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HomeMy WebLinkAboutPermit 85-07-V - LITHO DEVELOPMENT - VARIANCE85-07-v 85-7-V 510 strander boulevard LITHO DEVELOPMENT VARIANCE .... ea... r ,0wn*,y ' kiw A; S�a ` ,.vi4^;a.�F. .:Ma V1ILA ;1908 January 9, 1986 JoAnn Larson Assistant Manager Kent East Branch Seattle First National Bank Kent, WA 98031 Dear Ms. Larson: Thank you. Sincerely, Gary Van Dusen Mayor City of Tukwila Z 6200 Southcenter Boulevard Tukwila Washington 98188 433 -1800 • Gary L VanDusen, Mayor Torre Construction Co. has completed the improvements in connection with the Litho Development and Research project and the City can now authorize the release of the sums of $600.00 and $8,652.00. 4 VIU • 1908 November 12, 1985 Mr. Bob Iden Vice - President Litho Development & Research 510 Strander Boulevard Tukwila, wA 98188 Dear Mr. Iden: This letter is formal notification that on Thursday, November 7, 1985, the Board of Adjustment approved the requested additional variances from TMC 18.52.02u at 510 Strander Boulevard. Specifically, the Board approved a reduction in front yard landscaping along James Christensen road from the required 15 feet to 5 feet and in side yard landscaping along the west pro - perty line from 5 feet to 0 feet. The action of the Board of Adjustment in granting the application is final unless within ten days from November 7, an aggreived party makes an appli- cation to the Superior Court of King County for a writ of certiorari, a writ of prohibition or a writ of mandamus. If you have any questions, please call me at 433 -1848. Sincerely, Moira Carr Bradshaw Assistant Planner cc: File (IDEN) (1B) /ks w vote}:. >rtltMt:rna. ,•,.,w . m..w!NwuFatvnt r�arcr:•. vnr��+rrc -inn n.wwv..w�...,..,.._........ ._ ..... _.._... ri`S? :E214'!trMte,11 City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 433.1800 Gary L VanDusen, Mayor Y.•,:.......; ^::f �.. :.�... : -y::.r .,'.. �, s :'.. .rte.. :: •ii:; t::.:. .;; ^:: ^..T.h'!e '�1...::.�:. <vL� ^:..t.r..r�:...rt•N:�.. yi M>•: "...I., N'iV Wftl: . i s?Y ;: /' /.Y''"�Fl:.T� nar:i ".t -.. :. ,.;t .'7R ".'i'" .;xrrr� %;�5. �'r •r,�'r - -'.-. :,�sE:SY"':f" n,.,: -�, •..+`. �.� :•4•Y .` :i. ,. x T ii. -. ........+ w...... �......>.. vJ�s., 3s- �,,.,.T.:.: /s1...��i,re`tt�c,r .- ..n.�Fi., e:v.��,..� : �A.". �..:l r:.,. �L a, l.... e.. n�.: z.. �,. i�.,; rl�- c1; w'. r!:..': r: �,:.. s' h�J�v... �• ia':; 1:, C' �x' f7.,,- 1::..:,,.. ��f. r-:.:.:,..._ rh: t,..., e. e. �t.": va','•>. •:.'.- "�.w�:4•,•a�:�`t�:t.v�... {�f:.t: L%e:.,. ^,.'. City of . Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 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 7th day of November, 1985, at 7:00 p.m. in Conference Room 3 of Tukwila City Hall, 6200 Southcenter Boulevard, Tukwila, Washington, as the time and place for: 1. 85- 37 -UI: Edwards Enterprises, appeal of the Planning Department's inter- pretation that the business located 14202 56th Avenue South does not meet the criteria TMC 18.06.360. 2. 85 -07 -V: Litho Development, requesting approval of a variance from TMC 18.52, landscaping, located at 510 Strander Boulevard. OTHER BUSINESS 1. Review Board of Adjustment by -laws. Any and all interested persons are invited to attend. Published: Record Chronicle, October 27, 1985 Distribution: Mayor City Clerk Applicants /Property Owners Adjacent Property Owners File Page -2- • BOARD OF ADJUSTMENT M 1.'ES November 7, 1985 Due to lack of quorum, Chairman Goe declared continuance to the next Board of Adjustment meeting of December 5, 19B5. B. 85 -07 -V: Litho Development, requesting approval of a variance from TMC 18.52, landscaping, located at 510 Strander Boulevard. Ms. Bradshaw summarized the staff report and entered a letter from Union Pacific Railroad to Bob Iden, Litho Development, into the record. Ms. Bradshaw passed out to the Board pictures that did not reproduce well in the staff reports. The Board discussed the width of the rail easement, landscaping, occupancy of the building, and approval by Union Pacific Railroad. Chairman Goe opened the public hearing. Bob Iden, Vice President of Litho Development, Inc., said he had not received the letter from the railroad. He indicated they had made improvements in landscaping not required in the April approval. Chairman Goe asked about parking on the west side of the building. Ms.'Bradshaw went over the parking revisions of the site. Ms. Wheeler asked about the elimination of some landscaping in the rear of the site. Mr. Iden indicated that elimination of the asphalt in the back would create a parking problem. Chairman Goe closed the public hearing. MS. HARRIS MOVED TO ACCEPT VARIANCE CRITERIA TMC 18.72.020(1). MS. WHEELER SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY. MS. WHEELER MOVED TO ACCEPT VARIANCE CRITERIA TMC 18.72.020(2). MS. HARRIS SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY. MS. HARRIS MOVED TO ACCEPT VARIANCE CRITERIA TMC 18.72.020(3). MS. WHEELER SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY. MS. WHEELER MOVED TO ACCEPT VARIANCE CRITERIA TMC 18.72.020(4). MS. HARRIS SECONDED THE MOTION, WWWHICH PASSED UNANIMOUSLY. MS. HARRIS MOVED TO ACCEPT VARIANCE CRITERIA TMC 18.72.020(5). MS. WHEELER SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY. MS. HARRIS MOVED TO APPROVE APPLICATION 85 -07 -V. MS. WHEELER SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY. OTHER BUSINESS MS. HARRIS MOVED TO CONTINUE REVIEW OF THE BY -LAWS TO THE NEXT MEETING. MS. WHEELER SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY. Page -3- BOARD OF ADJUSTMENT MI 'ES November 7, 1985 Moira Carr. Bradshaw Secretary BLK :8&?Y.:7.I1Z1 :- 31411t7S:igrg t7Z...isx!.:tww.....vr . +wrw ADJOURNMENT MS. HARRIS MOVED TO ADJOURN. MS. WHEELER SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY. The meeting adjourned at 9:15 p.m. TUKWJILA BOARD' OF ADJUSTMENT AGENDA ITEM I V )A : Litho Development & Research CITY OF TUKWILA PLANNING DIVISION BOARD OF ADJUSTMENT STAFF REPORT Introduction Litho Development and Research, a company currently operating out of Seattle, has purchased the building located at 510 Strander Boulevard. The property, Lot 4, Andover Industrial Park No. 3, is bounded on the north by J. Christensen Road, on the south by Strander Boulevard and on the west by a rail right -of -way and by the Globe Plastics Building. The property is zoned C -M (Industrial Park). The building currently has 21,340 square feet of warehouse space and 1,750 square feet of office space for a total of 23,090 square feet of floor area. The applicant is proposing to increase the office square footage to 5,750 square feet which would leave 17,340 square feet of warehouse space. To accomodate the new required parking spaces, the applicant is requesting variances in the landscaping requirements TMC18.52,(Tukwila Municipal Code). Findings 1. The property is currently nonconforming in regards to a front yard landscape requirement along Strander Boulevard and a side yard landscape requirement along the east side of the property and along the west side of the property in several sections. 2. Per TMC 18.50.070, Yard Regulations, in the case of through lots, front yards shall be provided on all frontages. The subject lot is a through lot, fronting on James Christensen Road and Strander Boulevard. 3. The proposed expansion of office space square footage will require additional parking area for cars. To accomodate the needed parking spaces, the required front yard landscaping along J. Christensen Road, per TMC 18.52.020, would be reduced from 15 feet to 5 feet and a portion of the required side yard land- scaping on the west side would be reduced from 5 feet to 3 feet. 4. All other requirements of the zoning ordinance would be met. Conclusions Variance Criteria 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 Litho Development & Research Page Two zone in which the property on behalf of which the application was filed is located." Properties to the east and west of the subject property do not have any rear yard landscaping. No special variance appears to have been granted them and may be due to the fact that the City's landscape requirements were instituted in the 1982 revision of the zoning ordinance. In addition, the three buildings to the west of the subject property back directly up to the rail lines that cross the rear of their properties. It would therefore appear to be an undue hardship on the subject property owner to require the 15 foot minimum landscape requirement in relation to the surrounding properties. 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." Although J. Christensen Road is a dedicated right -of -way, it is undeveloped in the rear of the subject property and along the rear of adjacent properties. According to the Public Works Department, the road,with the realignment of the T -Line Bridge will soon be a series of cul -de -sacs, dead end roads with an access point from Strander Boulevard to serve Bicentennial Park and from Baker Boulevard to primarily serve the Riverview Office Park and several other buildings. Due to the narrowness of the lot and the percentage of lot coverage, the property owner has restricted parking alternatives. The proposed site plan adds V a 3 foot landscaping strip in an area that is currently undeveloped (along the west side), and maintains a 5 foot landscaping strip along the entire rear of the property. 