus Type: PRSP Planner: EU im, it Rmw File Number: L I _ - a2_ Application Complete Date: Project File Number: O on Application Incomplete Date: Other File Numbers: NAME OF PROJECT/DEVELOPMENT: ?� a LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision,,r access street, and nearest intersection. LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). X -��cq� _a3z DEVELOPMENT COORDINATOR: The individual who: • has decision making authority on behalf of the owner/applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City to whom all notices and reports will be sent. Name: �� f H14 t 1�- Address: -2p_tiiLei-Aje- d,)- 1&,C6-q , wk q 9) Phone: �2e�6� �`��—' S� FAX: E-mail: Signature: Date: RECEIVED AUG 1"0 20121 COMMUNITY( DEVELOPMENT H:\Land Use Applications in PD[•nSpecial Permission Director -March 201 Ldoc Please consult the Zoning Code or Sign Code as to the appropriate criteria for your specific proposals. In addition all approvals must be consistent with the Tukwila Comprehensive Plan (TMC 18.100.030). Tukwila Municipal Code Title 18. Planning Division Staff are available to discuss the decision criteria you must respond to and necessary supporting materials. PARKING DEVIATION • Covenant Parking: where required parking is provided off -site (TMC 18.56.070(B)); • Complementary Parking: where up to 10% of a development's useable floor area is determined to be linked to remaining area, such that it need not provide the normally required parking (TMC 18.56.070(D)); • Reduction of the minimum required parking of up to 10%, through an administrative variance (TMC 18.56.140). A parking reduction may be allowed after: 1. All shared parking strategies are explored. 2. On -site park and ride opportunities are fully explored. 3. The site is in compliance with the City's commute trip reduction ordinance or, if not an affected employer as defined by the City's ordinance, agrees to become affected. 4. The site is at least 300 feet away from a single-family residential zone. 5. A report is submitted providing a basis for less parking and mitigation necessary to offset any negative effects. In addition to the above requirements, the Director may require specific measures not listed to ensure that all impacts with reduced parking are mitigated. Any spillover parking that cannot be mitigated to the satisfaction of the Director will serve as the basis for denial. LANDSCAPE DEVIATIONS The landscape perimeter may be averaged if the total required square footage is achieved, unless the landscaping requirement has been increased due to proximity to LDR, MDR or HDR. Landscape perimeter averaging may be allowed as a Type 2 special permission decision if all of the following criteria are met: 1. Plant material can be clustered to more effectively screen parking areas and blank building walls. 2. Perimeter averaging enables significant trees or existing built features to be retained. 3. Perimeter averaging is used to reduce the number of driveways and curb cuts and allow joint use of parking facilities between neighboring businesses. 4. Width of the perimeter landscaping is not reduced to the point that activities on the site become a nuisance to neighbors. 5. Averaging does not diminish the quality of the site landscape as a whole. • In the MDR and HDR zones up to 20% of the minimum required front yard landscaped area may be developed for pedestrian and transit facilities. • In the RCC and TUC zones required landscaping may include a mix of plant materials, pedestrian amenities and features, outdoor cafe -type seating and similar features. Required plant materials will be reduced in proportion to the amount of perimeter area devoted to pedestrian oriented space. H:\Land Use Applications in PDF\Special Permission Director -March 201 Ldoc 3-4-11 SENSITIVE AREA ORDINANCE — Deviations, Alterations or