HomeMy WebLinkAboutPermit 87-02-V - FREIDMAN STEVE - GENCOR PARKING VARIANCE87-02-v
5750 southcenter boulevard
GENCOR VARIANCE
City of Tukwila
PLANNING DEPARTMENT
6200 Southcenter Boulevard
Tukwila, Washington 98188
(206) 433 -1849
CITY OF TUKWILA
.BOARD OF ADJUSTMENT
SEPTEMBER 3, 1987
The meeting was called to order at 7:03 pm by Chairman Nesheim.
Members present were: Mr. Nesheim, Mr. Goe, Mrs. Hernandez, Mrs. Altmayer,
and Mrs. Regal.
Representing staff were Jack Pace, Rebecca Fox and Joanne Johnson.
APPROVAL OF MINUTES
MR. GOE MOVED AND MRS. ALTMAYER SECONDED A MOTION TO ACCEPT THE MINUTES OF
THE JULY 9, 1987 MEETING AS PRESENTED. MOTION WAS UNANIMOUSLY APPROVED.
87 -2 -V GENCOR - Request for variance from parking requirements to provide
additional open space and recreational amenities.
Mr. Nesheim asked if anyone objected to Mrs. Hernandez hearing this item, as
she lives in Sunwood Condominiums directly adjacent to the subject property.
Hearing none, he asked the meeting to proceed.
Rebecca Fox, of the Planning Department reviewed the request recommending
conditional approval.
Mrs. Altmayer expressed a concern with a possible conflict of interest by
board members with regard to the 57th Street extension.
Jack Pace, Senior Planner, clarified the proposed street extension and the
meeting continued.
Steve Friedman, 11801 N.E. 160th Street, Bothell, represented the applicant.
He reviewed the request pointing out the two parts of the request, the
sports court and gazebo. He submitted a revised landscape plan which was
entered into the record as Exhibit F.
Christina Gordon, 15222 Sunwood Boulevard, expressed concern with
handicapped parking and the practicality of access to the second floor by
the disabled.
Discussion ensued on the request.
/
BU,:!r•.D OF ADJUSTMENT
September 3, 1987
Page 2
CRITERIA 1.
GOE MOVED THAT CONSIDERING THAT GRANTING THIS VARIANCE WOULD GRANT A SPECIAL
PRIVILEGE INCONSISTENT WITH THE OTHER APARTMENTS BUILT UNDER THE EXISTING
ZONING CODES OF THEIR DAY IF WE ALLOW THIS APARTMENT TO PROCEED WITHOUT
MEETING THE ZONING CODE OF ITS DAY, THEREFORE CRITERIA 1 HAS NOT BEEN MET.
ALTMAYER SECONDED THE MOTION WHICH WAS UNANIMOUSLY APPROVED.
CRITERIA 2.
GOE MOVED THAT CONSIDERING THAT ADJACENT PROPERTIES OF APARTMENTS HAVE
PARKING LOTS ON LESS THAN FLAT GROUND AND ENGINEERING TODAY CAN ALLOW FOR
ADJUSTMENTS FOR SLOPES FOR PARKING LOTS, THEREFORE CRITERIA 2 HAS NOT BEEN
MET. ALTMAYER SECONDED THE MOTION WHICH WAS UNANIMOUSLY APPROVED.
CRITERIA 3.
ALTMAYER MOVED THAT BASED ON MUCH OF THE DISCUSSION TONIGHT AND WHAT HAS
BEEN BROUGHT BEFORE TO THIS BOARD, CRITERIA 3 HAS NOT BEEN MET, IT WOULD BE
DETRIMENTAL IF IT IS DEVELOPED IN MANNER PROPOSED. GOE SECONDED THE MOTION
WHICH WAS UNANIMOUSLY APPROVED.
CRITERIA 4.
GOE MOVED THAT BASED ON THE INFORMATION PRESENTED IN THE STAFF REPORT,
CRITERIA NO 4. HAS BEEN MET. REGAL SECONDED THE MOTION WHICH PASSED WITH
NESHEIM, GOE, HERNANDEZ AND REGAL VOTING YES AND MRS. ALTMAYER VOTING NO.
CRITERIA 5.
ALTMAYER MOVED THAT CRITERIA 5 HAS NOT BEEN MET. GOE SECONDED THE MOTION
WHICH WAS UNANIMOUSLY APPROVED.