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." The granting of the request would not appear to be materially detrimental to the public welfare or injurious to surrounding property and improvements. The applicant should be required, however, to replace existing landscaping in the rear with materials which effectively screen the parking area from Bicentennial Park, which abuts the subject property. Detailed landscaping plans should be submitted to the Planning Department for final approval. 4) "The authorization of such variance will not adversely affect the implemen- tation of the Comprehensive Land Use Policy Plan." Authorization of the variance will support the policies of the Comprehensive Land Use Policy Plan by encouraging the establishment of office areas, the location of office space in areas of high natural amenities and by renovating areas which Litho Development & Reseafch Page Three Exhibits: are not aesthetically pleasing. The applicant is proposing to add a 3 foot landscaped strip along the rail right -of -way which will screen an unappealing use. In addition, approving the variance will increase the office "use of the building, which is adjacent to one of the City's nicest amenities -- Bicentennial Park. 5) The granting of such variance is necessary for the preservation and enjoy- ment of a substantial property right of the applicant possessed by the owners of other properties in the same zone or vicinity." Surrounding property owners have been permitted maximum use of their lots with no landscaped strips along the rear of their properties. In granting the subject variance the City will allow the subject property owner the enjoyment of a property right possessed by surrounding property owners. Recommendation Based upon the above findings and conclusions, the Board may wish to grant . approval of a variance in required front yard and side yard landscaping requirements per TMC 18.52.020. The Board may also wish to subject final approval upon the submission of a detailed landscaping plan to be approved by the Planning Department. A. Site Plan B. Variance Application C. Master Land Use Application t inc e = tee ller architects aia 130 lakeside • saattk+ wash. 00133.200 330 3503 b A __Ste S1IEA.t Sallt.N ..__ •)CIS1 ;' 'F1.41J 4t:0t.1 P -trf- :M r 51ePr. -- =0:017 or sue- ceve..rmarr eF .).114weillsibi tyro t114d0Cet.`( MIA P cause n .r..= ib &SS's* VI a fro , " 16 Fiats- 3b a.... rater..; n,., s,:-•_._ r_-._,.. 2) 4) RESPONSE: RESPONSE: CITY OF TUILVILA Central Permit System MASTER LAND DEVELOPMENT APPLICATION FORM ( /t 51 P5 l r t1L5:- . S C H E D U L E LAND USE.VARIANCE 1) TUKWILA MUNICIPAL CODE (TMC) SECTIONS FROM WHICH YOU ARE REQUESTING VARIANCE: (.564(7 (o .6 `L . d 2, o ruo vfi time() it.A•u.v L€ - 1 . 40 - u p t.1W0 SNIP( CD• 2) DESCRIBE THE VARIANCE ACTION WHICH YOU ARE REQUESTING: S1 1 LMio - . S Cs to( �w� (N [2-51w, tort 1 bt tp(4.ayso ;`Ca t liO S k 3) DESCRIBE THE PRESENT USE OF THE PROPERTY, AND(,T,HE PROPOSED USE OF THE PROPERTY IF THE VARIANCE IS APPROVED: tC. /c A41�tel 4='0-4 -r Ct ct-.)4 cVnc5 ) DESCRIBE THE MANNER IN ICH'.YOU E THAT YOUR REQUEST FOR A VARIANCE SATISFIES EACH OF THE FOLLOWING CR1 ERI AS SPECI,CIED(IN i'MC 18.72.020 (ATTACH ADDITIONAL SHEETS IF: NECESSARY) . ? ?,kr'Yr.' 'i; :WI Y f f ;) 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. RESPONSE: v7 0.1"14' $3O gtet5151- IV f 40E5 &Out -L& r . I fJ / c t1.)M " 'f"1 l s f%o Qt-u- 1--. 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. RESPONS : (t 1p55,C..JzL `V LEJt- by PItC.-• t•gS vN W - r .5.;tE . r• - 14.9.11v ,„,:, It•MeD QbaF COuf uAAak5 '3• .SP ct AL- C:L41 -co � &tt - F' ■lio u.. r 3 ) THE GRANTING OF SUCH VARIANCE WILL NOT BE MATERIALLY DETRIMENTAL TO PUBLIC W ARE OR INJURIOUS TO THE PROPERTY OR IMPROVEMENTS IN THE VICINITY AND IN THE ZONE IN WHICH THE SUBJECT PROPERTY IS SITUATED. RESPONSE: 12514 t( , Et li "Qm 1 04.10 Q tNcA () 3L tS PO 1(M av (543 - ttt. t MLA- 845 aftru imA5mrocc- THE AUTHORIZATION OF SUCH VARIANCE WILL NOT ADVERSELY AFFECT THE IMPLEMENTATION OF THE COMPREHENSIVE LAND USE POLICY PLAN. 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 V I C I N I T Y . EXHIBIT B TMC 18,72.070 PROHIBITED VARIANCE. UNDER NO CIRCUMSTANCES SHALL THE BOARD OF. ADJUST MENT GRANT A VARIANCE TO PERMIT A USE NOT GENERALLY OR CONDITIONALLY PERMITTED IN THE ZONE INVOLVED, OR ANY USE EXPRESSLY OR BY IMPLICATION PROHIBITED BY THE TERMS OF THIS TITLE IN SAID ZONE. ASTER LAND DEVELOPMENT APPLICATION FORM LEASE WRITE CCEPTED FOR SECTION 1: GENERAL DATA TYPE OF APPLICATION: D BSIP SHORT OSUBDIVISION PLAT I) APPLICANT: 2) PROP. OWNER: 3 ) SECTION II: 4) DESCRIBE BRIEFLY THE PROJECT YQU PROPOSE. A UA 2-t, � !