HomeMy WebLinkAboutPermit 90-01-APP - SEAGULL INC - RETAINING WALL APPEAL90-01-APP 4411 SOUTH RYAN WAY WITHDRAWN SEAGULL INC APPEAL
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CITY OF TUKWILA
6200 SOUTHCENTER BOULEVARD, TUKWILA, WASHINGTON 98188
HEARING DATE: May 2, 1991
APPELLANT:
REQUEST:
Dodd Pacific Engineering, Inc.
for Seagull U.S.A., Inc.
4411 South Ryan Way
Tukwila, Washington
PHONE # (206) 433.1800
STAFF REPORT
TO THE BOARD OF ADJUSTMENT
Prepared April 24, 1991
FILE NUMBER: 91 -01 -APP: SEAGULL RETAINING WALL APPEAL
Appeal of an administrative decision that a
retaining wall over 6 feet in height must meet
required building setbacks.
ATTACHMENTS A. Appellant's explanatory letter 4/2/91
B. Site & Vicinity Map
C. Site Plan & Wall Sections
D. Wall Elevation
Gary L. banDusan, Mayor
Staff Report to B.O.A.
Page 2
BACKGROUND
FINDINGS
91 -01 -APP: Seagull Retaining Wall
Seagull U.S.A., Inc. (property owner) is appealing a decision by the Department of
Community Development (DCD). This decision stipulates that a retaining wall over six feet
in height must meet the building setbacks specified in the Zoning Code.
The property associated with this appeal is located at 4411 South Ryan Way. It is bordered
by Ryan Way on the north and Martin Luther King Jr. Way on the west. The Seaco
Business Park office building and a parking lot occupy the site. The west side of the
property is bordered by a near - vertical slope rising approximately 20' above Martin Luther
King Jr. Way (see Attachment B).
The current zoning of the site is M -1 (Light Manufacturing), which requires a front yard
setback of 25 feet (TMC 18.50.020). Due to the fact that this is a corner lot, a 25 -foot
setback is required along Ryan Way, while only one -half the setback (12.5 feet) is required
along Martin Luther King Jr. Way (TMC 18.50.070 (4)).
The owner has proposed a 12 -foot concrete retaining wall at the west property line (Martin
Luther King Jr. Way). The stated intent of the wall is to reduce sloughing of the bank onto
the roadway below, and to provide a visual improvement to the right -of -way (see Attachment
A). However, Washington Department of Transportation will not allow the wall to be
constructed in its right -of -way. Prior to application for a waiver to the Sensitive Areas
Moratorium, the appellant must clarify whether or not the wall would be permitted at the
proposed location under the Zoning Code.
Due to the fact that the wall exceeds six feet, it would not be permitted in the proposed
location at the property line. DCD requires that the wall meet the 12.5 -foot setback.
DECISION CRITERIA
Administrative decisions by the Department of Community Development may be appealed
as follows:
Staff Report to B.O.A.
Page 3
91 -01 -APP: Seagull Retaining Wall
TMC 18.90.010: Appeals from decisions or interpretations of the Planning
Director. Any person aggrieved by any interpretation of this title by the Planning
Director may present to the Board of Adjustment a petition requesting review of
such decision. Any such petition shall be made within ten days of the
interpretation being appealed, the interpretation being sought, and the reasons why
the Board of Adjustment should support the appeal The action of the Board of
Adjustment shall be final.
The question before the Board is whether or not DCD erred in its interpretation of the
Zoning Code with respect to regulation of retaining walls.
INTERPRETATION
Staffs interpretation is based on an evaluation of the Zoning Code's treatment of retaining
walls. The first issue staff evaluated was whether or not the proposed wall is considered a
structure under the Zoning Code. Secondly, if the wall is a structure, staff had to determine
when such a structure is required to meet setbacks. The applicable Zoning Code sections
on which the interpretation is based are given below (underlining for emphasis).
TMC 1&06.800 Structure.
"Structure" means a combination of materials constructed and erected
permanently on the ground or attached to something having a permanent
location on the ground, but excluding all forms of vehicles even though
immobilized. Not included are residential fences, retaining walls less than
three feet in height, rockeries, and similar improvements of minor character.
TMC 18.06.080 Building.
"Building" means a structure as defined in Section 18.06.800.
TMC 18.06.710 Setbacks.
"Setbacks" means the distances that buildings or uses must be removed from
their lot lines.
TMC 18.50.070 Yard regulations.
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.
Staff Report to B.O.A. 91 -01 -APP: Seagull Retaining Wall
Page 4
CONCLUSIONS
1. Is a 12 -foot wall considered a structure?
The Code's definition of structure includes materials similar to a retaining wall. In addition,
the definition of structure includes retaining walls greater than three feet in height. Given
this definition, the proposed twelve -foot wall can only be considered a structure.