ALTMAYER MOVED AND GOE SECONDED A MOTION THAT THE VARIANCE BE DENIED, BASED
ON THE FACT THAT FOUR CRITERIA HAVE NOT BEEN MET AND ONE CRITERIA HAS BEEN
MET. THE MOTION WAS UNANIMOUSLY APPROVED.
ADJOURNMENT
The meeting was adjourned at 9:30 pm.
Respectfully submitted,
Joanne Johnson, Secretary
i i. "A..r:t :v til..Y..t. Cl.ti .: h.ish '1 J-Lt .te.a rn •w. w.
HEARING DATE:
FILE NUMBER:
APPLICANT:
REQUEST:
ZONING DISTRICT:
ATTACHMENTS:
City of Tukwila
PLANNING DEPARTMENT
6200 Southcenter Boulevard
Tukwila, Washington 98188
(206) 433 -1849
(A)
(B)
(C)
(D)
(E)
STAFF REPORT
to the Board of Adjustment
Prepared August 25, 1987
September 3, 1987
87 -2 -V: Gencor
Azaria Rousso, Architect
15- parking space variance to provide additional open space
and recreational amenities.
LOCATION:
ACREAGE: 4 acres.
COMPREHENSIVE
PLAN DESIGNATION: Medium Density Residential
5700 block of Southcenter Boulevard.
Multiple Residence High Density (RMH)
Plot Plan
Landscape Plan
Telephone Survey of Tukwila Apartments
Gencor Development Parking
Parking Generation Summary -
Institute of Transportation Engineers
STAFF REPORT to the 87 -2 -V: Gencor Corporation
Board of Adjustment Page 2
VICINITY /SITE INFORMATION
1. Project Description: The Gencor Corporation requests a variance from its
parking requirement to: 1) develop a sport court, and 2) to provide addi-
tional landscaping. The latter will eliminate the need to cut into the
hillside above Denny's and Arco Mini -Mart and will provide a landscape
barrier (Attachments A and B).
2. Existing Development: There are no structures on the site.
3. Surrounding Land Use: To the south, there is a Denny's restaurant and
convenience store /gas station. To the north and east, there are apartments
and Sunwood condominiums.
4. Terrain: The site is hilly with slopes as steep as 100 percent.
5. Vegetation: The vegetation consists of blackberry bushes and trees. At-
tachment B shows the existing trees that will remain on the site.
6. Access: Street access will be provided by extending 57th Avenue South.
Pedestrian access will be extended to Southcenter Boulevard and parallel the
road extension of 57th Avenue South.
DECISION CRITERIA
FINDINGS
The applicable Tukwila Municipal Code (TMC) variance criteria are listed below
in bold, followed by pertinent findings.
1. 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.
As noted in the variance request, the applicant is requesting the parking
variance to provide additional open space in this project. The applicant
believes that two parking spaces per apartment unit is not appropriate given
the type of apartment uses and the steep slopes on this site. Attachment A
shows the parking that will be removed if the variance is granted.
Tukwila's 1986 population of 4,780 is generally split: 54% single - family
with 2.56 persons per unit and 46% multi - family with 1.16 persons per unit.
Person per unit data is based on 1980 census data, while the number of units
is based on actual counts.
A telephone check of Tukwila apartments in multi - family zones showed that of
730 total units surveyed, 317 (43 %) were two - bedroom units and 413 (57 %)
were one - bedroom units. As shown - on Attachment ;there• approximately
1.1 parking spaces per .bedroom.
STAFF REPORT to the
Board of Adjustment
fl
87 -2 -V: Gencor Corporation
�� Page 3
&I I �l GIN 1 eioi co 1I
The applicant's development will include 63 bedrooms in 57 units (6 two -
bedroom units and 51 one - bedroom units). This mix of units is somewhat
unusual in Tukwila because it is composed mostly of one - bedroom units.
Without a variance, the applicant provides 114 parking spaces. This is
two spaces per unit or 1.8 spaces per bedroom. With the variance, the
applicant provides 99 spaces or 1.5 spaces per bedroom. This exceeds the
sample average by 36% (Attachment D).
This also exceeds the average weekday, Saturday and Sunday parking rates of
1, .8 Cam] and 1 space, respectively, for low /mid -rise apartment units as reported
by the Institute of Transportation Engineers (Attachment E).