��'C i �i 4.10E 5) 6) 8 ) PROJECT `0441::). • 1� 11:)sCA. lrxo . dS 13• w1 4 (2 - TiiitE( 0 C ANTICIPATED PERIOD OF CONSTRUCTION: FROM 1v• 4a • TO WILL PROJECT BE DEVELOPED,IN PHASES? OYES 125NO IF YES, DESCRIBE: PROJECT STATISTICS: A) B) C) CITY OF TUK '_A ex- V 5-05 6 9 A Central Permit System � a ua. 63 # 4503 $5 LEGIBLY OR TYPE ALL REQUESTED INFORMATION -- PROCESSING. ADDRESS LOCATION: (STREET ADDRESS, GEOGRAPHIC, LOT/ BLOCK) l o zal, tAla , Del U (W / -2- 9 PROJECT INFORMATION ACREAGE OF PROJECT SITE: FLOORS OF CONSTRUCTION: SITE UTILIZATION: ZONING DESIGNATION COMP. PLAN DESIGNATION 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 IS THIS SITE DESIGNATED FOR SPECIAL MAP? Q YES ES1 NO SECTION III: APPLICANT'S AFFIDAVIT 0 CONDITIONAL USE NAME LA-1,6 l" ` ( ettekCArteerTEL EPHONE ('ZIXp ) '32-. ZS ADDRESS to c_A•« E 5 11 w- W - A- ZIP C l ebr T_ NAME L,( V ET e I +C-� ELEPHONE (2c ) 44 o TOTAL 1/ FLOORS TOTAL GROSS FLOOR AREA EXISTING 2-L 340 X54-03 r t-+ . A.. ❑ SUBSCRIBED AND SWORN BEFORE ME Y OF f1 1 1/1( 198* NOTARY PUBLIC • 1• FOR THE STATE F W ASHINGTON RES.1 D, I NG ,4T 11 UNCLASS. VARIANCE L CHG. OF USE ZONING 5`4O S I �`� 5 T ZIP cr©(op NET GROSS 4i (5,610a INCOMPLETE APPLICATIONS WILL NOT BE SHORELINE Q PRD O PMUD INTERURBAN PERMIT INCLUDES: INCLUDES: PROPOSED C- tA". ( 34b ❑ .34e>3 r-+ . ♦ . ❑ Wii@iiilEEM MAR 7 1985 CITY OF TUKWILA P DEPT. COMP. PLAN AMENDMENT EASEMENTS NOTES BASEMENT ED MEZZAN I NE BASEMENT D MEZZANINE •"r- CONSIDERATION ON THE CITY'S ENVIRONMENTAL BASE , BEING DULY SWORN, DECLARE THAT I 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 BELIEF. (SIGNATURE OF CONTRACT PURCHASER OR OWNER) EXHIBIT C AGENDA ITEM CITY OF TUKWILA PLANNING DIVISION PLANNING COMMISSION STAFF REPORT November 7, 1985 85 -07 -V: LITHO DEVELOPMENT INTRODUCTION Litho Development and Research originally appeared before the Board at its April 4, 1985, meeting to request a variance from TMC 18.52.020 The site originally had fifteen (15) feet of landscaping along undeveloped James Christensen right -of -way, ten (10) feet of landscaping along Strander Boulevard and no landscaping in either side yard. Due to the proposed tenant improvement to increase office space within the structure, an increase of six (6) parking stalls was required. The site plan the Board approved (Exhibit A) showed a reduction in the required landscaping area along unimproved James Christensen Road with a new 2 foot 6 inch strip of landscaping along the east side of the property. A building permit was issued after normal review by the Building, Fire, Public Works and Planning Departments. FINDINGS 1. Union Pacific Railroad became aware of the improvement after the new driveway had been paved along the east side. A Union Pacific engineer contacted the property owner and then contacted the City regarding unapproved construction in the railway easement. 2. Union Pacific Railroad requires site plan review of improvements within their rights -of -way. According to Union Pacific, they received initial inquiries concerning the site, but never received a formal request on the easement improvements from the property owner. 3. An inspection of the site by staff revealed that the site was not developed according to the approved site plan and additional parking spaces had been added in the rear required landscape area (Exhibit B). 4. All of the required plant materials in the approved landscape plan have been installed along James Christensen right -of -way, a three foot strip of side yard landscaping has been added along the east property line, instead of the west property line, and existing plant material in the front yard has been replaced with low scale plants that open up the line of sight at the entrance to the parking area. 5. Verbal conversations between staff and Union Pacific Railroad indicate that a decision has been made by the railroad regarding the problem. A minimum ten CONCLUSIONS Page -2- Board of Adjustment 85 -07 -V: LITHO DEVELOPMENT November 7, 1985 (10) foot clearance with a retaining wall and curb along the driveway will be required. 6. A Certificate of Occupancy has not been issued for the building pending final resolution of compliance with the zoning code. 1. Criteria TMC 18.72.020(1): "The variance shall not constitute a grant of spe- cial 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" The same conclusions can be drawn as stated in the previously staff report: "Properties to the east and west of the subject property do not have any rear yard landscaping. No special variance appears to have been granted them and may be due to the fact that the City's landscape requirements were instituted in the 1982 revision of the zoning ordinance. In addition, the three buildings to the west of the subject property back directly up to the rail lines that cross the rear of their properties. It would therefore appear to be an undue hardship on the subject property owner to require the 15 foot minimum landscape requirement in relation to the surrounding properties." 