Uses Requiring Administrative Review and Approval • Setbacks TMC 18.45.080(E) and TMC 18.45.100(D). All commercial and industrial developments shall be set back 15 feet and all residential development shall be set back ten feet, measured from the foundation to the buffer's edge. The Director may waive setback requirements when a site plan demonstrates there will be no impacts to the buffer zone from construction or occasional maintenance activities. • Buffer Reductions TMC 18.45.080(F) and TMC 18.45.100(E). (Please note, no buffer reduction is permitted where the buffer consists of undisturbed, native vegetation.) The Director may reduce the standard wetland/watercourse buffers on a case -by -case basis, provided the buffer does not contain slopes 15% or greater. Under certain circumstances, a buffer reduction may be considered for property with slopes less than 15% (see TMC 18.45.080(F) and 18.45.100(E)). The approved buffer width shall not result in greater than a 50% reduction in width. Any buffer reduction proposal must demonstrate to the satisfaction of the Director that it will not result in direct or indirect, short-term or long-term adverse impacts to wetlands or watercourses, and that: 1. Additional protection to wetlands will be provided through the implementation of a buffer enhancement plan; 2. The existing condition of the buffer is degraded; 3. Buffer enhancement includes, but is not limited to the following: (a) Planting vegetation that would increase value for fish and wildlife habitat or improve water quality; (b) Enhancement of wildlife habitat by incorporating structures that are likely to be used by wildlife, including wood duck boxes, bat boxes, snags, root wads/stumps, birdhouses and heron nesting areas; or (b) Removing non-native plant species and noxious weeds from the buffer area and replanting the area subject to TMC 18.45.080(F)(2)(c)(1). • Uses Requiring Administrative Review and Approval The following uses may be permitted only after administrative review and approval by the Director — see TMC 18.45.070(B) or TMC 18.45.110(B) for additional guidance: 1. Maintenance & repair of existing uses/facilities where additional fill will be placed or heavy equipment used; 2. New surface water discharges to a sensitive area; 3. Placement of bioswales and dispersion outfalls in a wetland or watercourse buffer; 4. Enhancement or other mitigation including landscaping with native plants; 5. Construction of essential utilities; 6. Construction of new essential public streets, roads and rights of way; 7. Public or private use and access; 8. Dredging, digging or filling in a sensitive area or its buffer; 9. Removal of hazardous trees from a sensitive area; 10. Transfer of wetland mitigation to a wetland mitigation bank (TMC 18.45. 090(E)) or other off -site mitigation. • Alterations Requiring Administrative Review and Approval by the Director (TMC 18.45.090(B), TMC 18.45.110(B)). 1. Piping, rerouting or diverting a watercourse 2. Any alteration to a sensitive area or its buffers, including vegetation removal, or alterations to wetlands less than 1,000 sq. ft. (see TMC 18.45.090(B)(5)); 3. Approval of a Sensitive Area Master Plan or any alteration to an approved Sensitive Area Master Plan H:\Land Use Applications in PDF\Special Permission Director -March 2011.doc 3-4-11 CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX.- (206) 431-3665 E-mail: planning�a TukwilaWA.gov SPECIAL PERMISSION - DIRECTOR The Tukwila Zoning Code and Sign Code have established "Special Permission" decisions, which are more complex than straightforward applications of code standards, but do not require a public hearing. Tukwila Municipal Code Title 18. REQUIREMENTS: Special permission approval by the Director is required in the following situations. Parking Deviations/Determination (Zoning Code, TMC 18.56) • Covenant Parking: When required parking is provided off -site. (TMC 18.53.070) • Complementary Parking: When up to 10% of a development's useable floor area is determined to be linked to remaining areas such that it need not provide the normally required parking. • Administrative Variance: Reduction in the minimum number of required parking spaces of up to 10%. Parking Standard for Uses not specified. (TMC 18.56.100) Parking Lot Restriping. Residential Parking reduction. Landscape Deviations (Zoning Code, TMC 18.52.020) • Landscape perimeter averaging. • Developing pedestrian and transit facilities within the required front yard landscape area in MDR and HDR zones. • Substitution of pedestrian oriented space for landscaping in RCC and TUC zones. Sensitive Area Ordinance Deviations, Alterations or Uses Requiring Administrative Review and Approval (TMC 18.45.070, TMC 18.45.090, TMC 18.45.110) • Request for setback waiver or buffer reduction. • Maintenance & repair of existing uses/facilities where additional fill will be placed or heavy equipment used. • New surface water discharges. • Placement of bioswales and/or dispersion outfalls in a wetland or watercourse buffer. • Enhancement or other mitigation including landscaping with native plants. • Construction of essential utilities. • Construction of new essential public streets, roads and rights of way. • Public or private use and access. • Dredging, digging or filling in a sensitive area or buffer. • Hazardous tree removal from a sensitive area. • Any alteration to a sensitive area or its buffers, including vegetation removal. • Transfer of wetland mitigation to a wetland mitigation bank or other off -site mitigation. • Approval of a Sensitive Area Master Plan or any alteration to an approved Sensitive Area Master Plan. Cargo Containers as accessory structures (TMC 18.50.060 and 18.70.130) • Request to install a container in the LDR, MDR, HDR, RC, RCM, TUC or C/LI Zones. Single -Family Design Standard Exceptions • Request for a roof pitch flatter than 5:12 or a front door that faces the side or rear yard. H:\Land Use Applications in PDMSpecial Permission Director -March 201 Ldoc PROCEDURES: At the time you submit your application you must have all of the items listed on the attached "Complete Application Checklist." You may request a waiver from items on the checklist that are not applicable to your project. Please discuss this waiver request with City staff either at a pre -application meeting or at the time of application submittal. Within 28 days of receiving your application, City staff will determine if it is complete based on the attached checklist. If not complete City staff will mail you a letter outlining what additional information is needed. If you do not submit requested materials within 90 days from the City's request for additional information the City may cancel your application. Once the application is complete, it will be reviewed by the Director who will issue a decision to approve, modify or deny the application based on the review criteria. H:\Land Use Applications in PDF\Special Permission Director -March 201 Lcloc COMPLETE APPLICATION CHECKLIST The materials listed below must be submitted with your application unless specifically waived in writing by the Public Works Department and the Department of Community Development. Please contact each Department if you feel that certain items are not applicable to your project and should be waived. Application review will not begin until it is determined to be complete. ADDITIONAL MATERIALS MAY BE REQUIRED. The initial application materials allow project review to begin and vest the applicant's rights. However, the City may require additional information as needed to establish consistency with development standards. City Staff are available to answer questions