This analysis shown that the variance does not constitute a grant of special
privilege. Even with the variance, the applicant provides 1.5 parking
spaces per bedroom compared with the community average of 1.1 [+-0] spaces
per bedroom.
2. TMC 18.72.020(2) - The variance is necessary because of special circum-
stances 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.
The site is very hilly with some slopes up to 100 percent. The variance
will allow Gencor to adapt the development to suit better the site's topo-
graphy. With the variance, it will not be necessary to dig as deeply into
the hillside to provide a retaining wall for parking. Additional recreation
area can also be provided.
3. 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 improve-
ments in the vicinity and in the zone in which the subject property is
situated.
Granting the variance will be neither materially detrimental to public wel-
fare nor injurious to the property or improvements. Even if the variance is
granted, the total parking spaces provided exceeds the communityC.t.andarcts-
with 1.5 spaces per bedroom versus the community average of 1.1 spaces per
bedroom. Additionally, construction of the active sports court will expand
the recreational opportunities of the development's residents. Eliminating
11 spaces on the lower level will enable the developer to provide more land-
scape area. This in turn will eliminate the need to dig into the hill and
construct a rock or retaining wall to protect the 11 spaces. Increased
landscape area will also provide a visual break between the Arco and Denny's
commercial uses and the apartment complex.
4. TMC 18.72.020(4) - The authorization of such variance will not adversely
affect the implementation of the comprehensive land use policy plan.
Granting the parking variance does not adversely affect implementation of
the Comprehensive Land Use Plan. The Comprehensive Plan does not refer to
parking requirements. On page 45, Objective 1, Policy 1 of the Residential
4 t'):,4:: ......w.,. ,.,: 4ia:3 i:Y.Ji X w i; W .S t_SXY.:Y:: .. rt • Mw I..., n, .4
STAFF REPORT to the
Board of Adjustment
CONCLUSIONS
RECOMMENDATIONS
87 -2 -V: Gencor Corporation
Page 4
section recommends use of "...natural features, like topography, to separate
incompatible land uses from residential areas." This would appear to sup-
port the use of landscaped areas and natural slopes to separate residential
and commercial uses as proposed by eliminating 11 parking spaces.
5. TMC 18.72.020(5) - The granting of such variance is necessary for the pres-
ervation and enjoyment of a substantial property right of the applicant
possessed by the owners of other properties in the same zone or vicinity.
The variance is justified so that the applicant will not be required to
provide more parking spaces than the community average.
1. The Gencor development is unique in Tukwila since 90% of its units are one -
bedroom. Its tenants will not require as many parking spaces as other
complexes which mix one- and two - bedroom units more evenly.
2. The telephone survey showed that even with a parking variance, Gencor pro-
vides 36% [15 %] more parking than the community norm (1.5 spaces versus 1.1
spaces unit).
3. Granting the variance is not detrimental to the public welfare since more
than the average number of parking spaces Cbes] per unit would still be
provided.
4. Granting the variance to eliminate four parking spaces would expand the
residents' recreational options by facilitating the construction of a
active sports court.
5. Eliminating eleven parking spaces on the lower portion of the property would
provide more landscaping and improve site design.
Based on the above Findings and Conclusions, the Planning staff recommends
approval with the following condition:
The landscape plan is to be revised to include the area shown on Attach-
ment A. As part of the landscape plan, the upper area shall include
additional landscaping and a multi - purpose active sport court, and the lower
level shall be landscaped with trees and shrubs and incorporated with the
proposed trail.
NOTE: The Board of Adjustment may wish to recommend that the Planning Depart-
ment initiate a comprehensive review of Tukwila's parking requirements to ensure
that the Code's requirements meet the community's needs.
i
PLOT PLAN PROPOSED PARKING VARIANCE
ATTACHMENT .13
I
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La - U Vtis/
spoit,lc_e..4c -
ATTACHMENT C
APARTMENTS IN TUKWILA
(Phone Survey - 08/25/87)
TOTAL TOTAL 1 BEDROOM 2- BEDROOM
NAME OF COMPLEX UNITS PARKING UNITS UNITS
Hampton Heights 113 170 32 81
Hillcrest 108 221 84 24
Maplecrest 32 49 16 16
Parkview 48 72 36 12
San Juan South 54 68 6 48
Terrace Apartments 191 300 143 48
Tukwila Apartments 83 107 54 29
Verona Apartments 62 82 31 31
Viewcrest 39 78 11 28
730 1,147 413 317
Average parking spaces per bedroom = 1.1
1 Olga C11314
I
(Y S)
c t #5 7 #c sew)
(nr4-C- 6
6g4
61 U►w)
2.