2. Criteria TMC 18.72.020(2): "The variance is necessary because of special cir- cumstances 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" "Although J. Christensen Road is a dedicated right -of -way, it is undeveloped in the rear of the subject property and along the rear of adjacent properties. According to the Public Works Department, the road, with the realignment of the T -Line Bridge will soon be a series of cul -de -sacs, dead end roads with an access point from Strander boulevard to serve Bicentennial Park and from Baker Boulevard to primarily serve the Riverview Office Park and several other buildings." The private railroad easement along the west property line also limits full use of property along that side. The revised site plan is transferring the two foot six inch of landscaping along the west property line to the east property line and will maintain a five foot landscaping strip along the entire rear property line. Page -3- Board of Adjustment 85 -07 -V: LITHO DEVELOPMENT November 7, 1985 3. Criteria 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." "The granting of the request would not appear to be materially detrimental to the public welfare or injurious to surrounding property and improvements. The applicant should be required, however, to replace existing landscaping in the rear with materials which effectively screen the parking area from Bicentennial Park, which abuts the subject property. Detailed landscaping plans should be submitted to the Planning Department for final approval." An aesthetically pleasing landscaping strip has been created along the rear yard. All of the required plant materials have been installed in the reduced landscape area. 4. Criteria TMC 18.72.020(4): "The authorization of such variance will not adversely affect the implementation of the comprehensive land use policy plan." "Authorization of the variance will support the policies of the Comprehensive Land Use Policy Plan by encouraging the establishment of office areas, the location of office space in the areas of high natural amenities and by reno- vating areas which are not aesthetically pleasing." Instead of the proposed landscaping along the west side, the applicant has installed landscaping along the east side. 5. Criteria TMC 18.72.020(5): "The granting of such variance is necessary for the preservation and enjoyment of a substantial property right of the appli- cant possessed by the owners of other properties in the same zone or vicinity." "Surrounding property owners have been permitted maximum use of their lots with no landscaped strips along the rear of their properties. In granting the subject variance the City will allow the subject property owner the enjoyment of a property right possessed by surrounding property owners." RECOMMENDATION Based upon the above findings and conclusions, the Board may wish to approve a variance in required front yard and side yard landscaping requirements per TMC 18.52.020. : Page -4- Board of Adjustment 85 -07 -V: LITHO DEVELOPMENT November 7, 1985 EXHIBITS A April 4, 1985 Approved Site Plan & Exhibits B Existing Site Plan. C Letter from Applicant D Rear Property Line E East Property Line F West Property Line e U J(n) MOW 1 nce mgeller ea associates architects sin 130 takesida. le wash. Utl1tt•eOr! 3E0 0883 no. driven checked 1/j.1.1 data no. ravielon data C i • , s-1,, ‘,.1 /so / , 47 • — 1 5 C 1 0 If r:;4.1S Ii It GO. 461ar C. T i 9164/ 1\ oz 07.5 'L ao • 0. A■ N g 5 jr : gat4P+`• L.,1440"..411 C1241 ..el C'ergitCr 4eate- veve..gpsriet.— DF Ci+ I 2.%SISLI96.4.4 qAdio IS Ut.1-,4x.M.- V-012.1.4 It+.<441t•--)G0 IN I- risito t/s" cnr•-t1: op , -3 NEW LAND.5e.APA& 1 EXHIB I T:1 3‘•-... , : • LITHO DEVELOPMENT & RESEARCH City of Tukwila 6200 Southcenter Boulevard Tukwila, Washington 98188 Gentlemen: Sincerely, LITHO DEVELOPMENT & RESEARCH Seattle Branch Robert F. Iden Vice President ....: .... O '(jr''�:i CiVY TL: . ..,i -il PLANN!'1^ r i GRAPHIC ARTS DISTRIBUTOR October 29, 1985 Please accept this attempt to clarify a few discrepancies in regard to our building at 510 Strander Boulevard (Permit No. 4029). 1. The plans, as approved on June 26, 1985, have been adhered to as closely as possible. One exception is that the asphalt company went straight accross the back rather than the jog on the plans. We do not know why this was done; however, it did open up some advantages; A. We were able to gain 3 parking stalls. B. We were able to put in railroad ties that dressed up the proposed landscaping dramatically. This has been a big advantage to the Bi- Centennial Park. All trees and greenery are as specified. 