HomeMy WebLinkAboutPermit 90-02-V - SPIEKER PARTNERS - SETBACK VARIANCE90-02-v
88-09-dr 88-12-dr
spieker partners
City of Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
(206) 433 -1800
Gary L. VanDusen, Mayor
NOTICE OF DECISION
FILE NUMBER: 90 -2 -V: SPEIKER PARTNERS VARIANCE
APPLICANT: Mithun Partners
REQUEST: Reduce the required minimum front yard landscape width from
15 feet to 4-1/2 feet for a distance of approximately 110 linear feet
along Andover Park West.
LOCATION: SW 1/4 of the Strander Boulevard /Andover Park West
intersection in the NE 1/4 of Sec. 26, Twn. 23N, Rge. 4E, W.M.;
Tukwila, WA.
The Board of Adjustment (BOA) conducted a public hearing and review of the
request on March 1, 1990, and denied the proposed action. The BOA based its
decision on the Findings and Conclusions contained in the staff report dated
February 20, 1990, and on testimony presented at the public hearing.
The action of the Board of Adjustment in granting or denying a variance, or in the
resolution of an appeal from an administrative interpretation, shall be final and
conclusive unless, within ten days from the date of the Board's action, an applicant
or an aggrieved party makes an application to the Superior Court of King County for
a writ of certiorari, a writ of prohibition, or a writ of mandamus.
7 -‘ - /- 1. '
Vernon Umetsu, Associate Planner
March 2, 1990
SETBACK VARIANCE
City of Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
(206) 433-1800
Gary L. VanDusen, Mayor
HEARING DATE:
FILE NUMBER: •
APPLICANT:
REQUEST:
LOCATION:
ACREAGE:
COMPREHENSIVE
PLAN DESIGNATION:
ZONING DISTRICT:
ATTACHMENTS:
STAFF REPORT
TO THE BOARD OF ADJUSTMENT
Prepared February 20,-1990
March 1, 1990
90 -2 -V: Speiker Partners
Mithun Partners
Reduce the required minimum front yard
landscape width from 15 feet to 6 -1/2 feet
for a distance of approximately 110 linear
feet along Andover Park West.
SW 1/4 of the Strander Blvd. /Andover Park
West intersection in the NE 1/4 of Sec. 26,
Twn. 23N, Rge. 4E; Tukwila, WA.
Entire parcel is approximately 29.6 acres.
Affected area is approximately 0.05 acres.
Commercial
C -P (Planned Business Center)
A.
B.
C.
•
Vicinity Map
Site Plan
Outdoor Terrace Seating and Landscaping
Plan Proposed
BACKGROUND
Staff Report Speiker Partners
to BOA Page 2
FINDINGS
The Tukwila Zoning Code requires a minimum 15 foot wide front
yard landscaped area in the C -P zone (TMC 18.52.020). The
applicant requests a variance to reduce the required minimum
front yard landscape width from 15 feet to 6 -1/2 feet to allow
building a patio seating area for the adjacent restaurant. The
site location and affected site area is shown on Attachments A
and B.
The patio would have an area of approximately 1,100 sq. ft. as
shown in Attachment B. It would be separated from the curbline
sidewalk by a two foot tall planter /screen wall and 6 -1/2 to 9
feet of landscaping.
The applicant asserts that the proposed outdoor seating would
enhance the pedestrian orientation of the project and be a first
step toward a more pedestrian friendly streetscape in the Central
Business District.
DECISION CRITERIA
Review of a variance by the Board of Adjustment is a quasi -
judicial action. The Board's decision is based on the five
criteria shown in bold below. All five criteria must be
satisfied in order for the variance to be granted. The applicant
bears the burden of demonstrating that all five criteria have
been satisfied.
TMC 18.72.020(1) - The variance shall not constitute a grant of
special privilege inconsistent with the limitation upon uses of
other properties in the vicinity and in the zone in which the
property on behalf of which the application was filed is located.