(22/87- 2 -V.A)
ATTACHMENT D
GENCOR DEVELOPMENT
Number of Units - 57
One- Bedroom Units - 51
Two - Bedroom Units - 6
Total parking spaces without variance - 114
Total parking spaces with variance - 99
Average spaces /bedroom without variance - 1.80
Average spaces /bedroom with variance - 1.57
Community average spaces /bedroom - 1.36
With variance the Gencor development provides 15%
more parking /bedroom than the community average
(per telephone survey of 08/25/87)
A Tr - Act ENT E
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rNaE12.s
ITE Parking Generation Report
i
SUMMARY OF PARKING GENERATION RATES
AF Residential - Low-Mid-Rise Apartment
Land Use /Building Type ITE Land
Use Code
_2 20
Independent Variable - Occupied Parking Spaces
Per Dwelling Unit
Peak Parking Rates
Standard
Deviation
Number
o f
Studies
Average Size
of
Independent
Variable
Average
Range
(Min. to Max.)
Weekday
Parking Rates
1.0
0.4
54
212
Saturday
• Parking Rates
0.8
1
60
Sunday
Parking Rates
1.0
1
60
Reported Peak Parking
Time Period
Source Numbers
ITE Technical Committee 5- B8- Parking Generation
Date: Jan. 1985
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rNaE12.s
ITE Parking Generation Report
i
City of Tukwila
PLANNING DEPARTMENT
6200 Southcenter Boulevard
Tukwila, Washington 98188
(206) 433 -1849
CITY OF TUKWILA
BOARD OF ADJUSTMENT
JULY 9, 1987
The meeting was called to order at 7:00 pm by Chairman Nesheim.
Members present were: Mr. Nesheim, Mr. Goe, Mrs. Hernandez and Mrs.
Altmayer. Mrs. Regal was excused.
Representing staff were Jack Pace, Rebecca Fox and Joanne Johnson.
APPROVAL OF MINUTES
MR. GOE MOVED AND MRS. ALTMAYER SECONDED A MOTION TO ACCEPT THE MINUTES OF
THE MAY 7, 1987 MEETING AS PRESENTED. MOTION WAS UNANIMOUSLY APPROVED.
87 -3 -APP VIRGINIA AND MAURICE WHITNEY - Appeal of an interpretation that
their ceramics activities at 14110 - 55th Avenue South constitutes a
business rather than a hobby.
Ms. Rebecca Fox, staff representative reviewed the application, recommending
denial of the appeal.
Pictures of the location of the subject property was distributed to the
Board and entered into the record as Exhibit A.
Mr. Maurice Whitney explained the nature of their ceramics activities and
felt that it was not a business but a hobby.
Discussion ensued on the request.
Ms. Geraldean Byerly, 869 S. 195th, Seattle, explained her ceramics
instruction activities at the Senior Center. She further explained how she
uses the ceramics greenware provided by the Whitneys. She provided pictures
of examples of the finished product and prizes earned by the Senior
Citizens. These pictures 1 - 9 were entered into the record as Exhibit B.
Mrs. Cheryl Wheeler, 14102 - 55th Avenue South, was opposed to the appeal
stating that a business should not be conducted in a residentially zoned
neighborhood. She described the activities she observed at the site.
Board of Adjustment
July 9, 1987
Page 2
.—.
Ms. Karen Aragon, 14204 - 55th Avenue South, objected to the size of the
building and where it is situated on the property. She also felt a small
business allowed in a residential zone could grow to a larger size.
Mrs. Eleanor LaRoy, 14115 - 55th Avenue South, concurred with these
comments, adding she objected to a business operating in a residential zone.
Mr. Norman LaRoy, 14115 - 55th Avenue South explained late night traffic
which becomes a nuisance. He also concurred with the comments made in the
previous testimony.
Mr. Jack Pace, Senior Planner, distributed the site plan of the building for
the Commission, which was entered into the record as Exhibit C.
Mr. Steven Wheeler, 14102 - 55th Avenue South, concurred with previous
testimony. He felt the building was not set back 500 feet from the road.
Discussion ensued on the application. It was noted for the record that the
staff report should be corrected to reflect the correct size of the building
to be 1,680 square feet. A 10- minutes recess was called and the meeting
resumed at 8:30 p.m.