2. The plans called for a three -foot landscape strip along the railroad tracks. The plan shows parallel parking, driveway and the 3 -foot landscape. Unfor- tunately, this has placed part of the plan on Union Pacific right -of -way. The alternatives are: A. Cut back the driveway and put in a railroad tie wall. This will leave room for the driveway but provide no room for the parallel parking or landscape. B. Union Pacific states they might remove the tracks as they are no longer used. This would allow ample space for driveway, parking and landscape. Conversations with Union Pacific personnel lead us to believe that quite some time could pass before they come to a decision. It is our intent to comply as soon as the solution is identified. We apologize that these two loose ends exist. Please accept our request to accept the improvements as they exist. It is quickly recognizable that we have gone beyond requirements in all other areas to insure a place of pride for the City of Tukwila as well as L.D.R. EXHIBIT C 510 Strander Blvd. • P.O. Box 58286 Seattle, Washington 98188 • Telephone (206) 242 -9911 EXHIBIT D REAR PROPERTY LINE EAST PROPERTY LINE EXHIBIT E WEST PROPERTY LINE EXHIBIT F UNION PACIFIC �IIIII UNION PALFIC SYSTEM Union Pacific Railroad Missouri Pacific Railroad A. L SHOENER GENERA_ ,. .1 4 r•GEP J. E SANFORD GENERAL suPERNTE :.DENT TR rlSP•:RT4TION Mr. Bob Iden Vice President Litho Development & Research 520 S. Front Street Seattle, Washington 98108 Dear Mr. Iden: CAS /mdd cc: ""°Ms . Mora Bradshaw* City of Tukwila 6200 South Center Blvd Tukwila, Washington 98188 Mr. J. L. Weber - UP - Seattle Mr. A. 0. Meyer - UP - Omaha OPERATING DEPARTMENT 1515 S I PFTi✓ AVENUE. SUITE 400 PORTLAND. OREGON 97201.5465 1503 249 2666 October 31, 1985 1:01 Li i9>35 CITY a ICI: MtIA PI ANNIN i DEPT. J. N. VARGASON DISTRICT MECHANICAL SUPERINTENDENT W. E. WIMMER DISTRICT ENGINEER C 9875- 312 -18 A -778u This office has been furnished with photographs of your facility at Tukwila (Andover), Washington, by our Engineer Inspector J. L. Weber, which indicates a paving encroachment on the Railroad's 27 -ft easement right -of -way up to the ties of our lead track. Any construction or improvements on Railroad right -of -way must be approved by the Railroad Company prior to construction. The Railroad was not approached to get its approval on this project, and by this letter I am re- questing that you arrange to move all encroachments, including shrubbery, within ten feet of the center line of our lead track. I would have no objec- tions to a retaining wall being constructed (but no closer than 10 feet from center line of the lead track) with a curb running the full length of the paving to prevent drainage onto our right -of -way. In addition, since you will be occupying Railroad right -of -way, this will need to be covered by a lease agreement, and by copy of this letter to Mr. A. 0. Meyer, our District Real Estate Director, I am requesting he furnish you with an appropriate application. Yours very truly, axd biteAtA-L, A. L. Shoener General Manager �Xffl6�j �s *All construction plans or improvements located on Railroad right -of -way must be submitted to this office for approval prior to commencement of any work. A. L. S. . April 5, 1985 Lance Mueller 130 Lakeside Seattle, WA • 98122 Dear .Mr. Mueller: This letter is formal notification that on Thursday, April 4, 1985 the Board of Adjustment approved your request for variances to TMC 18.50.020 for the proposed project at 510 Strander Boulevard. The action of the Board of Adjustment in granting the application is final unless within ten days from April 4, an aggreived 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. If you have any questions, please call me at 433 -1848. Sincerely, /164-(4k) Moira Carr Bradshaw Assistant Planner MCB:ks City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 433 -1800 Gary L VanDusen, Mayor 2/2a4/(g-64. City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 433-1800 Gary L VanDusen, Mayor BOARD OF ADJUSTMENT Minutes of the April 4, 1985, Board of Adjustment meeting. Chairman Goe opened the public meeting at 8:03 p.m. Other Board members present were Rick Beeler, Moira Carr Bradshaw, and Becky Kent, Planning Department. APPROVAL OF MINUTES MS. WHEELER MOVED TO ACCEPT THE MINUTES OF THE DECEMBER 13, 1984, BOARD OF ADJUSTMENT MEETING. MS. ALTMAYER SECONDED THE MOTION WHICH PASSED. CITY COUNCIL ACTIONS MS. ALTMAYER MOVED TO POSTPONE CITY COUNCIL ACTION UNTIL