about application materials at 206-431-3670 (Department of Community Development) and 206-433-0179 (Department of Public Works). * Please note that the application fee listed in the Land Use Fee Schedule covers up to a specified number of review hours and is due at the time an application is submitted to the City. Review hours over the retainer fee will be charged at $92.00 per hour and the applicant will receive a monthly bill when those fees become due. Check items Information Required. May be waived in unusual cases, upon approval of both Public Works and submitted Planning with application APPLICATION MATERIALS: 1. Application Checklist one (1) copy, indicating items submitted with application. 2. Application Fee: See Land Use Fee Schedule. *Additional fees may be incurred. 3. Written description of the project, the deviation or approval being requested and response to the applicable decision criteria. ZONING CODE PARKING DEVIATION 4. A complete description of the proposed construction relative to parking areas, and all supporting agreements. 5. Dimensional siteplan(s) to demonstrate parking area consistent with Zoning Code requirements. 6. Parking studies as needed to demonstrate adequate parking is provided. LANDSCAPE DEVIATION 7. Landscape plan — two (2) copies showing size and species of existing and proposed plant materials, required perimeter landscape types, parking areas, buildings, walkways, transit facilities, property lines, dimensions and area of planting beds and any calculations necessary to demonstrate compliance with review criteria. SENSITIVE AREA ORDINANCE - Deviations, Alterations or Uses Requiring Administrative Review and Approval 8. Site Plan — two (2) copies showing all buildings, parking areas, walkways, property lines, planting areas, sensitive areas, their buffers and setbacks. 9. Sensitive area studies, mitigation and enhancement plans to justify a requested use, deviation, alteration or buffer or setback reduction and demonstrate that the reduction will not result in a direct or indirect short-term or long-term adverse impact to the sensitive area per TMC 18.45.090(D) or 18.45.110(C). See TMC 18.45.040(B) for required element s of wetland and/or watercourse sensitive area studies and TMC 18.45.040(C) for the required elements of a geotechnical report. H:\Land Use Applications in PDRSpecial Permission Director -March 2011.doc Check items Information Required. May be waived in unusual cases, upon approval of both Public Works and submitted Planning with application CARGO CONTAINER APPROVAL 10. Site plan showing the location of the container(s) in relationship to parking areas, property lines, buildings, streets, trails, landscape areas and setbacks. 11. Description of the proposed screening. 12. Dimensions of proposed cargo container. SINGLE-AMILY DESIGN STANDARD EXCEPTIONS 13. Dimensioned and scalable building elevations with keyed colors and materials. 14. The site plan must include a graphic scale, north arrow, proposed house footprint, any existing structures, lot lines, setbacks, adjacent streets, driveways, parking areas, any sensitive areas and any fences, rockeries or retaining walls. H:\Land Use Applications in PDF\Special Pennission Director -March 201 Lcloc SITE ADRESS 15415 - 65THAVENUE SOUTH TUKWILA, WA 98188 OWNER: KAUR GARCHA CONTACT.