Applicant Response
"The present zoning code permits low screen walls and seating
decks in any yard setbacks. However, although low screen walls
are permitted, (which will block view of the low landscaping
behind it) the present landscape code requires 15 feet of
landscape. Since trees are not required in this landscape zone
we are seeking permission to replace the lawn behind our screen
planter walls with paving and seating and to add trees to augment
the landscaping. Since we are not increasing our bulk or
building area we are not obtaining any privileges which, the
landowners of neighboring properties do not have."
Staff Report
to BOA
Staff Response
Speiker Partners
Page 3
The applicant's presentation is not specifically applicable in
light of the following:
a. Screen walls have been permitted under limited circumstances
in building setback areas, however perimeter landscaping is
required to be located in front of the wall.
b. No low walls have been approved by the Tukwila Board of
Architectural Review (BAR).
c. Large stature street trees have been required by the BAR to
break up the large building mass.
d. Paving does not satisfy the standards of landscaping.
" 'Landscaping or landscaped areas' means natural vegetation
such as trees shrubs, ground cover or other landscape •
materials..." (TMC 18.06.410).
TMC 18.72.020(2) -- The variance is necessary because of special
circumstances relating to the size, shape, topography, location
or surrounding of the subject property in order to provide it •
with use rights and privileges permitted to other properties in
the vicinity and in the zone in which the subject property is
located;
Applicant Response
"The restaurant did not choose to locate here until the building
was under construction. Therefore the restaurant has very little
choice but to request permission to enjoy the outdoors along
Andover (Park West). No other location for outdoor activity is
possible including the roof. The choice to utilize this area is
left up to the patron as adequate indoor seating is provided."
Staff Response
The applicant has not stated what the special circumstances as it
relates to the size, shape, topography, or location of the
subject property.
TMC 18.72.020(3) -- The granting of such variance will not be
materially detrimental to the public welfare or injurious to the
property or improvements in the vicinity and in the zone in which
the subject property is situated.
Applicant Response
"The use of outdoor seating of this magnitude would not cause any
Staff Report Speiker Partners
to BOA Page 4
harm, injury or interference to neighboring properties. Low
screen planters are planned to protect the patrons and still
permit view over. Use of this area sill be limited from
April /May to September /October."
Staff Response
Staff agrees with the applicant's response.
TMC 18.72.020(4) -- The authorization of such variance will not
adversely affect the implementation of the comprehensive land use
policy plan.
Applicant Response
"No inconsistencies exist between the comprehensive land use plan
and this request."
Staff Response
Staff concurs in that the Comprehensive Land Use Plan does not
deal with issues at this level of detail.
TMC 18.72.020(5) -- The granting of such variance is necessary
for the preservation and enjoyment of a substantial property
right of the applicant possessed by the owners of other
properties in the same zone or vicinity.
Applicant Response
"The patrons of most restaurants enjoy brief opportunities to eat
outdoors. Hence most restaurants have limited outdoor seating.
The applicant wishes to reduce sod, create low screen planter (to
match the existing building) and to help modulate the facade. To
compensate specimen trees will be planted along the area utilized
by outdoor seating."
-;
Staff Response
The existing 170,000+ sq. ft. shopping center currently under
construction at the site seems to demonstrate that the lot is not
so unique that a this variance is necessary in order to give it
the same property rights as similarly zone sites.
In addition, the proposed 1 -1/2 inch ornamental trees, while more
numerous, are of smaller stature. and initial planting size than #;
the large 2.5 inch street trees required by the BAR to break up
large wall mass.
Staff Report Speiker Partners
to BOA Page 5
CONCLUSIONS
1. Criteria 1: The applicant failed to explain why the
proposed variance did not constitute a grant of special
privilege.
2. Criteria 2: The applicant did not identify the special
circumstances of the subject property as it relates to
Criteria 2. The Planning Division supports the
establishment of a more pedestrian oriented streetscape in
the Central Business District. However, the quasi- judicial
variance process is not the appropriate vehicle to realize
what should be a district planning program.