AFTER THE PUBLIC HEARINGS. MS. WHEELER SECONDED THE MOTION WHICH PASSED UNANIMOUSLY. PUBLIC HEARING A. 85 -07 -V: Litho Development, requesting a variance from landscaping requirements of TMC 18.52.020. Ms. Carr Bradshaw summarized the staff report. The Board asked staff about landscaping and parking on the site. Ms. Carr Bradshaw identified areas on an overhead. Chairman Goe opened the public hearing at 8:24 p.m. Lance Mueller, 130 Lakeside, Seattle, WA 98122, representing the appli- cant, described the reasons for the parking layout. Chairman Goe asked what type of business Litho Development was. Mr. Mueller described it as being retail with no manufacturing. Chairman Goe asked about truck maneuverability on the site, contents of the building and type of landscaping to be used on the west side of the pro- perty. Page 2 Board of Adjustment April 4, 1985 Mr. Mueller indicated access will be off Strander Boulevard, the contents of the building would include printing equipment and suggested an evergreen type hedge would be used. John Cody, Litho Development, described the use of the building as pri- marily retail with no manuf acturing. and felt there would not be a parking problem. Chairman Goe closed the public hearing at 8:42 p.m. Chairman Goe asked if fire access is adequate. Mr. Beeler said the Fire Department would have to review and approve that prior to issuance of the . building permit. MS. ALTMAYER MOVED TO ACCEPT VARIANCE CRITERIA TMC 18.72.020(1). MS. WHEELER SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY. MS. ALTMAYER MOVED TO ACCEPT VARIANCE CRITERIA TMC 18.72.020(2). MS. WHEELER SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY. MS. ALTMAYER MOVED TO ACCEPT VARIANCE CRITERIA TMC 18.72.020(3). MS. WHEELER SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY. MS. ALTMAYER MOVED TO ACCEPT VARIANCE CRITERIA TMC 18.72.020(4). MS. WHEELER SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY. MS. ALTMAYER MOVED TO ACCEPT VARIANCE CRITERIA TMC 18.72.020(5). MS. WHEELER SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY. MS. ALTMAYER MOVED TO GRANT THE VARIANCE REQUEST. MS. WHEELER SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY. B. 85 -08 -V: Management Investors, Inc., requesting variance from setback requirements of TMC 18.50, landscaping requirements of TMC 18.52.020, and parking requirements of TMC 18.56. Ms. Carr Bradshaw summarized the staff report. Chairman Goe asked staff how much setback would be decreased. Ms. Carr Bradshaw indicated about half the setback would be eliminated. Chairman Goe opened the public hearing at 9:05 p.m. John R. Keyes, 15438 West Valley Highway, representing the owner, explained there was not sufficient support in the existing building to support a second floor, therefore, requiring columns. He said the pavement on S. 158th would remain and he described the planting plan for the site. The agenda was changed to delete the request for parking variance on this application as it does meet the parking requirements of TMC 18.56. ... �, �, .•....... - :: lance mueller & associates architects March 7, 1985 I Mr. Rick Beeler CITY OF TUKWILA 6200 Southcenter Blvd. Tukwila, Washington 98188 Re: 510 STRANDER BLVD. VARIANCE REQUEST Dear Rick, Attached is the application for a variance to reduce landscaping at the subject property. This property is the one we discussed last month that lies between Strander Boulevard and Christensen Road (unimproved) and east of the Globe Plastics Building. The building Owner, LDR; has purchased the bftlding.,.and, plans to occupy in June. They need approximately 5,75 s: .f v,of office area, of which 1,400 s.f. will be used fqr "'display`,.,'_ ;There? is currently 1,750 s. f . of mezzanine office space. ov r the` 21;340 s.f. of warehouse floor area. There is currently parking for 26 cars on the site as shown on the exiAting .. plant. Our calculations indicate 33 cars willLbe 4rlaquixed" by;, code to support the new office requirement. :`- 'j > ?.. o The layout of existing parking on the north side of the building does not conform to current parking layout criteria. In order to improve the circulation, and add new parking, we propose to complete the drive all the way around the west side of the building as shown on our plan. This solution would require a reduction of the 15 feet of required street landscaping to 5 feet in some areas. 130 lakeside • suite f • seattla, washington 98122 (2083 325.2553 lance mueller afa, csi • senior associates: robert olschewsky, eileen furney associates: robert fadden, michael galbraith, richard harnish, robert wells a washington corporation furnishing architectural services by and under the supervision of registered architects ..