HomeMy WebLinkAboutPermit 86-51-V - CROONQUIST - NATIONAL HEALTH LABS SETBACK VARIANCE18251 cascade avenue south
Permit 86-51-V - CROONQUIST - NATIONAL HEALTH LABS SETBACK VARIANCE
1908
Mr. David White
Croonquist Architects
1322 Sixth Avenue
Seattle, WA 98204
MCB /sjn
City of Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
(206) 433 -1800
Gary L. VanDusen, Mayor
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November 7, 1986
Dear David:
The Board of Adjustment held a public hearing on November 6, 1986, on your
requested front yard variance. The Board adopted findings and conclusions
to deny your request.
An appeal of the Board's decision must be filed within ten days of their
action to the Superior Court of, King County.
I will continue to process the proposal through the shoreline and design
review process with the assumption that the overhang will be reduced to
comply with the fifty feet.
If . you have any questions regarding this matter, please give me a call at
433 -1848.
Sincerely,
Moira Carr Bradshaw
Assistant Planner
•
CITY OF TUKWILA
PLANNING DIVISION
PLANNING COMMISSION
STAFF REPORT
AGENDA ITEM 86 -51 -V: National Health Labs SETBACK VARIANCE
INTRODUCTION
National Health Labs, a tenant in the Southcenter South Industrial Park, wants
to expand their existing 7,500 square foot building by an additional 7,500
square feet. The subject property is Lot 24 of Tukwila Short Plat 78- 45 -SP.
The property is located at 18251 Cascade Avenue South and is bordered by the
Green River and Christenson Greenbelt Trail, a vacant lot on the west and an
office building to the east /southeast.
FINDINGS
1. The applicant is requesting a two -foot variance from the fifty -foot front
yard setback requirement per Tukwila Municipal Code (TMC) 18.50.020.
2. The subject area was rezoned in 1982 from M -2, Heavy Industrial to C -M,
Industrial Park. The City's previous M -2 front yard setback requirement was
thirty feet from centerline of street.
3. The existing structure is angled on the site and is nonconforming as to
current C -M setback standards by approximately two feet in the southwest
corner of the building (Exhibit A). The dike is located to the rear of the
structure.
4. The site is relatively flat, with the dike located along the north property
line.
5. The applicant has submitted responses to the variance criteria in Exhibit B.
CONCLUSIONS
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.
Several sites within the industrial park are undeveloped. Granting the
variance would therefore seem to be a special privilege under the C -M
standards. The developed structures within the park are assumed to be
conforming to previous M -2 setback standards.
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BOARD OF ADJUSTMENT
EXHIBITS
A. Site Plan
B. :Applicant.'s'Criteria Responses
C. Boundary Line Adustment
86 -51 -V: National Health Labs
Staff Report Page 2
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 not unique although development is restrained by the existing
location and configuration of the existing structure. The applicant is
adjusting the west boundary line of 24 which is currently square to accom-
modate the proposed addition of structure and parking (Exhibit B). The
characteristics of the existing conditions, however, would not prohibit the
applicant from use rights and privileges accorded to other property owners
in the area.
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.
The requested two -foot variance for a roof overhang in the required fifty -
foot setback area would not be materially detrimental. The setback of the
proposed addition is reflective of a corner setback of the existing struc-
ture.
4. TMC 18.72.020(4) - The authorization of such variance will not adversely
affect the implementation of the comprehensive land use policy plan.
The Comprehensive Plan, which acts as a general guide for land use and
development, would not be adversely affected through authorization of the
requested variance.
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 current rights possessed by owners of other properties to develop a
commercial industrial structure is with a fifty -foot setback. The requested
variance would not appear to be necessary to preserve these rights.
RECOMMENDATION
Based upon the above Findings and Conclusions, the staff recommends that the
Board deny the requested two -foot variance from the fifty -foot front yard set-
back requirement.
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EXHIBIT A
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overhang
CITr OF TUKWILA
Central Permit System
• MASTER LAND DEVELOPMENT APPLICATION FORM
1) TUKWILA MUNICIPAL CODE (TMC) SECTIONS FROM WHICH YOU ARE REQUESTING VARIANCE:
Chapter 13.50. front yard set back requirement for a 'CM' zone
2) DESCRIBE THE VARIANCE ACTION WHICH YOU ARE REQUESTING: To permit a building
• . • •
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S C H E D U L E
LAND'UtE VARIANCE
not required,
3) DESCRIBE THE PRESENT USE OF THE PROPERTY, AND THE PROPOSED USE OF THE PROPERTY IF THE
VARIANCE IS APPROVED: The property is presently used for an office
building. The project Proposed would expand this facility. The use
would remain the same.
•
DESCRIBE THE MANNER IN WHICH YOU BELIEVE THAT YOUR REQUEST FOR A VARIANCE SATISFIES EACH
OF THE FOLLOWING CRITERIA AS SPECIFIED IN TMC 18.72.020 (ATTACH ADDITIONAL SHEETS IF
NECESSARY).