The Planning Division is scheduled to review commercial
design standards in late 1990 or early 1991. Dealing with
this issue in a planning program will allow full
participation by affected parties and elected officials to
establish the overall urban pattern, standards and
implementation tools for this and other commercial areas.
3. Criteria 3: Granting the proposed variance would not be
materially detrimental to the public welfare or injurious to
the property or improvement in the vicinity.
4. Criteria 4: Since there are no applicable policies that
deal with the specific request, the requested variance would
not adversely affect the implementation of the Comprehensive
Land Use Policy Plan.
5. Criteria 5: The applicant has not demonstrated the need
for the variance to preserve substantial property rights of
the applicant possessed by the owner of other properties in
the same zone.
RECOMMENDATIONS
The Planning Division recommends denial of the proposed variance
based on failure to satisfy the variance criteria of
TMC 18.72.020(1), (2), and (5).
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CITY OF TUKWILA
ZONING C60E VARIANCE
APPLICATION,
1. BRIEFLY DESCRIBE YOUR REQUEST: An / /(O 5P addm v *raw
am- wii-h f lamed yi did p/at, s-
2. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s), block, and sub-
division; or tax lot number, access street, and nearest intersection)
e ro "Mie Q bh �61,W ,►-i Wz f % rtr' 0
Quarter: gviNar Section: 26 Township: 23 / hRange: "/ R
(This information may be found on your tax statement)
3. APPLICANT:* Name: M%W)l/h 7ZP}7 5 /RP l/ /' L'&,?
Address: ZOO / /2I► Aye Ne 13idevor PIA 1/
one: 464• 33
Signs '„ ) Date: 1' 24 ' 2
* The . pp 'cant is the person whom the staff will contact regarding the application, and
to whom all noticeiand reports shall be sent, unless otherwise stipulated by applicant.
AFFIDAVIT OF OWNERSHIP
4. PROPERTY Name:
OWNER
Address: Heal- ,Y$ .&616
s 3
Phone: s 5' /4
I /WE,[signatur
swear that I/we a owner(s or contract purchasers) of the property involved
in this application and that the oregoing statements and answers contained in this
application are true and corr : to the best of my /our knowledge and belief.
Date: 00
DEPARTMENT OF COMMUNITY DEVELOPMENT
A retail building was designed and constructed prior to tenants being
committed. Subsequently, a restaurant has chosen the corner space for
a flagship location. The restaurant is not a fast food chain but chooses
to create a European cafe atmosphere. The use of outdoor seating
during warmer weather would help create this atmosphere. The
applicant is requesting a landscape variance.
6A The present zoning code permits low screen walls and seating decks in
any yard setbacks. However, although low screen walls are permitted,
(which will block view of the low landscaping behind it) the present
landscape code requires 15 feet of landscape. Since trees are not
required in this landscape zone we are seeking permission to replace
the lawn behind our screen planter walls with paving and seating and
to add trees to augment the landscaping. Since we are not increasing
our bulk or building area we are not obtaining any privileges which,
the landowners of neighboring properties do not have.
6B The restaurant did not choose to locate here until the building was
under construction. Therefore the restaurant has very little choice but
to request permission to enjoy the outdoors along Andover Way. No
other location for outdoor activity is possible, including the roof. The
choice to utilize this area is left up to the patron as adequate indoor
seating is provided.
6C The use of outdoor seating of this magnitude would not cause any
harm, injury or interference to neighboring properties. Low screen
planters are planned to protect the patrons and still permit view over.
Use of this area will be limited from April /May to September /October.
6D No inconsistencies exist between the comprehensive land use plan and
this request.
6E The patrons of most restaurants enjoy brief opportunities to eat
outdoors. Hence most restaurants have limited outdoor seating. The
applicant wishes to reduce sod, create low screen planter (to match the
existing building) and to help modulate the facade. To compensate
specimen trees will be planted along the area utilized by outdoor
seating.