�;, . n;a . ,wz^ :r..:^�r.^ rry: y ^3'.+ '.i C %;i .�. .,h. .rte; "n ?r? psY ^ . S; . i ^ ; xz ; e: ere S�.h , • ' Gt .: . • ;sfi: _ .., n... ...e .n::a;,5?s. � ..-.u. ,:c F; ....'s;..,... ^.....o. -�SKn ..aa`'r;'�.'31!.�_,o s.i�A'.:,, ,._..- .t',.h a,,.i ?s n.ia .. r. . ti.,!:.-. k... �aF '.'es:�x:�:fi�r?.ic ?.�. +:n:.r. C;�.n.fi�..,. _��[�t...... r��,... i Li a"4.�....,.3a12iis'5 C lance mueller & associates architects March 7, 1985 Mr. Rick Beeler CITY OF TUKWILA Page Two We are requesting a variance from the required 15 feet of landscaping along Christensen Road to 5 feet in certain areas as shown on our plan. We feel a variance should be granted for the following reasons: 1. According to Phil Fraser of Public Works, Christensen Road will probably never be developed adjacent to this project. In fact, he told me that the City would prefer it not be developed. If the street will not be improved, it seems unfair to require street landscaping. Public Works would support a vacation of the street to adjacent landowners, but the timing of such action would not work for LDR as they must occupy the building in June. 2. The landscaping in question is actually in the rear yard, since the building fronts on Strander Boulevard, where there is 15 feet of landscaping. A reduction of some portion of the rear landscaping which is not on a public improved street would not adversely affect the public welfare. 3. The applicant has a hardship and unusual situation by having to provide front yard landscaping in a rear yard because the rear yard abuts a street that the City has no plans of ever building. We believe the intent of the code was to provide landscaping relief along improved streets for the public benefit. There is no public benefit without the street. 4. Some relief of landscaping would be required to correct the non - conforming layout of the existing parking even if no additional parking were required. Should you have any questions or comments regarding this matter, please contact me. 130 lakeside • suite f • seettle, washington 98122 (2083329-2553 lance mueller ale, csi • senior associates: robert olschewsky, oilmen furne)/ associates: robert Fadden, michael gelbraith, richard harnish, robert wells a washington corporation furnishing architectural services by and under the supervision of registered architects r,fi ,� ra ... n . gu :i�'rOtvi �.{Yi 9 AS . ri mi• ��{t �e�•y��v' rSi:.L>n tc�4'v,,k #s mny��![ 4, i • • 7 �Shi c7. 4r' a:/ LhYS«' f:: va'. b:: �NStii "i1�Inr�7�»+r '�.ri:".b`.1�!' 6.kf�.���.:.ar � ii:k':e:4 � ^.Wni���•�: '�.•' ':Q�1T:,4' tlk'7gM1Y4k��l$�Y L tYMI �ieS�+�:IiY:��:'�A lance mueller S. associates architects March 7, 1985 Mr. Rick Beeler CITY OF TUKWSLA Page Three Litho Development. '. &f is' t currently located in Seattle, producing products:;' and4t.t9,e ricea for the printing industry. Their move to Tukwila will -'be ..,.a, benefit to. your City, and is an example of the trend toward higher and better use in the Andover Park area. Thank you for your helpful cooperation in this matter. Sincerely, LANCE MUELLER & ASSOCIATES /ARCHITECTS /// ce P. Mueller AIA L M:nk encl. I 130 lakeside • suite f • seattle, washington 99122 (200) 325.2503 lance mueller ale, est • senior associates: robert olschewsky, oilmen furney associates: robert fadden, michael galbraith, richard harnish, robert wells a washington corporation furnishing architectural services by and under the supervision of registered architects t Sri =aYy11 91 . L6 arJI#t9 41 ="f;U aSpM 7n1N as i J - Yiispr* 5151 OW NRI1itt<nR49•l' aW i.1014a ca'aa .4•41 S4 ab 4+•np111aTiLiO It '« C mA.M . ,of a,1 •r',11IOnu.5nr a4- 9-+0 ►:414ow •Q,•->a 5 - i, I S It rrr !cif I D +w N 1 (meals, ca • s. * QO►1'nu j) It • • IL' / 11..� / j �` n 1 +40102 at i4-11 • vna •srm1)4r 4- ' <' 'vau-s o le A time sae aoa•name •wiem su.s...gaan oci eke 13e3yOJe SOZENCIOSSIBouA 8412141082 With Reference to. 510 Strander Boulevard, Variance Request That portion of Lot 4, Andover Industrial Park No. 3, according to the plat recorded in Volume 78 of plats, pages 6 and 7, in King County, Washington, described as follows: 04 m Beginning at the southwest corner of said Lot 4; thence south 88 east along the south line of said Lot 4 a distance of 172.00 feet; thence north 01.44'27" east 261.90 feet to the southwesterly CO margin of James Christensen— County_Road thence north 71 west 168.74 feet; thence north 88.25'27" west 10.00 feet to the northwest corner of said Lot 4; thence south 01 west along the westerly margin of said Lot 4 a distance of 309.14 feet to the point of beginning. subject to the exceptions set forth in Exhibit A, attached. 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