I) THE VARIANCE SHALL NOT CONSTITUTE A GRANT OF SPECIAL PRIVILEGE INCONSISTENT WITH THE
LIMITATION UPON USES OF OTHER PROPERTIES IN THE VICINITY AUD IN THE ZONE IN WHICH THE
PROPERTY ON BEHALF OF WHICH THE APPLICATION WAS FILED IS LOCATED.
RESPoNSSE :The subject- & surrounding pre 1982 buildings do not Peet
current setback requirements as they were.built in an i'1 -2 zone '
(changed 1902) . The overhang only does not meet current "CM" front
setback requirements but would :lave under 7pre,_1982 zone requirements
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.
RESPONSE: The 7500 SF building expansion ,preplanned in 1977 was ,„„de non=
conforming in 1982 with the zone Change. Property area increases
boundry line adjustments and major design changes have been made to
accomodate the new setback requirements. The building footprint does
conform to current setback requirementc. The overhang does not
conform but no less so than the existing buildinn.
3) THE GRANTING OF SUCH VARIANCE WILL NOT DE 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.
RESPONSE: No. In fact the existing building as expanded still Provides
a 4. �_
sebeci: w;len only a - h:)* setback cias required before 1.. 2.
4) THE AUTHORIZATION OF SUCH VARIANCE WILL NOT ADVERSELY AFFECT THE IMPLEMENTATION OF THE
COMPREHENSIVE LAND USE POLICY PLAN.
RESPONSE: No. Substantially more front yard will continue to exist on
this project than was required of buildings more than 4 years old in
this - -area.
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,
RESPONSE: Yes. T' e ' •
7500 SF e: :pans ion could be made in the future. The original
expansion plan required a Z1)' setback. Our modified expansion meets
new setback requirement with the exception of a shall corner of the
over:han;.. More than 7450 SF of property area has been added already
in order to conform to new setback requirements. After a considerable
study there are no other reasonable design options.
EXHIBIT B
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NEW BOUNDARY LINE
COMMON TO L ors 23 (24
NEW LOT 23
3.42 ACRES
5' 9 /Le MRP 6 'I ICC
ORIGINAL BOUNDARY L INE
COMMON TO LOTS 22$ 24
PROPOSAL 111/11 AGP1T7ON
2
L5l/ST 7144
BUILD /NO
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/.4i ACRES
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C100.
NOTE:
LOTS 231 24 WERE PREVIOUSLY
SNORT- PLATTED (IUD/TORS
rut NO. 73050 /IO3?)
(REV /sED BLA 11/ -2f AUD /TORS
I' /LE NO. OINOSOSCB)
/o/0 - 8'
Date
C
S 37.31'43'1 34.70'
74
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5 34•+3•00•1 93.00'
Land 'Surveyor's Certificate:
This Boundary Line Adjustment correctly
represents a survey made by me' or under
my direction in conformance with the
requirements of appropriate state statute.
Certificate No:
Boundary Line Adjustment No.
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Rt.-110.0W
d : 27'02'00"
4* 57.90•
S 29.32'00 "E 32.a,'
Direction:
Scale: :.
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5 25•38'00 "E
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City of Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
(206) 433-1800
Gary 1. VanDusen, Mayor
CITY OF TUKWILA
Notice of Public Hearing of the
Tukwila Board of Adjustment
NOTICE IS HEREBY GIVEN that the Tukwila Board of Adjustment has fixed the
6th day of November, 1986,' at. 7:00 p.m., in Conference Room Number 3 of
Tukwila City Hall, 6200 Southcenter Blvd., Tukwila, Washington, as the time
and place for:
Public Hearings
86 -514 'National Health Labs - Corporate Property Investors requesting a
variance from TMC 18.50.020, 50 -foot front yard setback required, 48 -foot
setback requested for a 7,500 square foot addition to existing building at
18251 Cascade Avenue South.
86 -54 -V: Bicentennial Park - The City of Tukwila requesting a variance from
TMC 18.50.020, 50 -foot front yard setback required, 10 -foot setback re-
quested for a new restroom.to be located at 550 Strander Boulevard.
Any and all interested persons are invited to attend
Published: Record Chronicle, October 26, 1986
Distribution: Mayor, City Clerk, Property Owners /Applicants,
Adjacent Property Owners, File
(231SHR10 -16.2)
Cit4 of Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
(2061433 -1800
Gary L. VanDusen, Mayor
NOTICE OF APPLICATION
FOR
SHORELINE MANAGEMENT SUBSTANTIAL DEVELOPMENT PERMIT
Written comments must be received by November 25, 1986.