2. When must structures meet setbacks?
The Code states that setbacks apply to buildings. As "buildings" are treated in the same way
as "structures" by the code, setbacks would also apply to structures. Since the proposed wall
is considered a structure, it is required to meet setbacks.
The Code's yard regulations exempt fences and walls which are "customary yard accessories."
Therefore, this type of structure could be placed within the yard area created by the setback
zone. However, based on the discussion above under "structure" the proposed 12 -foot
retaining wall is not considered a "customary yard accessory" as typically found along
property lines. As the wall is not a "customary yard accessory," it is not allowed within the
setback.
3. Alternatives
DCD recognizes that the Zoning Code's treatment of retaining walls over three feet in height
as structures is not always practical. Due to the local terrain, it is often necessary to
construct retaining walls taller than three feet within the setback area. This is a frequent
occurrence in easement areas along public roadways. In addition, under the City's current
ordinances, "fences" of any material may be constructed at the property line. Fences over six
feet require a building permit to ensure safe construction; fences up to six feet in height are
not regulated at all. It would seem that a six -foot retaining wall at the property line would
have the same effect as a six-foot fence at the property line.
For these reasons, DCD believes that the intent of the Zoning Code and other City
regulations regarding retaining walls is to safeguard public safety and discourage structures
which would diminish the value of adjacent properties. In many cases, retaining walls up to
six feet in height would be appropriate for site conditions and could be placed within the yard
area without defeating the intent of the Code. Therefore, staff believes that, under certain
conditions, walls up to six feet in height should be exempt from the setback requirements.
Staff has suggested that the appellant evaluate the possibility of a wall six feet tall or less (or
perhaps two walls, in two tiers).
Staff Report to B.O.A.
Page 5
RECOMMENDATION
Given that the Zoning Code defines the proposed wall as a structure, and that the wall must
meet the setback requirements, staff recommends that the appeal be denied.
91 -01 -APP: Seagull Retaining Wall
April 2, 1991
Board of Adjustments
CITY OF TUKWILA
Department of Community Development
Planning Division
6300 Southcenter Boulevard
Tukwila, Washington 98188
Subject: New Retaining Wall for
Seagull U.S.A., Inc.
4411 South Ryan Way
Seattle, Washington 98178
Dear Sirs:
lh El Id Pacific
E N C I N E: E R I N G. I N C
iL/J
APR 0 4 1991
CITY OF TUKV6LA
PLANNING DEPT.
On behalf of the owner of the subject property, we are hereby appealing
the decision of the planning department to classify the subject wall as a structure and
require a front yard setback as defined in Sections 18.06.710 "Setbacks," 18.06.800
"Structures," and 18.50.070 "Yard Regulations." The Planning Division of the
Department of Community Development has classified the site as a corner lot, and is
requiring front yard setbacks of 25' -0" on South Ryan Way, and 12' -6" on Martin Luther
King Jr. Way South (SR 900).
The owner has been attempting to obtain a permit for the work shown for
approximately one year, and has been working with the State of Washington,
Department of Transportation requesting approval of grading of the existing right -of -way
adjacent to his building on Martin Luther King Jr. Way South, and with the City of
Tukwila since our first contact in August of 1990. The owner filed for and had a pre -
application review by the Department of Community. Development on November 29,
820 Mine- N Sc.te 200
SeattWe. 'AA 98
TEL (206) 682.1500
FAX 1206) 662.2623
90058000 \elh4aaguII5 Nationwide (800) 621.7300
38810;0 et St Suite 400
San Francisco, C4 94111
TEL (415)7B1.1500
FAX 1415) 296.2590
ATTACHMENT A
1990. The plans submitted for the pre - application review are the same as the final plans
that have been submitted for a building permit.
During the pre - application review, there was no mention of a 12' -6" yard
setback, and therefore, the plans proceeded as submitted with the wall on the property
line of Seagull U.S.A.'s property. The owner requests a waiver of the front yard setback
on this site for the following reasons:
1.
2.
3.
4.
9005900\neth\seaguu4
The location of the wall on the west property line of Seagull U.S.A.'s
property will still provide a visual yard appearance in excess of 12' -6"
since the right -of -way for Martin Luther King Jr. Way South (SR900)
extends a minimum of 25' -0" beyond the edge of the roadway to the
west property line of Seagull U.S.A.
By locating the wall on the west property line of Seagull U.S.A., it will be
economically feasible to provide a visual improvement to the State of
Washington right -of -way along Martin Luther King Jr. Way South.