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• •
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. . . .
TP7'./10.47
t.7
iNTEGRAL.CURB' bi WALK• ; • . L. ' , 13#
EXTENDED
TO EXISTING'GRADET: r ,-.••••,
FOW V.ERTICAL l'RAN.SITION . •
.., .: ..ATYPICAL STORM' CLEANOUT
" 'ROM WEST. SIDE
.
' " , : ::;' i& ° i E t tI CI B V, LD ER G. IF W L I U C S A H •W PAVING
IRON RING
/
, 2 . 5..59 E 05 AVOUT .
• • C • T :"..13(FLADOE01:0F,-*CURB•IS:5'FROM
5O
. 1 1Q t •'•
TH BACK OF WALK: ELEVATIOO SHOWN FOR THE NEW 5'
oWIDE SIDEWALK ALONG STRAN R BLVD. HAVE BEEN DE-
'SIGNED SO THE WALKIMILUM TCH THE ULTIMATE WIDENING
OF STRANDER • BLVD. 4FORY ONSTRUCTION STAKING, SET
THE BACK OF WALK' ELEV4 FEET ABOVE THE FLOW-
STORM CO
RIM • 23.713
I.E. - 20.70
STORMOLEANOUT •
25.00 '
.
+r„T.7.74:541.41•
..41.1011,S1 INIIIIIII•M11”1101,11.1•1 .••■•2
" WiliE.F[iT.ROTTOM 'SWALE:a 'S: • 0.5%
SEE GRASS LINED 'SWALE DETAILI
' ' 1.0 MINIMUM •
,_M
.ROP„E.R PLAN SCALE
TOS.!DIFF,ICULT.;:TO'..PROVIDE ELABORATE"
GRADING;DETAILCONTACT r THE ENGINEER
T OOESTIONE,•ARISE:? , ; . • . _ • ..
• • •
••••• •••:'•••-•,•• -•
• . . - .
SPECIAL4407Erl'OE'EXIST. STRANDER .
' BLVDV:ARE.';EXTREMELY FLAT: NEW CURB GRADES
• i•rARE:BASICAL_ L• .:ISET:BY CROSS SLOPE FROM
,r ;
• :' • OW LINE: HOWEVER, CONTRACTOR
• .'', .SHALVFIE.0.1J. OUST:.NEW•iCURB.ELEVATIONS AS • ' :
'• .•• POSITIVE .SLOPE
OF :0:2•11WCURET FLOW CATCH BASINS.
,..; -;=::.;•,..' :;!:
t•SEESI1EETC4!IfEOR:toNSTRUCTION
DETAILS. WORK IN THIS AREA TO BE
COMPLETED - OF TUKWILA ' •
CB *1 TYPE II - TV
W/ OIL/WATER SEPARATOR
WI UNIT P TOP SLAB
'RIM 1 . - 21.80
LE: .15.41 (301
' OVERFLOW • 19.30
LE. 18.00 (61
CB *2 ,TYPE 11 - 54'
WI UNIT P TOP SLAB
& THRU CURB INLET
RIM .122.22 _
LE. • 16.33 (24')
LE. 17.33 021
I.E. • 15.83 1301
CB, *3 TYPE I
WI THRU CURB INLET
RIM • 21.97
I.E. • 18.47 021
• ' CB.*4 TYPE 1
• WI THRU CURB INLET
RIM . 22.12
I.E. • 19.12. 1121
LE.. 15.08 02' W/
L 15J1 02'
LE. • 20.41 (G• E).
LE.. 17.82 (8' SI
260 LF 12' SD ii S. 0.20%
SPECIAL NOTE. _ _
EXERaSE EXTREME CAUTION'WHEN INSTALLING •
' NEW IV SD NEXT TO EXIST. 12 HIGH PRESSURE
RIM .23.06
LE.. 18.62 Or N)
LE.. 20.50(NEW 12' S)
ElS
CB *5 TYPE!