Published in: Record Chronicle - October 19 & 26, 1986
Distribution: City Clerk, Mayor, Adjacent Property Owners,
Department of Ecology, Property Owner, File
Notice is hereby given that Corporate Property Investors who is the owner of the
below- described property has filed an application for a substantial development
permit for the development of a 7,500 square -foot addition to an existing 7,500
square foot for National Health Labs with accessory parking area, located at
18251 Cascade Avenue South within NW of Section 36 of Township 23 N., Range 4
W.M., and within NE of Section 35 of Township 23 N., Range 4 W.M., in the City
of Tukwila, King County, Washington. Said development is proposed to be within
200 feet of the Green River. Any person desiring to express his views or to
be notified of the action taken on this application should notify Moira Carr
Bradshaw, Planning Department, City of Tukwila, 6200 Southcenter Boulevard,
Tukwila, WA 98188, in writing of his interest within thirty days of the final
date of publication of this notice which is October 26, 1986.
LEGAL DESCRIPTION
Lot 24 & a portion of Lot 23 of Tukwila
Short Plat #78 -45 -SP Recorded under Audit
File #7905011098
MASTER LAND DEVELOPMENT APPLICATION FORM
PLEASE WRITE LEGIBLY OR TYPE ALL REQUESTED INFORMATION -- INCOMPLETE
ACCEPTED FOR PROCESSING.
SECTION 1: GENERAL DATA
TYPE OF APPLICATION: D BSIP OSHORT
SECTION 11:. PROJECT INFORMATION
B) FLOORS OF CONSTRUCTION: TOTAL # FLOORS ']
TOTAL GROSS
FLOOR AREA
c)
CITY OF TUKWILA
Central Permit System
SITE UTILIZATION:
ZONING DESIGNATION
COMP. PLAN DESIGNATION Lt.
BUILDING FOOTPRINT AREA
LANDSCAPE AREA
PAVING AREA
TOTAL PARKING STALLS:
- STANDARD SIZE
- COMPACT SIZE
- HANDICAPPED SIZE
TOTAL LOADING SPACES
AVER. SLOPE OF PARKING AREA
AVER. SLOPE OF SITE
DATE
SUBSCRIBED AND SWORN BEFORE ME
THIS Sk-
RESIDING AT
7\-v
0 CONDITIONAL ❑UNCLASS.
USE USE
DAY OF
aro
,W6
Q SUBDIVISION QS PE T E PRO OPMUD INTERURBAN
® VARIANCE
APPLICANT: NAME Croonquist Architects TELEPHONE (206 ) 682 -2690
ADDRESS 1322 6th Ave. , Sea, WA z�$4- g(D 1
PROP. OWNER: NAME Corporate Property Investors TELEPHONE ( 206 ) 5 '15 -3025
ADDRESS 18200 Cascade Ave. So., Suite 124 z1P98188
PROJECT LOCATION: (STR ADDR a GEOGRAPHIC, LOT /BLOCK)
18251 Cascade Avenue South, Tukwila
4) DESCRIBE BRIEFLY THE PROJECT YOU PROPOSE to expand the existing 7500 SF office
facility to 15000 SF
5) ANTICIPATED PERIOD OF CONSTRUCTION: FROM Feb/87 To May/87
6 ) WILL PROJECT BE DEVELOPED IN PHASES? ® YES ONO IF YES, DESCRIBE:
Approximately 3/4 of the expansion will be building shell only
7) PROJECT STATISTICS:
A) ACREAGE OF PROJECT SITE: NET GROSS 1. 23 acres. ASEMENTS
Per
7500
EXISTING
CM
Industry
7500
Code ❑
9583 ❑
19
0
1
0
]. X48
PROPOSED
Same
Same
15000 ❑
Same ❑
20703 ❑
51
1.:48
8) IS THIS SITE DESIGNATED FOR SPECIAL CONSIDERATION ON THE CITY'S
MAP? OYES ONO Within 200 ) . Master Shoreline Bord -r
J
SECTION III: APPLICANT'S AFFIDAVIT
ow oere.4 Ac.
1. Alfred H. Croonquist , BEING DULY SWORN, DECLARE THAT 1 AM THE
CONTRACT PURCHASER OR OWNER OF THE PROPERTY INVOLVED IN THIS APPLICATION AND THAT THE FORE-
GOING STATEMENTS AND ANSWERS HEREIN CONTAINED AND THE INFORMATION HEREWITH SUBMITTED ARE IN
ALL RESPECTS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE AND BELI
9
NOTARY PUDL 1 ^ . I N AND FOR ,;TAE STATE • F WASHINGTON
1
in CHG. OF °COMP. PLAN
ZONING AMENDMENT
INCLUDES:
INCLUDES:
0-
1
Control # 8(r, - 3aq
File #(s) &,.S( - V
34s -8 (0)
Fee(s) $ %/: c5r)
Receipt #
APPLICATIONS WILL NOT BE
O BASEMENT O MEZZANINE
BASEMENT ['MEZZANINE
NOTES
ENVIRONMENTAL BASE
CONTRACT - M ER OR OWNER
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.0012 . 10043
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CITY I OF
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ALFRED H. CROONQUIST A.I.A. & ASSOCIATES, ARCHITECTS
1322 SIXTH AVENUE
SEATUE, WASHINGTON 98101
06 6Z BC LZ 9i 9Z YZ cal ZZ
I110 09 I 0 41 * . ; u ..I
PHONE 206- 682.2690
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