MR. GOE MOVED AND MRS. ALTMAYER SECONDED A MOTION BASED ON THE FINDINGS AND
CONCLUSIONS OF THE STAFF REPORT, THE FACT THAT A BUSINESS IS BEING CONDUCTED
AT THE SITE AND THE TESTIMONY RECEIVED, THAT THE APPEAL BE DENIED AND UPHOLD
THE STAFF'S DECISION THAT A BUSINESS RATHER THAN A HOBBY IS BEING CONDUCTED.
THE MOTION WAS UNANIMOUSLY APPROVED.
ADJOURNMENT
The meeting was adjourned at 9:40 pm.
Respectfully submitted,
Joanne Johnson, Secretary
1. BRIEFLY DESCRIBE YOUR PROPOSAL: " PLC% c.tu. /%jzec. ;
Phone:
Signature:
4. PROPERTY
OWNER
VARIANCE APPLICATION
/i4
AFFIDAVIT OF OWNERSHIP
Phone: 44 /l C" 7
2. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s),
block, and subdivision; or tax lot number, access
street, and nearest intersection)
Quarter: Section: Township: Range:
(This information may be found on your tax statement.)
3. APPLICANT :* Name: =:6' --e'
Address: "J :0
/. /6'6
(2°j — //7 7
7 -•,
TEL ` .�1 o .�.i IVA
JL� v�
Date: S 1 - x7
* The applicant is t - person whom the staff will contact regarding
the application, and to whom all notices and reports shall be sent,
unless otherwise stipulated by applicant.
Name: �.ii-ni- rye,.
Address: V1,6") / e , 1/4: 5;5' i'l r . / �' r
� 1
signature(s)] y' 7 1 :-,,,. ' � � �
swear tha we are t e owner s or contract purchaser s o thp
property involved in t is application and that the foregoing
statements and answers contained in this application are true and
correct to the best of my /our
knowledge and belief. / /9$
Date:
of
vk
5. WHY IS THIS VARIANCE BEING REQUESTED?
.-C"" er. � -- el- LC" . <'.- -GYP-,
r --- 7"
6. CRITERIA RESPONSE: ' �' 1 , v - �r
/
- :e s� ✓rt,r(' /
,e-..z .-t•. 2 t-c l + 64 <4. l ?1.44,
The following five questions are provided to help you understand and respond
to the variance criteria. Be specific; a "yes" or "true" is not a suffi-
cient response. Please attach additional sheets if needed.
A. Do you feel that your requested variance would be a special privilege
for your proposed use in relation to the requirements imposed on
adjacent and neighboring properties?
RESPONSE: g`(;_
B. Is the variance necessary because of some natural or manmade physical
feature of your property that would, without the variance, prevent you
from the intended use of your property?
RESPONSE: "114
. 0
6"
VARIANCE APPLICATION
Page 2
A
CA*
C. Would granting your request result in any material damage on adjacent
and neighboring properties? (Consider traffic, views, light, aesthetic
impacts, etc.)
RESPONSE: 0/e-
D. After a review of the City's Comprehensive Land Use Policy Plan, list
any goals, objectives or policies that would not be met by granting
your variance.
RESPONSE: Z� _,� 4411,vze' .
C .rte -c
RESPONSE:
Z/
� • � '� -•CI�7
•�Lr -�! �.= r"c+T -^ i ll` !"'" �C. 1211 �i�:c r" •cf C-t:� 72-e [- •l�t'i�
E. Would your proposed use of your property (office building, home,
garage) be possible without the proposed variance? What alternatives
have you considered, such as reducing the size or moving the proposed
location, and why are they not feasible?
// / e
(29 /VARI.APP1,2)
VARIANCE APPLICATION
Page 3
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AMMO
APPEAL 1988
i4r(-1-4-
APPL A ON
DATE
FILE NUMBER
PROJECT NAME
ADDRESS
APPLICANT
F LE
CROSS REFERENCE
ACTION
2/29/88
88 -1 -APP
HAGGARD DUPLEX
14155 - 57TH AVENUE S.
PAUL HAGGARD
DENIED
6/20/88
88 -2 -APP
SUYAMA DUPLEX
5617 S. 149TH ST.
SCOTT SUYAMA
I
t
I .
APPEAL 1988
i4r(-1-4-