NI SOLID LID
RIM %. 25.00
I.E. * 22.00 112')
LE.. 22.50 (61
CB *6 TYPE II - 48'
WI SOLID LID
RIM • 25.00
LE.. .16.57 124')
CB #7 TYPE II - 48
RIM • 21.25
LE. • 16.92 124')
7.8 *8 TYPE II - 48'
RIM • 21.25
LE. • 17.18(24') •
CB #9 TYPE II - 48'
RIM • 21.65
LE. • 17.44 (241
I.E. • 19.94 (61
TYPICAL 6' Si) •TIGHTLINE TO TUKWLA•POND
CONTRACTOR SHALL EXTREME-CARE WHEN
WORKING IN NATIVE 'BUFFER AND HAND DIG .
'UTILITY 'TRENCH FOR DOWNSPOUT TIGHTLINE
TO POND. • NO•.SUBSTANTIAL. VEGETATION .
OR TREES SHALL BE REMOVED..
, • .
CR *10 TYPE' II - 48'
- RIM... 22.17 •
LE. 17.93124') •
LE.. 18.'93 021
. .
CB *II TYPE I
RIM • 23.27
I.E. • 19.43 021
CB *12 TYPE I
RIM • 22.89
I.E. • 19.891121
CI3 *13 TYPE I
RIM • 22.17
I.E.. 19.17 1121
CB 014 TYPE 1
WI THRU CURB INLET
RIM • 23.57
I.E. • 21.08021
SET 4.9' SOUTH OF
EXIST. PROPERTY
LINE 0 PCR
• CB *15 TYRE I
• W/, SOLID LID .
'RIM • 25.0?'
IL ••• 20.07 1121%
I.E. • 20.40 (8') .
CB *16 TYPE
WI SOLID LID •
RIM • 25.07
, LE. • 20.82 (8') • s
I.E. • 20.49 (12')
CB *17 TYPE 1
WI SOLID LID
RIM . 25.07
I.E..• 20.93 (12')
I.E. • 20.93 lel
LE. • 20.93 (61
CB *18 TYPE II - 72
WI OILIWATER SEPARATOR
RIM • 23.00
LE. • 17.68 (18')
OVERFLOW • 20.50
18 LF2 OAST IN PLACE CONCRETE GABION WALL WI 36'. HIGH STEEL
RETAINING WALL TO TRANSITION IPE HANDRAIL ABOVE, SEE DETAIL.
p
BETWEEN TARGET BLDG. & EXIST. TOP OF WALL EL. • 25.5 (AVG.)
GABION WALL. DESIGN BY OTI-IPRS. TOP OF PAVING EL. • 26.0 (AVG.)
, TOP OF HANDRAIL EL. • 29.0 (AVG.)
1
CB *19 TYPE II - 48'
W/ SOLID. LID .
RIM • 25.00
I.E. 17.91 ((8')
I.E. •. 18.41 02)
I.E. • 16.74 (8')
ca 020 TYPE I
WI SOLID LID
RIM • 21.83'
I.E. .18.83 (12')
Boulevard .
• , .
.CONSTRUCT NEW 44' WIDE ROAD APPROACH TYPE
ENTRANCE AND 150' LONG DECELERATION LANE.
REMOVE 230 LF. EXIST.. CURB, SAWCUT EDGE OF
PAVING & MATCH NEW PAVING.
SEE SHEET C4-6 FOR CONSTRUCTION
\-•••-- DETAILS. WORK IN THIS AREA TO BE
COMPLETED BY CITY OF TUKWILA.' •
II IF •12" SD 0 S ..0.50% ''.• •
CONTRACTOR TO EXERCISE CARE & CAUTION IN
THIS AREA WHERE NEW IV SD CROSSES OVER
OLYMPIC PIPELINE AND CONCRETE ENCASED •
TELEPHONE.' • ' "
TOP OF OLYMPIC•PIPELINE ELEV. 20.35
TOP • OF CONCRETE . TELEPHONE ELEV. • 20.18
NEW•12 SD I.E. • 20.50 ' • • , .