The execution of the project will provide the State of Washington and
the City of Tukwila with an improved right -of -way for maintenance and
public safety, since the existing near vertical bank that is continuously
sloughing off into the roadway will be removed and replaced with a
gently sloped landscaped area west of the proposed retaining wall.
The employees of Seagull U.S.A. and the tenants of the building utilize
the side yard for access to and from a lunchroom located on the north
side of the building. Narrowing of the sideyard on the west side of the
building could create a hazardous area that the employees are
presently using with a reasonable degree of safety.
•
90059000\efh\seeg ull4
y y
By: G.
E. Frank Hofmeister,
Associate
EFH:kp
cc: Mr. Steve Gula, Seagull U.S.A.
Mr. Phil Fraser, Public Works, City of Tukwila
Enclosure
We are enclosing eight sets of plans for your consideration and
approval. Please call if you have any questions or require additional information.
Very truly yours,
DODD PACIFIC ENGINEERING, INC.
vicinity map
legal description filter fabric fence detail notes
dudd pacific
site plan
new retaining wall for seagull
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LEGAL DESCRIPTION
The paten d the northwest quarter of the silt 1st guru d Shcmm 3, TownaNp SI Nett
KGs 4 Elea. W It. In King County, Wt t, Nag +ebr d a We towing lath N
degrees 36 minutes 13 swamis west Ran a point on the east rte of said ,u004Won With N
962.1 ter non d the 'apraa wort thereof. Itiq awry of the weary boa of eta. Rod
No. 2 to c nwyd to the Stand Wamngton W dude recorded der Aaron Fie No.
2466227 and .260 45 S, and bring .ashen/ d the ewtherb M d Shan 107t1 Street as
conwyd to King Canny by deeds mended under Alas', FM No. 3444401 and 1640644.
E%CEPT that pamon thereof condemned in INN Corey Superior Can Cara No. 101662 for
P..14. No. 2. Sash 126th Street to Norfolk Strew
TOGETHER WITH mess padon of vacated sash tam Strew than stashes by opra:on of Uw.
GENERAL NOTES
ZONING: LIGHT INDUSTRIAL
OGGUPANGYt M Z, RETAININ4 WALT.
TAX Aboess0at HGGT. NO.:O'J2'3h?4 - *054
FILTER FABRIC FENCE DETAIL NOTES
a. The NNr fabric than be purchased in a oarinuan rd cut to the length of tie
barrier to avoid use of loam. When JoWS we necessary, 10s. doh MW be
spaced togelhw only M a auppat post Wet a mWrtaan 4ndt overtop, and both
ends mar* fastened to tan pole.
Ix The SN fabric fence shell be indeed b brow the callous (Where Na9ie).
The fence poste Mal be speed a rrnLNwm of 0 Net aped and driven mete*
Into the ground (minimum of 30 Inches).
e. A trench .heir be ettawNd, roughly a Indus Wide and 12 inches deep, treetops
and adisc.nt lo the wood post to Lbw the ■st fabric to be btrad.
O. When standard strength Mar fabric N wed, a wire mesh appal fence Mal be
fastened security to the rape lop side of the posts uaaw heavy -duty wire staple.
M Nast t arch fig. w wires or fog rings.. The wire shat Mend Into the trench
a minimum of 4 inches and shall not sand more than 30 inches above the
original ground solace.
5. The Standard Strength Aire fabric Moan be sltspMO at wad to the Noce, and 20
Inches of the fabric shall be Banded tmo the tench The labile shall not extend
more than 30 aches above the origin ground surface. FIN f%brio shall not be
stapled to LANG trees.
t When extra-strength UN fabric and Roar poet spacing we used. Me ate mesh or
suppcN fence may be w dimly N M* posts ailh a Waif provisions e
a of Stasrd Not. . app stapled .
g. The trench shell be Madded with 314•i ndl minimum diameter walled grovel.
h. Fide fabric Nrees shall be removed shun trey hove .avd their useful
pupae, but not before the upelopa area two been permanently st.bicd.
L Flier fabric fences shell be inspected amdNt.y Me with rainfall and M Nat
deaf during " ' Wan be mow Imred hey.
QL1 WiM
AP 04 1991
CITY OF TUKWILA
PLANNING DEPT.
ATTACHMENT B
ALL NWORMAT10N ON TNIS DOCIMSNT
III THE SxOLUNVE PRO►SRTY OP
0000 PAC1PIC INGINt1UMNS, INC.
® COPYRIGHT 1•1
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FINIyN j 41pP.APE.