• PAVEL MELMK PHONE: 206-838-8250 SEWER: PUBLIC WATER: PUBLIC BUILDING & IMPERVIOUS COVERAGE CALCULATIONS GROSSLOTAREA: 48,129 Sq. Ft BUILDING COVERAGE CALCULATIONS Building 2,135 Sq Ft Porch PATIO 360 Sq Ft TOTAL: 2,495 Sq Ft BUILDING COVERAGE: 5.18 IMPRERVIOUS COVERAGE CALCULATIONS Building 2,135 Sq Ft Patio PORCH 360 Sq Ft Driveway 8,291 Sq Ft TOTAL 10,786 Sq F IMPERVIOUS COVERAGE: 22.41 LEr,AL DESr'RIPTION LOT 17, INTERURBAN ADDITION TO THE C1TY OF SEATTLE SE 114 OF SECTION 23, TWP. 23 N., RANGE 4 E WILLMATTE MERIDIAN, KING COUNTY, WASH NGTON LEGEND 9ANITART BEIIER HAlY10LE $� 9TOR1 DRAM MMIHOLE GRAVEL ❑ B TELEI'NRdE w9ER 9ITE BeC44 b1RlC EX CATCH C.A91N ♦~ .. `� UTILITY POLE ANQIOR CQJC11ffTE _-� EX QJLVERT UTILITY POLE ® U TER METER � �'� TREE L MlJ HAIL COX N WATER VALVE Q DECIDUOUS TREE �\ 901E TEST PIT ZYDZ FIFE HYDRANT 3F1Q .9WiLE fN'IILY RE91DENfIAL DL TREE DRIP LRE JOINTS IN FILTER FABRIC SHALL BE SPLICED AT POSTS. USE STAPLES, WIRE RMG5, OR EQUIVALENT TO ATTACH FABRIC TO POSTS. EQUIVALENT, gIRE DAI OR STRENGTH FABRIC USEC FILTER FABR �FLOW_� I 1 I lo•�• &' MAX MNIT-W 4'x4' TRENCH �//�1 - BACIffILL TRENCH WITH NATIVE SOIL OR 3/4.-15' P05T SPACING MAY BINCREASED E WASHED GRAVEL TO a' IF WIRE BACKMG 15 USED y>G• WOOD F105TS, STEEL FENCE POSTS, REBAR, OR EQUIVALENT NOTE: FILTER FABRIC FENCES SHALL BE INSTALLED ALONG CONTOUR WHENEVER POSSIBLE. oe wat amnia • axcRd ry WOO �• u.a w� m N 88125'21'W 1.0V S. IS�RI7 ST & I T E FLAB SCALE: 1' = 20' -O' j � � m m a r zWW,9 Z 0 c 0 6 m Qm W w w Z � Z W Q m Q m W � � 2 c W m DRAWN BY: PM DATE 15SUED: 06/25/I: MODIFIED BY: _ eject No: 12122 5+-41= E= _r 1 1 O� I OF COMP. SHINGLES TYP. 6:12 \ 6 MAIN ROOK LEVE67t L _ . 104' — ------ — --— — -- p —ICI — — 102 SOFFIT, 1rcNT 1 — — — — —— — — — — — — — — — — INSULATE C6W'L - BOFFIT, VENT i R=30 3 INSULATE SUL 100' — A5 WRAPROUND W/ R-30 MSUL — — — — — — — TYP —, — — — — CZ7LUI'PSTTfs — — — — — — — — — 100' W. j j AVERAGE GRADE . 2248' . LIGHTWEIGHT STONE VENEER TYP. W. %'--------------- ----------FRONT 'SOUTH' ELEVATION---CONC.ENTRY PORCH ----------- 56, 54' — — FINISH GRADE SCALE: V4' . 1'.0' — — — — — — — — — — — — — — — — — — — — — — — — — — — — — S4' T.O. RIDGE, Q 12 E1-EVATION NOTES: L VERIFY SHEAR WALL NAILING 1 HOLOOWNS PER PLAN COMP. SHINGLES TYP. PRIOR TO INSTALLING SIDING. 6:Q Q 2. MASONRY 1 WOOD FRAME CHIMNEYS ARE TO BE CAULK L. ED PER IRCHAPTER 10 CAULK III I ill I'fI1 III 3. ALLLLEXTERIOR JOINTS 1 PENE7R.4TIONS. PL UPPER FLOOR 4. PROVIDE APPROVED CORROSION RESISTANT FLASHING AT EXTERIOR WALL ENVELOPE PER IRC. R103D S. PROVIDE FLASHING Ai ROOF PENETRATIONS PER IRO. RS032 1 RW321 ® 2'-0' OA 6• PROVIDE WEATHER STRIPPING AT ALL EXTERIOR 1 GARAGE -INTERIOR DOORS. PROVIDE CONTINUOUS GUTTERS 1 DOUNSPOUTS • ALL EAVES, TYP. 17 LAP SIDING, TYP. T S. ADDRESS OR HOUSE NUMBER TO BE POSTED AND PLAINLY VISIBLE FROM THE STREET FRONTAGE. MIN 4' HEIGHT, 1/2' STROKE 6 WIDTH AND CONTRASTING 541 ROUND. a PROVIDE STAIRWAY ILLUMINATION PER IR.C. R303,6 4:17 6,2 UPPER FLOOR LEVEL l0. SEE SHEET Al FOR ADDITIONAL NOTES. PL . MAIN FLOOR IL PROVIDE SURFACE DRAINAGE 6' : 10' MIN AWAY FROMHOUSE FOOTPRINT IRO R4013 CONT. METAL GUTTER ON S/4X8 FASCIA BIRD. TYP. 0 B POST PER ENGINEER STUCCO OR EQUAL LONG. COv'D PATIO FINISH GRADE— — — — — — — — — — tl!— — — — — — — — — — — — I04• 102' — — — — — — — BCFFF VENT 1— — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — 102' INSULATE CANT'L I00- — — — — — — — W/ R-30 MSUL— — — — — — — — — - — — 100' [F- AVERAGE GRADE . 2248' - f7l- AVERAGE GRADE • 2240 CONE RETAINING WALL %' — — — — — — — — — — — — — — — — — — — — , MR- J 14- — — — — — — — — — — — — — — — — — — — — FINISH GRADE LIGHTWEIGHT STONE VENEER iYP. AS - TYP. NOTE: CONTRACTOR TO VERIFY ALL DI;=5WAL:Ear I I f I JAB E S T I E L E VAT I ON LEFT 'WEST' CONDITIONS OF PROJECT AND R / DISCREPANCIES TO IGOMMENCIW. DSCALE: W REFER TO STRUCTURAL SHEETS FOR SHEAR WALL WOW, DESIGNESSIONS TO BESIGNER V4' • 1'=0' SCHEDULE MID ENGINEERING PLAN WHICH CONTAIN RESPONSIBLE FOR DISCREPANTREFERENCES AND/OR INSTRUCTIONS PERTAININGRESULTING FROM UNAUTHORIZEDIED TO EACH SHEAR WALL INDICATED IN THIS FLAN BY THE CONTRACTOR p .. g Z. oeei i_ou V / Q) X S ,^O^ V/ O a JI' 0. e Z ro Z 9 CI 9 c e E a W W Q W 0 2 Z m Q Q m w S z0 :3 a m DRAUIN BY: PM DATE ISSUED: 06/26/12 MODIFIED BY: ENGINEER: NN REVISION 0 REVISION 8 Project No.: 12122 OF= 0