CB #21 TYPE I
NI THRU CURB INLET
RIM • 24.02
I.E. • 19.60 (121
I.E. • 19.93 (81
CB #22 TYPE I
W/ THRU CURB INLET
RIM 24.02
I.E. • 20.17 1121
I.E. • 20.50 081
TRENCH DRAIN BY TARGET
RIM • 21.83
DRAIN TO CB *20 AS SHOWN
S 01'44'27* W
37.10'
OB #23 TYPE I
WI THRU CURB INLET
RIM • 24.02
I.E. • 21.32 (12')
LE. • 21.35 (81
20 LF2 CAST IN PLACE CONCRETE
RETAINING WALL TO TRANSITION .
BETWEEN TARGET BLDG. & EXIST.
GABION WALL (RV TARGET) DESIGN BY (
OTHERS.
•
CB *24 TYPE I
WI SOLID LID
RIM • 23.75
I.E. • 20.56
SET 4.W SOUTH OF
EXIST. PROP. LINE
CB *25 TYPE II - 54'
WI SOLID LID
RIM • 24.00
I.E. • 15.66 (30') • •
I.E. • 17.16 (121
•
200t: F 5',WIDE FLA
DAYLIGHT SWALE TO EXISTING
NATURAL VEGETATION
I.E. • 17.24
HAND AC
0
EXIST:. 3 SLOPE USING
6' - 8" SPALLS. DO NOT.
REMOVE. EXIST. VEGETATION
LEGEND
TOP OF WALK
TP • TOP OF PAVING
SD STORM DRAINAGE PIPE
CONTOUR,'
--23--PROPROSED CONTOUR •
• PROPOSED. SD IV/ .CATCHBASIN
SD WI CATCH BASIN ..
HP HIGH POINT
1.0%
PROPOSED PAVEMENT SLOPE
Jima EXISTING GABION RETAINING WALL
=cam PROPOSED "CONCRETE RETAINING
I.E. • 17.64 WI 10 C.V. RIP
RAP
1(2
w
' D
< --!
" , CClitg
CCW
S eliVe CC cr ct.cc
13 LF '
r"
1
I - w
yi
4763) (T
POSSIBL.
ACCESS
GRACING
IS NECE
..A.FEASIEr-
riV PARTN
BEFORE
• 180
FEASIBL
SHOWN S
LINE Wif/
,FEXIST.2:
4„‘• MAY: N
' EAST
SLOPE
DEVELOP
puipaisz
PROPER
OFFSITE
AREGRADE
47,POSITIVE
. PAVING.
' , GRADE'S
401S
1 •
SUTURE EMERGENCY
ATION. FILLING A
TWEEN PROPERTIES
'RE ACCES
CONTACT SPIEKER
OR AUTHORIZATION
. OFFSITE GRADING.
• •.•
S • OM%
OF CURB LOCA ION
• FROM PROPERTY
ECT:.TO MATCHING,
ES OONTRACTOR,,,
0 RELOCATE CURB
0:13BTAIN.34 FILL
SS :OFFSITE
CLOSED.
•
SHALL OBTAIN ,
FROM ADJACENT
WNERS. TO GRADE'
,CONTRACTOR CAN
ANTER AREA FOR •
AINAGE SLOPE:TO'
ERNATEe MATCH .
OPRTY LINE • •'• . •
'A' CURB & 'OTTE
177
135 L- ji 4D S • 0.63%
Eic:ca I 1
0 135 LF TIRE 'A' CURB I
& GUTTEFO I
111 6.••• ------
-
9)
4 41
till '
• Z7 .- -A
REMO 50 LF OF 3STING CURB AND
\___.
CONSTRUCT NEW 30' WEIEreaNCRIE DRIVEWA
D C E U T R A B IL CU R T 7 1 . APRON , PER 07'f OF TU WV A STO.!•
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