Cr ivALL., Tyr
1
ILL ELEVATION
NOT.: AL16r4 VERT. RGVFI.L
w LHANAE; OF WALL
HGiAHT, Tr!
l A KII WALL.
TOP' OI AMU.,
TOPICAL
NOTE:
PROVIDE MANOVO 44.14277W
1943 FINISH W/14:4, 1.0.,
1 0 , 2. 4, 2.4 + I.6 4:1•409
ATTACHED TO WALL-L. W RMS
WITH MAX• S U PJ' .cE. w117'T}1
- 1'•O! AUFN FACIA MOAK:*
WITH END O1• WALL e
LMAN61E IN WALL HE_L HT
TYPICAL..
—1 FINISH 6I .AGE PAR
4IL
OF WALL
(TOP) ,1)'
' ITE)(nJRG P9NISH
1 we51T FA4E
OF WALL
1•104,0k Z WALL.
OI-Ai'P.
— 50
STRUCTURAL NOTES •
0004 THE UNWORN BUILDING CODE (UGC) INS EDMON
LIVE LOADS:
LATERAL:
EARTH PRESSURE S5 PCS (EQUIV. FUN PRESSURE)
SEISM ZONES
FOUNDATION:
EXTEND FOOTINGS TO FIRM UNDISTURBED SOL Of 2,000 PSF REARM CAPACITY.
REFER TO TIARA ASSOCIATES, NC. REPORTS, DATED OCTOBER S. 10A AND
DECEMBER 10. IMO. EXTEND ALL FOOTINGS A MNIAUM OP 1'4D BELOW
ADJACENT EXTERIOR FPNHED GRADE.
CONCRETE. (SPECIAL INSPECTION REQUIEM
CONCRETE To . 2.500 PS • 2S DAYS, k . 1,125 PSL MINIMUM OF 610 BACKS OF
CEMENT PER CU. YD. CONCRETE AND A MAXIMUM Of 83/4 OAL Of WATER PER
MP SACK OP CEMENT.
ADO PAOTOCRETI OR POIIOUTH N ACCORDANCE WITH MANUFACTURER'S
RECOMMENOATDNS TO ALL CONCRETE EXCEPT FOOTINGS. CONCRETE
PROTECTION FOR RENFORCSAG SAL SE AS SHOWN ON DRAWINGS OR AS
FOLLOWS:
BOTTOM OF FOOTINGS 3
WALL EXPOSED TO EARS ?
WALL DIMMED TO WEATHER 1.11?
ALL CONCRETE N FOOTINGS A WALLS SHALL BE PLACED MONOUTICALLY
INUT88 SHOWN OTHERWISE OR APPROVED 5Y THE ENGINEER PION TO
PLACEMENT. ALUMINUM COMM' ANO ACCESSORIES SHALL NOT SE EMBEDDED
N CONCRETE.
CALL SPECIAL INSPECTOR FOR INSPECTION OF REINFORCING STEEL PIVOR TO
P OUpNO CONCRETE.. INSPECTOR SHALL PROVIDE SPECIAL INSPECTION OF
FOOTING AND WALL N ACCORDANCE WITH SECTION 058 OF THE UNIFORM
B UILDING COOS.
REINFORCING STEEL:
DEFORMED MET STEEL ASTM A515. GRADE 50. b r 74,000 PSI. LAP ALL SPLK:ES
270 MAUL PROVIDE 145a4•0 DIAGONAL OAR AT COR WRS. RENFORCNO
PLACING DRAWINGS SHALL 55 PREPARED BY A QUALIFIED OETASER N
ACCORDANCE WITH AO MANUAL (ACC 01650). SUSST PLACING PANS TO TIE
ENONEER FOR REVIEW PRIOR TO FASWCAT1ON.
STRUCTURAL. & MISCELLANEOUS STEEL:
PIPE MTM ASS GRADE? Fy .04000 PSI.
ALL STEEL NOT EMBEDDED N CONCRETE OR MASONRY SHALL RECEIVE ONE
SHOP COAT OF AN APPROVED PRIMER PAM.
MISCELLANEOUS:
CONTRACTOR SHALL. VOW, ALL DBENMIONS A COMMONS 54 THE f1ELD.
PROVIDE TEMPORARY BRACING AS REQUIRED ANTE ALL PERMANENT
CONNECTIONS AND STIFFENING, HAVE BEEN INSTALLED.
ATTACHMENT D
r A L.INVORMAI1OW 09 ITIIA OT,...:,..,/,:11 11 THE EXCLUSIVE PIOPOITY OF
D000 PACIFIC INOINEOIING. INC.
® COPYRIGHT 1111
1
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1 Job No 100511.00